RPS · Resale Project Scorecard
Central Grove — Grade A
RPS score 7.29/10 · D14 · Eunos, Geylang, Paya Lebar · 262 units · scored across 7 weighted factors — methodology published.
99YR · Hoi Hup Realty · TOP 2001
Strong project with clear strengths. Standout strengths: schools, MRT access. Key weaknesses: future transformation.
Factor breakdown
- Project's Historical Performance25% weight
- 7/10
- Primary School Effect20% weight
- 9/10
- Project Size16% weight
- 8/10
- MRT Proximity13% weight
- 9/10
- Rental Yield10% weight
- 5/10
- Tenure10% weight
- 7/10
- Future Transformation6% weight
- 2/10
Avg Ann. of +3.68% — near-median performance within its 2001-era cohort (63th percentile).
2 primary schools within 1km (nearest: GEYLANG METHODIST SCHOOL (PRIMARY) at 0.16km). Exceptional school catchment — strong appeal for families with young children.
262 units — good project size supporting active resale market and adequate facilities.
350m from Aljunied Mrt Stn (EW9) — direct, walk-in MRT access. Strong commuter appeal.
Rental yield of 3.27% — above-average income return.
99YR tenure — about 70 years remaining; some long-term decay exposure but not imminent.
Marginal future-catalyst exposure — nearest driver: Paya Lebar Air Base redevelopment at 3.11km, beyond meaningful proximity bands. Score is low but a forward-looking catalyst was still identified.
Primary schools within 1km: Geylang Methodist School (Primary), KONG HWA School.
The verdict· Scores updated September 2026
Central Grove scores 7.29 out of 10 on the TRIBE Resale Project Scorecard, Grade A, ranking 237th of 2,357 resale condos scored in Singapore and 14th of 208 in District 14 (Eunos, Geylang, Paya Lebar). Its strongest factors are Primary School Effect (9/10) and MRT Proximity (9/10); its weakest is Future Transformation (2/10). Strong project with clear strengths. Standout strengths: schools, MRT access. Key weaknesses: future transformation.
See all 208 scored condos in District 14 (Eunos, Geylang, Paya Lebar) →
RPS · Resale Project Scorecard
Recent resale transactions at Central Grove
12 months to September 2026 (Oct 2025 – Sep 2026): 10 resale transactions, median $1,379 psf, median price $1.69M. Median PSF is down 7.2% on the previous 12 months (Oct 2024 – Sep 2025, $1,486 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 2 | $1,426 psf | $1.60M |
| Jan–Mar 2026 | 3 | $1,376 psf | $1.69M |
| Apr–Jun 2026 | 5 | $1,296 psf | $1.70M |
| Jul–Sep 2026 | — | — | — |
| 12-month total | 10 | $1,379 psf | $1.69M |
Aggregates of URA REALIS resale caveats (data to September 2026). A specific unit's value depends on floor, size, facing and condition — for a unit-level read, use the Resale Price Check.
Central Grove: frequently asked questions
Answers generated from the scorecard data — RPS rank 237th of 2,357, scores updated September 2026.
- Is Central Grove a good buy in 2026?
- Central Grove scores 7.29/10 on the TRIBE Resale Project Scorecard (Grade A), which places it 237th of 2,357 Singapore resale condos and 14th of 208 in District 14 (Eunos, Geylang, Paya Lebar). Strong project with clear strengths. Standout strengths: schools, MRT access. Key weaknesses: future transformation. RPS scores project-level demand fundamentals — not a specific unit or its asking price — so read the grade as a screen: it tells you whether the drivers of resale demand are present, and the price you pay still decides the outcome.
- What is the average PSF at Central Grove?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 10 resale transactions at Central Grove, at a median of $1,379 psf and a median price of $1.69M (range $1,206 psf to $1,535 psf). The median PSF is down 7.2% on the previous 12 months (Oct 2024 – Sep 2025, $1,486 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Central Grove from the nearest MRT station?
- Central Grove is about 350m from Aljunied MRT (EW9), scoring 9/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does Central Grove compare with Atrium Residences?
- Atrium Residences is the project scored next to Central Grove on the District 14 ranking: 7.30 (Grade A) against Central Grove's 7.29 (Grade A). Central Grove scores higher on Project Size (8 vs 5) and MRT Proximity (9 vs 8); Atrium Residences scores higher on Tenure (7 vs 10) and Project's Historical Performance (7 vs 8).
- Which primary schools are within 1km of Central Grove?
- 2 primary schools are within 1km of Central Grove: Geylang Methodist School (Primary), KONG HWA School. 2 primary schools within 1km (nearest: GEYLANG METHODIST SCHOOL (PRIMARY) at 0.16km). Exceptional school catchment — strong appeal for families with young children. Central Grove scores 9/10 on the Primary School Effect factor (20% of the RPS score), which weights each school by its recent P1 ballot demand.
- What is the tenure of Central Grove, and how big is the project?
- Central Grove is 99-year leasehold, completed in 2001, has 262 units, developed by Hoi Hup Realty. 99YR tenure — about 70 years remaining; some long-term decay exposure but not imminent. 262 units — good project size supporting active resale market and adequate facilities. Tenure carries 10% of the RPS score and Project Size 16%.
Scored either side of Central Grove in Eunos, Geylang, Paya Lebar
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
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