Astor Green
Overview & Key Facts
Astor Green is a 170-unit condominium at Pine Grove in District 21, developed by TM Development Pte Ltd on a 99-year leasehold commencing 18 November 1991. Completed in 1995 and spread across three low-rise blocks of up to 15 storeys, Astor Green represents a generation of Singapore residential development that prioritised generous floor plans and lush, low-density estate living over the unit-count maximisation of more recent launches.
The development occupies a leafy enclave off Pine Grove Road, a quiet residential address that has long attracted families drawn to the Upper Bukit Timah – Clementi education belt and the green corridor connecting Clementi Forest to the Bukit Timah nature reserves. With 3-bedroom units ranging from approximately 1,378 to 1,625 sqft and 2-bedroom configurations starting from 979 sqft, Astor Green’s unit sizes reflect the space standards of 1990s Singapore residential development — a meaningful premium over the typical 2-bedroom compact format of post-2010 launches at comparable price points.
At an average transacted PSF of $1,342 and an average rent of $4,192 per month, the implied gross yield of approximately 3.7% is competitive for the D21 leasehold segment — a yield premium that compensates, in part, for the lease situation buyers must carefully evaluate.
With the 99-year lease commencing November 1991, Astor Green has approximately 64 years remaining as of 2026. This has material financing implications. CPF usage is now restricted: the remaining lease must cover the youngest buyer to age 95, meaning many buyers will face CPF withdrawal limitations or full CPF ineligibility depending on age. Bank loan tenures are also capped under MAS rules for sub-75-year leasehold assets, reducing maximum loan tenure and raising monthly servicing costs.
Critically, the 60-year CPF threshold — beyond which CPF Ordinary Account funds cannot be used at all for the purchase — is approximately four years away (around 2030). Buyers acquiring now still have a narrow window to use CPF, but this window will close within the current electoral cycle. Buyers should model their exit assumptions carefully: resale in the late 2020s to early 2030s will be to a cash-heavier buyer pool, which compresses demand and may weigh on capital values. This is not a reason to avoid Astor Green, but it is a structural constraint that demands a clear investment horizon and exit strategy.
Location & Connectivity
Astor Green sits on Pine Grove, a quiet residential road that branches off the Upper Bukit Timah corridor in District 21 — a precinct defined by established greenery, low-density estate living, and one of Singapore’s most concentrated school catchments. The address is equidistant between Clementi town centre and the Beauty World node on the Downtown Line, placing residents within reach of two distinct commercial and transit clusters rather than being anchored to a single hub.
MRT access from Astor Green is functional rather than exceptional. Dover MRT (EW22) on the East-West Line is the closest station at approximately 0.68 km — a brisk ten-minute walk through the residential estate. Clementi MRT (EW23) is approximately 1.27 km. For residents who prefer the Downtown Line, Beauty World MRT (DT5) is accessible by car or bus. The practical reality is that most Astor Green residents drive or take a feeder bus to reach the MRT — the walkability score of 63 accurately reflects an estate that is comfortable rather than walkable-urban.
The nature access from Astor Green is a genuine lifestyle differentiator. The Pine Grove address places residents within easy reach of the Clementi Forest and the broader Bukit Timah – Rail Corridor green network. The Rail Corridor, which runs along the former KTM rail alignment, passes through the neighbourhood and has been developed as a park connector providing walking and cycling routes northward to Bukit Timah Nature Reserve and southward toward Queenstown and Labrador Park. For residents who value morning runs through tree-canopied corridors over city-view amenity decks, the Pine Grove address is one of the best-positioned residential estates in Singapore.
Day-to-day conveniences are well covered. The Ghim Moh wet market and hawker centre — one of Singapore’s most beloved old-school food destinations — is approximately 1.5 km from the development, reachable by car or bus. Holland Village’s dining and lifestyle strip is a short drive. Clementi Mall provides comprehensive retail banking, supermarket, food court, and service amenities within 1.3 km. West Coast Plaza adds a secondary retail option slightly further west. Residents with cars will find the PIE and AYE expressway network highly accessible, with Orchard Road reachable in approximately 15 minutes in off-peak conditions.
The National University of Singapore (NUS) campus at Kent Ridge — one of Singapore’s largest university and research campuses — is within 2 km, making Astor Green a logical address for academics, researchers, and medical professionals associated with NUS, the National University Hospital, and the broader one-north and Biopolis research corridor.
Schools & Education
1 primary school within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Pei Tong Primary School | primary | Within 1 km |
| Singapore Polytechnic | tertiary | Within 1 km |
| Anglo-Chinese School (Independent) | secondary | ~1.1 km |
| Singapore University of Social Sciences | tertiary | ~1.2 km |
| Clementi Primary School | primary | ~1.2 km |
| NUS High School of Mathematics and Science | jc | ~1.3 km |
| Henry Park Primary School | primary | ~1.4 km |
| United World College of South East Asia (Dover) | international | ~1.5 km |
Facilities
Astor Green’s facilities reflect the estate condominium standard of mid-1990s Singapore development: comprehensive for the era, functional for current residents, and unpretentious in scope. The development delivers a swimming pool with a wading zone, tennis courts, a gymnasium, a clubhouse, BBQ pits, a playground, sauna, and 24-hour security — the full suite expected of an estate-format condominium, executed at the scale appropriate for 170 units across three blocks.
The low density of the development — 170 units across a site of adequate size for three separate residential blocks — is the defining quality of the Astor Green facilities experience. Residents consistently note that facilities are “never overcrowded” and that the quiet, private atmosphere of the estate distinguishes it sharply from the dense high-rise condominiums that have defined Singapore residential development since 2010. The pool and tennis courts, in particular, are available at a density that larger developments cannot replicate: sharing a pool and two tennis courts with 170 households is a materially different experience from sharing the same with 600 or 800 units.
“Quiet, exclusive, convenient and well maintained — good facilities which are never overcrowded.”
— Resident review via SingaporeExpats
The facilities have aged approximately 30 years since the development’s 1995 TOP, and a frank assessment requires acknowledging that gym equipment, pool tiling, and clubhouse furnishings are likely to reflect their vintage. This is common across the 1995 development cohort and is a function of the cost-benefit calculus of upgrading common facilities in a leasehold development approaching its final third of lease life. Buyers who prioritise cutting-edge fitness equipment, resort-style infinity pools, or multi-level amenity decks should look at newer developments. Buyers who value quiet lushness, uncrowded facilities, and the genuine neighbourhood atmosphere of an established estate will find Astor Green’s facilities entirely fit for purpose.
The Nexus International School at approximately 0.3 km from the development is a practical lifestyle asset for expatriate families: international school proximity of this quality at a Pine Grove residential address is uncommon, and it contributes meaningfully to the tenant pool that supports Astor Green’s 3.7% yield.
Unit Sizes & Layout
Astor Green’s 170 units are distributed across three 1-bedroom, sixty-two 2-bedroom, and one hundred and four 3-bedroom configurations — an allocation that strongly skews toward family-sized living. The 3-bedroom units, which account for 61% of the development, range from approximately 1,378 to 1,625 sqft (128 to 151 sqm). The 2-bedroom units, at approximately 979 to 1,087 sqft (91 to 101 sqm), are generous by any current standard for 2-bedroom Singapore residential product. The three 1-bedroom units range from 549 to 689 sqft (51 to 64 sqm).
The unit size profile reflects the design philosophy of 1995 Singapore residential development — a period when floor-plan generosity and livability were central to the product offering in a way that the post-2010 focus on unit count and land cost efficiency has largely displaced. A buyer comparing Astor Green’s 3-bedroom at 1,625 sqft to a new-launch 3-bedroom of 1,000 to 1,100 sqft from the same price tier will find a meaningfully different quality of daily living space: proper bedrooms, a full dining area, utility and storage space, and the kind of kitchen layout that supports actual cooking rather than occasional reheating.
The development’s low-rise format — maximum 15 storeys across three blocks — creates a building typology closer to an estate house cluster than to a dense high-rise tower. Upper-floor units enjoy unobstructed views over the surrounding greenery and the Bukit Timah – Clementi forest canopy rather than city skyline or sea views. For buyers whose aesthetic preferences run toward green calm over urban panorama, this is a genuine asset rather than a limitation.
The internal finishes across the development reflect their 1995 vintage and have typically been updated by individual owners over the intervening decades. Buyers should approach unit condition as highly variable — well-renovated units exist alongside those in their original 30-year-old specification — and should factor renovation budget into acquisition cost accordingly. The structural layouts, however, are fundamentally sound: the generous room proportions of 1990s Singapore residential development make Astor Green units highly receptive to modernisation, and a well-renovated unit here delivers a liveability standard that is difficult to match at comparable price points in newer developments.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 13 | $1,351 | $1,440,231 |
| 4 BR | 13 | $1,333 | $1,957,538 |
Pricing & Market Position
Based on 26 recorded transactions, sale prices range from $1,200,000 to $2,350,000, averaging $1,698,885 (~$1,457 psf).
Rents range from $2,500 to $6,150 per month across 136 rental transactions. Current rental yield sits at approximately 2.9%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 25.4% (from $1,215 to $1,524 psf).
Neighbourhood Comparison
The most directly comparable development to Astor Green within the Pine Grove – Upper Bukit Timah corridor is Pine Grove, a 660-unit leasehold condominium on the same road with a 99-year tenure from 1984. Pine Grove’s lease commenced seven years earlier than Astor Green’s, leaving it with approximately 57 years remaining — already inside the CPF usage restriction zone and approaching the 50-year threshold where additional financing constraints apply. Recent transactions at Pine Grove average approximately $1,049 PSF, a material discount to Astor Green’s $1,342 PSF that reflects both the more advanced lease decay and the older development vintage. The Astor Green – Pine Grove comparison illustrates the lease cliff dynamic clearly: even seven additional years of remaining lease translates to a meaningful PSF premium at comparable estate addresses.
At the newer end of the D21 leasehold spectrum, Ki Residences at Brookvale (Brookvale Drive, 999-year leasehold from 1885, 660 units, 2024 TOP) averages approximately $2,221 PSF — a 66% premium to Astor Green. The Ki Residences comparison captures what the market pays for a functionally perpetual lease (999 years is, for all practical purposes, equivalent to freehold in Singapore residential valuation), modern facilities, and a contemporary floor-plan specification in the same D21 neighbourhood. For buyers evaluating Astor Green at $1,342 PSF against Ki Residences at $2,221 PSF, the differential is not purely value — it embeds the market’s assessed cost of Astor Green’s lease risk and the generational appeal of the older development format.
The freehold comparison for the D21 sub-market is anchored by Forett at Bukit Timah (Toh Tuck Road, freehold, 633 units, 2024 TOP), which averages approximately $2,324 PSF. Forett’s freehold tenure, modern amenity deck, and Beauty World MRT proximity command a 73% PSF premium over Astor Green — a premium that most buyers understand as the combined cost of perpetual tenure and modern specification. For investors whose thesis centres on yield rather than capital preservation, Astor Green’s 3.7% yield versus Forett’s approximately 2.8% yield represents a meaningful income differential that partially compensates for the lease differential, though not for buyers with long-term capital preservation objectives.
Within the same price tier as Astor Green, the comparison shifts to other 1990s-vintage leasehold condominiums in the D21 – D5 corridor. Developments such as The Infiniti (West Coast), The Parc Condominium, and Westcove share broadly similar lease profiles, unit-size generosity, and yield characteristics. What distinguishes Astor Green within this cohort is the Henry Park and Pei Tong primary school proximity — a catchment advantage that consistently supports demand from Singapore families willing to accept the lease profile in exchange for primary school priority registration access.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| ASTOR GREEN | 99 yrs lease commencing from 1991 | 1995 | 170 | $1,457 |
| THE RESERVE RESIDENCES | 99 yrs lease commencing from 2021 | 2023 | 892 | $2,494 |
| NAVA GROVE | 99 yrs lease commencing from 2024 | 2024 | 552 | $2,489 |
| PINETREE HILL | 99 yrs lease commencing from 2022 | 2023 | 520 | $2,486 |
| KI RESIDENCES AT BROOKVALE | 999 yrs lease commencing from 1885 | 2021 | 660 | $1,955 |
| FORETT@BUKIT TIMAH | Freehold | 2021 | 633 | $2,130 |
Lease Decay Analysis
The 99-year lease runs from 1991, meaning approximately 35 years have already been consumed. Roughly 64 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~64 years | Full bank financing available |
| 2030 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2050 | ~39 years | Significant financing restrictions for next buyer |
| 2090 | Expiry | Lease reverts to state |
For a buyer purchasing today with a 10-year horizon (exit around 2036), the lease situation is essentially a non-issue — you’d be selling a property with ~54 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates ASTOR GREEN across multiple dimensions.
What Residents Say
“We have lived here for eight years. The neighbourhood is quiet, the estate is well-managed, and the school catchment is the reason we bought. Henry Park Primary just up the road — that alone justified the purchase for us as a family.”
— Owner-occupier comment via PropertyGuru
“Renting a 3-bedroom here for my family. The unit is large by Singapore standards — my children actually have bedrooms, not just beds partitioned off. Nexus International School is a short walk. For an expat family with school-age children, it is very hard to find this combination of space, quiet, and school access at this rental level.”
— Tenant review via 99.co
“The lease is the conversation you have to have before buying here. We did our analysis, modelled our exit around 2032 to 2033, and concluded the yield and the space story justified our investment horizon. But buyers who want to hold for 20+ years should look elsewhere.”
— Investor comment via EdgeProp
“Pool is never crowded, tennis courts are almost always available. After living in a 600-unit development where you had to book facilities a week in advance, Astor Green feels like a private club. Low density is genuinely underrated.”
— Resident review via SingaporeExpats
The resident profile at Astor Green clusters around two primary demographics: Singapore families prioritising school-catchment access and space, and expatriate families associated with NUS, Nexus International School, or the broader research and medical institutions of the Kent Ridge corridor. The development has a settled, community-oriented atmosphere that is characteristic of established low-density estates — long-term residents, manageable resident turnover, and the kind of neighbourly familiarity that high-density high-rise developments rarely generate. Investors targeting the expatriate tenant market note that the Nexus International School proximity, the generous unit sizes, and the green-residential setting are a specific combination that commands consistent expatriate family rental demand at the $3,500 to $4,500 per month level for 3-bedroom configurations.
Strengths & Weaknesses
- Generous 1990s unit sizes: 3-bedroom configurations from 1,378 to 1,625 sqft — substantially larger than comparable-priced new-launch 3-bedroom product in D21
- 3.7% gross yield ($4,192/month average) — competitive for the D21 leasehold segment, supported by durable expat and school-catchment family demand
- Henry Park Primary School (0.87 km) and Pei Tong Primary School (0.99 km) within 1 km — Phase 2C priority registration access for two of Singapore’s most sought-after primary schools
- Low-density estate of 170 units across three blocks — facilities are genuinely uncrowded; pool and tennis courts available without booking ahead
- Nexus International School at 0.3 km — exceptional international school proximity that directly underpins expatriate family tenant demand
- Lush green estate environment with access to the Rail Corridor, Clementi Forest, and the Bukit Timah nature corridor — rare in Singapore residential product at this price tier
- Quiet, settled neighbourhood character with long-term residents and community atmosphere not replicable in high-density new launches
- NUS and National University Hospital proximity (under 2 km) — supports academic and medical professional tenant pool
- Short drive to Holland Village, Clementi Mall, and West Coast Plaza — practical day-to-day convenience without urban noise and density
- ~64 years remaining lease (99yr from 1991) — CPF usage is now restricted, approaching the 60-year CPF threshold around 2030; buyers must model financing and exit assumptions carefully
- Bank loan tenure is capped under MAS rules for sub-75-year leasehold assets — effective LTV and monthly servicing costs are less favourable than for properties with longer remaining lease
- Resale buyer pool will narrow materially post-2030 as CPF eligibility closes; exit liquidity risk increases the closer the asset gets to the 60-year lease threshold
- MRT access requires a bus or short drive — Dover MRT (EW22) at 0.68 km is walkable but not effortlessly so; Beauty World DT5 is not walkable from the estate
- 1995 vintage facilities: gym equipment, pool infrastructure, and common areas reflect approximately 30 years of age — not the resort-style amenity decks of contemporary launches
- Relatively limited bus service frequency on Pine Grove Road — residents without cars depend on feeder services to reach MRT stations and commercial clusters
- No direct mall or hawker centre connectivity — daily errands require a drive or a bus ride, unlike estate addresses integrated with void-deck commercial or podium retail
- Unit interiors reflect 1995 fitout and vary significantly by owner renovation investment — buyers should budget for renovation on purchase
Verdict
Astor Green is a development where the investment case is defined almost entirely by the buyer’s holding period and exit strategy. For buyers who are willing to accept a clear 7-to-10-year investment horizon and who value generous living space, a proven school catchment, and a 3.7% gross yield, Astor Green offers a compelling proposition at $1,342 PSF — particularly against the backdrop of new-launch condominiums delivering 1,000 sqft 3-bedroom units at $2,000+ PSF. For buyers seeking a long-term capital preservation asset, the approaching CPF threshold and the lease clock make this a fundamentally different risk profile.
The yield story is real and current. At $4,192 average monthly rent and $1,342 PSF, Astor Green delivers approximately 3.7% gross yield — one of the higher yield readings in the D21 leasehold segment. The yield is driven by a specific demand profile: expatriate families associated with NUS and Nexus International School, and Singapore families drawn by the school catchment, both of whom prioritise space and estate character over MRT walkability. This demand base has proven durable and provides a rental income cushion that partially offsets the lease risk for investors operating within the right time horizon.
Astor Green is the right answer for buyers with a clear 7-to-12-year exit horizon who want generous space, a top-tier primary school catchment, competitive yield, and the lush green estate character that the Upper Bukit Timah – Pine Grove corridor uniquely delivers — and who have modelled the lease clock into their acquisition economics.
The space-per-dollar argument is compelling but should be contextualised. A 1,500 sqft 3-bedroom at $2.0 million is genuinely excellent value by Singapore 2026 standards. The question is whether $2.0 million deployed into an asset with 64 years of remaining lease — and a CPF threshold crossing in approximately four years — is the optimal allocation against alternatives at similar price points. Buyers who anchor on absolute space and short-to-medium-term yield will find Astor Green difficult to beat in D21. Buyers who anchor on capital preservation and exit liquidity will find the lease trajectory an increasingly significant headwind.
Owner-occupier families for whom the Henry Park and Pei Tong catchment is the primary purchase driver represent the buyer for whom Astor Green is most clearly appropriate. A family with a 6-to-7-year primary school window does not need 20 years of residual lease — they need the right address for the school registration ballot. At $1,342 PSF with 3-bedroom sizes up to 1,625 sqft, Astor Green delivers this in a quiet, well-maintained, lush estate setting that has maintained consistent resident satisfaction over three decades. The lease concern is real, but for this specific buyer with a specific purpose, it is priced in and manageable.