Overview & Key Facts
GRANGE 1866 is a freehold condominium at GRANGE ROAD in District 10 (CCR), developed by Grange 1866 Pte Ltd, comprising 60 units, completed in 2021.
Location & Connectivity
GRANGE 1866 is approximately 400m from Orchard Boulevard MRT station, with 7 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Orchard Boulevard | Thomson-East Coast Line | 400m |
| Orchard | North-South Line | 580m |
| Orchard | Thomson-East Coast Line | 580m |
| Great World | Thomson-East Coast Line | 740m |
| Napier | Thomson-East Coast Line | 1.1 km |
| Somerset | North-South Line | 1.1 km |
Schools & Education
18 schools within 2 km (2 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Kheng Cheng School | Primary | 790m |
| Chatsworth International School (Orchard) | International | 800m |
| Tanglin Secondary School | Secondary | 1 km |
| ISS International School (Paterson) | International | 1.1 km |
| St. Anthony's Primary School | Primary | 1.1 km |
| ISS International School (Preston) | International | 1.2 km |
| Gan Eng Seng Primary School | Primary | 1.2 km |
| Gan Eng Seng School | Secondary | 1.2 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 13 | $3,115 psf | $1,643,000 |
| 2 BR | 44 | $3,044 psf | $2,349,588 |
| 3 BR | 1 | $2,989 psf | $3,024,000 |
Market Position
GRANGE 1866 has recorded 58 sales at an average price of $2,202,842.
Rental Yield by Bedroom Type
Blended yield hides the spread between unit sizes — smaller units at GRANGE 1866 typically rent harder per dollar of purchase price:
| Type | Avg Rent | Avg Price | Gross Yield |
|---|---|---|---|
| 1 BR | $4,275/mo | $1,643,000 | 3.12% |
| 2 BR | $5,675/mo | $2,349,588 | 2.90% |
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Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 7 | $2,729 psf | — |
| 2022 | 3 | $2,935 psf | ↑ 7.5% |
| 2023 | 22 | $3,012 psf | ↑ 2.6% |
| 2024 | 12 | $3,184 psf | ↑ 5.7% |
| 2025 | 11 | $3,169 psf | ↓ 0.5% |
| 2026 | 3 | $3,387 psf | ↑ 6.9% |
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GRANGE 1866 prices sit at a fresh series high after a 6.9% gain on the prior period, now 24.1% above the 2021 starting level.
Price Index Check
The ShiokNest Price Index for District 10 reads 116.8 as of June 2026 — down 3.6% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
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Neighbourhood Comparison
| Condo | Tenure | Avg PSF | Sales |
|---|---|---|---|
| SKYE AT HOLLAND | 99 yrs lease commencing from 2024 | $2,946 psf | 666 |
| LEEDON GREEN | Freehold | $2,786 psf | 574 |
| D'LEEDON | 99 yrs lease commencing from 2010 | $1,869 psf | 452 |
| HYLL ON HOLLAND | Freehold | $2,649 psf | 328 |
| FOURTH AVENUE RESIDENCES | 99 yrs lease commencing from 2018 | $2,468 psf | 299 |
What Could Work Against You
- Only 8 transactions were recorded in the past 12 months, so the price figures here rest on a thin sample — a single outlier deal can move the averages.
- At 60 units, this is a boutique development — fewer comparable sales to anchor valuations, and maintenance costs spread across a smaller fee base.
Best suited for
Who This Actually Suits
Buyers most likely to be happy here: mrt-walkable commuters, international school families, long-term hold (10+ yr) and short-term flippers (<5 yr). Located ~401m from Orchard Boulevard MRT, this property is a comfortable daily walk for transit commuters.
For foreign / absd-aware buyers and resort facilities, it can work — but weigh the trade-offs before committing.
families with young children and yield-focused investors should probably look elsewhere. Editorial anti-fit: 'Families with children — no playground, no kids' pool, no 3-bedroom units available'. Family-suitable layout and CCR (Core Central Region) location with established school catchments nearby.
Verdict
GRANGE 1866 is a freehold development in District 10 (CCR), with 60 units, offering a gross yield of 2.8%.
At ~$3,216 psf, it reflects its premium CCR positioning.
Explore the full GRANGE 1866 dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing GRANGE 1866 against staying public? These HDB towns sit within walking or short-drive distance:
- Bukit Merah — 4-room average $894,787 (870m away), an upgrader gap of about $1,300,000
- Central Area — 4-room average $1,088,814 (1.7 km away), an upgrader gap of about $1,100,000
- Queenstown — 4-room average $1,002,705 (1.7 km away), an upgrader gap of about $1,200,000
FAQ
What is the average PSF for GRANGE 1866?
Is GRANGE 1866 freehold?
What is the rental yield for GRANGE 1866?
Which MRT is nearest to GRANGE 1866?
Sources & Next Steps
- GRANGE 1866 Dashboard — Live charts and analytics
- URA REALIS — Official transaction data
- District 10 (Ardmore, Bukit Timah, Holland Road, Tanglin) — District 10 neighbourhood guide
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 58 transactions
- Rental data: 15 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Mar 2026 · 58 records analysed · Source: URA private-sale caveats