Gramercy Park
Overview & Key Facts
Gramercy Park stands on Grange Road in prime District 10, a short walk from Orchard Boulevard MRT and flanked by embassies, boutique hotels, and Good Class Bungalow enclaves. Developed by Aston Properties — a subsidiary of City Developments Limited (CDL) — and completed in 2016, the project delivered just 174 freehold units across two 24-storey towers (the North Tower and South Tower) on a 170,000+ sqft site. It is one of the rarer large-format luxury developments launched after the 2013 cooling measures reshaped the CCR market.
Architecturally, Gramercy Park was designed by NBBJ with interiors by Hirsch Bedner Associates (HBA), the same teams CDL engaged for several of its trophy assets. The development is intentionally low-density: floor plates of only four to six units per floor, generous unit sizes starting from around 1,044 sqft for a 2-bedroom and extending to 5,899 sqft four-bedroom penthouses and three sprawling garden villas with private pools. The scale and finishing level place it firmly in the ultra-prime segment rather than the mass-luxury tier.
The buyer profile skews heavily international. Foreign and PR buyers dominate the owner ledger, reflecting both the freehold tenure and the project’s positioning as a pied-à-terre or long-hold CCR asset rather than an upgrader’s primary home. At an average of $2,713 psf over the last 12 months — well below the freehold parity benchmark once you account for unit size — Gramercy Park now trades at a meaningful discount to newer District 10 launches despite a superior tenure and location.
Location & Connectivity
Gramercy Park’s address is arguably its strongest card. The development sits on Grange Road, roughly 660 metres from the Orchard Boulevard MRT station on the Thomson-East Coast Line and within 850 metres of Orchard MRT interchange (North-South and TEL). That is a genuinely walkable commute to either station — not the token “MRT nearby” marketing line you often see in D10, but an actual 8-to-10 minute stroll along shaded, low-traffic streets. Great World MRT is also reachable on foot in under 15 minutes for residents using the TEL southbound.
For car-based residents, Grange Road feeds directly onto Orchard Road, River Valley Road, and the CTE via Scotts Road, putting Raffles Place within a 10-to-12 minute drive in off-peak conditions. The CBD, Marina Bay, and Sentosa are all within 15 minutes. Compared to newer CCR launches pushed further out into Orchard Boulevard or Leonie Hill, Gramercy Park is closer to the Orchard spine without actually sitting on it — residents get the access without the noise.
The immediate neighbourhood is one of Singapore’s densest clusters of premium amenities. ION Orchard, Paragon, Takashimaya, and Wheelock Place are all within a 10-minute walk, as are the Tanglin Mall and Tanglin Shopping Centre cluster. Cold Storage at Tanglin Mall, Jason’s MarketPlace at Paragon, and Don Don Donki at Orchard Central cover daily groceries; Mount Elizabeth Hospital and Gleneagles Hospital are both under 1 km away for medical needs.
Schools & Education
2 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Tanglin Secondary School | secondary | Within 1 km |
| Chatsworth International School (Orchard) | international | Within 1 km |
| Kheng Cheng School | primary | Within 1 km |
| CHIJ (Kellock) | primary | Within 1 km |
| River Valley Primary School | primary | ~1.0 km |
| Gan Eng Seng Primary School | primary | ~1.1 km |
| Gan Eng Seng School | secondary | ~1.1 km |
| ISS International School (Paterson) | international | ~1.2 km |
Facilities
For a 174-unit development, Gramercy Park punches well above its weight on amenities. The site is organised around a central landscaped deck that houses a 50-metre lap pool, a separate family pool, a children’s splash pool, and a spa pool, flanked by cabanas and an outdoor dining pavilion. Unlike many boutique D10 projects that sacrifice facilities for footprint, CDL used the generous plot ratio to give residents a proper clubhouse experience.
The indoor facilities are where Gramercy Park distinguishes itself from peers in its price band. The clubhouse includes a fully-equipped gym, a yoga and pilates studio, a private dining room with catering kitchen, a reading lounge, a wine cellar and tasting room, and a screening room. Sky terraces on higher floors offer BBQ pits and entertainment areas with uninterrupted views of the Orchard skyline and, on clear days, the Southern Islands.
“The facilities are genuinely resort-grade — the wine room and private dining room get used more than I expected, and the 50m pool is rarely crowded because there are only 174 units. You feel like you’re at a hotel, not a condo.”
— Resident review via PropertyGuru
Concierge service is a key differentiator. The development operates a 24-hour concierge desk handling deliveries, bookings, and car-call services — a level of staffing more typical of branded residences than standard condominiums. Security is similarly elevated, with dual-layer access control from lobby to lift to floor. Maintenance fees reflect this: expect meaningfully higher monthly charges than mass-market freehold projects, a cost buyers should model explicitly before committing.
Unit Sizes & Layout
Gramercy Park’s unit mix is deliberately narrow and upmarket. The configuration ranges from 2-bedroom units at roughly 1,044–1,399 sqft, 3-bedroom layouts between 1,776 and 2,411 sqft, 4-bedroom units from 2,626 sqft upward, and a small number of penthouses and garden villas exceeding 5,000 sqft. There are no shoebox or 1-bedroom units — a deliberate positioning choice that keeps the resident profile consistent and limits the rental-churn problem common to newer CCR launches with heavy 1-BR weighting.
Interior specification is a clear step above the mass-luxury tier. Standard fit-out includes Miele or Gaggenau kitchen appliances, Duravit or Villeroy & Boch bathroom ware, engineered timber flooring in living areas, marble in bathrooms, and ceiling heights of approximately 2.9 metres in standard units and 3.5–4 metres in penthouses. The HBA-designed interior package is well-regarded and has aged more gracefully than many 2014–2016 vintage developments where trend-driven finishes now look dated.
Layout efficiency is strong across the mix. Most 3-bedroom units feature a proper dry kitchen with integrated appliances plus a separate wet kitchen, a helper’s room with attached bath, and a dedicated foyer entry — the latter a small but meaningful luxury cue. Balconies are generous (often 80–120 sqft) and generally usable rather than token. The main design criticism in the resident community centres on a handful of stacks where living-room windows face internal corridors or neighbouring blocks too closely — worth verifying on-site before committing to a specific unit.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 2 | $2,846 | $3,615,000 |
| 5 BR | 9 | $3,031 | $7,132,000 |
Pricing & Market Position
Based on 11 recorded transactions, sale prices range from $3,600,000 to $9,050,000, averaging $6,492,545 (~$2,713 psf).
Rents range from $6,000 to $20,000 per month across 208 rental transactions. Current rental yield sits at approximately 1.9%.
Price Appreciation
From 2021 to 2026, the average PSF has declined by 21.2% (from $3,065 to $2,415 psf).
Neighbourhood Comparison
Within a 1 km radius, the key comparables are Boulevard 88 (freehold, branded residences, ~$3,800+ psf), 3 Orchard By-The-Park (freehold, ~$3,200 psf), and older freehold stock like The Orchard Residences and Ardmore Park. Against Boulevard 88 and 3 Orchard By-The-Park, Gramercy Park trades at a meaningful $500–$1,000 psf discount while offering similar unit formats and a comparable walkable-to-MRT profile; what you give up is the branded-residences cachet and the very top-end fit-out tier.
Against newer 99-year CCR launches such as Leedon Green (~$2,784 psf freehold), Skye at Holland (~$2,945 psf, 99-year from 2024), and Fourth Avenue Residences (~$2,465 psf, 99-year from 2018), Gramercy Park’s case is simpler: freehold tenure at roughly comparable or lower psf, closer to Orchard, at higher specification. The main downsides versus newer stock are the eight-year-old interior (though HBA design has aged well), and maintenance fees that reflect the concierge-level service model. For buyers prioritising freehold CCR at walkable MRT distance with genuine luxury specification, Gramercy Park currently represents one of the cleaner value positions in the segment — a rare sentence to write about a project at $2,700+ psf.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| GRAMERCY PARK | Freehold | 2016 | 174 | $2,713 |
| 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 GRAMERCY PARK across multiple dimensions.
What Residents Say
“Living here feels private in a way that newer Orchard condos don’t — you walk out onto Grange Road and it’s quiet, green, and you see the same faces. The concierge knows everyone. It’s not flashy, just well-run.”
— Resident review via EdgeProp
“The facilities are excellent but maintenance fees are on the high side — you’re paying for the concierge and the low density. Worth it if you use the clubhouse; less so if you don’t.”
— Resident review via PropertyGuru
“Walking to Orchard Boulevard MRT is genuinely doable. Walking to Orchard itself takes 12 minutes but it’s a nice walk. My only complaint is that some stacks get afternoon sun heavily — check orientation carefully.”
— Resident review via 99.co
The consistent thread across resident feedback: Gramercy Park is understated rather than showy. Unlike some District 9 and 10 developments that lean into brand theatrics, residents describe Gramercy Park as a “quiet luxury” project — high specification, attentive management, international but not transient neighbour profile. Common frustrations centre on maintenance fee levels (expected for the segment but still notable), occasional concierge turnover, and the reality that facility bookings during school holidays can be competitive even with just 174 units.
Strengths & Weaknesses
- Freehold tenure in prime District 10 on Grange Road
- Walkable (~660m) to Orchard Boulevard MRT on the Thomson-East Coast Line
- Generous unit sizes starting ~1,044 sqft for 2-BR — no shoeboxes
- Ultra-prime fit-out: Miele/Gaggenau, Duravit, HBA interiors, 2.9m ceilings
- 24-hour concierge and dual-layer security access
- Resort-grade facilities on a low-density 174-unit site
- 50m lap pool plus spa, wine room, screening room, private dining
- Embassy-row quiet despite Orchard adjacency
- Trading at meaningful discount vs Boulevard 88 and 3 Orchard By-The-Park
- Mount Elizabeth and Gleneagles hospitals both under 1 km
- Modest gross yield at ~1.94% — yield investors should look elsewhere
- High maintenance fees reflect concierge and low-density servicing
- Exit liquidity depends on foreign/HNW buyer flow and ABSD policy
- Some stacks face internal corridors or have strong afternoon sun
- Interior now eight years old — ultra-new buyers may prefer fresh launches
- Ticket size ($6M+ average) limits local upgrader demand pool
- No 1-bedroom units — less flexible for solo investors or tenants
- Low transaction volume (11 sales in 12 months) can complicate pricing discovery
Verdict
Gramercy Park is one of the more coherent luxury propositions in District 10 today. You are buying freehold tenure on Grange Road at roughly $2,713 psf — meaningfully below the $2,900–$3,000+ psf levels that comparable 99-year CCR projects (and certainly newer freeholds like Leedon Green) now command. The unit sizes are genuinely generous, the fit-out is ultra-prime rather than mass-luxury, the facilities punch above the unit count, and the location blends Orchard access with embassy-row quiet.
The trade-offs are equally clear. Yields are modest at 1.94% gross — a structural reality of ultra-prime CCR rather than a Gramercy-specific weakness, but it means buyers must be honest about the holding thesis. The exit market is international: Singaporean upgraders rarely shop at $6–7 million, so liquidity depends on the continued flow of foreign HNW buyers, which in turn depends on ABSD policy, currency moves, and Singapore’s positioning as a regional safe haven. That flow has been healthy but is not guaranteed.
For own-stay buyers with a long horizon who want freehold CCR at genuinely walkable MRT distance — and who value resort-grade facilities at low density — Gramercy Park deserves a close look. For pure yield investors, the math is hard: better returns exist in RCR freeholds or prime leasehold with stronger rental depth. For buyers using this as a second-home or capital-preservation vehicle, the freehold tenure and Grange Road address do much of the heavy lifting, and the current price gap to newer comparables provides a margin of safety that was not present at launch pricing.