Overview & Key Facts
GRANGE RESIDENCES is a freehold condominium at GRANGE ROAD in District 10 (CCR), developed by MARCO POLO DEVELOPMENT, comprising 164 units, completed in 2004.
Location & Connectivity
GRANGE RESIDENCES is approximately 310m from Napier MRT station, with 4 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Napier | Thomson-East Coast Line | 310m |
| Orchard Boulevard | Thomson-East Coast Line | 940m |
| Orchard | North-South Line | 1 km |
| Orchard | Thomson-East Coast Line | 1 km |
Schools & Education
18 schools within 2 km (6 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Tanglin Secondary School | Secondary | 360m |
| Chatsworth International School (Orchard) | International | 440m |
| Methodist Girls' School | Secondary | 520m |
| Methodist Girls' School (Primary) | Primary | 650m |
| ISS International School (Paterson) | International | 800m |
| ISS International School (Preston) | International | 880m |
| CHIJ (Kellock) | Primary | 1.1 km |
| Nanyang Primary School | Primary | 1.2 km |
Market Position
GRANGE RESIDENCES has recorded 29 sales at an average price of $8,316,759.
Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 7 | $2,737 psf | — |
| 2022 | 6 | $2,943 psf | ↑ 7.5% |
| 2023 | 4 | $3,248 psf | ↑ 10.4% |
| 2024 | 1 | $3,290 psf | ↑ 1.3% |
| 2025 | 8 | $3,348 psf | ↑ 1.7% |
| 2026 | 3 | $3,479 psf | ↑ 3.9% |
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GRANGE RESIDENCES prices sit at a fresh series high after a 3.9% gain on the prior period, now 27.1% 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 9 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.
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 freehold / generational hold. Located ~312m from Napier MRT, this property is a comfortable daily walk for transit commuters.
For foreign / absd-aware buyers, it can work — but weigh the trade-offs before committing.
yield-focused investors and resort facilities should probably look elsewhere. CCR (Core Central Region) location with rental demand profile worth running through our Rental Yield Calculator.
Verdict
GRANGE RESIDENCES is a freehold development in District 10 (CCR), with 164 units, offering a gross yield of 2.3%.
At ~$3,384 psf, it reflects its premium CCR positioning.
Explore the full GRANGE RESIDENCES dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing GRANGE RESIDENCES against staying public? These HDB towns sit within walking or short-drive distance:
- Queenstown — 4-room average $1,002,705 (1.5 km away), an upgrader gap of about $7,300,000
- Bukit Merah — 4-room average $894,787 (1.5 km away), an upgrader gap of about $7,400,000
FAQ
What is the average PSF for GRANGE RESIDENCES?
Is GRANGE RESIDENCES freehold?
What is the rental yield for GRANGE RESIDENCES?
Which MRT is nearest to GRANGE RESIDENCES?
Sources & Next Steps
- GRANGE RESIDENCES 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: 29 transactions
- Rental data: 195 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: May 2026 · 29 records analysed · Source: URA private-sale caveats