Overview & Key Facts
GRANGE HEIGHTS is a freehold condominium at ST. THOMAS WALK in District 9 (CCR), developed by HONG LEONG HOLDINGS, comprising 120 units, completed in 1976.
Location & Connectivity
GRANGE HEIGHTS is approximately 290m from Great World MRT station, with 10 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Great World | Thomson-East Coast Line | 290m |
| Somerset | North-South Line | 500m |
| Orchard Boulevard | Thomson-East Coast Line | 720m |
| Orchard | North-South Line | 800m |
| Orchard | Thomson-East Coast Line | 800m |
| Havelock | Thomson-East Coast Line | 1 km |
Schools & Education
21 schools within 2 km (2 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Kheng Cheng School | Primary | 320m |
| Fairfield Methodist School (Primary) | Primary | 670m |
| ACS (Junior) | Primary | 1.1 km |
| St. Anthony's Primary School | Primary | 1.2 km |
| Gan Eng Seng Primary School | Primary | 1.4 km |
| Gan Eng Seng School | Secondary | 1.4 km |
| Chatsworth International School (Orchard) | International | 1.4 km |
| Outram Secondary School | Secondary | 1.6 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 4 BR | 6 | $2,063 psf | $3,886,500 |
| 5+ BR | 12 | $1,841 psf | $4,661,500 |
Market Position
GRANGE HEIGHTS has recorded 18 sales at an average price of $4,403,167.
Rental Yield by Bedroom Type
Blended yield hides the spread between unit sizes — smaller units at GRANGE HEIGHTS typically rent harder per dollar of purchase price:
| Type | Avg Rent | Avg Price | Gross Yield |
|---|---|---|---|
| 4 BR | $7,872/mo | $3,886,500 | 2.43% |
| 5 BR | $10,633/mo | $4,661,500 | 2.74% |
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Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 3 | $1,790 psf | — |
| 2022 | 1 | $1,752 psf | ↓ 2.2% |
| 2023 | 4 | $1,937 psf | ↑ 10.6% |
| 2024 | 3 | $1,789 psf | ↓ 7.7% |
| 2025 | 6 | $1,991 psf | ↑ 11.3% |
| 2026 | 1 | $2,284 psf | ↑ 14.7% |
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GRANGE HEIGHTS prices sit at a fresh series high after a 14.7% gain on the prior period, now 27.6% above the 2021 starting level.
Price Index Check
The ShiokNest Price Index for District 9 reads 102.6 as of June 2026 — up 1.2% 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 |
|---|---|---|---|
| IRWELL HILL RESIDENCES | 99 yrs lease commencing from 2020 | $2,730 psf | 584 |
| RIVER GREEN | 99 yrs lease commencing from 2024 | $3,138 psf | 493 |
| RIVER MODERN | 99 years leasehold | $3,242 psf | 426 |
| THE AVENIR | Freehold | $3,191 psf | 323 |
| KOPAR AT NEWTON | 99 yrs lease commencing from 2019 | $2,512 psf | 256 |
What Could Work Against You
- Only 5 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.
- Completed in 1976, the development is over 50 years old — budget for rising maintenance, dated M&E systems, and the possibility that value increasingly rests on en-bloc potential rather than the units themselves.
Best suited for
Who This Actually Suits
This is a strong match for mrt-walkable commuters, p1 school balloting families, en-bloc speculators and freehold / generational hold. Located ~294m from Great World MRT, this property is a comfortable daily walk for transit commuters.
long-term hold (10+ yr), foreign / absd-aware buyers and heavy renovation / value seekers should treat this as a shortlist candidate, not a default choice.
It is a weaker fit for yield-focused investors, short-term flippers (<5 yr) and resort facilities — other options likely serve them better. CCR (Core Central Region) location with rental demand profile worth running through our Rental Yield Calculator.
Verdict
GRANGE HEIGHTS is a freehold development in District 9 (CCR), with 120 units, offering a gross yield of 2.1%.
At ~$2,033 psf, it reflects its premium CCR positioning.
Explore the full GRANGE HEIGHTS dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing GRANGE HEIGHTS against staying public? These HDB towns sit within walking or short-drive distance:
- Bukit Merah — 4-room average $894,787 (850m away), an upgrader gap of about $3,500,000
- Central Area — 4-room average $1,088,814 (1.2 km away), an upgrader gap of about $3,300,000
FAQ
What is the average PSF for GRANGE HEIGHTS?
Is GRANGE HEIGHTS freehold?
What is the rental yield for GRANGE HEIGHTS?
Which MRT is nearest to GRANGE HEIGHTS?
Sources & Next Steps
- GRANGE HEIGHTS Dashboard — Live charts and analytics
- URA REALIS — Official transaction data
- District 9 (Orchard, Cairnhill, River Valley) — District 9 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: 18 transactions
- Rental data: 182 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Mar 2026 · 18 records analysed · Source: URA private-sale caveats