PropertyHuat

See past the listing.

OverviewAnalyticsNew LaunchesCalculatorWatchlist
Market Data
URA • data.gov.sg
© 2026 PropertyHuat
See past the listing.
About·Privacy·T&C·Contact
Home/District 26 - Mandai, Upper Thomson/THE COUNTRYSIDE

THE COUNTRYSIDE

District 26OCRFreeholdPropertyGuru

Project Details

Address
COUNTRYSIDE GROVE
Property Type
Terrace
Total Units
N/A
Est. TOP
N/A
Tenure
Freehold
Price by Bedroom (median, 3yr)
5-Bed*
$4,500,000
12 txns
* Bedroom count estimated from floor area (this project is not catalogued on EdgeProp.sg).
Median PSF (3yr)
$1877
12 transactions
Normalized PSF
$1,753
Raw $1,877 · Bala Freehold
vs new D26 launches
-23.4%
Both sides Bala-normalized

About this number

Normalized PSF uses Bala's Table - the Singapore Land Authority differential premium reference for valuing leasehold against freehold. Bala values a fresh 99-year lease at 96% of freehold; the curve drops non-linearly, reaching ~75% at 50 years remaining and ~60% at 30 years.

Below 40 years remaining we stop normalizing because the curve diverges from market reality once CPF withdrawal restrictions and bank LTV cliffs dominate.

A separate 5% adjustment applies to projects whose lease commenced before 2023, reflecting the older strata-area measurement convention (which counted air-con ledges and bay windows).

Source: Singapore Land Authority differential premium reference (Bala's Table).

Investment Signals

No oversubscribed schools within 2kmNo incoming supply within 2kmNo MRT within 1km

PSF Trend

Transaction prices per square foot

More projects in District 26 - Mandai, Upper Thomson ->
Last 3 years
  • THE COUNTRYSIDEOCR
    Feb 2026 · D26 · 5-Bed* · 3,166 sqft · fl -
    $4,500,000
    $1,422 psf
    $1,422 norm
    Resale
  • THE COUNTRYSIDEOCR
    Jan 2026 · D26 · 5-Bed* · 2,583 sqft · fl -
    $5,100,000
    $1,974 psf
    $1,974 norm
    Resale
  • THE COUNTRYSIDEOCR
    Sep 2025 · D26 · 5-Bed* · 1,817 sqft · fl -
    $4,340,000
    $2,389 psf
    $2,389 norm
    Resale
  • THE COUNTRYSIDEOCR
    Jul 2025 · D26 · 5-Bed* · 3,424 sqft · fl -
    $5,578,000
    $1,629 psf
    $1,629 norm
    Resale
  • THE COUNTRYSIDEOCR
    Jun 2025 · D26 · 5-Bed* · 2,583 sqft · fl -
    $4,850,000
    $1,877 psf
    $1,877 norm
    Resale
  • THE COUNTRYSIDEOCR
    Feb 2025 · D26 · 5-Bed* · 1,817 sqft · fl -
    $3,750,000
    $2,064 psf
    $2,064 norm
    Resale
  • THE COUNTRYSIDEOCR
    Sep 2024 · D26 · 5-Bed* · 1,819 sqft · fl -
    $3,818,888
    $2,099 psf
    $2,099 norm
    Resale
  • THE COUNTRYSIDEOCR
    Apr 2024 · D26 · 5-Bed* · 3,589 sqft · fl -
    $4,750,000
    $1,324 psf
    $1,324 norm
    Resale
  • THE COUNTRYSIDEOCR
    Jan 2024 · D26 · 5-Bed* · 3,592 sqft · fl -
    $4,500,000
    $1,253 psf
    $1,253 norm
    Resale
  • THE COUNTRYSIDEOCR
    Nov 2023 · D26 · 5-Bed* · 2,848 sqft · fl -
    $4,250,000
    $1,492 psf
    $1,492 norm
    Resale
  • THE COUNTRYSIDEOCR
    May 2023 · D26 · 5-Bed* · 1,817 sqft · fl -
    $3,630,000
    $1,998 psf
    $1,998 norm
    Resale
  • THE COUNTRYSIDEOCR
    May 2023 · D26 · 5-Bed* · 3,423 sqft · fl -
    $4,800,000
    $1,402 psf
    $1,402 norm
    Resale
ProjectDistRegionBedFloorAreaPricePSF99yr NormDateType
THE COUNTRYSIDE26OCR5*-3,166$4,500,000$1,422$1,422Feb 2026Resale
THE COUNTRYSIDE26OCR5*-2,583$5,100,000$1,974$1,974Jan 2026Resale
THE COUNTRYSIDE26OCR5*-1,817$4,340,000$2,389$2,389Sep 2025Resale
THE COUNTRYSIDE26OCR5*-3,424$5,578,000$1,629$1,629Jul 2025Resale
THE COUNTRYSIDE26OCR5*-2,583$4,850,000$1,877$1,877Jun 2025Resale
THE COUNTRYSIDE26OCR5*-1,817$3,750,000$2,064$2,064Feb 2025Resale
THE COUNTRYSIDE26OCR5*-1,819$3,818,888$2,099$2,099Sep 2024Resale
THE COUNTRYSIDE26OCR5*-3,589$4,750,000$1,324$1,324Apr 2024Resale
THE COUNTRYSIDE26OCR5*-3,592$4,500,000$1,253$1,253Jan 2024Resale
THE COUNTRYSIDE26OCR5*-2,848$4,250,000$1,492$1,492Nov 2023Resale
THE COUNTRYSIDE26OCR5*-1,817$3,630,000$1,998$1,998May 2023Resale
THE COUNTRYSIDE26OCR5*-3,423$4,800,000$1,402$1,402May 2023Resale

Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.