RPS · Resale Project Scorecard
Pine Grove — Grade B
RPS score 6.05/10 · D21 · Clementi Park, Upper Bukit Timah · 660 units · scored across 7 weighted factors — methodology published.
99YR · HUDC Housing · TOP 1984
Solid, middle-of-the-pack project. Standout strengths: project size. Key weaknesses: future transformation, tenure.
Factor breakdown
- Project's Historical Performance25% weight
- 5/10
- Primary School Effect20% weight
- 7/10
- Project Size16% weight
- 10/10
- MRT Proximity13% weight
- 6/10
- Rental Yield10% weight
- 4/10
- Tenure10% weight
- 4/10
- Future Transformation6% weight
- 4/10
Avg Ann. of +3.13% — near-median performance within its 1984-era cohort (44th percentile).
2 primary schools within 1km (nearest: PEI TONG PRIMARY SCHOOL at 0.66km). Strong school proximity — a genuine advantage for young families.
660 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover.
0.98km from Clementi Mrt Stn (EW23) — moderate MRT proximity; walkable but not doorstep.
Rental yield of 3.14% — below-average income return.
99YR tenure — about 57 years remaining; lease decay is starting to impact bank valuations and CPF usage.
Limited future-catalyst exposure — nearest is Greater One-North / Dover-Medway precinct at 2.36km, far enough that the impact on this project is modest.
Primary schools within 1km: PEI TONG Primary School, Henry PARK Primary School.
The verdict· Scores updated September 2026
Pine Grove scores 6.05 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 1051st of 2,357 resale condos scored in Singapore and 48th of 74 in District 21 (Clementi Park, Upper Bukit Timah). Its strongest factors are Project Size (10/10) and Primary School Effect (7/10); its weakest is Future Transformation (4/10). Solid, middle-of-the-pack project. Standout strengths: project size. Key weaknesses: future transformation, tenure.
See all 74 scored condos in District 21 (Clementi Park, Upper Bukit Timah) →
RPS · Resale Project Scorecard
Recent resale transactions at Pine Grove
12 months to September 2026 (Oct 2025 – Sep 2026): 10 resale transactions, median $1,048 psf, median price $1.82M. Median PSF is up 0.7% on the previous 12 months (Oct 2024 – Sep 2025, $1,041 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 2 | $1,061 psf | $1.82M |
| Jan–Mar 2026 | 4 | $1,082 psf | $1.90M |
| Apr–Jun 2026 | 3 | $997 psf | $1.68M |
| Jul–Sep 2026 | 1 | $1,035 psf | $1.37M |
| 12-month total | 10 | $1,048 psf | $1.82M |
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.
Pine Grove: frequently asked questions
Answers generated from the scorecard data — RPS rank 1051st of 2,357, scores updated September 2026.
- Is Pine Grove a good buy in 2026?
- Pine Grove scores 6.05/10 on the TRIBE Resale Project Scorecard (Grade B), which places it 1051st of 2,357 Singapore resale condos and 48th of 74 in District 21 (Clementi Park, Upper Bukit Timah). Solid, middle-of-the-pack project. Standout strengths: project size. Key weaknesses: future transformation, tenure. 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 Pine Grove?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 10 resale transactions at Pine Grove, at a median of $1,048 psf and a median price of $1.82M (range $988 psf to $1,105 psf). The median PSF is up 0.7% on the previous 12 months (Oct 2024 – Sep 2025, $1,041 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Pine Grove from the nearest MRT station?
- Pine Grove is about 980m from Clementi MRT (EW23), scoring 6/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does Pine Grove compare with Sun Court?
- Sun Court is the project scored next to Pine Grove on the District 21 ranking: 6.06 (Grade B) against Pine Grove's 6.05 (Grade B). Pine Grove scores higher on Project Size (10 vs 3) and Rental Yield (4 vs 1); Sun Court scores higher on Tenure (4 vs 10) and MRT Proximity (6 vs 9).
- Which primary schools are within 1km of Pine Grove?
- 2 primary schools are within 1km of Pine Grove: PEI TONG Primary School, Henry PARK Primary School. 2 primary schools within 1km (nearest: PEI TONG PRIMARY SCHOOL at 0.66km). Strong school proximity — a genuine advantage for young families. Pine Grove scores 7/10 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 Pine Grove, and how big is the project?
- Pine Grove is 99-year leasehold, completed in 1984, has 660 units, developed by HUDC Housing. 99YR tenure — about 57 years remaining; lease decay is starting to impact bank valuations and CPF usage. 660 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover. Tenure carries 10% of the RPS score and Project Size 16%.
Scored either side of Pine Grove in Clementi Park, Upper Bukit Timah
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
- Sun CourtB6.06
- JK BuildingB6.04
- Cavendish ParkB6.12
- 1 King Albert ParkB5.96
- Selanting GreenB6.14
- Suites @ Bukit TimahB5.90
See all 74 scored projects in Clementi Park, Upper Bukit Timah →
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