Pine Grove Review — Upper Bukit Timah / Ulu Pandan · D21
HuatScore: 28/100 — Happy Can Liao
Is Pine Grove a good buy?
HuatScore rates Pine Grove 28/100 — a "Happy Can Liao" verdict. That makes it one to avoid unless the price moves for value-focused buyers comfortable with the location tradeoff and investors chasing a workable ~3.2% yield. Strongest card: 3-bedder × investment — appreciation sweet spot. Main watch-out: Thin transaction volume. Pricing is reasonable for the location at current market.
Last updated 2026-08-20 · scored against URA caveat data.
Key facts
- Verdict: Happy Can Liao
- Region: Rest of Central Region
- Tenure: 99-yr leasehold
- Avg PSF: ~$1,029 psf
- Price from: S$1.37M
Live market data
- Resale transactions (12mo): 11
- Recent resale PSF: ~$1,080 psf
What works in its favour
- 3-bedder × investment — appreciation sweet spot: Sells into the deepest pool — owner-occupier families. That demand floor drives durable capital appreciation. The investor default for total return, not just headline yield.
What to watch out for
- Thin transaction volume: Only 11 resale deals in the past year. Equity trap risk — when you want to exit, very few buyers to anchor against.
- Quiet resale demand: Demand pulse 28/100 — only 1.7% annual turnover (11 resales/12mo). Thin secondary-market activity; exits can be slow.
- 3 new launches competing in D21 · Upper Bukit Timah / Ulu Pandan: 3 active private launches in your district right now. More competing supply softens both rental and resale pricing power.
Who Pine Grove suits
- Value-focused buyers comfortable with the location tradeoff
- Yield investors — ~3.2% gross is workable; favour larger unit types
- Buyers who value a stable, established neighbourhood over speculative upside
Who should look elsewhere
- Buyers hunting deep relative value — the market has already priced in most of the story
- Short-term flippers — stamp duty + agent fees demand a 5-year minimum hold
- Buyers wanting a guaranteed top-tier primary within 1km walking distance
Huat Kueh says
~$1,029 psf for D21 Upper Bukit Timah / Ulu Pandan — entry still sensible. No MRT within walk — bus or car life ah.