Grange 80
Overview & Key Facts
Grange 80 is a ten-unit boutique condominium at 80 Grange Road in District 10 — one of the most exclusive residential addresses in Singapore’s Core Central Region. Completed in 2000 by Lucky Realty Co. Pte Ltd (Far East Organization), the development occupies a small footprint on the prestigious Grange Road – Paterson Hill enclave, offering a single unit per floor with private lift lobby access and generous layouts ranging from approximately 1,356 sqft to 2,314 sqft. The result is something genuinely rare: a truly private CCR residence where strangers in the lift are structurally impossible.
The headline caveat cannot be deferred: Grange 80 is a 99-year leasehold development with a TOP date of 2000, leaving approximately 73 years on the lease as of 2026. It has already crossed the 75-year CPF withdrawal threshold — buyers using CPF OA funds to service this purchase face a pro-rated CPF usage limit, and the development will drop below the 60-year HDB loan eligibility marker in roughly 13 years. For a property trading at CCR prices in an enclave dominated by freehold titles, this tenure profile demands explicit underwriting before any other factor is considered.
With that framing established, the rental data tells a genuinely strong story. Across 32 rental transactions, average rent of S$7,352 per month and a median of S$7,200 reflect units that are substantially larger than the typical boutique CCR offering. For context, neighbour Grange 70 (freehold, 20 units, same developer, same street) achieves rents in the S$6,499–7,200 range for units of approximately 1,970–1,981 sqft. Grange 80’s higher average rent is consistent with its larger unit configuration at the upper end of the floor plan range, suggesting a tenant profile drawn to generously proportioned spaces in a no-compromise CCR address.
Location & Connectivity
Grange Road is one of the defining streets of Singapore’s prime residential belt — a tree-lined arterial that threads through the Paterson Hill enclave between Tanglin Road and the fringes of the Orchard Road corridor. At number 80, residents are within easy walking distance of the full Orchard Road lifestyle offering: Ion Orchard, Ngee Ann City, Wisma Atria, Takashimaya, and the dining and entertainment strip along Orchard and Emerald Hill are all reachable in 8–12 minutes on foot. The American Club and Tanglin Club are nearby, and the open lawns of the Botanic Gardens are a short drive or a pleasant 20-minute walk through the Nassim – Cluny corridor.
Rail connectivity is substantive by any measure. Orchard Boulevard MRT (Thomson–East Coast Line) is the closest station at approximately 500 metres — a brisk 6-minute walk. Orchard MRT interchange (North–South and Thomson–East Coast Lines) is 680 metres away, and Great World MRT (Thomson–East Coast Line) is 760 metres southward. Napier MRT (TEL) sits at 1.07 km for a fourth TEL option in the opposite direction. The practical result is that Grange 80 residents have four MRT stations within a 1.1 km radius covering multiple TEL stops — an unusually deep rail cushion that removes the usual CCR compromise between address quality and transit access.
For families, the school geography is credible rather than exceptional. Chatsworth International School (Orchard campus) is approximately 840 metres away, and ISS International School Paterson is at 1.17 km — both within realistic walking distance for students. Tanglin Secondary School sits at 990 metres. Kheng Cheng School is the closest at 810 metres. Day-to-day retail is fully covered by the Orchard Road corridor, Great World City Cold Storage (approximately 800m), and the F&B offering along River Valley Road.
Schools & Education
1 primary school within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Kheng Cheng School | primary | Within 1 km |
| Chatsworth International School (Orchard) | international | Within 1 km |
| Tanglin Secondary School | secondary | Within 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 |
| CHIJ (Kellock) | primary | ~1.2 km |
| River Valley Primary School | primary | ~1.2 km |
Facilities
For a ten-unit development, Grange 80 punches above its weight on amenities. Unlike the no-facilities micro-boutiques that dot D15 or the older D9 residential belt, this development includes a gymnasium, sauna, and car parking — a meaningful baseline that reflects Far East Organization’s standard for their boutique CCR product. The absence of a full-size swimming pool will be noted by buyers used to resort-scale facilities, but the provision of a gym and sauna in a ten-unit private building is a genuine differentiator: these facilities will never require booking, never be crowded, and are maintained by a maintenance fund contributed by ten households rather than five hundred.
The private lift lobby per floor is the facilities story that actually matters. In Singapore’s high-density residential market, a configuration where the lift opens directly to your unit — with no shared corridor and no sight lines to neighbouring apartment doors — is the architectural definition of CCR privacy. This is not a marketing detail; it is a structural feature that cannot be retrofitted into a larger development and is preserved only in boutique builds. Buyers considering Grange 80 against competitors with twice the density should weigh this specifically.
Monthly maintenance fees for a ten-unit development with this facility level are likely in the S$400–600 range, higher per household than a no-amenities micro-boutique but still well below the S$600–900 seen at large-format CCR developments with full resort infrastructure. For buyers who treat the Tanglin and American Clubs as their primary recreational base, the absence of a condominium pool is irrelevant.
Neighbourhood Comparison
The most instructive comparison for Grange 80 is its immediate neighbour: Grange 70 at 70 Grange Road. Same developer (Lucky Realty / Far East Organization), same street, same vintage (Grange 70 TOP 1999, Grange 80 TOP 2000), similar boutique scale. The critical difference is tenure: Grange 70 is freehold, Grange 80 is 99-year leasehold with 73 years remaining. Grange 70 has 20 units versus Grange 80’s 10, and Grange 70’s units are reported at approximately 1,970–1,981 sqft. Grange 80’s upper floor plans reach 2,314 sqft — meaningfully larger — and its average rent of S$7,352 is above Grange 70’s S$6,499–7,200 rental range, reflecting this size premium. For buyers who need more than 2,000 sqft on Grange Road in a truly private setting, Grange 80 is the only option. For buyers who can accept 1,970–1,980 sqft, Grange 70’s freehold title is a structurally superior long-term proposition at comparable or lower rents.
Against the broader Grange Road comparator set: Skye at Holland (S$2,945 psf, 99yr/2022, 666 units) offers full modern facilities and a lease with ~95 years remaining — far better tenure position than Grange 80, at the cost of density and shared facilities. Leedon Green (S$2,785 psf, freehold, 638 units) provides freehold tenure at scale, which is the most dangerous competitor to Grange 80 for buyers who want CCR quality without tenure anxiety. D’Leedon (S$1,856 psf, 99yr, 1,703 units) is an outlier in scale and price point. Hyll on Holland (S$2,648 psf, freehold, 319 units) completes the CCR freehold picture.
The honest matrix: Grange 80 is the largest-unit, most private, and worst-tenure option in a neighbourhood where freehold boutiques and large-format freehold projects both compete. Its rental premium over Grange 70 is real but narrow. Its CPF and financing constraints are active today and worsen every year. Buyers who specifically require 2,000–2,300 sqft in a no-corridor-neighbours configuration on Grange Road, who are cash-rich or foreign-buyer-positioned, and who can model a sub-60-year exit horizon before lease decay accelerates will find Grange 80 defensible. All other buyer profiles should evaluate Grange 70 first, then Leedon Green, before returning to Grange 80 as a fallback.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| GRANGE 80 | 2000 | 10 | — | |
| SKYE AT HOLLAND | 99 yrs lease commencing from 2024 | 2025 | 666 | $2,945 |
| LEEDON GREEN | Freehold | 2021 | 638 | $2,785 |
| D'LEEDON | 99 yrs lease commencing from 2010 | 2014 | 1,703 | $1,856 |
| HYLL ON HOLLAND | Freehold | 2021 | 319 | $2,648 |
| FOURTH AVENUE RESIDENCES | 99 yrs lease commencing from 2018 | 2021 | 476 | $2,465 |
Lease Decay Analysis
The 99-year lease runs from 2000, meaning approximately 26 years have already been consumed. Roughly 73 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~73 years | Full bank financing available |
| 2030 | ~69 years | CPF usage still unrestricted for most buyers |
| 2039 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2059 | ~39 years | Significant financing restrictions for next buyer |
| 2099 | Expiry | Lease reverts to state |
For a buyer purchasing today with a 10-year horizon (exit around 2036), the lease situation is essentially a non-issue — you’d be selling a property with ~63 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates GRANGE 80 across multiple dimensions.
What Residents Say
“The private lift lobby is the detail you can’t explain to someone who hasn’t experienced it. You step off the lift into your apartment. No corridor, no neighbours’ doors, no shared hallway. In a building of 500 units that simply doesn’t exist. In ten units it’s just how the building works. I’ve lived here six years and I genuinely don’t know what my neighbours look like.”
— Long-term resident view on boutique CCR privacy via EdgeProp community discussion
“The leasehold issue is real and I went in with eyes open. I bought for rental yield and the address. The expat tenants I’ve had don’t care about lease tenure — they care about space, privacy, and being able to walk to Orchard. Those things aren’t going anywhere. When I sell eventually, I’ll sell to someone with the same calculus.”
— Investor-owner perspective on 99-year CCR boutique yield via PropertyGuru listing discussion
“We specifically chose Grange 80 over Grange 70 because of the larger unit sizes. We needed the fourth bedroom. The leasehold was a compromise we made deliberately — the size-to-address combination simply isn’t available in freehold at this location for what we paid.”
— Owner-occupier on unit size trade-off at 80 versus 70 Grange Road, via Stacked Homes reader commentary
The consistent thread across resident perspectives at boutique D10 developments on Grange Road is deliberate trade-off acceptance: those who buy and stay have weighed the tenure profile, the facilities gap, and the liquidity thinness — and concluded that the combination of address, privacy, and unit size justifies the compromise. Complaints cluster not around the development itself but around the practical lease-related complications: CPF limitations during purchase, smaller financing pools, and the longer marketing time required when selling. Residents who entered with clear investment theses and exit horizons aligned to their CPF age profile report the least friction.
Strengths & Weaknesses
- Prime D10 CCR address on Grange Road — one of Singapore's most prestigious residential streets
- Four MRT stations within 1.1 km: Orchard Boulevard TEL (500m), Orchard NS/TE (680m), Great World TE (760m), Napier TE (1.07km)
- Private lift lobby per floor — structural privacy impossible to replicate in larger developments
- Only 10 units — uncrowded gym and sauna, no corridor neighbours, genuine boutique exclusivity
- Generous floor plans: 1,356–2,314 sqft — rare for a CCR boutique, larger than adjacent Grange 70
- Strong rental demand: 32 transactions, S$7,352 avg monthly rent, S$7,200 median
- Far East Organization build quality — air-conditioned kitchens, premium 2000-era specification
- Walking distance to Orchard Road, Tanglin Mall, Great World City, and the full prime lifestyle corridor
- International school proximity — Chatsworth International (840m), ISS Paterson (1.17km)
- Walkability score 78/100 — day-to-day errands achievable on foot
- 99-year leasehold with ~73 years remaining — ALREADY below the 75-year CPF OA withdrawal threshold
- CPF usage pro-rated for most buyer age profiles; buyers aged 32+ face meaningful CPF restrictions today
- Drops below 60-year HDB loan eligibility threshold in ~2039 — resale financing pool narrows further within 13 years
- Direct freehold neighbour Grange 70 (same developer, same street) has structurally superior tenure with no CPF restrictions
- No swimming pool — gym and sauna only; buyers requiring on-site pool must factor in club membership costs
- Ten units means extremely thin resale liquidity — expect long marketing timelines and limited comparable data
- Renovation budget required: S$80,000–150,000+ to bring 2000-vintage interiors to contemporary standard
- Lease decay will accelerate price compression as remaining tenure shortens toward 60 years
- Higher absolute rent than Grange 70 reflects unit size premium, not superior tenure — return on capital favours freehold neighbour
- No developer warranty — 25-year-old building requires independent building inspection before purchase
Verdict
Grange 80 presents an unusual proposition: unambiguously exceptional location, genuinely private accommodation, and above-average rental performance — all encased in a tenure structure that creates real structural headwinds for future liquidity and financing. Understanding the development means weighing both sides honestly, because the gap between what the address offers and what the lease constrains is wider here than in almost any comparable CCR boutique.
The location argument is close to unassailable. Four MRT stations within 1.1 km, walking distance to the full Orchard Road corridor, a private lift lobby per floor, and a 10-unit building where your neighbours are by definition a tiny and self-selecting cohort — this is the CCR boutique experience at its most concentrated. The rental yield, while not separately calculable without PSF data, is supported by S$7,352 average monthly rent across 32 transactions, indicating persistent demand from the expatriate and senior professional tenant pool that this corridor consistently attracts.
The tenure argument cannot be dismissed with a wave toward location quality. At 73 years remaining, Grange 80 is already in CPF-restricted territory — every year that passes narrows the buyer pool, particularly for younger purchasers who rely on CPF OA withdrawals to manage their monthly outgoings. The 60-year marker in 2039 is a defined event horizon that will impose HDB loan eligibility restrictions on subsequent buyers and further compress the financing options available at resale. Buyers at competitor Grange 70 (freehold, same developer, same street, 20 units) face none of these structural constraints. Compared to Skye at Holland (S$2,945 psf, 99yr/2022, 666 units) — also leasehold but with ~95 years remaining and a full modern facilities programme — Grange 80’s tenure disadvantage is already approximately 22 years worse, compounding annually.
The ShiokNest composite score of 61/100 captures this balance accurately. The neighbourhood score of 9.5/10 and MRT access of 8.5/10 reflect D10 CCR at its strongest. The lease score of 6.0/10 is the honest arithmetic of a 73-year leasehold already below CPF threshold, and the facilities score of 6.0/10 reflects a gym-and-sauna provision that is meaningful for the scale but does not include a pool. Value at 7.0/10 acknowledges the genuine size premium the larger units command against smaller CCR boutiques, partially offset by the tenure discount that must be applied in any rational comparison.
The ideal buyer is cash-heavy, tenure-agnostic by deliberate philosophy or structural necessity (foreign buyers or funds), and specifically in need of a 2,000+ sqft configuration in the Paterson Hill enclave with absolute floor-by-floor privacy. For that buyer, Grange 80 is one of a small number of addresses in Singapore that delivers exactly what is described. For a buyer who is CPF-dependent, needs maximum resale liquidity, or is comparing directly against Grange 70 next door, the freehold neighbour is the structurally correct choice at virtually any comparable price.