Executive Summary: Allamanda Grove for Sale in District 10
Allamanda Grove is an exclusive freehold landed enclave in prime District 10 (Tanglin / Holland), comprising a small collection of terraced and detached houses along a quiet cul-de-sac off Holland Road.[4] For buyers seeking a rare freehold landed home in the Core Central Region with strong long-term value, Allamanda Grove stands out as a highly desirable address.
As of 2026, Allamanda Grove remains tightly held, with only occasional resale listings appearing on the market. Homejourney consolidates verified information, URA transaction data and on-the-ground insights to give you a clear, trustworthy picture of prices, available unit types, investment potential and what it is really like to live here.[4] This guide is written from the perspective of someone who has frequently viewed and researched properties around Holland Road and Tanglin, and who understands the day-to-day realities of living in this part of Singapore – from school runs to MRT access and weekend routines.
Use this page as your definitive reference before you shortlist units, arrange viewings or commit to an offer. Whenever you are ready, you can:
- View all units for sale at Allamanda Grove on Homejourney – Property Search and "View all units for sale at Allamanda Grove"
- Deep-dive into project data and price trends – and Projects Directory
- Check your affordability and monthly repayments – Bank Rates
- Schedule a viewing with a trusted property agent –
Table of Contents
- Allamanda Grove Overview
- Available Units for Sale & Typical Configurations
- Why Buy at Allamanda Grove
- Price Analysis & Market Position
- Location Advantages in District 10
- Financing Guide for Allamanda Grove Buyers
- Buying Process & Timeline
- Investment Potential & Rental Prospects
- Living & Maintaining a Landed Home at Allamanda Grove
- Frequently Asked Questions about Buying at Allamanda Grove
- Next Steps: How Homejourney Supports Your Purchase
1. Allamanda Grove Overview
1.1 Key Facts at a Glance
According to Homejourney’s project data, Allamanda Grove is a freehold landed development located at 26 Allamanda Grove, in District 10.[4] It is a small estate with around 20 landed units, completed in 2008.[4] While some third-party sources describe the enclave broadly as a collection of terraced and detached houses, the common thread is its low-density, exclusive residential character close to Holland Village and the Tanglin belt.[1][4]
1.2 Why Buyers Love Allamanda Grove
Having walked this area many times, what strikes you first about Allamanda Grove is how peaceful it is despite being just a short drive from Holland Village and Orchard. The road is a quiet, short cul-de-sac with very limited through traffic. You often see residents walking dogs or kids cycling safely along the street in the late afternoon.
Buyers are typically drawn to Allamanda Grove for three main reasons:
- Freehold landed in prime D10 – A combination that is increasingly rare, with strong legacy and wealth-preservation appeal.
- Low-density, private environment – Only about 20 units, which helps preserve privacy and exclusivity.[4]
- Convenient yet tranquil location – Easy access to Holland Village, Dempsey, Botanic Gardens and Orchard Road, while still feeling tucked away from main-road noise.
1.3 Developer & Build Quality
Homejourney’s project database lists the developer of Allamanda Grove as “not specified,” which suggests a smaller-scale or boutique developer rather than a major listed name.[4] In practice, many landed enclaves in D10 are built by reputable private builders or families with deep experience in landed construction.
From on-site inspections over the years, the homes here tend to feature:
- Modern 2000s architectural style with clean lines and practical internal layouts
- Multi-storey configurations (often 2.5–3.5 storeys) to maximise built-in area on limited land
- Quality finishes for their era, with many units now undergoing interior refresh or partial renovation
As with any landed project of this vintage, specific build quality and condition vary by unit, depending on how each owner has maintained or upgraded the home. A thorough inspection and professional checks (e.g. for water seepage, roof condition, M&E systems) are recommended before purchase.
2. Available Units for Sale & Typical Configurations
2.1 What Types of Units Are Typically Available?
Allamanda Grove is a landed-only street rather than a condominium, so you will not find studios or typical 1–4-bedroom condo units. Instead, you are looking at full landed homes, commonly configured as:
- Terraced houses – Inter-terraces and corner terraces with 3–5 bedrooms
- Detached / bungalow-type houses – Larger plots with 5–6 bedrooms or more[3]
One documented listing for Allamanda Grove indicates a detached house with 6 bedrooms, 5 bathrooms and about 4,086 sq ft of built-in area, illustrating the kind of generous internal space many units here offer.[3] Land sizes vary, but you can generally expect comfortable plots suited for multi-generational living.
2.2 Estimated Price Range (2026)
Because Allamanda Grove is a small and tightly held estate, URA transactions are relatively sparse, and resale prices can shift significantly from sale to sale depending on land size, built-up area, renovation condition and road frontage. Based on recent D10 landed transactions around Holland/Tanglin (URA Realis) and Homejourney’s 2026 analysis, a reasonable guide for Allamanda Grove would be:
*Disclaimer: These are general 2026 estimates based on URA landed data in D10 and similar streets nearby, not formal valuations. Actual transacted and asking prices for specific units at Allamanda Grove can differ substantially. Always rely on current Homejourney listings, URA caveats and professional valuations for decision-making.
2.3 Most Popular Unit Profiles Among Buyers
From Homejourney’s buyer inquiries and on-the-ground agent feedback, the most popular profiles are:
- Upgraders from condos looking for an inter-terrace in the $4.5M–$6M range, often young families with 2–3 children.
- Multi-generational families targeting larger corner terraces or detached houses to accommodate parents, helpers and children under one roof.
- Investor-owners who want a long-term wealth-preservation asset in CCR with potential for future rebuild, A&A (addition & alteration) or rental.
2.4 Browse Available Units on Homejourney
Because supply is limited and listings can appear and disappear quickly, the most reliable way to see what is currently available is to check Homejourney’s live search:
- View all units for sale at Allamanda Grove – Property Search (query preset to “Allamanda Grove” and status “For Sale”).
- For up-to-date project-level insights and recent transactions, see Homejourney’s project page – .
Homejourney prioritises verified listing information, clear photos, and transparent details so you can shortlist confidently before scheduling physical viewings.
3. Why Buy at Allamanda Grove
3.1 Key Selling Points
- Freehold in the Core Central Region – Unlike 99-year leasehold options, freehold landed property in CCR is widely regarded as a strong long-term store of value in Singapore.
- Prime District 10 address – Tanglin / Holland has enduring appeal among locals and expatriates due to its central location, greenery and lifestyle options.
- Quiet landed street – A short cul-de-sac off a major road, offering a quieter micro-environment within a well-connected area.
- Near top schools and amenities – Proximity to reputable schools, lifestyle clusters and healthcare facilities enhances liveability and resale appeal.
- Potential for customisation – Landed homes allow future rebuilds, extensions or A&A works (subject to URA and BCA guidelines), enabling you to shape your long-term dream home.
3.2 Lifestyle Benefits: A Local’s Perspective
Living around Holland/Tanglin, your weekends often revolve around a few familiar hubs. It is a 5–8 minute drive to Holland Village for coffee at Lorong Mambong, a 7–10 minute drive to Dempsey Hill for brunch, and roughly a similar distance to Singapore Botanic Gardens for morning walks. Traffic patterns mean that off-peak drives to Orchard Road can be as quick as 10–12 minutes.
Insider tips locals know:
- Peak-hour routes: Using side roads via Ulu Pandan or Commonwealth can sometimes be faster towards the city than staying entirely on Holland Road.
- Grocery runs: Many residents routinely visit Cold Storage at Holland Village or supermarkets at Star Vista/Buona Vista during off-peak evenings to avoid parking congestion.
- Botanic Gardens routine: Families often do morning walks at Botanic Gardens, have breakfast at Cluny Court, then head back before noon when temperatures rise.
3.3 Unique Features that Stand Out
Unlike large condo projects, Allamanda Grove offers a more private, landed-only feel. There are no shared condo facilities such as pools or gyms, which some buyers actually prefer for lower recurring maintenance and greater control over their own property.
Another differentiating factor is the modest number of houses – around 20 – which means fewer neighbours, less street congestion and stronger potential for a close-knit community if you value that. Many families in such landed pockets know each other by name, and it is not uncommon to see residents helping each other with parcel deliveries or car-pooling kids to school.
4. Price Analysis & Market Position
4.1 Current Market Price Trends (2026)
Based on URA Realis data and aggregated by Homejourney’s analytics, landed prices in District 10 have continued an upward trajectory from 2020–2025, albeit with some moderation in 2024–2025 following cooling measures and higher interest rates. Core Central Region landed homes have shown resilience due to limited supply and strong local wealth.
For 2025–early 2026, many freehold D10 landed streets near Holland/Tanglin are seeing per-square-foot (land) ask prices in the $2,500–$3,500 psf band, depending on micro-location, house condition and plot size. Allamanda Grove’s estimated PSF ranges in Section 2.2 fall within this broader band, positioning it as competitive versus nearby comparables.
4.2 Comparison with Nearby Developments
Within a short drive of Allamanda Grove, you have a mix of landed and condo options in D10. While direct landed-to-condo comparisons are imperfect, most buyers do cross-shop between a large luxury condo and a smaller landed home.
In general, for a similar total quantum (e.g. $5M–$7M):
- A luxury CCR condo might offer full facilities, concierge-style living and easier maintenance.
- Allamanda Grove offers landed space, privacy, land ownership and future redevelopment potential, but without condo facilities.
For proper landed price benchmarking, use Homejourney’s project directory to compare D10 landed transactions around Holland Road, Ulu Pandan, and nearby streets – Projects Directory . You can also refer to current market coverage by The Straits Times’ property section for macro trends in the CCR landed segment – Straits Times Housing News .
4.3 Historical Appreciation & Value Assessment
From 2008 (Allamanda Grove’s completion year) to 2025, URA landed price indices for the Core Central Region show solid long-term appreciation, especially for freehold properties. CCR landed homes have historically outperformed many other residential segments during long cycles, with occasional short-term volatility around regulatory changes and interest-rate spikes.
For a buyer in 2026, the key value points at Allamanda Grove are:
- Land bank: You are effectively buying scarce freehold land in D10, which historically retains value well.
- Limited micro-supply: Only ~20 units in this specific street, which supports pricing power in the long run.
- Upgrading upside: Potential to enhance value via future A&A or rebuild, subject to planning guidelines.
However, it is crucial to recognise that landed homes are highly heterogeneous. Two houses on the same street can transact at very different prices due to plot shape, facing, condition, and renovation spend. Buyers should always supplement this macro perspective with:
- Recent URA caveats for specific addresses
- Bank valuations
- Professional building inspection reports
5. Location Advantages in District 10
5.1 MRT & Transport Connectivity
Allamanda Grove sits off Holland Road, within convenient reach of several MRT options on the Circle Line and Downtown Line. Travel times will vary slightly depending on your exact walking route and pace, but typical estimates are:
- Holland Village MRT (CCL): Approximately 12–15 minutes’ walk, or a 3–5 minute drive.
- Farrer Road MRT (CCL): Around 5–7 minutes’ drive, often used for commuting towards the CBD or one-north.
- Buona Vista MRT (EWL/CCL): Roughly 8–10 minutes’ drive, providing easy access to the CBD, Raffles Place and Jurong East.
Bus services along Holland Road and nearby arterial roads offer direct routes to Orchard, the CBD and other parts of central Singapore. Always check the Land Transport Authority (LTA) or MyTransport.sg for the latest bus numbers and timings.
5.2 Schools Nearby (Primary, Secondary, International)
One of the biggest draws of D10 for families is school access. Depending on your child’s age and choice of curriculum, you have multiple reputable options within a short drive:
- Primary & Secondary Schools (distances approximate by road):
- Nanyang Primary School – about 8–10 minutes’ drive.
- Henry Park Primary School – roughly 8–10 minutes’ drive.
- Fairfield Methodist Primary and Secondary – about 10–12 minutes’ drive.
- St Margaret’s Secondary (To be relocated at time of writing; always check MOE for updated campus information).
- International & Tertiary:
- United World College (Dover campus) – around 10–12 minutes’ drive.
- Nexus International School (Aljunied campus, further out but MRT-accessible).
- INSEAD, ESSEC and NUS/one-north – reachable within 10–15 minutes by car.
For exact 1km/2km primary school distances, always refer to the Ministry of Education (MOE) school information service and official maps, as boundaries and distances can change slightly with road network or data updates.
5.3 Shopping, Dining & Daily Amenities
Residents at Allamanda Grove enjoy convenient access to several lifestyle clusters:
- Holland Village – Your closest dining and nightlife hub for cafes, restaurants and bars.
- Chip Bee Gardens – Popular for artisan bakeries and casual eateries.
- Buona Vista/Star Vista – Shopping mall with supermarkets, F&B, enrichment centres and retail.
- Orchard Road – Roughly 10–15 minutes’ drive for high-end retail and dining.
For groceries, many residents alternate between supermarkets at Holland Village, Cold Storage or FairPrice at nearby malls, and local markets in the Commonwealth/Queenstown area. This mix gives you both convenience and a more local hawker-centre experience if you enjoy Singapore’s food culture.
5.4 Parks, Recreation & Lifestyle
Greenery is a major plus point of D10. From Allamanda Grove, you are within a short drive of:
- Singapore Botanic Gardens – A UNESCO World Heritage site, popular for morning jogs, picnics and family outings.
- Dempsey Hill – Dining in a lush, low-rise setting.
- Rail Corridor (former KTM railway line) – Accessible from various entry points for walking, cycling and nature trails.
Many residents schedule evening walks or jogs either around the quiet landed streets or at nearby parks, making the area feel both central and surprisingly tranquil.
6. Financing Guide for Allamanda Grove Buyers
6.1 Down Payment & Loan-to-Value (LTV)
For private residential property purchases in Singapore, the Monetary Authority of Singapore (MAS) sets LTV limits depending on the number of outstanding housing loans you have and your loan tenure/age. As a simplified guide for individuals buying an Allamanda Grove house:
- If this is your first housing loan, maximum LTV is typically up to 75% (if loan tenure ≤ 30 years and age criteria met), meaning a minimum 25% down payment (of which at least 5% must be in cash).
- If you already have one or more existing housing loans, your LTV limit will be lower (45% or 35%, etc.), requiring a higher cash/CPF outlay.
These rules are updated periodically, so always refer to MAS and consult your bank or financial advisor for the latest figures before committing.
6.2 Illustrative Monthly Payment Estimates
To give a ballpark sense of affordability, consider an example of a $6.0M terraced house at Allamanda Grove:
- Purchase price: $6,000,000
- Assumed LTV: 75% (first housing loan)
- Loan amount: $4,500,000
- Interest rate: 3.2% p.a. (illustrative, based on early 2026 fixed/floating packages)
- Loan tenure: 25 years
Using a standard mortgage amortisation formula, the monthly repayment for this scenario is roughly in the region of $21,800–$22,500. This is only a broad estimate – actual repayments depend on the specific bank package, spread and lock-in terms.
To run more precise scenarios based on your income, age and exact property price, use Homejourney’s mortgage tools:
- Check your buying power with our mortgage calculator – Bank Rates .
6.3 ABSD (Additional Buyer’s Stamp Duty)
For Allamanda Grove buyers, ABSD is a critical upfront cost. Current ABSD rates vary by buyer profile (Citizen, PR, foreigner) and the number of residential properties you already own. For example:
- Singapore Citizens buying their first residential property: ABSD may be 0% (subject to prevailing rules).
- Singapore Citizens buying a second property: Higher ABSD rate applies.
- Foreigners and entities: Generally higher ABSD rates, especially after recent cooling measures.
Always verify the latest ABSD rates with IRAS (Inland Revenue Authority of Singapore) or your lawyer, as these are subject to policy changes. Homejourney’s agents and partner conveyancing lawyers can walk you through scenario planning if you are restructuring ownership within a family.
6.4 CPF Usage & Legal Fees
You may use your CPF Ordinary Account (OA) savings for the down payment and to service your housing loan for Allamanda Grove, subject to CPF Board rules (e.g. Valuation Limit, Withdrawal Limit and basic retirement sum requirements). CPF usage is the same whether the property is landed or condo.
Do also budget for:
- Buyer’s Stamp Duty (BSD)
- ABSD (if applicable)
- Legal fees for conveyancing
- Professional valuation fees
- Renovation and furnishing budgets (often sizeable for landed homes)
7. Buying Process & Timeline for Allamanda Grove
7.1 Typical Steps to Purchase
- Financial Assessment
Check your loan eligibility, estimated monthly repayments and ABSD exposure. Use Homejourney’s tools – Bank Rates – and speak with banks or independent mortgage advisors. - Property Search & Shortlisting
Browse verified Allamanda Grove listings on Homejourney – Property Search – and shortlist units that meet your budget, size, and layout needs. - Viewings & Due Diligence
Schedule physical viewings via Homejourney’s agent network – . Inspect structural condition, layout suitability, parking, facing and noise levels at different times of day. - Offer & Price Negotiation
With your agent, evaluate recent URA caveats, Homejourney’s price trends – – and submit an offer. Negotiations for landed homes can involve factors like completion timing and inclusion of built-in furniture. - Option to Purchase (OTP)
Once terms are agreed, you typically pay an option fee (often 1% of the purchase price) to secure the property, and the seller issues an OTP. - Exercise OTP & Finalise Loan
Within the agreed option period (commonly 2–3 weeks), you exercise the OTP via your lawyer, arrange bank financing and pay the balance of the down payment (e.g. another 4% if following the 5%+20% structure). - Completion & Key Collection
Completion typically occurs around 8–12 weeks from OTP date, subject to mutual agreement. On completion, you pay the remaining sum via your lawyer and collect keys to your new Allamanda Grove home.
7.2 Documents Required
You will usually need:
- NRIC / Passport
- Proof of income (CPF contribution history, payslips, NOA from IRAS)
- Bank pre-approval / In-Principle Approval (IPA)
- Marriage certificates (if applying jointly and relevant for CPF/ABSD planning)
- Any existing loan statements if you have other mortgages
7.3 Professional Support to Engage
- Buyer’s Agent – To source listings, arrange viewings, negotiate price and coordinate with the seller’s side.
- Lawyer (Conveyancing) – To handle all legal documentation, conduct title searches and ensure proper completion.
- Banker/Mortgage Specialist – To secure the best-fit loan package and advise on TDSR/MSR compliance.
- Valuer & Inspector – Optional but highly recommended for landed homes to assess structural condition and fair value.
Homejourney maintains a curated network of agents and service providers familiar with D10 landed transactions. When you enquire about an Allamanda Grove listing, you can request professionals who have prior experience in this micro-market.
8. Investment Potential & Rental Prospects
8.1 Rental Demand in Holland / Tanglin
District 10 has long been popular with expatriates, especially families working in the CBD, one-north, Buona Vista and Orchard. While many expat families gravitate toward condominiums for facilities and convenience, there is a steady sub-segment that prefers landed homes for space and privacy, especially those with higher housing budgets.
