Cliveden At Grange
What does absolute privacy cost in Singapore’s most prestigious postcode? At Cliveden at Grange, the answer is deceptively simple: one unit per floor, five towers, 110 residences — and a land-to-unit ratio that most District 10 developments can only aspire to. Developed by City Developments Limited (CDL) and completed in 2011, this freehold address on Grange Road sits at the heart of the Tanglin-Orchard corridor, a stretch where ultra-high-net-worth buyers have parked capital for decades regardless of market cycles. With Orchard MRT approximately 800 metres away and Orchard Boulevard (Thomson-East Coast Line) bridging the gap to Raffles Place in under 15 minutes, the location argument is straightforward. The harder question — and the one worth answering honestly — is whether Cliveden’s fundamentals justify its S$2,798 average PSF (as of 2026-03) in a corridor where new launches are clearing at S$3,200–S$3,400 PSF.
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.
| School | Type | Distance |
|---|---|---|
| Chatsworth International School (Orchard) | international | Within 1 km |
| Tanglin Secondary School | secondary | Within 1 km |
| Kheng Cheng School | primary | Within 1 km |
| CHIJ (Kellock) | primary | ~1.0 km |
| River Valley Primary School | primary | ~1.1 km |
| Gan Eng Seng Primary School | primary | ~1.1 km |
| Gan Eng Seng School | secondary | ~1.2 km |
| ISS International School (Paterson) | international | ~1.2 km |
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
Based on 19 recorded transactions, sale prices range from $4,700,000 to $9,800,000, averaging $7,532,948 (~$2,795 psf).
Rents range from $7,800 to $27,000 per month across 255 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.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| CLIVEDEN AT GRANGE | Freehold | 2011 | 110 | $2,795 |
| SKYE AT HOLLAND | 99 yrs lease commencing from 2024 | 2025 | 666 | $2,946 |
| LEEDON GREEN | Freehold | 2021 | 638 | $2,785 |
| D'LEEDON | 99 yrs lease commencing from 2010 | 2014 | 1,703 | $1,858 |
| HYLL ON HOLLAND | Freehold | 2021 | 319 | $2,648 |
| FOURTH AVENUE RESIDENCES | 99 yrs lease commencing from 2018 | 2021 | 476 | $2,465 |
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
Freehold tenure on Grange Road. In a market where the Urban Redevelopment Authority increasingly releases only 99-year leasehold Government Land Sale sites — including the Orchard Boulevard GLS that produced Upper House (99-year) at an entry price above S$3,278 PSF — Cliveden’s perpetual tenure carries a meaningful optionality premium. Lease decay does not erode the asset; a genuine estate can be held across generations or monetised through an en-bloc process. The freehold vs leasehold analysis is particularly acute at this price quantum: a S$7.9M unit compounding at 3% annually loses over S$2M in equivalent value under a 99-year clock by decade 3 (as of 2026-Q2).
Scale and privacy unmatched at this address. One unit per floor across five towers is genuinely rare. Most 110-unit CCR boutiques achieve that count by stacking 6–8 units per plate. Cliveden’s configuration means lift lobbies function as private foyers; the wrap-around views are unobstructed on three sides for most units. This structural exclusivity is the product of the land parcel size, which cannot be replicated at current land costs anywhere within walking distance of Orchard Road (as of 2026-Q2). See the luxury condo buying guide for CCR for how to benchmark layout quality at this price tier.
Orchard corridor rental depth. Rental demand in this pocket is driven by senior expatriate executives, diplomatic community members, and international school families — a tenant base that is relatively interest-rate insensitive and values stability. Average monthly rent at Cliveden reached S$15,239 in 2026 (as of 2026-Q1), up from S$13,771 in 2024, implying an annualised gross yield of approximately 2.3% at the S$7.95M median transaction price. That yield is compressed relative to mid-market condos, but the tenant quality and lease length (typically 24–36 months for this profile) reduce vacancy risk materially. Compare rental dynamics across the corridor using the ShiokNest price heatmap (as of 2026-Q1).
CDL developer pedigree. City Developments Limited is Singapore’s largest listed property developer by land bank and has delivered consistently across three decades of prime residential projects. Post-TOP defect management and common area maintenance at Cliveden have received above-average feedback from residents, an important consideration when the facilities bill runs to a full-size tennis court and two clubhouses (as of 2026-Q1).
District 10 (Ardmore, Bukit Timah, Holland Road, Tanglin) remains Singapore’s benchmark for freehold luxury, and the Grange Road micro-pocket is its densest expression. Seventeen ultra-luxury transactions above S$10 million were recorded across the Orchard-Tanglin corridor in Q1 2026 — the highest quarterly clip since Q1 2025 — confirming that institutional and family-office appetite for this address class has not softened despite global rate uncertainty (as of 2026-Q1). Cliveden at Grange occupies a land area exceeding 138,000 square feet, a scale that enables genuine resort-grade facilities: twin three-storey clubhouses, a full-size tennis court, spa pool, and landscaped lawns that feel remote from the Grange Road streetscape outside. The project’s 2011 vintage means it pre-dates the stricter MAS TDSR framework introduced in 2013, which has structurally suppressed new supply in this segment — a tailwind for existing freehold stock in prime CCR. The District 10 property market continues to attract both foreign professional tenants and long-hold investors, with the URA Residential Property guidelines framing the acquisition rules for non-citizen buyers considering this class of asset (as of 2026-Q2).
PSF trajectory is uneven. With only 19 recorded URA transactions since 2021, each sale moves the index significantly. The 2024 cohort averaged S$2,183 PSF — the weakest reading in the dataset — before rebounding to S$2,710 in 2025 and printing at S$2,405 in early 2026 (as of 2026-03). A three-transaction sample for 2026 should not be read as a trend. Buyers using leverage at S$7–8M entry prices should model a scenario where the next handful of transactions clear at 2024 levels; the margin of safety at 75% LTV is thin. Use the mortgage calculator and total acquisition cost calculator to stress-test your break-even (as of 2026-Q2).
En-bloc probability is moderate, not high. ShiokNest’s en-bloc score for Cliveden is 46/100 with a “Moderate” verdict (as of 2026-Q2). The 110-unit count, diverse unit-size mix (3BR to penthouse), and multi-tower configuration mean collective sale coordination is complex and the consent threshold (80%) harder to achieve than at a single-tower boutique development. Buyers acquiring on an en-bloc thesis should apply significant probability discounts to that outcome. The project’s profitability score is further tempered by a median seller return of –6.39% across tracked resale pairs, with a 0% win rate in the dataset — a function of the high entry prices paid at the 2007–2012 launch cycle. More recent buyers who entered in 2020–2021 at lower psf are in better stead (as of 2026-Q2).
Walkable but not MRT-immediate. Orchard MRT is approximately 800 metres from the main gate — a brisk 10-minute walk in Singapore’s heat and humidity. Families with young children or elderly residents may find this a daily friction. Orchard Boulevard MRT (TEL) partially addresses this, but the station entrance is on the opposite side of Grange Road and adds a further minute. Compared to integrated-MRT developments like Upper House at Orchard Boulevard, Cliveden asks owners to treat the transit gap as a lifestyle tradeoff for the greater privacy and land-intensity (as of 2026-Q2). Check the best condos near Orchard Road guide to benchmark access across this corridor.
Stamp duty exposure for foreign buyers. At the S$7.95M median transaction, a foreign buyer faces Additional Buyer’s Stamp Duty of 60%, per the current IRAS ABSD rate table (as of 2026-Q2). At this quantum, ABSD alone exceeds S$4.7M — roughly the cost of the entire unit in mid-market districts. Foreign buyers should model the full stamp duty liability using the stamp duty calculator before proceeding.
Cliveden at Grange is a genuinely exceptional address for buyers who prize Grange Road freehold tenure, one-unit-per-floor privacy, and CDL’s build quality above short-term yield optimisation. The 2.3% gross yield (as of 2026-Q1) places it squarely in the “capital appreciation play” category rather than an income play — and that thesis has held over the 15-year post-TOP period despite the uneven PSF record. For the right buyer, the thin transaction volume is a feature: Cliveden units rarely change hands, and when they do, motivated sellers sometimes price at the corridor discount end, creating selective entry opportunities.
The profile does not suit investors optimising for yield compression or short hold periods. The negative historical profit win rate and en-bloc “Moderate” verdict are honest signals that this is a buy-and-hold position, likely 7–10 years, for buyers with the balance-sheet resilience to ride through a 2024-style PSF trough. Families with school-age children should cross-reference enrolment zones — Raffles Girls’ Primary, Nanyang Primary, and Hwa Chong’s secondary intake are within the general Tanglin-Bukit Timah radius — using the Orchard-Tanglin school zone guide (as of 2026-Q2). At a median entry of approximately S$7.95M for a 3-bedroom or S$10–12M for a 4-bedroom, the recommended holding period is a minimum of 7 years to allow the rental income stream to offset stamp duty drag and achieve a meaningful capital return (as of 2026-Q2).