Rainbow Mansion
Overview & Key Facts
Rainbow Mansion is a 6-unit boutique apartment on Grange Road in District 10 (CCR), positioned in one of Singapore’s most prestigious and consistently in-demand residential corridors. The Grange Road address sits between the Orchard Road retail belt and the Tanglin–Napier diplomatic and residential enclave — a stretch of tree-lined high-prestige private housing that commands persistent demand from CCR lifestyle buyers and the diplomatic community. The Orchard Boulevard MRT (Thomson-East Coast Line) is 730 metres away, providing TEL access in a 9-minute walk.
The rental profile presents an interesting data pattern: 54 transactions averaging S$2,403 per month — unusually low for a D10 Grange Road address. At S$2,403 average, the unit mix almost certainly includes studio or very compact 1BR apartments rather than the large-format 3BR and 4BR units that typically define Grange Road residential pricing. This suggests Rainbow Mansion may originally have been designed or converted for short-stay or serviced-apartment use, or that the unit sizes are significantly smaller than the neighbourhood norm. At 6 units, the range from the lowest to highest transaction can be wide despite the compact sample.
Tanglin Secondary School at 620 metres, CHIJ (Kellock) at 890 metres, and River Valley Primary at 970 metres provide school catchment options within 1km. The neighbourhood quality (9.5/10) reflects the Grange Road prestige address classification, the Tanglin-Napier-Cluny diplomatic quarter character, and the proximity to the Orchard Road retail and lifestyle belt.
Location & Connectivity
Grange Road is one of Singapore’s most storied private residential addresses — the road that defined CCR luxury residential living for decades, running from the Somerset-Killiney junction southward through the Tanglin-Cluny hill belt. The immediate surrounds of Rainbow Mansion’s section of Grange Road include the Chatsworth International School campus, the grounds of the Tanglin Club, and the mature residential estates of the Cluny-Nassim-Orange Grove tier immediately to the south. The character is consistently quiet, tree-lined, and low-density relative to the Orchard Road proximity.
Orchard Boulevard MRT (Thomson-East Coast Line) at 730 metres provides TEL access to Orchard (1 stop north), Newton (with NSL interchange), Stevens (DTL interchange), and the Marina Bay south corridor. Napier MRT (TEL) at 820 metres provides an alternative TEL access point. Orchard MRT (NSL + TEL interchange) at 880 metres puts the North-South Line within a 10-minute walk for direct access to City Hall, Raffles Place, and the Jurong corridor. By car, the Grange Road address is 3–5 minutes to the Orchard Road core.
The school and lifestyle cluster reflects the Tanglin-Grange prestige character. Chatsworth International School (Orchard campus) at 710 metres is the premium international school option. Tanglin Secondary, Methodist Girls’ School, and the ISS International School Paterson and Preston campuses are all within 1.2km. The Tanglin Club, Singapore Botanic Gardens UNESCO site, and the ION-Paragon-Ngee Ann Orchard retail cluster are all within driving or short MRT distance.
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 |
| CHIJ (Kellock) | primary | Within 1 km |
| River Valley Primary School | primary | Within 1 km |
| Methodist Girls' School | secondary | ~1.0 km |
| ISS International School (Paterson) | international | ~1.1 km |
| ISS International School (Preston) | international | ~1.2 km |
| Methodist Girls' School (Primary) | primary | ~1.2 km |
Facilities
At 6 units on Grange Road, Rainbow Mansion is a micro-boutique block without conventional condo facilities. There is no swimming pool, gymnasium, or clubhouse. Given the Grange Road prestige address at this scale, the likely format is a converted or purpose-built small residential block — possibly with individually titled units within an older apartment or converted shophouse-style structure. MCST contributions for a 6-unit block are minimal.
The lifestyle infrastructure of the Grange-Orchard-Tanglin precinct is the effective amenity layer. The Tanglin Club (swimming pools, tennis, dining) and the American Club (swimming, gym, F&B) are both within driving distance for members. The Orchard Road retail and F&B ecosystem is a 10-minute walk or one MRT stop. The Singapore Botanic Gardens provides a world-class green recreational option within a short drive. Chatsworth International School’s sporting facilities may be accessible by community arrangement. The neighbourhood scores 9.5/10 for character and prestige; that is the amenity.
Neighbourhood Comparison
D10 benchmarks include Skye at Holland (99yr, 666 units, $2,945 psf), Leedon Green (FH, 638 units, $2,785 psf), and Hyll on Holland (FH, 319 units, $2,648 psf). The Grange Road corridor itself is benchmarked by premium freehold developments like The Tessarina, Cavendish Park, and Grange Road condominium clusters at S$2,000–S$3,000 psf for larger-format units.
Rainbow Mansion at 6 units is not a direct comparator to any of these developments. The relevant question is whether the unit configuration (size, format, condition) justifies the Grange Road address premium at the acquisition price available. If compact units are priced at a meaningful psf discount to the Leedon Green or Skye at Holland range, and if the rental income can be optimised through a renovation-and-reletting strategy, the Grange Road address and TEL access provide a credible long-hold capital preservation argument. If priced at or near the large-format CCR psf range for compact units, the proposition is much harder to defend.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| RAINBOW MANSION | — | 6 | — | |
| 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 |
ShiokNest Scores
Our proprietary scoring system evaluates RAINBOW MANSION across multiple dimensions.
What Residents Say
“Grange Road is Grange Road. The address cache is permanent. Chatsworth International School is 700 metres away. The Tanglin Club is nearby. The Botanic Gardens is 10 minutes. If you live there you simply do not need to explain yourself.”
— D10 CCR address specialist via EdgeProp market commentary
“The Orchard Boulevard TEL station changed the calculus for Grange Road residents who don’t rely on cars. Orchard in one stop, Stevens with DTL interchange in two — the Grange corridor is finally well-served by MRT.”
— Grange Road area tenant via Singapore Expats forum
Strengths & Weaknesses
- Grange Road — one of Singapore's most prestigious private residential addresses
- 54 rental transactions — substantial rental history for a 6-unit block
- Neighbourhood score 9.5/10 — Tanglin-Orchard-Chatsworth prestige precinct
- Orchard Boulevard MRT (TEL) at 730m — Orchard in 1 stop
- Chatsworth International School (Orchard) at 710m
- Tanglin Secondary, Methodist Girls' School within 1km
- Singapore Botanic Gardens UNESCO site accessible by short drive
- Boutique 6-unit exclusivity — low MCST overhead
- S$2,403 average rent is anomalously low for Grange Road — unit size and format must be verified
- Zero resale caveats — no psf benchmark; requires specialist CCR boutique valuation
- Small/compact unit configuration (if confirmed) limits CCR premium realisation at resale
- No in-development facilities; Grange Road is not a walkable lifestyle address for daily needs
- Tenure unknown — freehold/leasehold status requires SLA title verification
- Thin boutique micro-market — 6 units means infrequent availability and illiquid exit
Verdict
Rainbow Mansion is a nuanced micro-boutique CCR proposition. The Grange Road address is among the most prestigious residential streets in Singapore, the neighbourhood quality (9.5/10) is justified by the Tanglin-Orchard-Chatsworth precinct, and the TEL access to Orchard in one stop provides solid connectivity. However, the S$2,403 average rental on a D10 address signals that the unit configuration is not the large-format CCR product that the Grange Road address premium typically implies.
Buyers must verify unit sizes before proceeding. If Rainbow Mansion consists of compact studio or 1BR units at the S$2,400 rental tier, the yield math may work at the right acquisition price for a compact unit investor — but the Grange Road prestige premium will be difficult to realise at resale for compact unit formats that compete against the large-format CCR market. If units are mid-format but under-rented due to dated condition, a renovation-led uplift strategy may be viable. Either way, the investment case requires more diligence than the address alone suggests.