Sungrove
Sungrove is a 99-year leasehold condominium in District 5 (Pasir Panjang, Hong Leong Garden, Clementi New Town), within Singapore's Outside Central Region (OCR). The development was completed in 1998 and comprises 29 units, on a lease that commenced in 1994. This page tracks recorded sale prices, rental contracts and yield trends from URA data.
Overview & Key Facts
SUNGROVE is a 99 yrs lease commencing from 1994 condominium at WEST COAST GROVE in District 5 (OCR), developed by MALLINK DEVELOPMENT PTE LTD (LKN DEVELOPMENT LTD), comprising 29 units, completed in 1998.
Location & Connectivity
SUNGROVE is approximately 1050m from Clementi MRT station.
| Station | Line | Distance |
|---|---|---|
| Clementi | East-West Line | 1.1 km |
Schools & Education
11 schools within 2 km (2 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Qifa Primary School | Primary | 700m |
| Clementi Town Secondary School | Secondary | 810m |
| Clementi Primary School | Primary | 1.1 km |
| Nan Hua Primary School | Primary | 1.2 km |
| One World International School (Nanyang) | International | 1.2 km |
| International Community School | International | 1.3 km |
| Nan Hua High School | Secondary | 1.5 km |
| Pei Tong Primary School | Primary | 1.7 km |
Market Position
SUNGROVE has recorded 2 sales at an average price of $3,645,500.
Price Appreciation
| Year | Sales | Avg PSF | Change |
|---|---|---|---|
| 2023 | 1 | $431 psf | — |
| 2024 | 1 | $441 psf | ↑ 2.5% |
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Price Index Check
The ShiokNest Price Index for District 5 reads 134.8 as of June 2026 — down 5.5% 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 |
|---|---|---|---|
| LANDED HOUSING DEVELOPMENT | Freehold | $1,858 psf | 6241 |
| NORMANTON PARK | 99 yrs lease commencing from 2019 | $1,868 psf | 1433 |
| PARC CLEMATIS | 99 yrs lease commencing from 2019 | $1,896 psf | 1428 |
| ELTA | 99 yrs lease commencing from 2024 | $2,557 psf | 413 |
| FABER RESIDENCE | 99 yrs lease commencing from 2025 | $2,159 psf | 384 |
Lease Analysis
With 67 years remaining on its 99-year lease, SUNGROVE still qualifies for full bank financing and CPF usage.
What Could Work Against You
- About 67 years remain on the lease. Decay is not yet a financing problem, but buyers holding beyond 10-15 years should model the value drag as the 60-year threshold approaches.
- Only 0 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 29 units, this is a boutique development — fewer comparable sales to anchor valuations, and maintenance costs spread across a smaller fee base.
Best suited for
Who This Actually Suits
Buyers most likely to be happy here: families with young children, multi-generational families, car-owning households and tertiary student housing. Family-suitable layout and OCR (Outside Central Region) location with established school catchments nearby.
long-term hold (10+ yr) should treat this as a shortlist candidate, not a default choice.
It is a weaker fit for cpf-only buyers — other options likely serve them better. Lease-remaining profile affects CPF usage caps — verify against the 60-year CPF Board threshold.
One caution flagged here: avoid if mrt-dependent — MRT access is meaningfully constrained — transit-dependent buyers should consider better-connected alternatives.
Verdict
SUNGROVE is a 99 yrs lease commencing from 1994 development in District 5 (OCR), with 29 units, offering a gross yield of 2.8%.
Explore the full SUNGROVE dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing SUNGROVE against staying public? These HDB towns sit within walking or short-drive distance:
- Clementi — 4-room average $838,557 (330m away), an upgrader gap of about $2,800,000
- Jurong East — 4-room average $564,824 (1.1 km away), an upgrader gap of about $3,100,000
FAQ
What is the average PSF for SUNGROVE?
Is SUNGROVE freehold?
What is the rental yield for SUNGROVE?
Which MRT is nearest to SUNGROVE?
Sources & Next Steps
- SUNGROVE Dashboard — Live charts and analytics
- URA — Official transaction data
- District 5 (Pasir Panjang, Hong Leong Garden, Clementi New Town) — District 5 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: 2 transactions
- Rental data: 17 leases
- Source: URA
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Aug 2024 · 2 records analysed · Source: URA private-sale caveats