Cliveden At Grange

Overview & Key Facts

Cliveden at Grange is a boutique freehold development by City Developments Ltd (CDL) completed in 2011, quietly commanding one of Singapore’s most prestigious residential corridors along Grange Road in District 10. With only 110 units spread across two residential towers, Cliveden occupies a rare middle ground in the CCR luxury segment — intimate enough to feel exclusive, yet substantial enough to offer a full suite of condominium facilities. CDL, one of Singapore’s most respected developers, brought its signature attention to build quality and design coherence to this project, which has since aged gracefully into the neighbourhood fabric.

The development positions itself firmly in the ultra-luxury tier, with recent transactions averaging $2,795 PSF and median prices in the $8 million range. Unit sizes are generous by any standard — this is a development oriented toward owner-occupiers and high-net-worth families rather than yield-chasing investors. That said, prospective buyers should enter with eyes open: at a gross yield of just 1.89% on 251 recorded rentals, the rental economics are modest, and only 19 sales have transacted since completion, reflecting both the illiquid nature of the asset class and the long hold periods typical of CCR freehold trophy properties.

For buyers seeking a freehold address within walking distance of Orchard Road yet insulated from its commercial bustle, Cliveden at Grange offers a compelling proposition. The development sits at the intersection of lifestyle accessibility and residential calm — a balance that the Grange Road enclave has always delivered, and which becomes harder to replicate as Singapore’s land supply tightens further in the CCR.

Location & Connectivity

Grange Road occupies a storied position in Singapore’s residential geography — historically home to some of the city’s finest addresses, it runs parallel to Orchard Road at a respectful remove, sheltered from retail noise yet connected to everything that Orchard offers. Cliveden at Grange benefits from this dual character: residents can walk to ION Orchard or Ngee Ann City in under 15 minutes while returning each evening to a leafy, low-traffic street where the pace immediately slows.

The MRT picture is strong for a mid-rise CCR development. Orchard Boulevard TEL station sits just 0.61 km away, offering direct Thomson–East Coast Line access to Marina Bay and the CBD without a transfer. Orchard NS/DT station at 0.78 km provides cross-island connectivity, and Great World TEL at 0.91 km adds another option for residents heading toward Harbourfront or the east. The cluster of four nearby TEL stations reflects the line’s deliberate routing through the Orchard–River Valley corridor, and it significantly upgrades the area’s transit credentials relative to older CCR developments that relied solely on the NS line.

The school landscape within the vicinity is solid for an expat-heavy CCR enclave. Chatsworth International School (Orchard campus) at 0.79 km is a natural draw for expatriate families, while Tanglin Secondary at 0.84 km and River Valley Primary at 1.06 km serve the local market. The concentration of good schools in this radius — including CHIJ Kellock and Kheng Cheng School — supports consistent rental demand from families on international school catchment or proximity-based registration. This is a location that tends to attract long-term tenant profiles rather than transient singles.

Schools & Education

1 primary school within the 1 km Priority Phase balloting radius.

Facilities

At 110 units, Cliveden at Grange operates at a scale where facilities feel curated rather than sprawling. CDL equipped the development with a 50-metre lap pool, a well-appointed gymnasium, tennis court, function room, and landscaped gardens — the expected complement for a luxury CCR condominium of this era and price point. What differentiates Cliveden is the quality of execution: CDL’s procurement standards mean fittings, finishes, and landscaping are maintained to a higher baseline than many comparably priced projects from smaller developers.

The boutique unit count works in residents’ favour when it comes to facility utilisation. Shared amenities are rarely crowded, and the pool and gym feel genuinely private — a meaningful consideration for high-net-worth residents who value discretion. Security is tight, with 24-hour concierge and guard services standard for the development tier. Resident feedback on management quality has generally been positive, with the MCST maintaining the grounds and common property in good condition over the 15 years since TOP.

One area where Cliveden is appropriately honest about its offering: it does not attempt to replicate the resort-scale amenity decks seen in newer mega-developments. There is no sky terrace, no indoor waterfall, no co-working pavilion. What it provides instead is a well-maintained, properly proportioned facility set that complements the residential character of the development without overwhelming it. For owner-occupiers prioritising liveability over Instagram-worthy amenity lists, this is a reasonable trade-off.

Pricing & Market Position

Across 19 recorded transactions (all-time), sale prices range from $4,700,000 to $9,800,000, averaging $7,532,948.

Over the last 12 months, transactions averaged $2,795 psf.

Rents range from $7,800 to $27,000 per month across 262 rental transactions. Current rental yield sits at approximately 1.9%.

Price Appreciation

From 2021 to 2026, the average PSF has declined by 20.5% (from $3,026 to $2,405 psf).

Neighbourhood Comparison

The competitive set for Cliveden at Grange clusters around the Holland Road and Grange Road CCR freehold tier. Leedon Green at $2,784 PSF is the closest direct comparable — also freehold, also CCR, slightly larger at 638 units. Leedon Green is newer (completed 2023), which gives it a facility and finishing edge, but Cliveden’s smaller footprint and established address carry their own premium. Hyll on Holland at $2,648 PSF offers another freehold CCR option at a modest PSF discount, with 319 units placing it between Cliveden’s boutique scale and Leedon Green’s mid-size positioning.

Skye at Holland at $2,945 PSF is a 99-year leasehold development, which makes the direct PSF comparison somewhat misleading — the freehold premium Cliveden commands is absorbed partly in that gap. D’Leedon at $1,855 PSF (99-year, 1,703 units) represents the mega-scale, leasehold alternative for buyers who want CCR location at meaningfully lower total quantum. The trade-offs are significant: leasehold tenure, shared amenities across a much larger resident base, and a very different ownership experience. Fourth Avenue Residences at $2,465 PSF (99-year, 476 units) rounds out the comparison set as a more accessible leasehold entry point into the D10 corridor.

Cliveden’s boutique scale is its clearest differentiator and its most honest selling point. No other development in the immediate comparison set offers fewer than 319 units. For buyers who genuinely value privacy, low facility utilisation, and a tight-knit resident community, Cliveden is essentially without a direct substitute in the Grange Road catchment. That scarcity is a structural support for long-term pricing, even if it constrains liquidity in the short term.

ShiokNest Scores

Our proprietary scoring system evaluates CLIVEDEN AT GRANGE across multiple dimensions.

What Residents Say

Resident sentiment at Cliveden at Grange clusters around three consistent themes: appreciation for the quiet, private atmosphere that a boutique unit count delivers; satisfaction with the location’s balance of convenience and residential calm; and occasional commentary on the maintenance levy levels that come with a smaller development sharing fixed costs across fewer units. Long-term residents — several of whom have held since original launch — speak positively about the sense of community that develops naturally in a 110-unit building where neighbours recognise each other.

Living here feels like having a private residence with condo amenities. The pool is almost always quiet, security knows your face, and the management responds quickly when something needs attention. For our family, the school run to Chatsworth is seven minutes by car — we couldn’t ask for better.

— Long-term resident, owner-occupier, Grange Road

Rental tenants tend to be expatriate families on international assignee packages or Singaporeans at the senior management level seeking generous unit sizes that are increasingly rare in newer developments. Feedback from this cohort emphasises the quality of finishes and space, with the primary concern being the age of appliances and fittings in units that have not been renovated since TOP. Landlords who invest in kitchen and bathroom refreshes consistently report faster leasing at the upper end of the rental range.

The unit is enormous by Singapore standards — we have a proper dining room, a study, and all three kids have their own rooms. The neighbourhood is safe, green, and close enough to Orchard that we don’t feel isolated. The only thing I’d change is the kitchen, which is a bit dated now.

— Expatriate tenant, three-bedroom unit, via EdgeProp community

Strengths & Weaknesses

Verdict

Cliveden at Grange earns its place as one of the more understated luxury addresses in District 10. It does not shout — it does not need to. A CDL freehold on Grange Road, walking distance to Orchard Boulevard TEL and a cluster of international schools, with boutique unit counts that ensure genuine exclusivity: the fundamentals are strong, and the development has demonstrated its resilience through more than a decade of Singapore property cycles.

The investment case, however, requires calibrated expectations. The 1.89% gross yield is low even by CCR freehold standards, and the thin transaction volume means buyers are entering an illiquid asset. PSF trends have been volatile over the recorded five-year window — from $3,150 in year two down to $2,183 in year three before recovering — which reflects the scarcity of transactions rather than fundamental weakness, but does complicate comparative valuation. Buyers who need a clean rental yield story or short-term liquidity should look elsewhere.

For the right buyer — a high-net-worth family seeking a freehold Grange Road address with international school access, TEL connectivity, and the security of a CDL-built product — Cliveden at Grange is a compelling acquisition. The en-bloc probability score of 46/100 reflects the realistic but not imminent potential for collective sale, given the small unit count and freehold tenure. At $2,795 PSF, the development sits at a premium to some nearby 99-year comparables but at a relative discount to the very top of the CCR freehold stack. For long-term holders, that positioning has historically been a sound entry point.