Predictive Property

PropertyCorridors

PREDICTIVE PROPERTY: 86 GROVE DRIVE

ML Indicative Values

ML Indicative Value: $10,185,800 [ (2,983 psf * 3,186 sqft) + $682,000 BCA Capital Expenditure ]

Gross Indicative Capital Gain Today: $8,185,800

Net Indicative Capital Gain Today: $7,503,800

No listing data available.

Probable Settlement Price

Transaction Info

Transaction Amount $2,000,000

PSF $628

Last Transaction 27-Sep-2006

Property Details

Land Area3,186 sqft (Area from ura.gov.sg)

TenureFreehold

Property TypeTerrace House

Location

Postal Code279124

District10

Area NameGROVE LANE

Planning Info

Planning AreaBukit Timah

Planning RegionCentral Region

Planning SubzoneUlu Pandan

Land Registry

Mukim NumberMK04-07088L

Balance Lease999 Years

House TypeTerrace House

Regulatory

BCA InformationModification After Sale

BCA Total Cost $682,000

Planning DecisionYES

Past Sale Transactions

No.	Transaction Date	Purchased Price	PSF	Area (Sqft)	Sale Type	House Type	Source
1	27-Sep-2006	$2,000,000	$628	3,186	Resale	Terrace House	URA

Past Rental Transactions (Last 3 Years)

No rental transactions found.

Maps

1995

Start of SLA Digital Journey

House Type	Terrace House
Tenure	Freehold
Area	3,186 sqft

27-Sep-2006

Resale

Purchased Price	$2,000,000
PSF	$628
Area	3,186 sqft

01-Jul-2009

Permits to Commence Structural Works

Date	01-Jul-2009
Description	ERECTN OF A 2-STY CORNER TERRACE HSE WITH AN ATTIC/POOL/GOLF PUTTING GREEN/TRILLIS PAVILION ON LOT 3377M & 3383O MK4 @ 86 GROVE DRIVE
Cost	Less than S$10m
Builder	KIAN HUAT DECORATION CONSTRUCTION PTE LTD
Architect	IMT ARCHITECTS

Today

Today's ML Valuation

Live

Description	Price	PSF
Type: Terrace House Tenure: Freehold Latest Contract Date: 27-Sep-2006 Area: 3,186 Sqft	$2,000,000	$628
Price Index	$2,983	$2,983
House Adjustment	0	$2,983
BCA Cost	$682,000
ML Indicative Valuation	$10,185,800
Gross Indicative Capital Gain Today	$8,185,800

Nearby MRT / Train Stations

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Predictive Vacancy for 2026
#	School Name	Area	Address	Distance	2C	2C (%)	Registration(2C)	2CS	2CS (%)	Registration(2CS)	Phase 3
1	Henry Park Primary School	Bukit Timah	1 Holland Grove Road, S278790	606m	51	67.0%	76	Not Applicable	Not Applicable	Not Applicable	0
2	Pei Tong Primary School	Clementi	15 Clementi Avenue 5, S129857	2.0km	Not Applicable	Not Applicable	Not Applicable	182	100.0%	34	135
3	New Town Primary School	Queenstown	300 Tanglin Halt Road, S148812	2.1km	Not Applicable	Not Applicable	Not Applicable	134	100.0%	17	108

Legal Requisition for this house

Legal Requisition

No file found.

Road Line Plan

No file found.

Drainage Plan

No file found.

Railway Protection Plan

No file found.

Sewerage Information Plan

No file found.

Water Service Plan

No file found.

Legal Requisition Along the street

No properties found on this street.

Machine Learning Valuation Price

Street ML Valuations Map

ML = Machine Learning Valuation

Street Transactions & Valuations

Address	Sqft	Purchased Price	Transaction Date	Valuation Price	Planning Decisions/BCA	BCA Cost	View
73 GROVE DRIVE	2,245	$6,280,000 ($2,797 Psf)	03-Sep-2026	$8,000,915 ($3,367 Psf)	Yes / Modification After Sale	442,000	View
78 GROVE DRIVE	1,993	$6,900,000 ($3,462 Psf)	31-Aug-2026	$7,207,045 ($3,565 Psf)	Yes / Modification After Sale	102,000	View
19 GROVE DRIVE	2,009	$5,700,000 ($2,837 Psf)	27-Jul-2026	$6,910,960 ($3,440 Psf)	N.A / N.A	0	View
8 GROVE DRIVE	5,321	$17,600,000 ($3,308 Psf)	15-Jun-2026	$21,616,647 ($3,407 Psf)	Yes / Modification After Sale	3,488,000	View
61 GROVE DRIVE	3,940	$10,500,000 ($2,665 Psf)	16-Jan-2026	$11,153,900 ($2,685 Psf)	Yes / Modification After Sale	575,000	View
22 GROVE DRIVE	4,151	$16,000,000 ($3,854 Psf)	02-Jan-2026	$17,983,621 ($3,971 Psf)	Yes / Modification After Sale	1,500,000	View
99 GROVE DRIVE	2,507	$7,500,000 ($2,992 Psf)	13-Oct-2025	$8,052,484 ($3,212 Psf)	N.A / N.A	0	View
50 GROVE DRIVE	4,211	$11,000,000 ($2,612 Psf)	31-Jul-2025	$11,752,315 ($2,665 Psf)	Yes / Modification Before Sale	530,000	View
65 GROVE DRIVE	2,242	$5,775,000 ($2,576 Psf)	11-Jul-2024	$7,786,056 ($3,368 Psf)	Yes / Modification After Sale	235,000	View
75 GROVE DRIVE	2,124	$5,150,000 ($2,425 Psf)	07-Jun-2024	$9,335,320 ($3,430 Psf)	Yes / Modification After Sale	2,050,000	View
13 GROVE DRIVE	2,395	$8,800,000 ($3,674 Psf)	08-Nov-2023	$9,986,960 ($3,648 Psf)	Yes / Modification Before Sale	1,250,000	View
13A GROVE DRIVE	1,723	$7,528,888 ($4,370 Psf)	30-Oct-2023	$8,515,891 ($4,217 Psf)	Yes / Modification Before Sale	1,250,000	View
56 GROVE DRIVE	4,325	$9,100,000 ($2,104 Psf)	07-Jul-2023	$14,331,500 ($2,620 Psf)	Yes / Modification After Sale	3,000,000	View
94 GROVE DRIVE	2,009	$5,100,000 ($2,539 Psf)	20-Jul-2022	$7,031,915 ($3,435 Psf)	Yes / Modification Before Sale	131,000	View
13C GROVE DRIVE	2,230	$8,118,000 ($3,640 Psf)	29-Apr-2022	$9,351,590 ($3,633 Psf)	Yes / Modification Before Sale	1,250,000	View
20 GROVE DRIVE	4,170	$11,200,000 ($2,686 Psf)	09-Jul-2021	$13,368,180 ($2,954 Psf)	Yes / Modification Before Sale	1,050,000	View
29 GROVE DRIVE	2,650	$6,085,000 ($2,296 Psf)	21-Jun-2021	$9,248,250 ($3,225 Psf)	Yes / Modification Before Sale	702,000	View
91 GROVE DRIVE	4,945	$7,680,000 ($1,553 Psf)	14-May-2021	$11,131,470 ($2,246 Psf)	Yes / Modification Before Sale	25,000	View
41 GROVE DRIVE	2,863	$4,900,000 ($1,711 Psf)	23-Dec-2020	$9,781,436 ($3,172 Psf)	Yes / Modification After Sale	700,000	View
38 GROVE DRIVE	4,013	$6,600,000 ($1,645 Psf)	22-Jul-2020	$11,304,515 ($2,655 Psf)	Yes / Modification After Sale	650,000	View
63 GROVE DRIVE	2,203	$3,900,000 ($1,770 Psf)	22-Oct-2019	$9,043,591 ($3,397 Psf)	Yes / Modification After Sale	1,560,000	View
52 GROVE DRIVE	4,283	$6,200,000 ($1,448 Psf)	12-Apr-2017	$12,704,285 ($2,620 Psf)	Yes / Modification After Sale	1,482,825	View
36 GROVE DRIVE	5,635	$6,980,000 ($1,239 Psf)	29-Jul-2016	$13,828,170 ($2,342 Psf)	Yes / Modification Before Sale	631,000	View
54 GROVE DRIVE	4,900	$6,000,000 ($1,224 Psf)	29-Jan-2016	$13,706,158 ($2,445 Psf)	Yes / Modification After Sale	1,725,658	View
6 GROVE DRIVE	5,512	$9,000,000 ($1,633 Psf)	09-Jul-2015	$14,485,432 ($2,536 Psf)	Yes / Modification After Sale	507,000	View
89 GROVE DRIVE	3,315	$8,200,000 ($2,474 Psf)	18-Nov-2013	$10,647,780 ($3,212 Psf)	N.A / N.A	0	View
29A GROVE DRIVE	2,125	$5,120,000 ($2,409 Psf)	13-Nov-2013	$7,229,250 ($3,402 Psf)	Yes / Modification Before Sale	0	View
83 GROVE DRIVE	2,196	$5,500,000 ($2,505 Psf)	10-Oct-2013	$7,053,552 ($3,212 Psf)	N.A / N.A	0	View
85 GROVE DRIVE	2,250	$5,888,000 ($2,617 Psf)	25-Apr-2013	$7,227,000 ($3,212 Psf)	N.A / N.A	0	View
81 GROVE DRIVE	2,357	$5,800,600 ($2,461 Psf)	01-Apr-2013	$7,570,684 ($3,212 Psf)	N.A / N.A	0	View
70A GROVE DRIVE	1,757	$4,260,000 ($2,425 Psf)	04-Oct-2012	$5,966,772 ($3,396 Psf)	Yes / Modification Before Sale	0	View
9 GROVE DRIVE	7,479	$8,500,000 ($1,137 Psf)	08-Apr-2010	$18,652,448 ($2,312 Psf)	Yes / Modification After Sale	1,361,000	View
42 GROVE DRIVE	5,567	$4,900,000 ($880 Psf)	07-Aug-2009	$14,050,914 ($2,342 Psf)	Yes / Modification After Sale	1,013,000	View
4 GROVE DRIVE	6,383	$5,800,000 ($909 Psf)	03-Aug-2009	$14,738,347 ($2,309 Psf)	Yes / Modification Before Sale	0	View
70 GROVE DRIVE	3,559	$2,725,000 ($766 Psf)	06-Jul-2009	$10,730,256 ($2,784 Psf)	Yes / Modification After Sale	822,000	View
28 GROVE DRIVE	4,227	$3,950,000 ($934 Psf)	03-Jun-2009	$13,566,642 ($2,646 Psf)	Yes / Modification After Sale	2,382,000	View
34 GROVE DRIVE	5,024	$4,600,000 ($916 Psf)	03-Jun-2008	$12,811,504 ($2,396 Psf)	Yes / Modification After Sale	774,000	View
39 GROVE DRIVE	4,532	$3,390,000 ($748 Psf)	15-Jan-2008	$12,018,864 ($2,652 Psf)	N.A / N.A	0	View
43 GROVE DRIVE	2,019	$1,833,000 ($908 Psf)	08-May-2007	$6,943,341 ($3,439 Psf)	Yes / Modification Before Sale	0	View
69 GROVE DRIVE	2,320	$1,860,000 ($802 Psf)	05-May-2007	$7,927,440 ($3,417 Psf)	N.A / N.A	0	View
86 GROVE DRIVE	3,186	$2,000,000 ($628 Psf)	27-Sep-2006	$10,185,838 ($2,983 Psf)	Yes / Modification After Sale	682,000	View
64 GROVE DRIVE	3,822	$1,935,000 ($506 Psf)	06-Aug-2003	$11,221,344 ($2,852 Psf)	Yes / Modification After Sale	321,000	View
21 GROVE DRIVE	2,009	$1,250,000 ($622 Psf)	23-Jan-2003	$6,900,915 ($3,435 Psf)	Yes / Modification After Sale	0	View
18 GROVE DRIVE	4,596	$3,080,000 ($670 Psf)	06-Apr-2000	$13,025,516 ($2,771 Psf)	Yes / Modification After Sale	290,000	View
24 GROVE DRIVE	4,155	$2,550,000 ($614 Psf)	01-Mar-2000	$11,974,710 ($2,882 Psf)	N.A / N.A	0	View
27 GROVE DRIVE	3,060	$1,860,000 ($608 Psf)	01-Jun-1999	$9,299,340 ($3,039 Psf)	N.A / N.A	0	View
74 GROVE DRIVE	1,974	$1,340,000 ($679 Psf)	18-Apr-1999	$6,835,962 ($3,463 Psf)	N.A / N.A	0	View
93 GROVE DRIVE	2,896	$1,400,000 ($483 Psf)	16-Apr-1999	$8,989,184 ($3,104 Psf)	N.A / Modification After Sale	0	View
3 GROVE DRIVE	6,910	$4,500,000 ($651 Psf)	29-Jul-1996	$15,837,720 ($2,292 Psf)	Yes / Modification After Sale	0	View
80 GROVE DRIVE	2,013	$1,628,000 ($809 Psf)	11-Mar-1996	$6,944,694 ($3,438 Psf)	Yes / Modification After Sale	24,000	View
46 GROVE DRIVE	5,382	$3,450,000 ($641 Psf)	01-Jul-1995	$12,679,992 ($2,356 Psf)	Yes / Modification After Sale	0	View
57 GROVE DRIVE	1,913	$1,545,000 ($808 Psf)	01-Mar-1995	$6,676,370 ($3,490 Psf)	N.A / N.A	0	View
1 GROVE DRIVE	7,726	$5,145,516 ($666 Psf)	No Tran Since 1995	$18,719,976 ($2,376 Psf)	Yes / Modification After Sale	363,000	View
10 GROVE DRIVE	5,011	$3,337,326 ($666 Psf)	No Tran Since 1995	$13,695,063 ($2,733 Psf)	N.A / N.A	0	View
11 GROVE DRIVE	7,219	$4,807,854 ($666 Psf)	No Tran Since 1995	$18,639,458 ($2,582 Psf)	N.A / N.A	0	View
12 GROVE DRIVE	4,885	$3,253,410 ($666 Psf)	No Tran Since 1995	$13,580,300 ($2,780 Psf)	N.A / N.A	0	View
13B GROVE DRIVE	8,099	$14,699,685 ($1,815 Psf)	No Tran Since 1995	$18,557,563 ($2,137 Psf)	Yes / Modification After Sale	1,250,000	View
14 GROVE DRIVE	4,711	$3,137,526 ($666 Psf)	No Tran Since 1995	$12,163,802 ($2,582 Psf)	Yes / Modification After Sale	0	View
15 GROVE DRIVE	3,234	$2,153,844 ($666 Psf)	No Tran Since 1995	$10,171,084 ($3,026 Psf)	Yes / Modification After Sale	385,000	View
16 GROVE DRIVE	4,661	$3,104,226 ($666 Psf)	No Tran Since 1995	$13,335,121 ($2,861 Psf)	N.A / N.A	0	View
17 GROVE DRIVE	2,008	$1,337,328 ($666 Psf)	No Tran Since 1995	$6,907,520 ($3,440 Psf)	N.A / N.A	0	View
2 GROVE DRIVE	4,612	$3,071,592 ($666 Psf)	No Tran Since 1995	$13,024,044 ($2,588 Psf)	Yes / Modification After Sale	1,088,188	View
23 GROVE DRIVE	2,008	$1,337,328 ($666 Psf)	No Tran Since 1995	$6,907,520 ($3,440 Psf)	N.A / N.A	0	View
25 GROVE DRIVE	2,008	$1,337,328 ($666 Psf)	No Tran Since 1995	$6,907,520 ($3,440 Psf)	N.A / N.A	0	View
26 GROVE DRIVE	4,189	$2,789,874 ($666 Psf)	No Tran Since 1995	$13,469,294 ($2,646 Psf)	Yes / Modification After Sale	2,385,200	View
30 GROVE DRIVE	4,259	$2,836,494 ($666 Psf)	No Tran Since 1995	$12,253,143 ($2,877 Psf)	N.A / N.A	0	View
31 GROVE DRIVE	2,618	$1,743,588 ($666 Psf)	No Tran Since 1995	$8,503,264 ($3,248 Psf)	N.A / N.A	0	View
32 GROVE DRIVE	4,384	$2,919,744 ($666 Psf)	No Tran Since 1995	$12,551,392 ($2,863 Psf)	N.A / N.A	0	View
33 GROVE DRIVE	2,612	$1,739,592 ($666 Psf)	No Tran Since 1995	$8,494,224 ($3,252 Psf)	N.A / N.A	0	View
35 GROVE DRIVE	2,655	$1,768,230 ($666 Psf)	No Tran Since 1995	$8,618,130 ($3,246 Psf)	N.A / N.A	0	View
37 GROVE DRIVE	2,646	$1,762,236 ($666 Psf)	No Tran Since 1995	$8,588,916 ($3,246 Psf)	N.A / N.A	0	View
40 GROVE DRIVE	4,704	$3,132,864 ($666 Psf)	No Tran Since 1995	$13,448,736 ($2,859 Psf)	N.A / N.A	0	View
44 GROVE DRIVE	5,167	$3,441,222 ($666 Psf)	No Tran Since 1995	$13,873,395 ($2,685 Psf)	N.A / N.A	0	View
45 GROVE DRIVE	2,013	$1,340,658 ($666 Psf)	No Tran Since 1995	$6,922,707 ($3,439 Psf)	N.A / N.A	0	View
46A GROVE DRIVE	2,575	$1,714,950 ($666 Psf)	No Tran Since 1995	$8,559,300 ($3,324 Psf)	Yes / Modification After Sale	0	View
47 GROVE DRIVE	2,007	$1,336,662 ($666 Psf)	No Tran Since 1995	$6,904,080 ($3,440 Psf)	N.A / N.A	0	View
48 GROVE DRIVE	4,425	$2,947,050 ($666 Psf)	No Tran Since 1995	$12,367,525 ($2,793 Psf)	Yes / Modification After Sale	8,500	View
49 GROVE DRIVE	4,269	$2,843,154 ($666 Psf)	No Tran Since 1995	$10,672,500 ($2,500 Psf)	Yes / Modification After Sale	0	View
5 GROVE DRIVE	6,468	$4,307,688 ($666 Psf)	No Tran Since 1995	$16,927,144 ($2,558 Psf)	N.A / Modification After Sale	382,000	View
51 GROVE DRIVE	3,184	$2,120,544 ($666 Psf)	No Tran Since 1995	$9,587,024 ($3,011 Psf)	N.A / N.A	0	View
53 GROVE DRIVE	1,990	$1,325,340 ($666 Psf)	No Tran Since 1995	$6,620,730 ($3,327 Psf)	Yes / Modification After Sale	0	View
55 GROVE DRIVE	1,996	$1,329,336 ($666 Psf)	No Tran Since 1995	$6,912,148 ($3,463 Psf)	N.A / N.A	0	View
58 GROVE DRIVE	4,079	$2,716,614 ($666 Psf)	No Tran Since 1995	$10,797,113 ($2,647 Psf)	Yes / Modification After Sale	0	View
59 GROVE DRIVE	2,899	$1,930,734 ($666 Psf)	No Tran Since 1995	$9,192,729 ($3,171 Psf)	Yes / Modification After Sale	0	View
60 GROVE DRIVE	3,802	$2,532,132 ($666 Psf)	No Tran Since 1995	$10,843,304 ($2,852 Psf)	Yes / Modification After Sale	0	View
62 GROVE DRIVE	3,820	$2,544,120 ($666 Psf)	No Tran Since 1995	$10,894,640 ($2,852 Psf)	Yes / Modification After Sale	0	View
67 GROVE DRIVE	2,281	$1,519,146 ($666 Psf)	No Tran Since 1995	$7,677,846 ($3,366 Psf)	Yes / Modification After Sale	0	View
68 GROVE DRIVE	5,984	$3,985,344 ($666 Psf)	No Tran Since 1995	$15,522,880 ($2,445 Psf)	Yes / Modification After Sale	892,000	View
7 GROVE DRIVE	7,050	$4,695,300 ($666 Psf)	No Tran Since 1995	$18,210,150 ($2,583 Psf)	N.A / N.A	0	View
71 GROVE DRIVE	2,342	$1,559,772 ($666 Psf)	No Tran Since 1995	$8,018,800 ($3,400 Psf)	Yes / Modification After Sale	56,000	View
72 GROVE DRIVE	1,965	$1,308,690 ($666 Psf)	No Tran Since 1995	$6,806,760 ($3,464 Psf)	N.A / N.A	0	View
76 GROVE DRIVE	1,983	$1,320,678 ($666 Psf)	No Tran Since 1995	$6,867,129 ($3,463 Psf)	N.A / N.A	0	View
77 GROVE DRIVE	2,000	$1,332,000 ($666 Psf)	No Tran Since 1995	$6,850,000 ($3,228 Psf)	Yes / Modification After Sale	394,000	View
79 GROVE DRIVE	3,223	$2,146,518 ($666 Psf)	No Tran Since 1995	$10,226,380 ($3,060 Psf)	Yes / Modification After Sale	364,000	View
82 GROVE DRIVE	2,085	$1,388,610 ($666 Psf)	No Tran Since 1995	$7,118,170 ($3,402 Psf)	Yes / Modification After Sale	25,000	View
84 GROVE DRIVE	3,229	$2,150,514 ($666 Psf)	No Tran Since 1995	$9,974,611 ($2,959 Psf)	N.A / Modification After Sale	420,000	View
87 GROVE DRIVE	3,125	$0 ($0 Psf)	No Tran Since 1995	$10,037,500 ($3,212 Psf)	N.A / N.A	0	View
88 GROVE DRIVE	2,069	$1,377,954 ($666 Psf)	No Tran Since 1995	$7,597,083 ($3,407 Psf)	Yes / Modification After Sale	548,000	View
90 GROVE DRIVE	2,049	$1,364,634 ($666 Psf)	No Tran Since 1995	$7,224,943 ($3,407 Psf)	Yes / Modification After Sale	244,000	View
92 GROVE DRIVE	2,028	$1,350,648 ($666 Psf)	No Tran Since 1995	$6,976,320 ($3,440 Psf)	N.A / N.A	0	View
95 GROVE DRIVE	2,448	$1,630,368 ($666 Psf)	No Tran Since 1995	$8,909,640 ($3,305 Psf)	Yes / Modification After Sale	819,000	View
96 GROVE DRIVE	5,207	$3,467,862 ($666 Psf)	No Tran Since 1995	$11,793,540 ($2,220 Psf)	Yes / Modification After Sale	234,000	View
97 GROVE DRIVE	3,683	$2,452,878 ($666 Psf)	No Tran Since 1995	$10,418,930 ($2,710 Psf)	Yes / Modification After Sale	438,000	View

Showing 1–10 of 103 entries

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Asking Price vs ML Valuation

Asking Price vs ML Valuation Map

Asking Price above ML (overpriced) Asking Price at/below ML

Disclaimer The property insights and predictions provided on this website are based on publicly available data sourced from public domains, data silos collated, third-party listing portals and processed using proprietary artificial intelligence (AI) technology. If your property appears on our website and it is not intended for sale, or included in error, please contact us immediately. Upon verification, we will take immediate steps to remove the said property from our platform.