Kingsgrove
ANG MO KIO AVENUE 1 · Singapore 569975 · D20
Median PSF · 12m
S$1,456
Median price · 12m
S$2.30M
Latest sale
S$2.35M
Dec 2025
1-year change
+3.9%
Sales · 12m
2
7 all time
Gross yield
2.65%
3 leases
Price history
How this development has traded
Median transacted price and price per square foot by quarter, from every sale on record here.
- Change over window
- +30.4%
- Annualised
- +23.7%
- Transactions
- 7
- 1 year
- +3.9%
- 3 years p.a.
- —
- 5 years p.a.
- —
- Median size
- 1,572 sqft
Against the neighbourhood
How it compares within D20
Bishan, Ang Mo Kio, Thomson. All figures are medians over the last 12 months for private homes in this district.
| Measure | Kingsgrove | D20 median | Difference |
|---|---|---|---|
| Median PSF | S$1,456 | S$1,955 | -25.5% |
| Median price | S$2.30M | S$1.93M | +19.4% |
| Gross rental yield | 2.65% | 3.44% | -0.8 pts |
| 1-year price change | +3.9% | +6.0% | -2.1 pts |
This development trades about 26% below the D20 median price per square foot.
Rental
Rent and yield
From URA private residential rental contracts.
Median monthly rent
S$5,000
Contracts · 12m
3
Implied annual rent
S$60K
Gross yield
2.65%
| Unit type | Contracts | Median rent |
|---|---|---|
| 3 bedroom | 3 | S$5,000 |
Investment analysis
Investment score 66 / 100
Each component is a percentile rank against every other private development in the database. This is an analytical indicator, not financial advice.
66/100
100% of the scoring weight measurable
Every bar is a percentile rank, so 70 means this development sits above roughly 70% of its peers on that factor. Factors we cannot measure are excluded and the remaining weights are rebalanced, rather than scored as zero.
- Valuationweight 22%88
How its median price per square foot compares with its own district.
- Supply riskweight 10%81
Upcoming units recorded in the same district. Higher score means less competing supply.
- Liquidityweight 15%69
Transactions in the last 12 months — how easily it trades.
- Locationweight 15%68
Distance to the nearest rail station, plus schools within 1 km. Nearest is Teck Ghee MRT at 470 m.
- Price momentumweight 18%59
Three-year annualised change in median PSF, or one year where three is unavailable.
- Rental yieldweight 20%36
Gross yield against every other development in its segment.
The investment score is an analytical indicator computed from transaction and location data. It is not a recommendation, a forecast, or financial advice.
Location
Nearby amenities
Rail stations
- Teck Ghee MRT470 m
- Bright Hill Interchange MRT560 m
- Bright Hill MRT790 m
- Mayflower MRT800 m
Schools within 2 km
- Ang Mo Kio Secondary Schoolsecondary (s1-s5)360 m
- Eunoia Junior Collegejunior college410 m
- Ang Mo Kio Primary Schoolprimary430 m
- Mayflower Secondary Schoolsecondary (s1-s5)560 m
- Ai Tong Schoolprimary910 m
- Peirce Secondary Schoolsecondary (s1-s5)1.0 km
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
- ARTISAN 8Apex Asia (2) Pte. Ltd.34 units1.3 km
High upcoming supply nearby may increase competition for tenants and buyers.
The record
Transactions at this development
| Month | Type | Price | Size | PSF | Floor | Lease left |
|---|---|---|---|---|---|---|
| Dec 2025 | Condominium | S$2,350,000 | 1,582 sqft | S$1,485 | 01-05 | — |
| Oct 2025 | Condominium | S$2,258,000 | 1,582 sqft | S$1,427 | 01-05 | — |
| Sep 2025 | Condominium | S$2,262,000 | 1,615 sqft | S$1,401 | 01-05 | — |
| Jul 2024 | Condominium | S$1,600,000 | 1,259 sqft | S$1,270 | 01-05 | — |
| Aug 2022 | Condominium | S$1,510,800 | 1,259 sqft | S$1,200 | 01-05 | — |
| Dec 2021 | Condominium | S$1,750,000 | 1,572 sqft | S$1,114 | 01-05 | — |
| Oct 2021 | Condominium | S$1,530,000 | 1,367 sqft | S$1,119 | 01-05 | — |
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Flame Tree Park
S$2,006
+10.4%4 sales1.7% yield
Artisan 8
S$2,381
—4 sales
Thomson V One
S$1,119
-26.3%1 sales5.4% yield
Sin Ming Plaza
S$1,870
+16.3%2 sales2.3% yield
Thomson V Two
S$1,623
-8.3%1 sales4.0% yield
Fulton Hill
S$2,438
+43.2%1 sales1.5% yield
Amo Residence
S$2,524
—33 sales2.4% yield
Landed Housing Development
S$3,123
—1 sales
Important
Property values shown are estimates generated from available transaction and market data and are not official valuations. Actual transaction prices may differ. Data availability and accuracy depend on the underlying source datasets. Users should conduct their own due diligence and seek professional advice where appropriate.