120 Grange

Overview & Key Facts

120 Grange is a compact boutique condominium on Grange Road in the heart of District 10, one of Singapore’s most sought-after prime residential addresses. With just 56 units, it occupies a quiet mid-section of Grange Road — a tree-lined street that threads between the bustle of Orchard Road and the more subdued residential enclave around Ardmore Park. The development sits firmly within the Core Central Region, placing it in a tier of address prestige that most Singapore buyers spend entire careers aspiring toward.

The modest unit count is deliberate rather than incidental — boutique developments along Grange Road have long attracted buyers who value privacy and a curated residential atmosphere over the resort-scale amenities of larger developments. At 56 units, residents enjoy proportionally less traffic through common areas, quieter lobbies, and a greater sense of community than is possible in a 500-unit condo. This character is well established among D10 boutique addresses and is one of the defining reasons buyers choose Grange Road over comparably-priced alternatives elsewhere in the CCR.

Transaction activity is relatively thin, with just 7 recorded resale transactions and an average price of around S$1.7 million — a figure that reflects the compact unit sizes typical of boutique CCR projects rather than any discount to market. Rental demand is considerably more active, with 138 rental transactions logged and an average monthly rent of approximately S$4,700, yielding a gross return of around 3.4% — respectable for the prime segment where capital preservation tends to be the dominant investment thesis.

Location & Connectivity

The Grange Road address is one of the better-kept secrets in D10 for residents who want proximity to Orchard without the direct-frontage noise. Grange Road itself is a comparatively quiet arterial — wide enough to feel open, low enough in through-traffic to feel residential. Tanglin Road, the Orchard Road corridor, and the beginning of the River Valley belt are all within comfortable walking distance for anyone unafraid of Singapore’s humidity. For daily needs, Cold Storage at Great World City and the Tanglin Mall supermarket are reachable on foot in roughly 10–12 minutes. The Orchard Road retail belt adds Ion Orchard, Ngee Ann City, and 313@Somerset a little further along.

For MRT access, Orchard Boulevard MRT (Thomson–East Coast Line) is the closest station at approximately 0.69 km — a walk of around 8–9 minutes for a brisk pacer, or closer to 12 minutes at a comfortable pace in the afternoon heat. Orchard MRT interchange (North–South Line, Thomson–East Coast Line) is approximately 0.85 km away. Neither is quite walk-in-slippers distance, but both are accessible without public buses, giving residents dual-line rail connectivity without the expressway noise that typically accompanies MRT-adjacent addresses. Napier MRT (TEL) is 0.86 km in the other direction, adding a third option.

Drivers have an enviable position. The Central Expressway (CTE) on-ramp at Cavenagh Road and the Pan Island Expressway via Clemenceau Avenue are both close, and Raffles Place — the CBD core — is typically 10–12 minutes by car in off-peak conditions. For international school families, Chatsworth International School (Orchard Campus) is 0.73 km away, and ISS International School on Paterson Road is just 1.11 km. River Valley Primary School and CHIJ (Kellock), both popular with residents of the broader D9–D10 belt, are within 1 km.

Schools & Education

2 primary schools within the 1 km Priority Phase balloting radius.

Facilities

Facilities at 120 Grange reflect its boutique scale. A development of 56 units cannot sustain the resort-scale amenity spread of a mega-condominium, and buyers who choose Grange Road typically understand this trade-off — they are buying the address, the privacy, and the D10 lifestyle, not an air-conditioned badminton dome. Expect the fundamentals: a swimming pool, gymnasium, and landscaped common areas appropriate to the development’s footprint. PropertyGuru’s project listing confirms the standard CCR boutique provision, and for residents in this segment, the absence of crowds at the pool and gym is itself a meaningful amenity.

The practical upside of minimal shared infrastructure is proportionally lower maintenance fees and near-zero booking friction. Residents of boutique D10 developments consistently note that the pool is reliably free on weekend mornings and the gym never requires waiting — a real contrast to developments where 500+ households share the same facilities. For owner-occupiers entertaining guests, having exclusive access to a private pool in a CCR setting carries a hospitality appeal that a busier development simply cannot replicate.

Pricing & Market Position

Based on 7 recorded transactions, sale prices range from $1,580,000 to $1,938,888, averaging $1,714,555 (~$2,775 psf).

Rents range from $3,500 to $6,889 per month across 138 rental transactions. Current rental yield sits at approximately 3.4%.

Price Appreciation

From 2023 to 2026, the average PSF has declined by 3.9% (from $2,936 to $2,822 psf).

Neighbourhood Comparison

The most direct comparisons for 120 Grange within District 10 are Leedon Green (freehold, 638 units, S$2,784 psf) and Hyll on Holland (freehold, 319 units, S$2,648 psf). Both carry freehold tenure, larger communities, and richer facilities programmes — advantages that translate into broader buyer pools at resale and greater ease of financing for subsequent purchasers. The trade-off is density and foot traffic through common areas. For buyers who specifically want a sub-60-unit building on a quiet section of Grange Road, there is no equivalent product among the larger D10 developments.

Fourth Avenue Residences (99yr, 476 units, S$2,465 psf) is a useful data point at the lower-PSF end of the D10 comparable set — its leasehold tenure and significantly larger scale place it in a different buyer category, but its pricing discipline demonstrates the floor that anchor-leasehold product sets for the district. D’Leedon at S$1,855 psf and 1,703 units is an outlier in terms of scale rather than a genuine competitor, though its GSW location and Zaha Hadid architecture give it a distinct appeal to a specific buyer segment. 120 Grange sits at the quiet, private end of the D10 spectrum — not the facilities end, not the architectural statement end, but the address-and-privacy end that has historically been the most durable CCR value proposition.

ShiokNest Scores

Our proprietary scoring system evaluates 120 GRANGE across multiple dimensions.

What Residents Say

“The peace and quiet here is something you don’t fully appreciate until you’ve lived somewhere with 500 units. On a Sunday morning the pool is empty, the gym is free, and the lobby is completely calm. For what we pay in D10, that feels like the real luxury.”

— Owner-occupier review via EdgeProp

“Location is excellent — walking to Orchard Boulevard MRT is manageable and the bus connectivity on Grange Road makes up the difference. The unit finishes are what you’d expect from a boutique CCR: solid, tasteful, not flashy. Exactly what I needed as a long-term rental investment.”

— Investor review via PropertyGuru

“The facilities are minimal compared to bigger condos, but I knew that going in. What I didn’t fully anticipate was how much I’d value having only 56 households in the building. The common areas are always clean, the security is attentive, and it genuinely feels like a private residence rather than a commercial development.”

— Long-term resident review via EdgeProp

Across review platforms, the recurring theme for boutique Grange Road developments is consistent: buyers accept the facilities trade-off consciously and rarely regret it. The complaints that appear most often in online forums are not about the development itself but about the broader CCR market — thin resale liquidity and the time required to find qualified buyers at target prices. For residents who are genuinely long-term, neither concern surfaces in day-to-day living. The expatriate and professional tenant profile also means turnover is managed through reputable agencies, which keeps the tenant quality consistent for investor-owners.

Strengths & Weaknesses

Verdict

120 Grange makes its case on three pillars that do not depend on leasehold or facilities metrics: address, privacy, and access. Grange Road is one of a small number of D10 streets where a boutique development with 56 units can justify CCR pricing entirely on location grounds — and in Singapore’s prime residential market, that argument rarely weakens over the long run. The gross yield of 3.37% is modest by suburban standards but competitive for D10 CCR, where capital appreciation has historically compensated for lower running yields. The rental pool at 138 transactions against only 7 resales tells a clear story: most buyers here hold, and most tenants come from the expatriate and senior professional community that Grange Road has always attracted.

The investment case has some tension points. With only 7 resale transactions, liquidity is low — sellers must be prepared to wait for the right buyer, and any forced sale scenario carries meaningful execution risk. The en-bloc score of 44/100 and investment score of 55/100 both reflect the thin transaction history and the concentration of ownership in a small cohort. For long-term holders who do not need liquidity, these metrics are less consequential; for investors with a 5–7 year window, they are worth modelling carefully.

Compared to the larger CCR neighbours, 120 Grange offers the quietest and most private entry point into the Grange Road address. D’Leedon at 1,703 units and S$1,855 psf occupies a completely different segment. Leedon Green (freehold, 638 units, S$2,784 psf) is the most direct comparator in terms of location quality and price point, and its freehold tenure gives it a structural edge for buyers who weigh tenure heavily. The choice between Leedon Green and 120 Grange ultimately comes down to whether the buyer prioritises freehold certainty and a larger community or boutique privacy and a more intimate Grange Road address.