RPS · Resale Project Scorecard
Spring Grove — Grade C
RPS score 4.83/10 · D10 · Bukit Timah, Holland, Tanglin · 325 units · scored across 7 weighted factors — methodology published.
99YR · Bukit Sembawang Estates · TOP 1996
Below-average project with notable weaknesses. Standout strengths: project size. Key weaknesses: future transformation, capital appreciation.
Factor breakdown
- Project's Historical Performance25% weight
- 1/10
- Primary School Effect20% weight
- 7/10
- Project Size16% weight
- 8/10
- MRT Proximity13% weight
- 7/10
- Rental Yield10% weight
- 3/10
- Tenure10% weight
- 5/10
- Future Transformation6% weight
- 3/10
Avg Ann. of +1.68% — bottom 9% within its 1996-era cohort. Weak capital appreciation, even when judged against vintage peers.
2 primary schools within 1km (nearest: ALEXANDRA PRIMARY SCHOOL at 0.75km). Strong school proximity — a genuine advantage for young families.
325 units — good project size supporting active resale market and adequate facilities.
0.64km from Orchard Boulevard Mrt Stn (TE13) — short walk to MRT, good transport convenience.
Rental yield of 2.87% — below-average income return.
99YR tenure — about 64 years remaining; some long-term decay exposure but not imminent.
Limited future-catalyst exposure — nearest is Newton–Orchard mixed-use precinct at 2.06km, far enough that the impact on this project is modest.
Primary schools within 1km: Alexandra Primary School, River Valley Primary School.
The verdict· Scores updated September 2026
Spring Grove scores 4.83 out of 10 on the TRIBE Resale Project Scorecard, Grade C, ranking 2032nd of 2,357 resale condos scored in Singapore and 216th of 308 in District 10 (Bukit Timah, Holland, Tanglin). Its strongest factors are Project Size (8/10) and Primary School Effect (7/10); its weakest is Project's Historical Performance (1/10). Below-average project with notable weaknesses. Standout strengths: project size. Key weaknesses: future transformation, capital appreciation.
See all 308 scored condos in District 10 (Bukit Timah, Holland, Tanglin) →
RPS · Resale Project Scorecard
Recent resale transactions at Spring Grove
12 months to September 2026 (Oct 2025 – Sep 2026): 17 resale transactions, median $1,809 psf, median price $2.40M. Median PSF is flat on the previous 12 months.
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 2 | $1,698 psf | $2.05M |
| Jan–Mar 2026 | 4 | $1,725 psf | $2.40M |
| Apr–Jun 2026 | 9 | $1,818 psf | $2.48M |
| Jul–Sep 2026 | 2 | $1,871 psf | $2.24M |
| 12-month total | 17 | $1,809 psf | $2.40M |
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.
Spring Grove: frequently asked questions
Answers generated from the scorecard data — RPS rank 2032nd of 2,357, scores updated September 2026.
- Is Spring Grove a good buy in 2026?
- Spring Grove scores 4.83/10 on the TRIBE Resale Project Scorecard (Grade C), which places it 2032nd of 2,357 Singapore resale condos and 216th of 308 in District 10 (Bukit Timah, Holland, Tanglin). Below-average project with notable weaknesses. Standout strengths: project size. Key weaknesses: future transformation, capital appreciation. 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 Spring Grove?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 17 resale transactions at Spring Grove, at a median of $1,809 psf and a median price of $2.40M (range $1,460 psf to $1,973 psf). The median PSF is flat on the previous 12 months (Oct 2024 – Sep 2025). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Spring Grove from the nearest MRT station?
- Spring Grove is about 640m from Orchard Boulevard MRT (TE13), scoring 7/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does Spring Grove compare with Draycott Eight?
- Draycott Eight is the project scored next to Spring Grove on the District 10 ranking: 4.84 (Grade C) against Spring Grove's 4.83 (Grade C). Spring Grove scores higher on Project Size (8 vs 5); Draycott Eight scores higher on Rental Yield (3 vs 5) and Tenure (5 vs 7).
- Which primary schools are within 1km of Spring Grove?
- 2 primary schools are within 1km of Spring Grove: Alexandra Primary School, River Valley Primary School. 2 primary schools within 1km (nearest: ALEXANDRA PRIMARY SCHOOL at 0.75km). Strong school proximity — a genuine advantage for young families. Spring 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 Spring Grove, and how big is the project?
- Spring Grove is 99-year leasehold, completed in 1996, has 325 units, developed by Bukit Sembawang Estates. 99YR tenure — about 64 years remaining; some long-term decay exposure but not imminent. 325 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 Spring Grove in Bukit Timah, Holland, Tanglin
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
- Draycott EightC4.84
- Lush On Holland HillC4.82
- Ardmore ParkC4.84
- Sixth Avenue CentreC4.82
- Mon JervoisC4.85
- The MerasagaC4.82
See all 308 scored projects in Bukit Timah, Holland, Tanglin →
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