The Grange
Overview & Key Facts
The Grange is a boutique freehold development tucked along Grange Garden in prime District 10, a short stroll from Orchard Road. Jointly developed by Wing Tai Holdings, MCL Land, and AIG, and completed in 2008, the project comprises just 95 units across a compact two-tower layout — a deliberately low-density configuration in a sub-market dominated by larger-format luxury schemes.
The pitch is straightforward: freehold tenure, prime D10 address, Orchard-adjacency, and a unit count small enough that residents often know their neighbours by name. The development trades the lifestyle spectacle of mega-condos for exclusivity and rarity — a trade-off that has historically rewarded owners willing to hold through market cycles. With average PSF at S$2,943 over the last 12 months and a median transaction price of S$5.15 million, The Grange sits squarely in the ultra-prime segment.
Buyer profile skews toward affluent Singaporeans, PRs with multi-generational wealth, and expatriate executives on long-term postings who want a freehold address within walking distance of Orchard. With only 95 units ever built and freehold tenure, supply at The Grange is permanently capped — a fundamental scarcity argument that becomes more meaningful as nearby 99-year leaseholds age toward the 60-year credit cliff.
Location & Connectivity
The Grange occupies one of the most coveted postcodes in Singapore. Napier MRT on the Thomson-East Coast Line is 650 m away, with Orchard Boulevard MRT (also TEL) a further 770 m. Orchard MRT itself — the North-South and TEL interchange — is roughly 900 m via Grange Road. That gives residents direct rail access to the CBD, Marina Bay, and the upcoming TEL extensions without any transfer — a connectivity profile that only materialised in full after TEL stage 3 opened in 2022.
For drivers, the location is even stronger. Orchard Road’s shopping belt is a 5-minute drive; the CBD via CTE or Ayer Rajah Expressway is 10–12 minutes off-peak; and Holland Village, Bukit Timah, and Dempsey are all within a 7-minute radius. The combination of Orchard-walkable and expressway-fast is rare even within prime districts — most D9/D10 addresses sacrifice one for the other.
For daily amenities, residents are spoiled. ION Orchard, Takashimaya, Paragon, and Tanglin Mall are all within walking or short-drive distance, with Cold Storage, Jason’s, and Market Place supermarkets covering grocery needs. Dempsey Hill’s F&B cluster and the restaurants along Scotts Road and Killiney Road add depth that few suburban locations can match. The Singapore Botanic Gardens (UNESCO World Heritage Site) is a 10-minute walk — a green lung that functions as an extended backyard for residents.
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 |
| CHIJ (Kellock) | primary | Within 1 km |
| ISS International School (Paterson) | international | Within 1 km |
| Methodist Girls' School (Primary) | primary | ~1.0 km |
| River Valley Primary School | primary | ~1.0 km |
| ISS International School (Preston) | international | ~1.1 km |
Facilities
At 95 units across a compact site, The Grange takes a boutique approach to facilities rather than attempting to match the mega-condo playbook. Residents get a 25 m lap pool, children’s wading pool, landscaped sundeck, gymnasium, sauna, BBQ pavilions, and a small function room. There is no tennis court, no squash court, and no sprawling clubhouse — a deliberate design choice that keeps maintenance fees reasonable for a freehold D10 address and avoids the under-utilised facility problem common in larger developments.
The quality of what is provided is high. Landscaping and material finishing reflect the Wing Tai–MCL development pedigree, with granite-clad pool decks, hardwood pavilions, and mature tropical planting that has matured well in the 15+ years since TOP. Because unit count is low, pool and gym congestion is almost never an issue — a quality-of-life factor that owners at larger developments often envy.
The practical trade-off: families who want badminton domes, indoor playgrounds, or tennis will need to look elsewhere. For the target buyer — affluent couples, empty nesters, or families who prefer private clubs like the Tanglin Club or American Club for recreational facilities — the minimalist amenity set is a feature, not a bug. You are paying for address, tenure, and exclusivity; the facilities are a supporting act.
Unit Sizes & Layout
The Grange’s 95 units span a range of layouts from 2-bedroom apartments through to large 4-bedroom units and penthouses. Typical 3-bedroom configurations sit in the 1,600–1,900 sqft band, with 4-bedders extending to 2,400+ sqft — substantially more generous than contemporary D9/D10 launches that have compressed 3-bedroom formats into the 1,000–1,200 sqft range. For buyers prioritising liveable floor area, The Grange’s 2008-era sizing is a genuine structural advantage.
Orientation matters here. Units facing the internal pool deck enjoy the quietest environment and the best protection from road noise, while units facing Grange Garden benefit from the leafy low-rise streetscape typical of the enclave. A handful of upper-floor units have partial Orchard-skyline views; these command a premium but are sought after by buyers who want a visible connection to the city.
Interior finishing is to 2008 luxury-segment standard: marble flooring in living areas, timber in bedrooms, branded kitchen appliances (Miele / Bosch tier), and full-height bathroom finishes. Buyers today should budget for kitchen and bathroom refreshes if they want current-decade finishes, but the structural bones — ceiling heights, window spans, and layout efficiency — remain competitive with newer builds.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 4 BR | 5 | $2,788 | $4,910,000 |
| 5 BR | 6 | $2,822 | $7,328,000 |
Pricing & Market Position
Based on 11 recorded transactions, sale prices range from $4,650,000 to $11,900,000, averaging $6,228,909 (~$2,943 psf).
Rents range from $5,000 to $24,000 per month across 151 rental transactions. Current rental yield sits at approximately 2.5%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 21.5% (from $2,682 to $3,259 psf).
Neighbourhood Comparison
Within the same prime D10 sub-market, The Grange’s natural comparables are other freehold boutique and mid-size developments. Leedon Green (freehold, 638 units, PSF ~S$2,784) offers more comprehensive facilities and a fresher build, but with higher density and larger common areas. Hyll on Holland (freehold, 319 units, PSF ~S$2,648) sits slightly outside Orchard’s immediate walking radius but offers a newer build at a modest discount.
Against leaseholds, the freehold argument sharpens with time. D’Leedon (99-year from 2010, 1,703 units, PSF ~S$1,855) looks cheaper today but the lease clock is ticking, and the 60-year financing threshold arrives in 2070. Skye at Holland (99-year from 2024, 666 units, PSF ~S$2,945) sits at parity with The Grange on PSF but with a fresh lease and modern finishes — the core question is whether a buyer values freehold tenure enough to forgo a 2024-build. For legacy-hold buyers, the answer has historically been yes; for 5–10 year holders, the calculus is closer.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| THE GRANGE | Freehold | 2008 | 95 | $2,943 |
| 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 THE GRANGE across multiple dimensions.
What Residents Say
“Quiet, well-kept, and genuinely boutique. You see the same faces at the pool and the estate manager knows everyone by name — that’s a different living experience from the 1,000-unit developments nearby.”
— Resident review via EdgeProp
“Location is outstanding. Napier MRT opening on the TEL changed the commute calculus entirely — we went from ‘always drive’ to ‘MRT for town, car for weekends’ overnight.”
— Resident review via PropertyGuru
Consistent themes across review platforms: residents praise the address, the freehold tenure, the quiet boutique atmosphere, and the post-2022 MRT upgrade from Napier station. Criticisms cluster around the limited facility set (expected for a 95-unit boutique) and the fact that maintenance fees, while reasonable for D10, are not cheap in absolute terms given the small unit count sharing common costs. Unit-level reviews consistently flag the generous floor areas as a positive relative to newer CCR launches.
Strengths & Weaknesses
- Freehold tenure in prime D10 — permanently capped supply
- Walking distance to Napier (TEL) and Orchard Boulevard MRT
- 900 m to Orchard MRT interchange (NSL + TEL)
- Generous 2008-era unit sizes (3-BR 1,600–1,900 sqft)
- Boutique 95-unit density — low congestion, personal service
- Tanglin Secondary, MGS, and 3+ international schools within 1 km
- Singapore Botanic Gardens (UNESCO) 10-minute walk
- 5-minute drive to Orchard, 10–12 minutes to CBD
- Rental demand underpinned by expat executive pool (150 rentals/yr)
- Materially below 2024-launch PSF in same sub-market
- Gross yield ~2.45% — low by cross-market standards
- Minimal facility set (no tennis, no clubhouse, no badminton)
- Small unit count means higher per-unit share of maintenance costs
- Low resale listing count slows price discovery
- Interior finishes are 2008-vintage — renovation often needed
- Not suited to families prioritising amenity-driven living
- Median price S$5.15M sets a high entry ticket
- Modest en-bloc score (50/100) despite freehold — small site constrains uplift
Verdict
The Grange is a classic freehold boutique play. For buyers whose priorities are prime D10 address, freehold tenure, Orchard walkability, and generous floor area, the value proposition is clear and durable. The current PSF of S$2,943 is broadly in line with freehold comparables in the sub-market (Leedon Green at S$2,784, Hyll on Holland at S$2,648) and materially below newer 99-year leasehold launches in the same radius — a dislocation that historically resolves in favour of freehold over long holding periods.
Where the case weakens: gross yield at 2.45% is modest even by CCR standards, reflecting the premium capital values rather than soft rental demand (rentals are healthy, with 150 transactions in the 12-month window and median rent at S$10,500). Pure yield investors will find better numbers in RCR and OCR. And the boutique facility set, while appropriate for the target buyer, makes The Grange less suitable for families who want amenity-driven lifestyles — for those, larger D10 developments like D’Leedon or Leedon Green offer more comprehensive facility stacks.
The cleanest use case: a long-horizon own-stay or legacy hold for a buyer who values address, tenure, and scarcity above yield optimisation. At 95 units and permanently capped supply, The Grange is the kind of asset that benefits disproportionately from prime-district demand compression over 15–25 year horizons.