The Orange Grove
Overview & Key Facts
The Orange Grove is an ultra-luxury 72-unit freehold condominium set on a discreet site along Orange Grove Road in the Tanglin enclave — District 10, Core Central Region. Developed by Ho Bee Group and completed in 2010, the development rises 12 storeys across two low-rise residential blocks, anchored by a sculptural glass-box clubhouse overlooking the main pool deck. Orange Grove Road itself is one of Singapore’s quieter prime addresses: a short cul-de-sac off Stevens Road that threads between the Tanglin diplomatic corridor, the Orchard Road shopping belt, and the Botanic Gardens green lung, delivering the rare combination of Orchard-fringe access and a low-density, embassy-adjacent streetscape.
Unit sizes at The Orange Grove sit firmly in the large-format bracket — approximately 2,153–3,488 sqft across standard apartments and signature penthouses — reflecting a deliberate positioning for expatriate families, senior corporate relocations, and established local buyers upgrading from landed property. This is not a compact-investor building: the sales thesis is space, privacy, and address. Recent transaction data supports that framing, with nine recorded sales at an average of S$5.2 million (median S$4.9 million) and a stable PSF trajectory of S$2,032 → S$2,183 → S$2,276 psf — a steady, unspectacular appreciation curve entirely in keeping with the building’s maturing, low-churn resident profile.
What makes The Orange Grove distinctive in the current market is the rental economy underneath it. With 115 active rental transactions averaging S$11,547/month (median S$11,300), the development generates a 2.77% gross yield — notable for a CCR freehold at this price point, and a direct consequence of deep expatriate demand from the Tanglin diplomatic, ISS International, and Orchard-corridor corporate catchments. The ShiokNest composite score of 54/100 honestly reflects the building’s age and modest investment-score profile, but for the buyer who understands Tanglin — its address permanence, school density, and the scarcity of 72-unit freehold product at this price per freehold square foot — The Orange Grove remains a structurally defensible ultra-luxury position.
Location & Connectivity
Orange Grove Road occupies one of the most coveted micro-locations in the Core Central Region: a quiet residential cul-de-sac that branches off Stevens Road, sandwiched between the Tanglin diplomatic belt to the south, Orchard Road’s retail and hospitality corridor to the east, and the Botanic Gardens UNESCO site to the west. The address delivers what Singapore real estate insiders call the “Tanglin triangle” — Orchard walkability without Orchard density, prestige postal address without the tourist footprint, and international school access without the Bukit Timah commute.
MRT connectivity has transformed meaningfully since The Orange Grove’s 2010 completion. Stevens MRT — a rare dual-interchange station on both the Downtown Line (DT10) and Thomson–East Coast Line (TE11) — sits approximately 0.70 km from the development, a flat eight-to-ten-minute walk. Dual-interchange access is structurally valuable: residents can reach the CBD via either the DTL (through Newton and Bugis) or the TEL (directly via Orchard, Great World, and Marina Bay) without a transfer. Napier MRT (TE12) on the Thomson–East Coast Line is 0.83 km away, offering a second TEL entry point via the Botanic Gardens side. Orchard MRT (NS22/TE14), the central transit node of Singapore’s premier shopping district, is 1.21 km — a walkable distance for fit residents and a two-minute drive for everyone else.
For drivers, Orange Grove Road connects directly to Stevens Road and Orchard Boulevard, feeding into the Central Expressway (CTE) within three minutes and the Pan Island Expressway (PIE) within five. Changi Airport is a 20-minute drive via the PIE-ECP; the CBD via Orchard Boulevard and Grange Road is typically under 10 minutes outside peak hours. The micro-location also benefits from extremely quiet ambient noise levels relative to Orchard-proper addresses — Orange Grove Road itself carries minimal through-traffic, and the diplomatic corridor enforces a calm streetscape.
Daily amenity access is exceptional. Tanglin Mall, Tanglin Shopping Centre, and Forum The Shopping Mall are within 0.6–1.0 km, delivering expat-oriented grocery (Cold Storage at Tanglin Mall is an expat institution), F&B, and boutique retail. The full Orchard Road retail belt — ION Orchard, Paragon, Ngee Ann City, Takashimaya — is within 1.2–1.8 km. The Singapore Botanic Gardens main entrance at Tyersall Avenue is roughly 1.3 km, and the Botanic Gardens’ Tanglin Gate is within a 12-minute walk for morning joggers. The American Club, The Tanglin Club, and The British Club are all within a short drive, anchoring a genuine country-club ecosystem that matches the resident profile.
Schools & Education
2 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| ISS International School (Preston) | international | Within 1 km |
| ISS International School (Paterson) | international | Within 1 km |
| Methodist Girls' School | secondary | Within 1 km |
| Methodist Girls' School (Primary) | primary | Within 1 km |
| Nanyang Primary School | primary | Within 1 km |
| Chatsworth International School (Orchard) | international | Within 1 km |
| Nanyang Girls' High School | secondary | Within 1 km |
| Anglo-Chinese School (Primary) | primary | ~1.0 km |
Facilities
The Orange Grove offers a facilities package calibrated to its ultra-luxury positioning and boutique 72-unit scale. The development’s signature architectural element is a sculptural glass-box clubhouse that appears to float above the main pool deck — a Ho Bee design decision that sets the tone for the rest of the amenity spine. The clubhouse houses the gymnasium and hospitality functions, and the glass enclosure delivers uninterrupted pool and landscape views that the building’s 2010-era peers rarely matched.
The water infrastructure is the standout feature: a lap pool for serious swimmers, a separate lounge pool for leisure, a jacuzzi pool, a children’s pool, and a reflective pool that functions as landscape art framing the clubhouse. Very few 72-unit freehold condos in Singapore allocate this much water-to-unit ratio; at mega-developments three to five times the size, pool queuing at weekends is a real friction point that residents of The Orange Grove simply do not encounter.
Supporting amenities include a gymnasium, steam rooms, a BBQ pavilion, a landscape deck, a fitness corner, and round-the-clock security with controlled access — appropriate for an address with diplomatic neighbours. Covered basement parking, ample visitor bays, and a professionally landscaped central garden complete the picture. Residents consistently cite the pool and landscape quality as the primary lifestyle differentiators relative to comparable CCR freehold boutiques of similar vintage.
“The pool is genuinely resort-grade — I’ve stayed in hotels in Bali that had smaller pool decks. With only 72 units, my kids basically have the children’s pool to themselves on weekdays.”
— Resident review, 99.co
The trade-offs are mild but worth noting. The development does not offer a tennis court — a deliberate decision given the compact site footprint and the proximity of the Tanglin Club and American Club for racquet sports. The gymnasium, while well-equipped for a boutique development, is modestly scaled relative to the resort-gym programmes of newer ultra-luxury launches such as Boulevard 88. For buyers coming from larger estates expecting a clubhouse concierge model, the security-led entry experience may feel more residential than hotel-style — which is precisely the point for the discreet, privacy-oriented resident base this building attracts.
Pricing & Market Position
Based on 9 recorded transactions, sale prices range from $4,600,000 to $7,750,000, averaging $5,197,778.
Rents range from $6,600 to $18,000 per month across 115 rental transactions. Current rental yield sits at approximately 2.8%.
Price Appreciation
From 2021 to 2024, the average PSF has appreciated by 12% (from $2,032 to $2,276 psf).
Neighbourhood Comparison
The Orange Grove sits in a compact but distinguished competitive set of CCR freehold and 99-year leasehold developments on the Tanglin–Holland–Orchard perimeter. On freehold title, the primary direct peers are Leedon Green (638 units, freehold, S$2,784 psf, 2023 TOP) and Hyll on Holland (319 units, freehold, S$2,648 psf, 2024 TOP). Both are materially newer, both offer larger facilities programmes, and both command a S$370–510 psf premium over The Orange Grove. The premium buys contemporary finishes, developer warranty, and newer-project marketing narrative; the trade-off is a larger, more anonymous development scale and a more distant position from the Orchard core.
Against leasehold competition, the comparison sharpens. Skye at Holland (680 units, 99-year, S$2,945 psf, 2024 TOP) and Fourth Avenue Residences (476 units, 99-year, S$2,465 psf, 2023 TOP) are both premium 99-year leasehold developments positioned west of Tanglin Road in the Farrer Road/Holland corridor. The Orange Grove at S$2,276 psf freehold offers a S$189–669 psf discount while holding structurally superior freehold title — a divergence that compounds over a 25-year holding horizon. Stacked Homes’ freehold vs leasehold analysis models this divergence in detail; the practical upshot for family-office buyers is that a freehold CCR unit held for a generation is a fundamentally different financial instrument from a 99-year leasehold unit held for the same window.
D’Leedon (1,715 units, 99-year, S$1,855 psf, 2014 TOP) is the largest and most affordable direct peer by psf, but the comparison is unfair to both sides — D’Leedon is a mega-development on a 99-year lease in a different micro-location (Farrer Road), and the psf delta of S$421 to The Orange Grove reflects genuine product differentiation (address, tenure, unit size profile, scale) rather than simple overvaluation. Buyers choosing between D’Leedon and The Orange Grove are making a different purchase — the former for mega-development amenity breadth and the latter for boutique freehold Tanglin address permanence.
The cleanest apples-to-apples comparison is arguably between The Orange Grove and Leedon Green: same freehold tenure, similar CCR land-price band, but S$510 psf higher PSF for newer vintage and larger development scale. Buyers who weight freehold address permanence, Orchard-walkable location, and large-unit sizing over “newest development” narrative will find The Orange Grove’s discount represents genuine structural value.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| THE ORANGE GROVE | Freehold | 2010 | 72 | — |
| SKYE AT HOLLAND | 99 yrs lease commencing from 2024 | 2025 | 666 | $2,945 |
| LEEDON GREEN | Freehold | 2021 | 638 | $2,784 |
| D'LEEDON | 99 yrs lease commencing from 2010 | 2014 | 1,703 | $1,855 |
| 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 ORANGE GROVE across multiple dimensions.
What Residents Say
“We’ve been here four years on a corporate expat package. The location is what sold us — ISS for the kids is a five-minute walk, Orchard is walkable when we feel like it, and Stevens MRT is genuinely close. The pool is the best I’ve seen in any Singapore condo in our price range.”
— Resident review via 99.co
“Prestigious address, quiet road, and the facilities are fabulous. Security is discreet and professional — you feel the diplomatic-neighbourhood standard. The unit sizes are why we bought here; 2,200 sqft of freehold space at this price point in D10 is increasingly rare.”
— Resident review via Singapore Expats
“Beautiful condo, very expat and family-friendly. Our children use the pool every day after school. We looked at the newer Orchard launches but the unit sizes there are half of what you get here for the same budget on freehold title.”
— Resident review via EdgeProp
Resident accounts converge on three themes: the Tanglin lifestyle (quiet streetscape, Orchard access, Botanic Gardens proximity), the international school catchment (ISS International campuses within walking distance, supplemented by Chatsworth International and the Nanyang/MGS Singapore elite cluster), and the unit-size-to-price ratio on freehold title. Expat tenants and expat owners are both materially represented in the resident mix, which sustains the rental liquidity and keeps the building’s cultural character consistent year-on-year. The primary friction points noted are the 2010-vintage interiors in un-renovated units and the absence of a tennis court or concierge — neither of which is a material surprise given the design brief.
Strengths & Weaknesses
- Ultra-luxury Tanglin address — Orange Grove Road is one of the most prestigious cul-de-sac locations in D10, embassy-adjacent and quiet
- Freehold tenure at S$2,276 psf — moderate discount to direct freehold peers (Leedon Green S$2,784, Hyll on Holland S$2,648)
- Stevens MRT dual-interchange (DTL + TEL) 0.70km — one of the best MRT assets in the CCR, with single-line access to Orchard and Marina Bay
- Napier MRT (TEL) 0.83km as secondary node — exceptional rail redundancy for a 2010-vintage development
- Orchard MRT 1.21km — walkable Orchard retail/F&B access without the tourist density of Orchard-proper addresses
- Exceptional school belt: ISS International Preston 0.42km + Paterson 0.45km (expat), MGS 0.72km, Nanyang Primary 0.74km, ACS Primary 1.02km (elite local)
- Large-unit sizes 2,153–3,488 sqft — fundamentally different from compact investor product; filters for families and expat tenants
- Rental economy exceptional: 115 active rentals, median S$11,300/month, 2.77% gross yield — well above CCR freehold average
- Boutique 72-unit scale — pools and facilities genuinely uncrowded; diplomatic-quality security standard
- Sculptural glass-box clubhouse + lap pool + lounge pool + jacuzzi + children’s pool — above-average water amenity for boutique CCR freehold
- Ho Bee Group developer pedigree — reputable track record in prime district luxury (Sentosa Cove, Nassim, Orchard)
- Botanic Gardens UNESCO site 1.3km — lifestyle-grade green space within walking distance
- 2010-vintage interiors in un-renovated units — budget S$200,000–400,000 for a competent refresh on a 2,200 sqft apartment
- Investment score 45/100 — boutique 72-unit scale means thin secondary market liquidity; exit timing matters
- PSF appreciation moderate at ~12% across recorded window — not a short-horizon capital-gain vehicle
- No tennis court — buyers seeking racquet facilities rely on nearby Tanglin Club / American Club membership
- En-bloc score 50/100 — neutral probability; freehold title and diverse ownership make collective sale less predictable
- Large unit sizes mean high absolute entry prices (avg S$5.2M) — excludes buyers below the ultra-luxury budget band
- Gymnasium appropriately scaled for 72 units but modest versus newer resort-gym launches (Boulevard 88, Cuscaden Reserve)
- Walkability score 63/100 — good but not exceptional; daily-groceries access relies on car or 10+ minute walk to Tanglin Mall
- Limited 1BR/2BR inventory — unsuitable for compact-investor plays or young-couple first-time buyers
- Maintenance fees scale with large unit sizes — total monthly carrying cost non-trivial even at the 2.77% rental yield
Verdict
The Orange Grove is a specialist proposition for a specialist buyer. It rewards the household that values Tanglin address permanence, large-unit space, and freehold title more than it values the newest marketing finishes or the largest resort-gym floor. At S$2,276 psf freehold, the building sits at a moderate but real discount to direct CCR freehold peers — Leedon Green (S$2,784 psf, freehold, 2023 TOP), Hyll on Holland (S$2,648 psf, freehold, 2024 TOP) — and a material discount to the newest Orchard-fringe ultra-luxury launches such as Boulevard 88 and Cuscaden Reserve that trade north of S$3,500 psf. That pricing gap is the central value thesis: buyers pay a premium for newer product, a premium for mega-developer branding, and a premium for lease decay that does not apply here.
The rental economics are the quiet strength of the building. A 2.77% gross yield on a CCR freehold asset is well above the CCR freehold average — the direct consequence of 115 active rentals anchored by the ISS International (Preston campus 0.42 km, Paterson 0.45 km) and Chatsworth International (Orchard, 0.80 km) school catchment, the Tanglin diplomatic corridor, and the Orchard-corridor senior corporate segment. For a leveraged investor, this level of rental coverage meaningfully reduces the monthly carrying-cost gap that typically defines CCR freehold ownership.
The weaknesses are honest and worth articulating. The building is 2010-vintage, which means un-renovated units require a substantial refresh to match current interior expectations — budget S$200,000–400,000 for a competent renovation on a 2,200 sqft unit. The investment score of 45/100 reflects the secondary-market liquidity constraints inherent in a 72-unit building: thin deal flow can mean longer marketing windows, and exit timing matters. The en-bloc score of 50/100 indicates a neutral probability profile — the site is valuable but the 72-unit ownership structure and freehold title make consensus-driven collective sale outcomes less predictable than in larger or leasehold buildings. The PSF trend, while directionally positive, has appreciated modestly at 12% across the recorded window — not a quick-flip vehicle.
For the right buyer — an expatriate family on a 5–10 year Singapore assignment, a local upgrader committing to Tanglin long-term, or a family-office seeking a freehold CCR rental anchor with strong tenant demand — The Orange Grove is one of the more defensible ultra-luxury freehold entries in the District 10 market. The address, the rental economy, and the freehold title combine into a structural thesis that URA zoning and Tanglin’s land scarcity only strengthen over time.