For digest readers, the four numbers that matter for PINE GROVE (District 21) in the trailing multi-year window are: (a) transacted volume relative to trailing-12-month averages, (b) median PSF for the comparable-quality sample, (c) gross rental yield (where applicable), and (d) the segment-mix composition that influenced the headline aggregate. Cross-reference the chart in this digest against URA REALIS for verified caveat-level detail, and against the URA Property Price Index for the quarterly cycle-level benchmark.
The transacted price trajectory reading for PINE GROVE (District 21) reflects the interplay between (1) the policy environment (IRAS ABSD rates for buyer-side cooling, IRAS BSD rates for the standard upfront stamp), (2) the financing cost environment (MAS SORA dashboard for the floating-rate benchmark plus typical 0.6–0.85% bank spread = ~4.0% all-in), and (3) the MAS TDSR / cooling measures explainer that caps debt-servicing at 55% of gross income. Each of these levers can shift period-to-period readings independently.
The the trailing multi-year window price trend digest for PINE GROVE (District 21) sits within a defined cycle context. Singapore private residential prices appreciated 6 consecutive quarters into Q1 2026, with the URA Property Price Index up 0.9% q-o-q (final). This digest reads the period’s data alongside the structural framework set by Singapore’s post-April-2023 cooling-measure regime — foreigner ABSD at 60%, Singapore Citizen second-property ABSD at 20%, 3M SORA in the 3.0–3.5% band — that shapes how the raw figures translate into actionable buyer or seller decisions (as of 2026-Q1).
- Average PSF: $1,047 psf across 104 sales
- Latest YoY PSF change: ↑ 2.0%
- District 21 PSF percentile: Value tier (top 90%)
- RCR · D21 · 99 yrs lease commencing from 1984 · 660 units
Price Overview
PINE GROVE in District 21 (Rest of Central Region) has recorded 104 sales transactions with an average PSF of $1,047 psf and an average price of $1,755,492.
Yearly PSF Trend
Average price per square foot for PINE GROVE over time:
| Year | Sales | Avg PSF | Avg Price | YoY Change |
|---|---|---|---|---|
| 2021 | 23 | $996 psf | $1,671,191 | — |
| 2022 | 19 | $1,054 psf | $1,765,684 | ↑ 5.9% |
| 2023 | 11 | $1,080 psf | $1,865,808 | ↑ 2.4% |
| 2024 | 19 | $1,067 psf | $1,810,947 | ↓ 1.2% |
| 2025 | 28 | $1,053 psf | $1,721,210 | ↓ 1.3% |
| 2026 | 4 | $1,074 psf | $1,865,000 | ↑ 2.0% |
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At $1,020 psf, property was essentially stable.
Bedroom Price Breakdown
Price distribution by unit type at PINE GROVE:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 15 | $1,081 psf | $1,338,400 |
| 4 BR | 81 | $1,044 psf | $1,813,021 |
| 5+ BR | 8 | $1,012 psf | $1,955,063 |
District & Segment Context
PINE GROVE ranks in the top 90% of condos in District 21 by PSF.
Compared to the RCR average of $2,047 psf, PINE GROVE trades 48.9% below the segment benchmark.
Explore the full District 21 (Upper Bukit Timah, Ulu Pandan, Clementi Park) for comprehensive district data.
The the trailing multi-year window period’s transacted price trajectory for PINE GROVE (District 21) reflects specific micro-level drivers. Within the aggregate figure, individual sub-segments (different unit types, floor bands, tenure types) typically move at different rates — the period’s ‘top movers’ are units or sub-cohorts whose performance deviated meaningfully from the mean. For investors and sellers, identifying these movers is more useful than the headline average because the mean smooths out the dispersion that creates actual buying or selling opportunities.
Typical top-mover categories in any digest period include: (a) freehold units in 99-year-dominated districts that command a meaningful tenure premium, (b) high-floor units in projects with strong views or panoramic orientation (5–15% PSF premium vs low-floor in same project), (c) recently-renovated stock that commands ~5–10% premium over comparable un-renovated transacted PSF, and (d) units close to recently-opened MRT lines or new developments that create proximity-premium uplift. For PINE GROVE (District 21) in the trailing multi-year window, the dispersion across these categories is the more informative reading than the headline median. Use District 21 for cross-reference.
Conversely, soft-mover categories typically include 99-year leasehold stock approaching financing-window thresholds (lease <30 years), units with unfavourable orientation or noise exposure, and developments where MCST management quality has degraded. Cross-reference URA REALIS for the per-project caveats and assess which projects in PINE GROVE (District 21) fall into which category.
The embedded chart for this price trend digest of PINE GROVE (District 21) in the trailing multi-year window visualises the transacted price trajectory trajectory. The two readings to focus on are (1) the absolute level versus the trailing-12-month mean, and (2) the direction of change across the most recent 3–4 periods. A single-period spike or trough is rarely informative; sustained directional movement across multiple periods signals a structural shift worth acting on.
For comparative context, place PINE GROVE (District 21)’s the trailing multi-year window reading against (a) the corresponding national-level URA Property Price Index figure for the segment, and (b) the equivalent reading in adjacent districts or towns. The relative positioning — whether PINE GROVE (District 21) is leading or lagging the national segment — informs whether the period’s reading is geography-specific or part of a broader cycle move. Use price heatmap for district-level visual comparison and comparison tool for direct numeric benchmarking.
Looking ahead from the trailing multi-year window, the forward variables for PINE GROVE (District 21) transacted price trajectory are (a) the URA Government Land Sales pipeline within a 1km radius, which determines new-supply pressure, (b) the SORA trajectory over the next 2–4 quarters, which shapes mortgage-driven affordability, and (c) any local infrastructure changes (new MRT stations, school openings, redevelopment of neighbouring plots) that could shift relative attractiveness. Track these via URA REALIS and the MAS SORA dashboard (as of 2026-Q1).
FAQ
What is the average PSF for PINE GROVE?
Are prices at PINE GROVE going up or down?
How does PINE GROVE compare in District 21?
What does the the trailing multi-year window price trend reading for PINE GROVE (District 21) indicate?
The reading is a snapshot of transacted activity in the trailing multi-year window for PINE GROVE (District 21) on the transacted price trajectory dimension. Single-period readings are most informative when read against trailing-12-month and same-period-prior-year benchmarks. Pull verified caveats from URA REALIS for transaction-level detail (as of 2026-Q1).
How was this transacted price trajectory figure computed?
The figure is derived from URA REALIS caveats for PINE GROVE (District 21) filed during the trailing multi-year window. transacted price trajectory computations follow standard methodologies: gross yield = annual rent / purchase price for the same unit cohort; transacted PSF = price / floor area; volume = caveat count for the segment. For HDB digests the equivalent source is the HDB resale portal.
What policy environment shaped this reading?
The reading sits within the post-April-2023 cooling-measure regime: foreigner ABSD 60%, SC second-property ABSD 20%, TDSR 55% per the MAS TDSR / cooling measures explainer. SORA-linked mortgage rates near 4.0% effective shape the affordability ceiling. These structural variables affect demand-side composition across all digest periods since 2023.
Should I act on this digest?
Honest answer: depends on holding horizon and buyer profile. For owner-occupiers with 10+ year horizons, single-period digest readings rarely trigger action. For sellers or short-horizon investors, sustained directional moves across 3–4 periods may indicate timing windows. Cross-reference your specific buyer profile via the IRAS BSD rates and CPF home ownership rules alongside the digest data.
Where can I find more price trend data for PINE GROVE (District 21)?
The authoritative source is URA REALIS for private residential, HDB resale portal for HDB. ShiokNest aggregates this data into per-geography, per-period, and per-segment views with chart visualisations and trend analysis.
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Data sourced from URA REALIS transaction records.
- PSF calculated from transacted price / strata area in square feet.
Median values used to minimise outlier impact. PSF = price per square foot.