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Home/District 15 - East Coast, Marine Parade/THE HACIENDA

THE HACIENDA

District 15OCRFreeholdPropertyGuru

Project Details

Address
HACIENDA GROVE
Property Type
Condominium
Total Units
109
Est. TOP
1985
Developer
Assobuild Realty Pte Ltd
Tenure
Freehold
Price by Bedroom (median, 3yr)
3-Bed*
$2,068,000
5 txns
5-Bed*
$3,400,000
6 txns
* Bedroom count estimated from floor area (this project is not catalogued on EdgeProp.sg).
Median PSF (3yr)
$1691
11 transactions
Normalized PSF
$1,691
Raw $1,691 · Bala Freehold
vs new D15 launches
-37.6%
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

Fengshan Primary School (1.7km)T3No incoming supply within 2kmSiglap MRT (674m)

PSF Trend

Transaction prices per square foot

More projects in District 15 - East Coast, Marine Parade ->
Last 3 years
  • THE HACIENDAOCR
    Apr 2026 · D15 · 3-Bed* · 1,206 sqft · fl 01-05
    $2,030,000
    $1,684 psf
    $1,684 norm
    Resale
  • THE HACIENDAOCR
    Mar 2026 · D15 · 3-Bed* · 1,206 sqft · fl 01-05
    $2,300,000
    $1,908 psf
    $1,908 norm
    Resale
  • THE HACIENDAOCR
    May 2025 · D15 · 5-Bed* · 1,690 sqft · fl 01-05
    $2,500,000
    $1,479 psf
    $1,479 norm
    Resale
  • THE HACIENDAOCR
    Feb 2025 · D15 · 5-Bed* · 1,894 sqft · fl 01-05
    $3,200,000
    $1,689 psf
    $1,689 norm
    Resale
  • THE HACIENDAOCR
    Jan 2025 · D15 · 3-Bed* · 1,206 sqft · fl 01-05
    $2,235,000
    $1,854 psf
    $1,854 norm
    Resale
  • THE HACIENDAOCR
    Jun 2024 · D15 · 3-Bed* · 1,206 sqft · fl 01-05
    $2,068,000
    $1,715 psf
    $1,715 norm
    Resale
  • THE HACIENDAOCR
    May 2024 · D15 · 5-Bed* · 2,120 sqft · fl 01-05
    $3,700,000
    $1,745 psf
    $1,745 norm
    Resale
  • THE HACIENDAOCR
    Jan 2024 · D15 · 5-Bed* · 2,196 sqft · fl 01-05
    $3,665,000
    $1,669 psf
    $1,669 norm
    Resale
  • THE HACIENDAOCR
    Dec 2023 · D15 · 5-Bed* · 1,894 sqft · fl 01-05
    $3,400,000
    $1,795 psf
    $1,795 norm
    Resale
  • THE HACIENDAOCR
    Sep 2023 · D15 · 3-Bed* · 1,206 sqft · fl 01-05
    $2,038,000
    $1,691 psf
    $1,691 norm
    Resale
  • THE HACIENDAOCR
    Jul 2023 · D15 · 5-Bed* · 1,894 sqft · fl 01-05
    $3,050,000
    $1,610 psf
    $1,610 norm
    Resale
ProjectDistRegionBedFloorAreaPricePSF99yr NormDateType
THE HACIENDA15OCR3*01-051,206$2,030,000$1,684$1,684Apr 2026Resale
THE HACIENDA15OCR3*01-051,206$2,300,000$1,908$1,908Mar 2026Resale
THE HACIENDA15OCR5*01-051,690$2,500,000$1,479$1,479May 2025Resale
THE HACIENDA15OCR5*01-051,894$3,200,000$1,689$1,689Feb 2025Resale
THE HACIENDA15OCR3*01-051,206$2,235,000$1,854$1,854Jan 2025Resale
THE HACIENDA15OCR3*01-051,206$2,068,000$1,715$1,715Jun 2024Resale
THE HACIENDA15OCR5*01-052,120$3,700,000$1,745$1,745May 2024Resale
THE HACIENDA15OCR5*01-052,196$3,665,000$1,669$1,669Jan 2024Resale
THE HACIENDA15OCR5*01-051,894$3,400,000$1,795$1,795Dec 2023Resale
THE HACIENDA15OCR3*01-051,206$2,038,000$1,691$1,691Sep 2023Resale
THE HACIENDA15OCR5*01-051,894$3,050,000$1,610$1,610Jul 2023Resale

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