Kingsgrove
Kingsgrove is a freehold condominium in District 20 (Ang Mo Kio, Bishan), within Singapore's Outside Central Region (OCR). Completed in 1992, the development comprises 32 units. Sale and rental figures on this page are compiled from URA transaction records. Nearby developments in District 20 can be compared on ShiokNest's district analytics pages.
Overview & Key Facts
KINGSGROVE is a freehold condominium at ANG MO KIO AVENUE 1 in District 20 (OCR), developed by THOMSON HILL PTE LTD (FAR EAST ORGANIZATION), comprising 32 units, completed in 1992.
Location & Connectivity
KINGSGROVE is approximately 740m from Lorong Chuan MRT station, with 3 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Lorong Chuan | Circle Line | 740m |
| Bishan | North-South Line | 1.2 km |
| Bishan | Circle Line | 1.2 km |
Schools & Education
25 schools within 2 km (5 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Maris Stella High School (Primary) | Primary | 190m |
| Maris Stella High School | Secondary | 190m |
| Yuying Secondary School | Secondary | 790m |
| Ai Tong School | Primary | 900m |
| Bowen Secondary School | Secondary | 940m |
| Guangyang Secondary School | Secondary | 1.2 km |
| Serangoon Garden Secondary School | Secondary | 1.4 km |
| Teck Ghee Primary School | Primary | 1.4 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 2 | $1,235 psf | $1,555,400 |
| 4 BR | 6 | $1,277 psf | $1,983,333 |
Market Position
KINGSGROVE has recorded 8 sales at an average price of $1,876,350.
Price Appreciation
| Year | Sales | Avg PSF | Change |
|---|---|---|---|
| 2021 | 3 | $1,115 psf | — |
| 2022 | 1 | $1,200 psf | ↑ 7.5% |
| 2024 | 1 | $1,270 psf | ↑ 5.9% |
| 2025 | 3 | $1,438 psf | ↑ 13.2% |
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KINGSGROVE prices sit at a fresh series high after a 13.2% gain on the prior period, now 28.9% above the 2021 starting level.
Price Index Check
The ShiokNest Price Index for District 20 reads 143.5 as of June 2026 — up 3.5% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
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Neighbourhood Comparison
| Condo | Tenure | Avg PSF | Sales |
|---|---|---|---|
| AMO RESIDENCE | 99 yrs lease commencing from 2021 | $2,154 psf | 411 |
| JADESCAPE | 99 yrs lease commencing from 2018 | $2,109 psf | 389 |
| THE PANORAMA | 99 yrs lease commencing from 2013 | $1,846 psf | 223 |
| SEMBAWANG HILLS ESTATE | Freehold | $1,951 psf | 176 |
| SKY VUE | 99-year leasehold | $1,974 psf | 172 |
What Could Work Against You
- Only 3 transactions were recorded in the past 12 months, so the price figures here rest on a thin sample — a single outlier deal can move the averages.
- At 32 units, this is a boutique development — fewer comparable sales to anchor valuations, and maintenance costs spread across a smaller fee base.
- Completed in 1992, the development is over 34 years old — budget for rising maintenance, dated M&E systems, and the possibility that value increasingly rests on en-bloc potential rather than the units themselves.
Best suited for
Who This Actually Suits
The profile fits car-owning households, p1 school balloting families, long-term hold (10+ yr) and freehold / generational hold best. Parking and arterial road access matter more here than walking-distance MRT.
yield-focused investors and first-time hdb upgraders should treat this as a shortlist candidate, not a default choice.
It is a weaker fit for resort facilities — other options likely serve them better. Resort-grade amenity stack including multiple pools, clubhouse, and recreational facilities.
One caution flagged here: avoid if mrt-dependent — MRT access is meaningfully constrained — transit-dependent buyers should consider better-connected alternatives.
Verdict
KINGSGROVE is a freehold development in District 20 (OCR), with 32 units, offering a gross yield of 2.7%.
At ~$1,438 psf, it represents a competitive entry point in the OCR segment.
Explore the full KINGSGROVE dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing KINGSGROVE against staying public? These HDB towns sit within walking or short-drive distance:
- Ang Mo Kio — 4-room average $724,816 (710m away), an upgrader gap of about $1,150,000
- Bishan — 4-room average $791,445 (710m away), an upgrader gap of about $1,100,000
- Serangoon — 4-room average $685,706 (740m away), an upgrader gap of about $1,200,000
FAQ
What is the average PSF for KINGSGROVE?
Is KINGSGROVE freehold?
What is the rental yield for KINGSGROVE?
Which MRT is nearest to KINGSGROVE?
Sources & Next Steps
- KINGSGROVE Dashboard — Live charts and analytics
- URA — Official transaction data
- District 20 (Ang Mo Kio, Bishan) — District 20 neighbourhood guide
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 8 transactions
- Rental data: 12 leases
- Source: URA
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Dec 2025 · 8 records analysed · Source: URA private-sale caveats