Allamanda Grove Investment Returns: Rental Yield Analysis (Quick Take)
Allamanda Grove is a niche, freehold landed enclave in District 10 where typical gross rental yields for well-maintained terraces today sit in the 2.3%–2.8% range, with upside coming more from capital appreciation than pure yield. Based on recent URA caveats for comparable D10 Holland/Tanglin landed homes and prevailing tenancy rates for 4–5 bedroom terraces, investors should view Allamanda Grove primarily as a capital preservation and long-term growth play rather than a high-yield rental asset.
This article is a focused cluster in Homejourney’s Allamanda Grove series and links back to our main buyer’s guide: Allamanda Grove For Sale in D10: Ultimate Buyer’s Guide by Homejourney .
Understanding Allamanda Grove as an Investment Asset
Allamanda Grove sits off Holland Road in District 10, in a quiet landed-only street that’s popular with families and long-term expats who want a Holland Village lifestyle without the noise of the main road. Walking from the Grove to Holland Village MRT (Circle Line) typically takes about 8–10 minutes at an easy pace, cutting through the side roads past Chip Bee Gardens. For drivers, you are usually within 10–15 minutes of Orchard, Buona Vista, and the CBD off-peak via Holland Road and the AYE.
Unlike a typical Singapore condo for sale, Allamanda Grove is predominantly freehold terrace houses rather than apartment units.[9] This makes the investment profile closer to D10 landed property than a mass-market condominium: lower rental yield, but strong land value support and limited supply. Homejourney verifies project data against official URA records and caveats to help buyers assess pricing and past transaction trends with confidence. To see the latest price charts and URA-backed data, head to the Allamanda Grove project page: Projects Directory and specifically Projects .
Available Units for Sale & Typical Pricing
Because Allamanda Grove is a landed street with a small number of homes, available units for sale at any one time are limited. You will typically see:
- Intermediate terraces: 2–2.5 storeys, often 4–5 bedrooms, land ~1,800–2,200 sqft
- Corner terraces: larger land parcels ~2,500–3,000 sqft, more garden/parking space
- Occasional rebuilt or extensively renovated units with modern layouts and lifts
As at 2026, based on URA transactions for comparable freehold terraces around Holland/Tanglin, buyers can expect indicative price ranges in the ballpark of:
- Intermediate terraces: around $4.0M–$5.2M, or roughly $2,000–$2,400 psf on land
- Corner / larger plots: around $5.5M–$7.0M, depending on land size and condition
These are broad guide ranges derived from URA landed sales in D10 and may not reflect the exact asking prices of current listings. Always check live listings and speak with a Homejourney consultant before making a decision.
To see what’s currently on the market, including photos, floor plans, and verified listing details, you can:
View all units for sale at Allamanda Grove: Property Search and specifically
https://www.homejourney.sg/search?q=Allamanda%20Grove&status=For+Sale
Why Buyers and Investors Choose Allamanda Grove
From a local’s perspective, Allamanda Grove’s appeal is about quiet landed living with Holland convenience. Residents enjoy being able to walk to Holland Village for dinner at Chip Bee Gardens, grab groceries at Cold Storage, or hop onto the Circle Line to one-north or Marina Bay, yet come home to a low-density, leafy street with minimal through-traffic.
Key selling points include:
- Freehold land in prime D10 – historically resilient even during downturns, with strong long-term capital preservation.
- Lifestyle location – proximity to Holland Village, Dempsey, Orchard, one-north, and Botanic Gardens.
- Family-friendly environment – quiet cul-de-sac feel, limited commercial traffic, and a strong community of long-term residents.
- Strong tenant profile – demand from expat families working in CBD, one-north, and Orchard seeking landed homes with garden space.
If you are still evaluating whether to buy condo or landed in D10, you can compare price trends and rental yields across nearby condos via Homejourney’s project pages: Projects Directory . For a deep dive into Allamanda Grove pricing, refer to Allamanda Grove Price Trends & Market Analysis | Homejourney .
Price Analysis & Value Positioning in D10
In 2024–2025, URA data showed that freehold terraces in District 10 and adjacent District 11 traded predominantly in the $1,900–$2,500 psf on land range, depending on age, plot size, and proximity to MRT and amenities. Newer or fully rebuilt homes can cross above this band, especially near Holland Village or Sixth Avenue.
Allamanda Grove typically sits at the core Holland/Tanglin band: not as high as newly rebuilt designer homes, but usually above more fringe locations due to its walkable access to Holland Village and MRT. From a value perspective, you are paying a location premium but still below ultra-prime Good Class Bungalow areas.
To objectively benchmark Allamanda Grove against similar D10 properties, use Homejourney’s project analysis tools here: https://www.homejourney.sg/projects/private-8118 and cross-compare with surrounding developments via Projects Directory . These tools rely on URA caveat data and are refreshed regularly, giving buyers a transparent view of historic and recent transactions.
Location Advantages: Transport, Schools, Amenities
Living in Allamanda Grove means you are in one of Singapore’s most established premium residential belts. Based on local familiarity with the area, residents typically enjoy:
MRT & Connectivity
- Holland Village MRT (CC21) – ~8–10 minutes’ walk, depending on unit location and walking speed.
- Buona Vista MRT (EW21/CC22) – ~5 minutes’ drive or 1–2 stops from Holland Village.
- Quick access to AYE and PIE via Holland Road and Queensway, with typical off-peak drive times of ~10–15 minutes to Orchard and CBD.
Schools Nearby
Families and investors targeting family tenants value the proximity to well-regarded schools in the Holland/Tanglin belt. Within short driving distance from Allamanda Grove, you will find a mix of local and international schools, including popular primary schools and international campuses in the Bukit Timah and Queenstown clusters. Always verify exact distance and admissions criteria via MOE and the respective school websites before relying on proximity for admission.
Shopping, Dining & Lifestyle
- Holland Village – F&B, supermarkets, cafes, and nightlife; most residents walk here for daily needs.
- Chip Bee Gardens – popular for its row of restaurants and bakeries along Jalan Merah Saga.
- Star Vista & one-north – for additional retail and dining, ~5–10 minutes’ drive.
- Singapore Botanic Gardens – a short drive away for weekend runs and family outings.
These lifestyle amenities underpin both owner-occupier appeal and tenant demand, which feed directly into the rental yield and occupancy stability for Allamanda Grove.
Rental Yield Basics for Allamanda Grove
Rental yield is calculated as:
Gross rental yield = Annual rent / Purchase price × 100%
For a practical Allamanda Grove scenario in 2026, using URA-derived market rents for comparable Holland landed homes:
- Assume an intermediate terrace at $4.5M purchase price
- Monthly rent for a well-maintained 4–5 bed terrace: approx. $8,000–$10,000 depending on condition and furnishings
This gives an indicative gross yield range:
- At $8,000/month (~$96,000/year): ~2.1%
- At $10,000/month (~$120,000/year): ~2.7%
These are estimates based on recent tenancy levels for comparable D10 landed properties and are not a guarantee of future performance. For a more precise scenario specific to your target unit and budget, use the Homejourney affordability and mortgage tools at Bank Rates and Mortgage Rates .
Net Yield: Factoring Real-World Costs
Gross yield does not account for holding costs, which are significant for landed homes. To assess net yield, you should factor in:
- Property tax (based on IRAS’s non-owner-occupied residential tax bands)
- Maintenance – painting, roof works, plumbing, landscaping, pest control
- Air-con servicing – particularly important if you provide a fully air-conditioned house
- Insurance and occasional vacancy between tenancies
For air-conditioning, many investors budget regular servicing every 2–3 months. You can plan and book reliable after-purchase servicing via Homejourney’s curated vendor list: Aircon Services . Having a trusted maintenance partner not only protects your asset but also improves tenant satisfaction and reduces vacancy risk.
After including these real costs, net yields for Allamanda Grove will often fall in the 1.6%–2.2% range for most landlords. The trade-off is exposure to freehold land in a prime D10 location, which has historically shown solid capital resilience.
Capital Appreciation Outlook
From a capital appreciation perspective, Allamanda Grove benefits from three structural drivers:
- Freehold tenure – no lease decay, attractive to long-term local families and investors.
- Tight supply of landed plots – URA’s long-term planning keeps landed zoning relatively scarce.
- Ongoing transformation in surrounding nodes – such as one-north, greater Southern Waterfront, and ongoing rejuvenation in the Holland/Buona Vista corridor.
Business Times and other local market commentaries have consistently highlighted the resilience of prime residential rents and prices amid tight supply and strong tenant demand in central locations.[4] While this article focuses on residential landed rather than retail, the same macro forces—limited supply and concentrated demand—support long-term value in established D10 estates.
To see how Allamanda Grove prices have moved over time versus nearby D10 properties, refer to our dedicated analysis: Allamanda Grove Price Trends & Market Analysis | Homejourney and the URA-backed charts on the project page: Projects .
Financing Your Allamanda Grove Purchase
Given the ticket size, financing strategy will significantly affect your investment returns and cash-on-cash yield. For a typical Singapore citizen buyer purchasing their first residential property:
- Maximum LTV (loan-to-value) from banks is generally up to 75%, subject to MAS TDSR rules.
- Minimum cash down payment of 5% of purchase price; the remaining 20% can be from CPF OA and/or cash, subject to CPF rules.
- ABSD – Additional Buyer’s Stamp Duty – is 0% for a first property if you are a Singapore citizen, but applies for second and subsequent properties, PRs, and foreigners at current IRAS rates.
Landed homes typically require higher cash outlay for renovation and furnishing, so build in a prudent buffer. You can estimate your monthly instalments and maximum loan eligibility with Homejourney’s mortgage tools:
Check your buying power with our mortgage calculator: Bank Rates and Allamanda Grove Home Loan & Financing Guide | Homejourney .
Homejourney’s focus on safety means we encourage buyers to stress-test their mortgage at higher interest rates and leave sufficient reserves for 6–12 months of repayment coverage in case of vacancy or income changes.
Step-by-Step Buying Process for Allamanda Grove
If you decide Allamanda Grove fits your strategy, the typical purchase process is:
- Financial assessment – Use Homejourney tools to check your loan eligibility and budget (Bank Rates , Mortgage Rates ).
- Shortlist units – Browse verified Allamanda Grove listings on Homejourney: https://www.homejourney.sg/search?q=Allamanda%20Grove&status=For+Sale.
- On-site viewings – Inspect condition, layout, facing, road noise, and parking. Pay attention to roof condition, drainage, and potential renovation needs.
- Offer & negotiation – Use URA transaction data via Projects and our price trends article to guide your offer.
- Engage a lawyer – For Option to Purchase, conveyancing, title checks, and completion.
- Loan approval & valuation – Bank valuation may differ from asking price; plan for any shortfall.
- Completion & handover – Final inspection, defect checks (if recently renovated), handover of keys and inventory list.
To arrange safe, accompanied viewings with vetted agents who are familiar with the street and its tenants, you can:
Schedule a viewing with a property agent: and https://www.homejourney.sg/agents
