Pine Grove in District 21, ninety nine-yr leasehold around Ulu Pandan/ Clementi, attributes substantial 2–4 bedroom layouts all-around 1,one hundred–1,800+ sq ft; listings suggest sale rates about S£1.6m–S£2.8m with psf about S$1,4xx–S$1,8xx and rentals S$3,800–S$6,800; in close proximity to Clementi Shopping read more mall, IMM, JEM, Westgate via quick push; schools contain Henry Park and Pei Tong; services involve swimming pools, fitness center, tennis; relevant key terms include Pine Grove en bloc background, District 21 psf, rental yield, Ulu Pandan park connector, MRT accessibility through Dover/Clementi, PIE/AYE inbound links, spouse and children-welcoming estate.