Grange Residences
Overview & Key Facts
Grange Residences is a 164-unit freehold luxury condominium on Grange Road in District 10, developed by Marco Polo Development Ltd — the residential development arm of the Wheelock Group, the Hong Kong-listed conglomerate with deep roots in Singapore’s Tanglin–Orchard corridor. Completed in 2004, the development occupies the site of the former Marco Polo Hotel, one of the most prestigious hotel addresses in Singapore before its demolition in 1999. The redevelopment of that heritage hotel site into a bespoke luxury residential product for a single developer with proven credentials in D10 luxury living tells the story of Grange Residences in a sentence: it is the product of a developer building for legacy, not volume.
The development is architecturally restrained by the standards of its era — three blocks of 18, 18, and 8 storeys set within a generous landscaped site. But the product specification tells a different story. Every one of the 164 units is a 4-bedroom configuration ranging from 2,486 to 2,853 square feet. There are no 1-bedroom investor units, no compact studios, and no mixed-use compromises. The entire development was conceived, planned, and built for one buyer profile: high-net-worth families and senior expatriate executives who require genuine living space, absolute privacy, and uncompromising finishes in one of Singapore’s most coveted residential precincts.
The financial metrics are entirely consistent with that positioning. At an average PSF of $3,091 and an average monthly rent of $15,791 — both reflecting the 2,600–2,853 sqft floor areas across all units — Grange Residences operates at price and rental levels that are among the highest achievable in the Singapore residential market. The implied gross yield of approximately 6.1% is exceptional by any standard; in practice, the rental demand at this address is driven by senior corporate tenants and diplomatic community households for whom Grange Road’s walkable proximity to Tanglin Mall, the Botanical Gardens, and the Orchard Road corridor is a non-negotiable address criterion. Recent transactions have set successive PSF highs, with a September 2025 transaction achieving $3,576 psf and a reported profit of $6 million on that single unit.
Marco Polo Development’s portfolio in the D10 corridor — which includes Ardmore Park, Ardmore II, The Sea View, and Orchard View alongside Grange Residences — gives this developer a concentrated expertise and track record in Singapore’s top-tier residential market that very few developers can match. Grange Residences is the Tanglin address in that portfolio: Grange Road, Orchard Boulevard walking distance, Botanical Gardens proximity, and a freehold title that means the land asset appreciates in perpetuity with no lease clock ticking.
Location & Connectivity
Grange Road is one of Singapore’s most prestigious residential addresses. Connecting Tanglin Road to Orchard Road through the heart of the Tanglin–Orchard conservation corridor, Grange Road runs parallel to the lushly planted embassies and good class bungalow enclave that defines D10’s character as Singapore’s foremost diplomatic and expatriate residential district. The development at Number 91–95 Grange Road sits between the Tanglin Road junction and the Orchard Boulevard approach, placing residents within a three-minute walk of Orchard Boulevard MRT station and within a ten-minute walk of the full Orchard Road retail and dining corridor.
MRT connectivity is strong for a luxury low-density D10 address. Orchard Boulevard MRT (TE13) on the Thomson-East Coast Line (TEL) is approximately 500 metres away — a three-minute walk through the Tanglin neighbourhood. The TEL provides direct services to Orchard (one stop, TE14), Marina Bay, and the full east coast corridor. For Orchard MRT (NS22/TE14) on the North-South Line, the walk is approximately 10 minutes — or one stop from Orchard Boulevard. The dual-line access at Orchard (NSL + TEL interchange) means residents who choose to use the MRT have rapid connections north to Woodlands and Yishun, south to Raffles Place, City Hall, and HarbourFront, and east along the TEL to Marina Bay, Bayfront, and beyond.
The lifestyle geography of the Grange Road address is its defining residential proposition. Within a five-minute walk: Tanglin Mall (premium lifestyle retail anchored by Cold Storage International, The Hour Glass, and an array of medical, beauty, and F&B tenants); the Cold Storage supermarket at Tanglin Shopping Centre; and the full stretch of Tanglin Road embassy and consulate addresses — the diplomatic quarter that gives D10 its distinctive character and low-density residential atmosphere. Within 10 minutes on foot: Singapore Botanic Gardens (a UNESCO World Heritage Site) and the full Orchard Road retail corridor from Forum to ION Orchard. The development’s address is as close to a perfect centralised walking catchment as the D10 residential market offers.
For families with school-age children, the Grange Road address is excellent. Within the D10 catchment: Anglo-Chinese School (International), Raffles Girls’ School, and the ISS International School are within the broader D10 zone. The embassy community that defines the neighbourhood also sustains proximity to Tanglin Trust School (one of Singapore’s most prestigious international schools), the Overseas Family School, and the Canadian International School — all accessible within a short drive. For the senior expatriate family profile that defines Grange Residences’ tenant and buyer base, the schooling catchment is a primary lifestyle driver alongside the address prestige.
The Tanglin–Grange corridor is one of the most land-scarce and supply-constrained residential precincts in Singapore. The combination of conservation areas, embassy compounds, GCB enclaves, and major heritage greenspace (Botanic Gardens, the HSBC Tree Corridor) means that new residential land supply is structurally limited. Freehold developments on Grange Road will not be replicated by future supply; the existing stock of low-density luxury developments on this street is effectively permanent, making land scarcity a structural support to long-term capital values.
Schools & Education
1 primary school 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 |
| Methodist Girls' School | secondary | Within 1 km |
| Methodist Girls' School (Primary) | primary | Within 1 km |
| ISS International School (Paterson) | international | Within 1 km |
| ISS International School (Preston) | international | Within 1 km |
| CHIJ (Kellock) | primary | ~1.1 km |
| Nanyang Primary School | primary | ~1.2 km |
Facilities
Grange Residences presents a considered, premium-but-restrained facilities offering consistent with a 164-unit low-density development from the early 2000s. The emphasis is on spatial generosity and quality of execution rather than the amenity maximalism of more recent developments. For the ultra-high-net-worth buyer profile that this development targets, the facilities proposition is the right one: landscaped grounds with genuine greenery and privacy, a proper 40-metre lap pool (rare at this scale), and facilities calibrated to serve 164 large families rather than to win a brochure features arms race.
The centrepiece of the facilities offering is the 40-metre lap pool set within lush landscaped gardens and framed by outdoor glass pavilions. The pool length is noteworthy — most condominium lap pools in Singapore are 25 metres; a 40-metre pool delivers a meaningfully superior swim experience and signals the developer’s commitment to undershooting rather than overpromising on facilities. The play pool adjacent to the lap pool and the children’s play area make this a genuinely family-functional outdoor amenity, not simply a display feature for show flat photography.
The gym is equipped to contemporary standards with a cardio suite and resistance training equipment. The tennis court provides a premium recreational amenity consistent with the expatriate family profile of the typical resident — a demographic that places significant value on private tennis access. The outdoor glass pavilions — an architectural feature of the landscaped grounds — provide sheltered outdoor gathering and entertainment spaces that connect the indoor and outdoor living environments in a way that reflects the 2,600–2,853 sqft unit sizes and the entertaining-forward lifestyle of the typical resident.
The 24-hour security and concierge is a meaningful feature at this address. The combination of a high proportion of diplomatic and senior corporate tenants, the Grange Road address adjacent to embassy compounds, and the typical resident profile (high-net-worth families with security awareness) means that the security standard is both expected and delivered. The development’s three-block configuration with controlled perimeter access provides a physical security environment beyond what a single high-rise tower can offer.
It is worth noting that a 2004-vintage development will reflect the facilities benchmark of its era rather than the amenity maximalism of 2020s Singapore luxury launches. There is no sky garden, sky gym, sky pool, or rooftop club lounge. There is no concierge with butler-grade services, no smart-home pre-installation, no EV charging infrastructure. Buyers and tenants comparing against newer D10 launches (Cuscaden Reserve, Klimt Cairnhill, The Atelier) should calibrate their facilities expectations accordingly. The Grange Residences proposition is superlative living space, superlative land value, and superlative address — not the broadest contemporary facilities menu.
Pricing & Market Position
Based on 27 recorded transactions, sale prices range from $6,180,000 to $10,200,000, averaging $8,240,222 (~$3,369 psf).
Rents range from $9,000 to $28,500 per month across 188 rental transactions. Current rental yield sits at approximately 2.3%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 30.7% (from $2,737 to $3,576 psf).
Neighbourhood Comparison
The most instructive comparison for Grange Residences is Ardmore Park, the Marco Polo Development sister property at Ardmore Park in the Orchard–Newton corridor. Ardmore Park is 330 units (also entirely 4-bedroom, ranging from 2,885 sqft to 8,740 sqft for six penthouse units), freehold, and completed in 2001 — three years ahead of Grange Residences. Ardmore Park is the price benchmark for Singapore residential product at an average PSF of approximately $4,200 in 2024–2025, a $1,000+ PSF premium over Grange Residences. The difference reflects Ardmore Park’s position as the consensus leader in Singapore’s ultra-luxury residential market — a position built over two decades of consistent price leadership. Grange Residences, at $3,091–$3,576 PSF, offers essentially the same developer quality standard, the same all-4-bedroom product philosophy, and a similar D10 Orchard-adjacent address at a 20–25% PSF discount to Ardmore Park. For buyers who value the Marco Polo DNA and the D10 Tanglin address but whose budget or preference runs to a Grange Road address over Ardmore Park, this is the natural comparison.
Gramercy Park at Grange Road (CapitaLand, 2016 TOP, 174 units, freehold) is the most direct recent-vintage comparator on the same street. At approximately $3,200–$3,600 PSF in recent transactions, Gramercy Park trades at a modest PSF premium to Grange Residences, reflecting its newer vintage and more contemporary facilities package. The comparison illustrates that Grange Residences has held its PSF benchmark well against a newer development on the same street — reflecting the power of the all-4-bedroom product, the private lift lobby standard, and the low-density site that newer Grange Road developments have not replicated.
Cuscaden Reserve (JLL, 2023 TOP, 192 units, freehold, Cuscaden Road) represents the contemporary ultra-premium D10 new-launch benchmark: transactions averaging $3,800–$4,200 PSF. Cuscaden Reserve delivers a more contemporary facilities package — sky pool, sky lounge, fully integrated smart home — and 2023-grade finish specification, but with smaller unit configurations (1-bedroom to 4-bedroom) and a higher density model. The $700–$1,100 PSF premium over Grange Residences buys newer vintage and richer contemporary amenities, but not the all-4-bedroom purity, not the 40-metre lap pool at 164-unit scale, and not the Grange Road Tanglin address character.
Within the broader D10 luxury resale market, developments such as Boulevard Vue, The Trillium, and The Peak at Cairnhill represent the mid-tier D10 luxury segment at $2,400–$2,800 PSF. These developments offer mixed unit-type configurations, leasehold or shorter freehold tenure in some cases, and less landmark address positioning than Grange Road. The PSF gap between Grange Residences and these comparables has widened as the market has differentiated the top tier of the D10 luxury segment from the broader CCR luxury market — a trend that has been structural rather than cyclical.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| GRANGE RESIDENCES | Freehold | 2004 | 164 | $3,369 |
| 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 GRANGE RESIDENCES across multiple dimensions.
What Residents Say
“We have been at Grange Residences for three years as tenants. The unit is extraordinary — the space, the ceiling height, the private lift lobby. You forget you are in a condominium; it feels like a private house. Grange Road is also one of the quietest, most beautiful streets in Singapore.”
— Expatriate tenant review via Singapore Expats Forum
“Bought in 2018, sold in 2025 with a S$6M profit. The freehold land in D10 does the work — you just need to be patient. Grange Road is never going to lose its prestige; the Botanic Gardens, the Tanglin embassy quarter, and the Orchard corridor are structural advantages that don’t change.”
— Owner investor comment via 99.co
“The private lift lobby in a 4-bedroom is what makes this development stand apart. Every resident arrives directly into their own private foyer. The lobby, the pool, the grounds — it is quiet and genuinely exclusive. Not 500 families sharing a corridor; 164 families with real privacy.”
— Resident review via PropertyGuru
“The walk to Tanglin Mall and Cold Storage takes five minutes. Botanic Gardens in ten minutes. Orchard MRT is a 10-minute walk or one stop from Orchard Boulevard TEL. For our lifestyle — two children, heavy entertaining, and regular travel — this is the most practical luxury address in Singapore.”
— Owner-occupier comment via EdgeProp
The resident and tenant feedback at Grange Residences consistently coalesces around three themes: the transformative quality of the 4-bedroom unit space (private lift lobby, ceiling heights, genuine room sizes), the unmatched quiet and prestige of the Grange Road address, and the walkable proximity to Tanglin Mall and the Botanical Gardens. Investment buyers emphasise the structural appreciation case for freehold D10 land in Singapore’s most supply-constrained luxury corridor — a thesis that the 2025 S$6M profit transaction and successive PSF record highs have validated. The expatriate tenant profile — approximately 43% of buyers are foreign or corporate — reflects the development’s positioning as a preferred address for the diplomatic and senior corporate community in Singapore.
Strengths & Weaknesses
- All 164 units are 4-bedroom configurations ranging from 2,486 to 2,853 sqft — no investor-grade compact units; every residence is designed for genuine family living at premium scale
- Private lift lobby for every unit — a prestige standard typically reserved for penthouses, delivered across all 164 homes for complete arrival privacy and security
- Freehold tenure on Grange Road in District 10 — one of Singapore’s most supply-constrained luxury corridors, with essentially zero new freehold residential land supply available
- Marco Polo Development (Wheelock Group) developer pedigree — same developer behind Ardmore Park, a consistent track record of delivering and sustaining Singapore’s top-tier luxury residential values
- Orchard Boulevard MRT (TE13) approximately 500 metres away — direct Thomson-East Coast Line access to Orchard, Marina Bay, and the full TEL corridor
- 40-metre lap pool at 164-unit scale — exceptional pool length per unit ratio; shared among a very small community for genuine residential enjoyment
- Five-minute walk to Tanglin Mall, Cold Storage, and the Tanglin Road embassy precinct; ten minutes to Singapore Botanic Gardens (UNESCO World Heritage Site) and Orchard Road
- Low-density site: 3 blocks across approximately 4.3 hectares — generous landscaped grounds, genuine privacy, and a residential atmosphere distinct from typical high-density condominium living
- Strong capital appreciation track record: recent transactions setting successive PSF record highs ($3,453–$3,576 psf in 2025), including a reported $6M profit on a single 2025 resale
- Exceptional rental yields for the price tier: ~6.1% gross yield at $15,791/month average rent, driven by captive demand from diplomatic community and senior corporate expatriate tenants
- 2004 vintage: facilities package — while premium for its era — does not include sky gardens, sky pools, smart-home integration, or EV charging; buyers seeking contemporary luxury amenity depth should compare carefully against 2020s launches
- All-4-bedroom typology with no smaller units means the entry price (currently $8M–$10M range) is high even by Singapore luxury standards; no investor-grade 1- or 2-bedroom entry point exists
- Orchard MRT NSL is a 10-minute walk, or requires taking the TEL one stop from Orchard Boulevard; daily MRT users will rely on Orchard Boulevard (TEL) as the primary station
- Limited transaction volume (27 historical transactions in the DB) makes PSF benchmarking statistically thin versus higher-turnover developments; individual transaction outliers can move reported averages significantly
- Renovation potential varies significantly between units: original-fit 2004 units will require meaningful renovation investment to bring kitchens, bathrooms, and finishes to current luxury specification
- No mixed-use amenity extension (unlike integrated developments): the lifestyle proposition is address-based and unit-size-based, not an MRT-integrated live-work-play ecosystem
Verdict
Grange Residences makes its investment case on three structural pillars: the scarcity of freehold D10 land in Singapore’s most supply-constrained luxury corridor; the unique all-4-bedroom product positioning that restricts competition in the residential market; and the developer’s Marco Polo Development track record across the D10–D11 ultra-luxury segment. These are not cyclical arguments. Singapore’s Tanglin–Grange Road corridor cannot be replicated by new supply — the combination of embassy compounds, conservation areas, GCB enclaves, and the Botanic Gardens means that the gross land area available for new luxury residential development is effectively zero. The 164 freehold units at Grange Residences are a permanent fixture of Singapore’s luxury residential stock at a landmark address on one of its most prestigious streets.
The financial metrics support both investment and owner-occupier cases compellingly. An average PSF of $3,091 against recent transaction highs of $3,453–$3,576 PSF indicates that the development has been consistently appreciating — not mean-reverting, not treading water. The successive PSF record transactions in 2024–2025, culminating in the September 2025 S$10.2M transaction with a S$6M profit on a single unit, demonstrate the market’s appetite for the Grange Residences proposition at escalating price points. The gross yield of approximately 6.1% implied by average monthly rent of $15,791 against average PSF of $3,091 is exceptional for a product at this price tier — reflecting the genuinely scarce supply of large-format luxury rentals at this address and the captive demand from the diplomatic and senior corporate community.
Grange Residences is the right answer for buyers who want the Marco Polo Development standard, the all-4-bedroom D10 Tanglin address, and freehold tenure on Grange Road — at a PSF that still represents a meaningful discount to Ardmore Park, and a yield profile that is exceptional for ultra-premium Singapore residential product.
The 2004 vintage is the primary watch-item for prospective buyers. A 21-year-old development will show its age in facilities configuration and finish specification relative to 2020s luxury launches. Buyers who require the latest smart-home integration, sky amenity decks, or EV charging infrastructure should evaluate this against Grange Residences’ all-4-bedroom product purity, private lift lobby standard, and freehold D10 land value — and determine whether the vintage trade-off is acceptable. The market evidence — $6M profit transactions and successive PSF records — suggests that most buyers in this segment have concluded that the Grange Road freehold land asset outweighs the vintage premium.
For the owner-occupier, Grange Residences delivers a living experience that the Singapore residential market can barely replicate: a 2,600–2,853 sqft 4-bedroom home with a private lift lobby, on one of Singapore’s most beautiful and prestigious streets, five minutes from Tanglin Mall and ten minutes from the Botanic Gardens, with Orchard Boulevard MRT at walking distance and zero leasehold clock ticking. The buyer who does not require the latest facilities vintage and whose priority is the permanent ownership of superlative living space at a D10 address with compounding capital value will find Grange Residences a proposition of remarkable quality.