GRANGE 70 is a 72-year balance 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 20 units and is TOP 1999.
This profile draws on 0 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 GRANGE 70 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 0 sales and 74 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the GRANGE 70 dashboard.
- · CCR · D10 · 20 units
About GRANGE 70
GRANGE 70 is a condominium, located at GRANGE ROAD in District 10 (Ardmore, Bukit Timah, Holland Road, Tanglin) (Core Central Region), developed by LUCKY REALTY CO. PTE LTD (FAR EAST), comprising 20 residential units, completed in 1999.
With approximately 72 years remaining on its 99-year lease, the property qualifies for full bank financing and CPF usage.
Rental Market Overview
GRANGE 70 has recorded 74 rental transactions with monthly rents averaging $7,157/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 3 BR | 74 | $7,157/mo | $5,669/mo | $8,500/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 16 | $6,387/mo |
| 2022 | 13 | $6,707/mo |
| 2023 | 14 | $7,550/mo |
| 2024 | 13 | $7,508/mo |
| 2025 | 15 | $7,530/mo |
| 2026 | 3 | $8,000/mo |
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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 GRANGE 70 (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- GRANGE 70
- Orchard Boulevard MRT
- Orchard MRT
- Orchard MRT
- Great World MRT
- Somerset MRT
- Kheng Cheng School
- Chatsworth International School (Orchard)
- Tanglin Secondary School
Nearby MRT Stations
GRANGE 70 is 450m from Orchard Boulevard MRT (Thomson-East Coast Line), with 8 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Orchard Boulevard | TE13 | Thomson-East Coast Line | 450m |
| Orchard | NS22 | North-South Line | 630m |
| Orchard | TE14 | Thomson-East Coast Line | 630m |
| Great World | TE15 | Thomson-East Coast Line | 680m |
| Somerset | NS23 | North-South Line | 1.1 km |
| Napier | TE12 | Thomson-East Coast Line | 1.1 km |
| Havelock | TE16 | Thomson-East Coast Line | 1.3 km |
| Tiong Bahru | EW17 | East-West Line | 1.5 km |
Nearby Schools
There are 17 schools within 2 km of GRANGE 70, including 2 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Kheng Cheng School | Primary | 730m |
| Chatsworth International School (Orchard) | International | 870m |
| Tanglin Secondary School | Secondary | 1.1 km |
| St. Anthony's Primary School | Primary | 1.2 km |
| Gan Eng Seng Primary School | Primary | 1.2 km |
| Gan Eng Seng School | Secondary | 1.2 km |
| ISS International School (Paterson) | International | 1.2 km |
| ISS International School (Preston) | International | 1.2 km |
| CHIJ (Kellock) | Primary | 1.3 km |
| Fairfield Methodist School (Primary) | Primary | 1.3 km |
| River Valley Primary School | Primary | 1.3 km |
| Methodist Girls' School | Secondary | 1.3 km |
Adequate lease horizon. Around 72 years of remaining lease keeps CPF eligibility intact and supports standard 30-year loan tenor for most buyer profiles. Within a 5-10 year hold, lease-decay effects are negligible; beyond that, monitor the year-60 threshold for CPF usage caps.
Genuine walk-to-MRT access. Orchard Boulevard sits about 0.45km away — true walking distance, not the elastic 800m claim that some listings stretch. For tenants and commuter-owners, this anchors rental demand and supports a steady capital-value floor across cycles.
Boutique character. With 20 units, GRANGE 70 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. Kheng Cheng School sits about 0.73km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Lease tenor below 75 years. With roughly 72 years remaining, CPF usage starts to be capped (the 95-year rule reduces utilisation as lease decays), and bank loan tenor compresses correspondingly. The resale buyer pool narrows toward older buyers with shorter horizons.
Thin transaction history. With only 0 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.
- ⚠️ 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: GRANGE 70 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. 0 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 GRANGE 70?
What is the rental yield for GRANGE 70?
Is GRANGE 70 freehold or leasehold?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA.
- Rental data: 74 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 GRANGE 70
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 GRANGE 70 against staying public? These HDB towns sit within walking or short-drive distance:
- Bukit Merah — 4-room average $894,787 (810m away)
- Central Area — 4-room average $1,088,814 (1.6 km away)
- Queenstown — 4-room average $1,002,705 (1.7 km away)