Central Grove

37 filed transactions · District 14 · RCR

Median, per square foot

1,335 psf

Observed range

$1,061 — $1,535 psf
S$1,590k median price

99 yrs lease commencing from 1997 · 37 filed transactions

▼ 4.1% vs 12 months ago

S$1,590k

Median price

Filed transactions

36%

Spread, low to high

URA Data Service — PMI_Resi_Transaction · 2021-09 to 2026-09 · accessed 2026-09-10

Which of these are you

I’m considering buying this

What it costs on the day, at $1,590,000Loan, downpayment, the cash CPF cannot cover, and both stamp duties
Run six checks before you commitThe asking price, nearby MOP supply, land coming, and what could be built next door
What a higher floor is worth hereMeasured within this building, not across the country
What is within reach of itSchools, stations and shops, at straight-line distance
Put it beside another blockTwo or three side by side, in a link you can send to whoever else is deciding

I own this

Median price by month24 months with a sale

Sep '22 · S$1,380kJun '26 · S$1,590k

The transactions behind those figures20 of 37

Nothing modelled — these are the filed sales.

112 sqm · floor 01-05Condominium · Resale · 2026-06

S$1,540,000$1277 psf

114 sqm · floor 01-05Condominium · Resale · 2026-06

S$1,590,000$1296 psf

131 sqm · floor 01-05Condominium · Resale · 2026-06

S$1,700,000$1206 psf

112 sqm · floor 11-15Condominium · Resale · 2026-05

S$1,850,000$1535 psf

113 sqm · floor 11-15Condominium · Resale · 2026-04

S$1,800,000$1480 psf

114 sqm · floor 01-05Condominium · Resale · 2026-03

S$1,678,000$1367 psf

114 sqm · floor 16-20Condominium · Resale · 2026-01

S$1,688,000$1376 psf

115 sqm · floor 11-15Condominium · Resale · 2026-01

S$1,710,000$1381 psf

Why a range, not one number. Valuation tools routinely disagree by S$15,000–S$80,000 on the same home, because none can see your floor, facing, renovation or lease. The spread above is the real one — the cheapest and dearest psf actually filed here over the period. Where your unit sits inside it depends on the things the data cannot see.

Contains information from HDB Resale Flat Prices (data.gov.sg) accessed on 2026-09-10 from data.gov.sg, made available under the Singapore Open Data Licence v1.0Contains information from URA Data Service — PMI_Resi_Transaction accessed on 2026-09-10, made available under the Singapore Open Data Licence v1.0

What the floor is worth

This project+6.3%

Floors 16+ against floors 1–5, Central Grove only. Median S$1,376 psf up top from 3 sales, S$1,294 psf low down from 13.

District 14, typical project+6.3%

Middle of 7 projects in District 14 that clear the bar — half fall between +1.4% and +8.6%. 1 came out negative — high floors sold for less in 1 of them.

Every band in District 14, for reference. This pools all buildings in the town, so it carries the estates as well as the storeys — a town whose tall blocks are its newest ones will show a steeper climb than height alone buys. The two figures above are the ones that hold a building constant.

Storeys	Median psf	Filed sales
01-05	S$1,449	667
06-10	S$1,698	386
11-15	S$1,724	304
16-20	S$1,790	121

URA Data Service — PMI_Resi_Transaction · accessed 2026-09-10T21:15:39.110Z. Storey bands are the source's own — no floor number is inferred from them. A premium is a median of filed transactions, not a valuation of any home.

What's around

Straight-line distance from the building — the walk is longer, and how much longer depends on what is in the way.

Nearest station

Aljunied

214m

Primary schools within 1km

nearest 164m

Primary schools · straight-line distance

Geylang Methodist School (Primary)164m
Kong Hwa School728m

1 more between 1km and 2km

Canossa Catholic Primary School1.2km

A band is priority, not a place — and this is an indication, not MOE's answer. MOE measures home to school in a straight line, which is what is measured here. But it measures to the school's land boundary and this measures to the school's single registered coordinate, so a large campus reads as further away than MOE would find it. It also measures from the address on your child's registration, not from the block. A school near the line can fall either side of it once MOE measures it, and an oversubscribed school still ballots within a band. For the official category for a specific address, use OneMap's SchoolQuery.

Stations

Aljunied214m
Paya Lebar839m
Cc9912m

Also nearby

Hawker centreAljunied Ave 2 Blk 117 (Blk 117 Aljunied Market and Food Centre)570m
ParkGeylang East PK713m
Other schoolsGeylang Methodist School (Secondary)251m

Coordinates from OneMap, © Singapore Land Authority. Distances are straight-line.
Station exit locations — LTA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
School addresses — MOE School Directory and Information (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
Hawker centre locations — NEA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
Park locations — NParks (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.

What has sold nearby300m

Distance from Central GroveStraight-line, not walking — what sits between two points is in no dataset here.

17projects within 300m

$1,118–$1,782the middle half, per sq ft

$1,466median of those sales

From 152 filed sales — the 20 most recent at each project, which is all this index keeps. 3 of them are at that limit, so they have sold more than is counted here.

Project	Away	Filed	Floor	Size	PSF
Tre Residences	129m	2026-06	06-10	88 sqm	$1,884
Tre Residences	129m	2026-06	01-05	53 sqm	$1,697
Landed · Lorong 25A Geylang	217m	2026-06	—	158 sqm	$1,958
Balmy Court	238m	2026-05	01-05	99 sqm	$1,220
Tre Residences	129m	2026-04	06-10	79 sqm	$1,870
Tre Residences	129m	2026-04	11-15	88 sqm	$1,920
Tre Residences	129m	2026-04	11-15	53 sqm	$1,928
Tre Residences	129m	2026-04	06-10	88 sqm	$1,900
Sims Green	204m	2026-04	01-05	115 sqm	$1,164
The Alcove	252m	2026-04	01-05	128 sqm	$1,118
The Alcove	252m	2026-03	06-10	135 sqm	$1,148
Tre Residences	129m	2026-02	16-20	53 sqm	$2,033
Tre Residences	129m	2026-01	01-05	88 sqm	$1,858
Tre Residences	129m	2026-01	11-15	80 sqm	$1,916
Tre Residences	129m	2025-12	01-05	88 sqm	$1,879
Tre Residences	129m	2025-11	01-05	88 sqm	$1,790
Tre Residences	129m	2025-10	01-05	79 sqm	$1,798

The 17 most recent are listed, out of 152 in the index at this radius. The floor band is what URA and HDB publish; neither feed carries a unit number.

The afternoon sun, and what is approved in it247°–293°

Seen from here, the sun sets at 247° (WSW) in December and 293° (WNW) in June — a swing of 47° across the year. A window on one of those bearings takes the low sun for part of the year and none of it for the rest.

Today the sun drops below 15° at 06:04 pm and sets at 07:00 pm, arriving from 273° (W). Above that angle it is over the roof rather than through the window; near the equator the midday sun is almost overhead, which is why this is only ever about the last hour.

Which way does the unit face?

Nothing published says which way a unit points — not URA, not HDB. You are the one standing in it, or holding the plan. If the floor plan carries a north arrow, the plan reader will read it off and say so when it cannot.

2 permitted planning decisions sit on those bearings within 400m. What it means depends entirely on which:

Approved	Away	Bearing	Height	What
2025-06-05	328m	286° WNW	8 storeys	Amalgamation & subdivision of land into 2 plots and strata subdivision of an existing one block of 8-storey multi-user…
2026-03-16	332m	274° W	5 storeys	Proposed reconstruction involving addition of 5-storey extension with mezzanine to existing 2-storey single-user light…

This does not tell you whether anything is blocked. A shadow needs the height and footprint of every building between you and the sun, and no public dataset here carries them — so none is drawn. What is above is the bearing the sun arrives on, which is astronomy, and what has been permitted along it, which is a filed decision with a reference number. Joining the two is yours. Bearings and distances are straight-line. A decision is permission to build, not a building: some are never started, and heights come from URA’s own wording, which states one about four times in five.

Where the money actually goes

Drag the sale price. Everything moves.

Cash

Loan

CPF principal

CPF interest

Fees

Sale price · S$1,590,000

Outstanding loan

CPF principal used

Years held

Agent fee %

Sale priceS$1,590,000

Outstanding loan−S$180,000

CPF principal refundBack into your CPF, not lost−S$150,000

CPF accrued interestCPF OA rate, compounded over 12 years−S$52,416

Agent fee (2% + GST) and legal−S$37,462

Cash in handS$1,170,122

S$202,416 returns to your CPF, not your pocket — still yours, and it can fund the next purchase. The accrued interest alone is S$52,416, and it grows every year you hold. HDB concessionary loan interest is 2.6% p.a.; CPF Ordinary Account accrues at 2.5%.

Look up somewhere else

Any HDB block or private project in Singapore.