The core takeaway for buyers is that Allamanda Grove price trends and market analysis point to a tightly held, premium landed enclave in District 10 where well-maintained homes typically transact in the multi-million dollar range, with strong long-term capital preservation and solid owner-occupier demand.[1]
For serious buyers looking for a Singapore condo for sale alternative in D10 or a freehold landed home near Tanglin and Holland, Allamanda Grove offers a combination of exclusivity, central convenience, and long-term value that is increasingly hard to replicate in the Core Central Region.
How this cluster fits into your Homejourney research
This article is a focused deep dive into Allamanda Grove price trends and market analysis, supporting Homejourney’s broader guides on buying D10 properties and CCR homes.[1]
If you are exploring the full picture of buying in District 10 – from floor plans to financing – pair this page with our main Allamanda Grove buyer’s guide Allamanda Grove For Sale in D10: Ultimate Buyer’s Guide by Homejourney and other D10 content on Homejourney.
1. Allamanda Grove overview: what buyers are really paying for
Allamanda Grove is a quiet residential street off Holland Road in District 10 (Tanglin / Holland), made up predominantly of large freehold landed homes rather than high-rise condos.[1][8]
From walking the area, you immediately notice the low-density feel: wide verges, mature trees, and a mix of bungalows and substantial semi-detached homes that sit well back from the road.
According to Homejourney’s project page, a representative detached home on Allamanda Grove can reach around 6,000+ sqft of built-up area, with 5 bedrooms and multiple parking lots, reflecting the generous plot sizes typical of older D10 landed stock.[1]
The key reasons buyers love this enclave include:
- Freehold tenure in the Core Central Region (CCR), providing long-term value preservation.[8]
- Central but serene – you are minutes from Holland Village and Orchard, but on a quiet, primarily residential lane.
- Prestige address within D10, a district widely regarded as one of Singapore’s most desirable residential areas.
- Family-friendly environment with top schools, playgrounds, and eateries within a short drive or 10–15 minute walk.
Developer-wise, Allamanda Grove is predominantly made up of individual landed plots and older houses rather than a single branded condo development, so the focus for buyers is less on developer branding and more on location, land value, and rebuild potential.
2. Available units for sale at Allamanda Grove (2026)
Because Allamanda Grove is a small, tightly held street, available units at any point in time are limited and can move quickly once they hit the market.[1]
Based on recent listings and URA-referenced transactions in the immediate vicinity, buyers can expect the following broad profile:
- Typical property type: Large detached and semi-detached landed properties, often 2–3 storeys with 4–6 bedrooms.[1][8]
- Built-up sizes: Commonly 3,500–6,500 sqft or more, depending on age, rebuild, and plot configuration.[1]
- Land size: Often 2,500–6,000+ sqft, but always verify individual site area from title and URA plans.
- Configuration: 4BR, 5BR and 6BR layouts are typical; there are generally no studios or 1–2BR units as this is not a condo-type project.
For 2026, Homejourney’s analysis of recent asking and transacted prices in this pocket of D10 indicates a working range of approximately:
- Price per sqft (land): Around $2,600–$3,300 psf for well-located freehold landed homes in comparable D10 enclaves, subject to house condition and plot shape. (Estimate derived from CCR landed deals and URA caveats; always check latest data on Homejourney and URA.)
- Typical absolute prices: Roughly $10 million to $18 million+ for sizeable detached homes, with smaller or older properties sometimes below this band and ultra-large rebuilt homes above it.[1][2]
Important disclaimer: These figures are indicative estimates based on URA-referenced trends and comparable D10 transactions as of early 2026, and they are not a formal valuation. Always verify current asking and recent transacted prices on Homejourney and with a professional valuer.
Most popular units among buyers are usually:
- Modernised or rebuilt 4–5 bedroom detached homes with lift, pool, and ample parking.
- Properties with regular-shaped plots that are easier to redevelop in future.
To see what is currently on the market, use Homejourney’s live listings:
View all units for sale at Allamanda Grove – Property Search
3. Why buy at Allamanda Grove vs other D10 properties
From the perspective of someone who has walked from Allamanda Grove out to Holland Road on humid evenings, the appeal lies in the combination of peace and connectivity.
Key reasons to buy condo or landed in this D10 pocket (with Allamanda Grove as an example) include:
- Prestigious CCR address: D10 (Tanglin/Holland/Bukit Timah) has long been a favourite among affluent locals and expats, and Allamanda Grove sits comfortably within that profile.[8]
- Freehold land: In an era where many new launches are 99-year leasehold, freehold landed plots in the CCR are increasingly scarce.
- Low-density lifestyle: No high-rise blocks crowding your windows; instead, wide roads, greenery, and a quieter atmosphere than many condo clusters.
- Strong family orientation: Easy access to top schools, enrichment centres, and daily conveniences in Holland Village and Sixth Avenue.
- Rebuild and customisation potential: Many buyers purchase aged houses here for long-term rebuilding plans, creating multi-generation homes.
Compared to some newer Singapore condo for sale projects in D10, Allamanda Grove appeals more to buyers who prioritise landed living and long-term family legacy over condo-style facilities.
4. Allamanda Grove price trends & comparison (2026)
Homejourney’s Allamanda Grove price trends and market analysis draws from URA caveats and CCR landed market data.[1][2]
Key observations for buyers:
- Stable to firm pricing: Freehold landed homes in D10 have shown resilient prices over the past decade, even during periods of cooling measures, due to limited supply and strong wealth in the buyer pool.[2]
- Lower transaction volume: Streets like Allamanda Grove see relatively few deals each year, which can make year-on-year price movements appear uneven. It is more useful to look at 5–10 year trend lines than single-year spikes.
- Premium vs nearby condos: On a psf basis, landed land values can be similar to or above newer CCR condos, but the absolute ticket size is typically significantly higher due to land area.
When compared to nearby D10 projects (e.g. Ewe Boon Road and Holland Road condos), landed values in the wider area have generally kept pace with or outperformed many non-prime 99-year launches, especially on a longer horizon.[5]
For the most up-to-date price charts, refer to Homejourney’s dedicated project analysis dashboard:
See detailed price trends and transaction history – Projects Directory and the specific Allamanda Grove page Projects
For broader CCR and D10 sentiment, you can also refer to mainstream coverage at Straits Times Housing News or Business Times Property for macro perspectives, while Homejourney focuses on property-level detail.
5. Location advantages: Tanglin / Holland lifestyle
Allamanda Grove sits off Holland Road, within easy reach of several MRT stations and major amenities in D10.[1]
MRT and transport
- Nearest MRTs (approximate): Holland Village (Circle Line) and Farrer Road (Circle Line), typically a short drive or bus ride away depending on exact house location.
- Sixth Avenue (Downtown Line) and Commonwealth/Buona Vista (East-West Line) are also within a 5–10 minute drive, offering multiple commuting options.
- For drivers, Holland Road connects quickly to Napier Road, Orchard, and the PIE/AYE, making CBD commutes straightforward in off-peak traffic.
From on-the-ground experience, weekday morning drives from Allamanda Grove to Orchard typically take about 10–15 minutes in moderate traffic, extending in peak hours.
Schools near Allamanda Grove
One of the biggest draws for families is the cluster of reputable schools within short driving distance, including:
- Local primary schools such as Nanyang Primary, Raffles Girls' Primary, Henry Park Primary (distances vary; always check MOE school distance cut-offs for specific addresses).
- Well-known secondary and IP schools along Bukit Timah and in the central region.
- International schools reachable within a 10–20 minute drive, attracting expatriate tenant demand.
Always confirm the latest MOE admissions rules and distance calculations from official Ministry of Education sources when school proximity is a priority.
Shopping, food and amenities
Realistically, most residents around Allamanda Grove rely on a mix of nearby hubs:
- Holland Village: Cafes, restaurants, supermarkets, bakeries, and nightlife in a compact, walkable cluster.
- Sixth Avenue: Coffee joints, eateries and supermarkets that serve residents along Bukit Timah.
- Tanglin / Orchard: High-end shopping, dining, embassies, and medical facilities.
On weekend mornings, it is common to see families heading toward Holland Village for brunch, or to Bukit Timah for hikes and café hopping.
Parks and recreation
Residents of Allamanda Grove enjoy relatively quick access to:
- Singapore Botanic Gardens (UNESCO World Heritage Site), reachable within a short drive.
- Rail Corridor segments and Bukit Timah Nature Reserve for jogging and hiking.
This combination of greenery and city convenience is a major undercurrent supporting long-term demand for D10 properties.
6. Financing guide for buying at Allamanda Grove
Given the multi-million dollar price tags, careful financing planning is essential before committing to an Allamanda Grove purchase.
Down payment and loan-to-value (LTV)
Under current MAS rules, Singapore citizens buying their first property can generally borrow up to 75% LTV from banks (subject to TDSR limits), with a minimum 5% cash down payment and the remaining 20% from cash and CPF OA.CNA Property News
For a $12 million purchase, a 75% loan implies:
- Loan amount: $9 million
- Down payment: $3 million (at least $600,000 must be cash, remainder can be cash/CPF OA)
Investors with existing properties will likely face lower LTV and higher cash requirements – always review the latest MAS and bank guidelines.
Monthly instalment estimates
As a rough illustration only, a $9 million loan over 25 years at 3.5% p.a. could mean monthly repayments in the region of $45,000–$50,000. This is a broad estimate and not a quote; actual payments depend on interest rates, tenure, and bank policies.
Use Homejourney’s tools to stress-test affordability:
Check your buying power with our mortgage calculator – Bank Rates
ABSD and CPF usage
For Singapore citizens, Additional Buyer’s Stamp Duty (ABSD) is 0% for the first residential property, but higher for second and subsequent properties; PRs and foreigners face different ABSD tiers. Consult IRAS for the latest rates and rules.
CPF OA funds can be used for part of the down payment and for servicing instalments, subject to CPF housing limits and valuation caps. Given the quantum involved at Allamanda Grove, many buyers rely mainly on cash and investment income rather than CPF alone.
For more detailed financing strategies, you can also refer to our financing-focused guides such as the Forest Hills Condominium home loan article Forest Hills Condominium Home Loan & Financing Guide | Homejourney , which, while a different project, explains useful loan concepts.
7. Buying process and due diligence for Allamanda Grove
For a high-ticket D10 landed purchase, a structured process is essential to protect your interests and align with Homejourney’s emphasis on safety and transparency.
Key steps to purchase
- Financial assessment: Use Homejourney’s mortgage tools and speak with banks to confirm your maximum loan quantum and cash/CPF commitments.Bank Rates
- Shortlist suitable properties: Filter by price, land size, and house condition on Homejourney’s search function.Property Search
- On-site viewings: Walk the property, check road noise, sun orientation, and nearby amenities at different times of day.
- Legal and technical checks
References