Unit mix & rental yield by bedroom

Bedroom type	No. of units	%	Size range	Gross rent	Gross yield	Lease volume
2-bedroom	93	29%	1,012–1,313 sqft	S$5,100/mo	~3.3%	50
3-bedroom	125	38%	1,335–1,722 sqft	S$6,700/mo	~3.2%	76
4-bedroom	24	7%	1,787–2,702 sqft	—	—	—

83 units not yet in our catalogue.

Price Action

En-bloc likelihood

High likelihood

Ranks near the top for redevelopment interest among private condos.

SPRING GROVE is ranked for collective-sale (en-bloc) potential over the next 5 years, relative to other private condos. We show a relative tier, not a percentage — the ranking is reliable, an exact probability is not.

Based on 4 comparable past collective-sale deals (GRANGE COURT 2007, LE MARQUE 2006, BELLERIVE 2006).

A ranking signal, not advice or a prediction of any specific outcome. How this is calculated

Profit & Loss

haio estimate

73 realized resale exits at SPRING GROVE over the 5y window — 73 profitable, 0 at a loss, a median 2.75%/yr.

Tap any row to see the exact resale transactions behind it.

Profit Distribution

Unit Type	Exits	Med Holding	Med PSF Buy	Med PSF Sell	Med Profit	Med Annualised
3BR	25	27y 3m	$800	$1,741	S$951,491	2.81%
4BR	33	27y 11m	$800	$1,722	S$1,133,184	2.63%
5BR+	15	28y 0m	$800	$1,799	S$1,710,603	2.91%
Total	73	27y 10m	$800	$1,736	S$1,090,000	2.75%

Loss Distribution

No loss-making resales in this window — every matched exit sold above its matched entry price.

62 of 73exits had no exact area/floor entry match and were paired to the project's median launch PSF — a slightly coarser estimate for those rows.

Realized resales: each resale / sub-sale (the exit) is matched to a comparable new-sale (the entry) at the same project by floor band and strata area, then the annualised return is (exit ÷ entry) ^ (1 ÷ years held) − 1. URA caveats only. haio estimate — URA masks unit numbers after May 2021, so entries are matched by area + floor, not exact unit. Executive Condos are shown as a separate segment.

Buyer Demand vs Competing Supply

RadiusWithin 4.0 km

Reaches Harbourfront, Promenade, Marina Bay

haio estimate

x.x×demand vs supply · this year

Demand

xx,xxx

Nearby upgraders becoming able to buy a unit like yours this year

xx,xxx in the standing upgrader pool today

Supply

xx,xxx

Competing units coming up for sale nearby this year

xx,xxx competing units in the standing pool today

xx% demandxx% supply

xx,xxx HDB households within 4km of SPRING GROVE. xx,xxx are in the addressable upgrader pool — MOP-eligible blocks, net of recent resale resets.

xx,xxx sellable now+xx,xxx on resale clock+xx,xxx future MOP=xx,xxx total

xx,xxx households are in past-MOP blocks but were resold in the last 5 years — the new buyer's own MOP restarted, so these are excluded from the sellable-now pool.

Supply vs Demand Eligibility Pool by year within 4km of SPRING GROVE · actual

In plain English: what’s free to sell right now — units that have already cleared their SSD/MOP lock-up.

Actual= booked supply only — real resale caveats coming off their seller’s stamp duty (SSD) holding period (3 or 4 years, by purchase date) plus GLS-awarded new launches. Every figure is a recorded transaction or an awarded parcel: what is genuinely on the SSD/MOP clock today. The demand:supply ratio (top row) is computed on this booked supply.

Estimate only, not financial advice. A model-generated guide from public data — not a formal valuation; actual prices and bank valuations may differ, so verify before acting. haio accepts no liability for decisions made in reliance on it.

Neutral read: a higher ratio = demand outweighs supply; the trend shows if it’s tightening or easing. A haio estimate.

MOP estimated as HDB completion year + 5 (standard scheme); +10 for Plus/Prime/PLH blocks. Able-to-sell figure nets out resale transactions in the last 5 years (those buyers' own MOP restarted). haio estimate — not guaranteed to reflect individual flat eligibility.

Estimate only, not financial advice. A model-generated guide from public data — not a formal valuation; actual prices and bank valuations may differ, so verify before acting. haio accepts no liability for decisions made in reliance on it.

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Rental Demand

Exit Risk

haio unit-level records

If you bought at SPRING GROVE today at ~$1,798 psf (the recent resale median — last 12 months, 16 sales)…

91.6%

of current owners entered below $1,798 psf — they could sell below your entry and still profit.

n=310 traced current owners, 100.0% unit-exact · drag the entry-price slider below to test another price

Where current owners entered (psf)

today ~$1,798

$708 p5median $1,484p95 $1,812

Your entry price$1,800 psf

Drag to test any entry price — the share above updates live.

85.2%

bought cheaper than today’s median and are already past their seller’s-stamp-duty window — free to sell below your entry today, penalty-free.

At today’s median the headline share is an exact count over haio’s unit-level records — one entry price per traced current owner. Drag the entry-price slider to test another price; the share then re-reads off the band as an interpolated (“≈”) estimate. “Today’s price” is the last-12-months resale median, an anchor, not a valuation. In appreciated projects most owners naturally hold cheaper — long holders rarely sell low, so read it with the SSD-free share. Not advice. How this is calculated

Transaction History

Beds

Period

Size–sqft

Showing 10 of 567 total recorded transactions.


Jun 2026	2BR	$1,830,000	1,011	$1,810
Jun 2026	3BR	$3,100,000	1,668	$1,859
Jun 2026	3BR	$2,560,000	1,388	$1,844
May 2026	2BR	$1,863,000	1,011	$1,843
May 2026	3BR	$2,390,000	1,388	$1,722
May 2026	3BR	$2,480,000	1,388	$1,787
Apr 2026	3BR	$2,620,000	1,388	$1,888
Apr 2026	3BR	$2,525,000	1,388	$1,819
Mar 2026	3BR	$2,390,000	1,388	$1,722
Feb 2026	3BR	$2,400,000	1,388	$1,729

Nearby Transactions

DistanceWithin 300 m