Rent vs D10 Near district
Rents near district median
Spring Grove's latest 12-month median rent is $6,550 compared with the D10 median of $6,500 for the same period. Use this district check before narrowing by bedroom and area band.
Spring Grove rent and sale price
D10 / Ardmore, Bukit Timah, Holland Road, Tanglin
Address 53 Grange Road Spring Grove Singapore 249565
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Quick summary about Spring Grove
Spring Grove is a 99-year leasehold condominium in D10 / Ardmore, Bukit Timah, Holland Road, Tanglin. The page currently tracks 566 rentals and 78 sales. Spring Grove is near ORCHARD BOULEVARD MRT STATION (TE13), about 0.64 km away.
For rent checks, start with the latest 12-month median of $6,550 per month and compare it with the full-history size-band range of $4,800 to $8,000. For sale checks, start with the latest 12-month median sale price of $2,400,000 and median sale PSF of $1,809 psf, then compare full-history floor-band evidence from $1,996,000 to $2,430,000 and PSF from $1,645 psf to $1,809 psf.
- Latest 12M median rent is $6,550 per month from 93 rentals. The bedroom and floor-area tables below show the full loaded history.
- Latest 12M median sale price is $2,400,000, with median sale PSF at $1,809 psf from 19 sales.
- Rent is down 5.0% over the last 3 months. Sale PSF is up 5.7% over the last 3 months.
Spring Grove Market Brief
Compare the project with D10 across rent, sale PSF, tenure and transaction activity.
Compared with D10
Sale PSF vs D10 -33.8%
Sale PSF below district median
Spring Grove's latest 12-month median sale PSF is $1,809 psf versus the D10 median of $2,734 psf for the same period. A premium should be explained by tenure, condition, floor, view or scarcity.
Rent support 3.28%
Rent support above district screen
Gross yield is roughly 3.28% versus a D10 screen of 2.71%. Treat this as a first-pass rent support signal before costs, vacancy and financing.
Rent stability 27.6% spread
Rent is uneven
Recent median rents vary a lot, usually because unit mix differs month to month.
Market activity -16.4%
Activity is steady
Recent transaction volume is close to the prior 6-month view.
Tenure lens 99-year leasehold
Leasehold comparison needed
99-year leasehold from 1991 matters most on sale price. Compare Spring Grove against nearby projects with similar tenure before treating a PSF gap as cheap or expensive.
Before you decide
Latest 12M median rent $6,550
Is the asking rent fair?
$6,200 to $6,900 is the first fair-rent band to check. Above $6,900 should have a visible reason.
Latest 12M median sale PSF $1,809 psf
Is the purchase price fair?
$2,330,000 to $2,470,000 and $1,750 to $1,860 psf are the first sale checks before adjusting for floor, size, view and condition.
3 bed rent $6,500
Are similar units renting for more?
3 bed and 1,300 to 1,400 sqft give the closest unit-size checks.
Rent stability 27.6% spread
Is rent stable here?
Rent is uneven. Recent median rents vary a lot, usually because unit mix differs month to month.
Transaction volume -16.4%
Is activity rising?
Activity is steady. Recent transaction volume is close to the prior 6-month view.
Spring Grove Project Facts
Project-level details from URA records and local enrichment.
Tenure 99-year leasehold from 1991
Property type Condominium, Non-Landed Properties
Sales 78 resale transactions
Total sold value $176.9M
Spring Grove Data Coverage
Use this to judge whether the project has enough rent, sale and recent transaction depth for a confident comparison.
Rentals 566 Jun 2021 to Jul 2026
Sale transactions 78 Jun 2021 to Jul 2026
Rent trend -5.0% Last 3 months
Sale PSF trend 5.7% Last 3 months
Spring Grove Location
Nearest transport, schools and daily conveniences around the project.
Project MRT School Amenities
Nearby
Approximate distance from the project. Walking, driving and transit routes may differ.
Closest MRT
ORCHARD BOULEVARD MRT STATION (TE13) 0.64 km away
ORCHARD MRT STATION (TE14) 0.68 km away
GREAT WORLD MRT STATION (TE15) 0.81 km away
Schools nearby
ISS INTERNATIONAL SCHOOL (ELEMENTARY & MIDDLE SCHOOL CAMPUS) 0.51 km away
ALEXANDRA PRIMARY SCHOOL 0.84 km away
RIVER VALLEY PRIMARY SCHOOL 1 km away
FUREN INTERNATIONAL SCHOOL 1.15 km away
Amenities
FORUM THE SHOPPING MALL Mall / retail · 0.89 km away
FAIRPRICE FINEST THE CENTREPOINT Daily needs · 1.39 km away
ALEXANDRA PARK CONNECTOR Park / green link · 0.76 km away
MARKET & HAWKER CENTRE (BLK 115 BUKIT MERAH VIEW) Food centre · 1.55 km away
Spring Grove Rent and Sale PSF Trends
Recent rent, sale PSF and contract activity for this project.
Latest median rent $6,600 142 rentals in view
Latest median sale PSF $1,871 psf 23 sales in view
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
Jul 2026 7 $6,600 2 $1,871 psf $2,236,400
Jun 2026 9 $6,700 4 $1,827 psf $2,195,000
May 2026 3 $5,300 3 $1,786 psf $2,390,000
Apr 2026 6 $6,200 2 $1,853 psf $2,572,500
Mar 2026 6 $6,950 1 $1,721 psf $2,390,000
Feb 2026 5 $7,100 3 $1,728 psf $2,400,000
Jan 2026 9 $6,550 0 - -
Dec 2025 6 $6,500 1 $1,631 psf $1,650,000
Nov 2025 9 $6,700 0 - -
Oct 2025 9 $6,400 1 $1,764 psf $2,450,000
Sept 2025 14 $6,500 2 $1,783 psf $2,135,000
Aug 2025 10 $6,200 0 - -
Projects Similar to Spring Grove
Same district, ranked by similar rent, sale PSF and transaction depth.
99-year leasehold from 2010 D'Leedon 3.2 km away 2,979 transactions
- Median rent
- $5,500
- Median sale PSF
- $1,897 psf
- Median rent
- $7,000
- Median sale PSF
- $1,710 psf
- Median rent
- $5,200
- Median sale PSF
- $1,733 psf
- Median rent
- $6,250
- Median sale PSF
- $2,076 psf
- Median rent
- $6,200
- Median sale PSF
- $1,929 psf
- Median rent
- $5,425
- Median sale PSF
- $1,983 psf
Spring Grove Rent by Bedrooms
Monthly rent by recorded bedroom count.
Bedrooms Median rent Average rent Transactions
2 bed $4,800 $4,700 202
3 bed $6,500 $6,312 286
4 bed $8,000 $8,382 78
Spring Grove Rent by Size
Monthly rent by recorded URA floor area band.
Area band Median rent Average rent Transactions
1,000 to 1,100 sqft $4,800 $4,661 196
1,300 to 1,400 sqft $6,500 $6,235 260
1,600 to 1,700 sqft $7,300 $7,004 23
1,700 to 1,800 sqft $7,275 $7,457 70
2,100 to 2,200 sqft $7,400 $7,400 2
2,500 to 2,600 sqft $13,000 $13,125 4
2,700 to 2,800 sqft $11,400 $11,218 11
Spring Grove Sale PSF by Floor
Median sale price and PSF by recorded floor band.
Floor band Median sale Median PSF Transactions
01 to 05 $2,194,000 $1,645 psf 22
06 to 10 $2,430,000 $1,750 psf 21
11 to 15 $2,240,000 $1,730 psf 14
16 to 20 $1,996,000 $1,809 psf 21
Spring Grove Latest Transactions
Most recent URA rentals and sales for this project.
Rentals
Sales
How to use this data
Practical guidance for renters, buyers and sellers. This is not a valuation, it is a starting point for comparing real transactions.
Rent negotiation
If you are renting
Spring Grove shows a latest 12-month median monthly rent of $6,550 across 93 rentals. Use that as the first anchor, then check the bedroom and floor-area bands before accepting an asking rent.
Latest 12M median rent $6,550
Rentals in period 93
Rent signal Strong
- If the asking rent is above the median, look for a clear reason such as larger size, newer condition, furnishings or a better stack.
- If it is below the median, check whether the unit is smaller, older, lower floor or has a shorter lease term.
Offer check
If you are buying
Latest 12M sales at Spring Grove show a median price of $2,400,000 and $1,809 psf. Treat those as the first comparable range, then adjust for floor, size, condition and tenure.
Latest 12M median sale $2,400,000
Latest 12M median PSF $1,809 psf
Sale signal Strong
- Compare the unit against the sale by floor table before deciding whether a premium makes sense.
- 99-year leasehold from 1991 should be part of the buying decision, especially when comparing against newer leasehold or nearby freehold projects.
Listing position
If you are selling
For sellers, the cleanest starting point is the project median PSF, then the latest sales and nearby project comps. Spring Grove has 78 sales on this page, so pricing should be checked against actual recent contracts before listing.
Sale signal Strong
Total sold value $176.9M
Latest record Jul 2026
- Use the latest sales table to avoid anchoring to stale prices when the most recent month moved differently.
- If you want to price above recent PSF, the listing needs a visible reason such as renovation, view, layout, floor or scarcity.
Run Spring Grove numbers
Start with the project benchmarks, then adjust the calculator assumptions for the unit you are considering.
Rental yield $6,550/mo Test gross and net yield against typical rent. Buy vs rent $2.4M Compare ownership cost against renting. Mortgage $2.4M Estimate monthly payment from the sale price. Stamp duty $1,809 psf Estimate buyer stamp duty before offer math. Purchase timeline Offer steps Map the option fee, exercise date, stamp duty and completion.
District context
Use D10 to compare Spring Grove against the wider area.
About this data
How to read the rental and sale figures on this page.
Rental figures come from URA private residential rent data. Rent is shown as monthly rent.
Sale figures come from private residential sale data. PSF and total selling value are shown where the needed fields are available.
Rental floor level is not available from this source, so rental analysis is split by bedroom count and floor area band.
Sale floor band is available for many sale transactions, so sale prices can be grouped by recorded floor band.
Spring Grove FAQ
Quick answers for renters, buyers and owners comparing this project.
What is the typical rent at Spring Grove?
Spring Grove has a latest 12-month median monthly rent of $6,550 across 93 rentals in that period.
What is the typical sale price at Spring Grove?
The latest 12-month median sale price for Spring Grove is $2,400,000, based on 19 sales in that period.
What is the median sale PSF at Spring Grove?
The latest 12-month median sale price per square foot for Spring Grove is $1,809 psf. The average for the same period is $1,787 psf.
Is Spring Grove freehold or leasehold?
Spring Grove is listed as 99-year leasehold from 1991. Tenure is tied to the project and is most relevant when reviewing sale transactions.
Where is Spring Grove located?
Spring Grove is located at 53 Grange Road Spring Grove Singapore 249565 in D10 / Ardmore, Bukit Timah, Holland Road, Tanglin.
How current is the Spring Grove transaction data?
The project page uses the latest records currently loaded on PropertySmartSG. Treat it as research evidence and check the latest transaction rows before using it for pricing.