Predictive Property

PropertyCorridors

PREDICTIVE PROPERTY: 22 GROVE DRIVE

ML Indicative Values

ML Indicative Value: $17,983,600 [ (3,971 psf * 4,151 sqft) + $1,500,000 BCA Capital Expenditure ]
Gross Indicative Capital Gain Today: $1,983,600
Net Indicative Capital Gain Today: $483,600
No listing data available.
Probable Settlement Price
0

Transaction Info

Transaction Amount $16,000,000
PSF $3,855
Last Transaction 02-Jan-2026

Property Details

Land Area4,151 sqft (Area from ura.gov.sg)
TenureFreehold
Property TypeSemi-Detached House

Location

Postal Code279062
District10
Area NameGROVE LANE

Planning Info

Planning AreaBukit Timah
Planning RegionCentral Region
Planning SubzoneUlu Pandan

Land Registry

Mukim NumberMK04-03239C
Balance Lease999 Years
House TypeSemi-Detached House

Regulatory

BCA InformationModification After Sale
BCA Total Cost $1,500,000
Planning DecisionYES

Past Sale Transactions

No. Transaction Date Purchased Price PSF Area (Sqft) Sale Type House Type Source
1 08-Mar-2023 $8,550,000 $2,060 4,151 Resale Semi-Detached House URA
2 02-Jan-2026 $16,000,000 $3,855 4,151 Resale Detached House URA
No. Transaction Date Purchased Price PSF Area (Sqft) Source
1 08-Mar-2023 $8,550,000 2,059.94 4,155 Others

Past Rental Transactions (Last 3 Years)

No rental transactions found.

Maps

1995

Start of SLA Digital Journey

House TypeSemi-Detached House
TenureFreehold
Area4,151 sqft
08-Mar-2023

Resale

Purchased Price$8,550,000
PSF$2,060
Area4,151 sqft
22-Aug-2023

Planning Decision

SubmissionPROPOSED ERECTION OF A 2-STOREY ENVELOPE CONTROL DETACHED DWELLING HOUSE WITH AN ATTIC, A BASEMENT AND A SWIMMING POOL ON LOT 03239C MK04 AT 22 GROVE DRIVE (BUKIT TIMAH PLANNING AREA)
Decision Date22-Aug-2023
Decision TypeWritten Permission
Apply TypeNew Erection
Decision NoP230523-05C2-Z000
01-Oct-2023

Permits to Commence Structural Works

Date01-Oct-2023
DescriptionPROPOSED ERECTION OF A 2-STOREY ENVELOPE CONTROL DETACHED DWELLING HOUSE WITH AN ATTIC, A BASEMENT AND A SWIMMING POOL ON LOT 03239C MK04 AT 22 GROVE DRIVE (BUKIT TIMAH PLANNING AREA) ON LOT 03239C MK04 AT 22 GROVE DRIVE
Cost $1,500,000 12MONTH(S)
BuilderKP BUILDER PTE LTD
ArchitectLOW SOON MENG DYLAN
14-Nov-2024

Planning Decision

SubmissionPROPOSED AMENDMENT TO APPROVED ERECTION OF A 2-STOREY ENVELOPE CONTROL DETACHED DWELLING HOUSE WITH AN ATTIC, A BASEMENT AND A SWIMMING POOL
Decision Date14-Nov-2024
Decision TypeWritten Permission
Apply TypeAmendment to New Erection
Decision NoP230523-05C2-A011
15-Sep-2025

Planning Decision

SubmissionPROPOSED ERECTION OF A 2-STOREY ENVELOPE CONTROL DETACHED DWELLING HOUSE WITH AN ATTIC, A BASEMENT AND A SWIMMING POOL
Decision Date15-Sep-2025
Decision TypeWritten Permission
Apply TypeExtension of Written Permission for Erection of New Building
Decision NoP230523-05C2-E011
16-Dec-2025

Temporary Occupation Permits Issued

CSC No202597572
Date16-Dec-2025
DescriptionERECTION OF A 2-STOREY ENVELOPE CONTROL DETACHED DWELLING HOUSE WITH AN ATTIC, A BASEMENT AND A SWIMMING POOL ON LOT 03239C MK04 AT 22 GROVE DRIVE (BUKIT TIMAH PLANNING AREA)
Floor Area0
Cost $0
ArchitectLOW SOON MENG DYLAN
02-Jan-2026

Resale

Purchased Price$16,000,000
PSF$3,855
Area4,151 sqft
Today

Today's ML Valuation

Live
DescriptionPricePSF
Type: Semi-Detached House
Tenure: Freehold
Latest Contract Date: 02-Jan-2026
Area: 4,151 Sqft
$16,000,000 $3,855
Price Index $3,971 $3,971
House Adjustment 0
BCA Cost $1,500,000
ML Indicative Valuation $17,983,600
Gross Indicative Capital Gain Today $1,983,600

Nearby MRT / Train Stations

Loading nearby MRT stations…
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 335m 51 67.0% 76 Not Applicable Not Applicable Not Applicable 0
2 Pei Tong Primary School Clementi 15 Clementi Avenue 5, S129857 1.7km Not Applicable Not Applicable Not Applicable 182 100.0% 34 135
3 Methodist Girls' School (Primary) Bukit Timah 11 Blackmore Drive, S599986 2.1km Not Applicable Not Applicable Not Applicable 0 0% 0 0
Legal Requisition for this house
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
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
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