120 GRANGE is a 99-year leasehold development along GRANGE ROAD in District 10 (Bukit Timah / Holland), part of the CCR segment of Singapore's private residential market. The project comprises 56 units and is an established secondary-market project.
This profile draws on 7 recorded transactions from URA to frame the project's character: who actually lives here, who buys here, and where the pricing sits relative to immediate alternatives. For the broader district context, see the Singapore price-heatmap map.
The project is in its mature or late-resale phase, where lease tenure (for leasehold stock), redevelopment optionality, and en-bloc potential all start to weigh more on the investment thesis than current rental yield.
Within District 10 (Bukit Timah / Holland), the immediate context for 120 GRANGE is shaped by the broader URA Master Plan zoning for the area, ongoing or planned infrastructure (MRT extensions, expressway changes, school relocations), and the supply pipeline of nearby launches. See the URA Master Plan 2019 for the precinct-specific land-use overlay before underwriting medium-term capital appreciation.
We track 7 sales and 141 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the 120 GRANGE dashboard.
- Average sale price: $1,714,555 across 7 transactions
- Estimated gross rental yield: 3.3%
- District 10 PSF ranking: Premium tier (top 13%)
- · CCR · D10 · 56 units
About 120 GRANGE
120 GRANGE is a condominium, located at GRANGE ROAD in District 10 (Ardmore, Bukit Timah, Holland Road, Tanglin) (Core Central Region), comprising 56 residential units.
Sales Market Overview
120 GRANGE has recorded 7 sale transactions with an average transaction price of $1,714,555, ranging from $1,580,000 to $1,938,888.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2023 | 1 | $2,936 psf | $1,675,000 | — |
| 2024 | 4 | $2,874 psf | $1,716,722 | ↓ 2.1% |
| 2025 | 1 | $2,728 psf | $1,850,000 | ↓ 5.1% |
| 2026 | 1 | $2,822 psf | $1,610,000 | ↑ 3.4% |
120 GRANGE ranks in the top 13% of condos in District 10 by average PSF.
Compared to the CCR average of $2,447 psf, 120 GRANGE trades 16.7% above the segment benchmark.
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Rental Market Overview
120 GRANGE has recorded 141 rental transactions with monthly rents averaging $4,681/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 26 | $5,345/mo | $4,600/mo | $6,889/mo |
| 1 BR | 20 | $3,917/mo | $3,500/mo | $5,683/mo |
| 2 BR | 95 | $4,660/mo | $4,000/mo | $6,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2023 | 46 | $5,088/mo |
| 2024 | 39 | $4,510/mo |
| 2025 | 43 | $4,407/mo |
| 2026 | 13 | $4,658/mo |
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Investment Analysis
Based on average rents and sale prices, 120 GRANGE delivers an estimated gross rental yield of 3.3%. This is above the Singapore-wide benchmark of approximately 3%.
Competing Condos in District 10
Side-by-side comparison against the most actively traded condos in District 10 (Ardmore, Bukit Timah, Holland Road, Tanglin):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| SKYE AT HOLLAND | 99 yrs lease commencing from 2024 | 666 | $2,946 psf | 666 |
| LEEDON GREEN | Freehold | 638 | $2,786 psf | 571 |
| D'LEEDON | 99 yrs lease commencing from 2010 | 1703 | $1,861 psf | 438 |
| HYLL ON HOLLAND | Freehold | 319 | $2,648 psf | 327 |
| FOURTH AVENUE RESIDENCES | 99 yrs lease commencing from 2018 | 476 | $2,465 psf | 296 |
Location Map
Map shows 120 GRANGE (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- 120 GRANGE
- Orchard Boulevard MRT
- Orchard MRT
- Orchard MRT
- Napier MRT
- Great World MRT
- Tanglin Secondary School
- Chatsworth International School (Orchard)
- CHIJ (Kellock)
Nearby MRT Stations
120 GRANGE is 690m from Orchard Boulevard MRT (Thomson-East Coast Line), with 6 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Orchard Boulevard | TE13 | Thomson-East Coast Line | 690m |
| Orchard | NS22 | North-South Line | 850m |
| Orchard | TE14 | Thomson-East Coast Line | 850m |
| Napier | TE12 | Thomson-East Coast Line | 860m |
| Great World | TE15 | Thomson-East Coast Line | 1.1 km |
| Somerset | NS23 | North-South Line | 1.5 km |
Nearby Schools
There are 18 schools within 2 km of 120 GRANGE, including 4 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Tanglin Secondary School | Secondary | 680m |
| Chatsworth International School (Orchard) | International | 730m |
| CHIJ (Kellock) | Primary | 930m |
| River Valley Primary School | Primary | 990m |
| Methodist Girls' School | Secondary | 1.1 km |
| ISS International School (Paterson) | International | 1.1 km |
| Kheng Cheng School | Primary | 1.1 km |
| Gan Eng Seng Primary School | Primary | 1.2 km |
| ISS International School (Preston) | International | 1.2 km |
| Methodist Girls' School (Primary) | Primary | 1.2 km |
| Gan Eng Seng School | Secondary | 1.2 km |
| St. Anthony's Primary School | Primary | 1.3 km |
Walking-distance MRT. Orchard Boulevard is about 0.69km — within the conventional 10-minute walk threshold most tenants accept. The project benefits from the public-transport premium without the price compression that <500m flagship stations command.
Boutique character. With 56 units, 120 GRANGE keeps a low-density character — fewer residents per facility, quieter corridors, more curated common spaces. Suits buyers prioritising unit-interior quality and neighbour proximity over deep facilities breadth.
School-belt proximity. Tanglin Secondary School sits about 0.68km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Thin transaction history. With only 7 recorded sales, comparable-sales analysis is fragile — a single outlier transaction can skew the apparent price level by 5-10%. Triangulate with nearby district comparables rather than rely on within-project averages alone.
Cycle-sensitivity. Like all Singapore private residential, the project's capital appreciation and rental yields move with broader macro factors — mortgage rate environment, MAS macroprudential stance (TDSR, ABSD), and the supply-pipeline tempo. Build a 5pp rate buffer into your stress test.
- ⚠️ Young couple, first home: Lease horizon constrains long-hold optionality
- ✅ Family with school-age kids: Nearby schools support MOE registration priority
- ✅ CBD commuter: Walking-distance MRT supports daily commute
- ❌ Rental investor (yield-focused): Thin transaction history makes underwriting fragile
- ⚠️ Foreign professional (expat): MRT plus mid-size facility suite typically meets expat-tenant criteria
- ⚠️ Long-term hold (10+ yr): Plan exit timing around lease-decay thresholds
Composite assessment: 120 GRANGE benefits from MRT proximity but the lease horizon or district position requires careful exit-timing planning. Active management of the hold matters more than passive accumulation. 7 transactions in URA provide the data foundation for this view.
Suggested holding period for most buyer profiles: 5-8 years with monitored exit windows. Cross-reference per-bedroom net yield against district comparables via the compare-tool, model monthly cash-flow with the mortgage calculator, and confirm your effective BSD+ABSD cost using the stamp-duty calculator before finalising. This profile is informational; not a personal investment recommendation.
FAQ
What is the average price for 120 GRANGE?
What is the rental yield for 120 GRANGE?
Is 120 GRANGE freehold or leasehold?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA.
- Sales data: 7 transactions analysed
- Rental data: 141 lease records analysed
- Gross yield = (avg monthly rent × 12) / avg sale price
Median values used to minimise outlier impact. PSF = price per square foot.
View Live Data for 120 GRANGE
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.
New Sale vs Resale Mix
Of the 1,955 condo transactions recorded in District 10 over the last 12 months, 50% resale, 48% new sale, 2% sub sale. A resale-heavy mix points to an established market trading on fundamentals; a new-sale-heavy mix means developer launches are setting the price benchmarks.
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Price Index Check
The ShiokNest Price Index for District 10 reads 116.8 as of June 2026 — down 3.6% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
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Upcoming Supply Pipeline
1 active Government Land Sales site in District 10 could add roughly 180 new units to local supply. Incoming supply of this scale tends to cap short-term price growth in the immediate area but also signals planning confidence in the location.
| Site | Street | Est. units | List | Status |
|---|---|---|---|---|
| Holland Plain | — | ~180 | Reserve | Available |
HDB Alternatives Nearby
Weighing 120 GRANGE against staying public? These HDB towns sit within walking or short-drive distance:
- Bukit Merah — 4-room average $894,787 (890m away), an upgrader gap of about $800,000
- Queenstown — 4-room average $1,002,705 (1.4 km away), an upgrader gap of about $700,000
- Central Area — 4-room average $1,088,814 (1.9 km away), an upgrader gap of about $650,000