RPS · Resale Project Scorecard
120 Grange — Grade C
RPS score 4.99/10 · D10 · Bukit Timah, Holland, Tanglin · 56 units · scored across 7 weighted factors — methodology published.
FH · Far East Organization · TOP 2023
Below-average project with notable weaknesses. Standout strengths: tenure, MRT access. Key weaknesses: project size, capital appreciation.
Factor breakdown
- Project's Historical Performance25% weight
- 1/10
- Primary School Effect20% weight
- 7/10
- Project Size16% weight
- 3/10
- MRT Proximity13% weight
- 9/10
- Rental Yield10% weight
- 5/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 3/10
Avg Ann. of -0.73% — bottom 6% within its 2023-era cohort. Weak capital appreciation, even when judged against vintage peers.
1 primary school within 1km (ALEXANDRA PRIMARY SCHOOL, 0.97km away). Adequate but narrow school optionality.
56 units — very small project; niche product with thin resale market.
330m from Orchard Boulevard Mrt Stn (TE13) — direct, walk-in MRT access. Strong commuter appeal.
Rental yield of 3.24% — above-average income return.
Freehold tenure — no lease decay concerns, preserves long-term value.
Limited future-catalyst exposure — nearest is Newton–Orchard mixed-use precinct at 2.00km, far enough that the impact on this project is modest.
Primary schools within 1km: Alexandra Primary School.
The verdict· Scores updated September 2026
120 Grange scores 4.99 out of 10 on the TRIBE Resale Project Scorecard, Grade C, ranking 1934th of 2,357 resale condos scored in Singapore and 189th of 308 in District 10 (Bukit Timah, Holland, Tanglin). Its strongest factors are Tenure (10/10) and MRT Proximity (9/10); its weakest is Project's Historical Performance (1/10). Below-average project with notable weaknesses. Standout strengths: tenure, MRT access. Key weaknesses: project size, capital appreciation.
See all 308 scored condos in District 10 (Bukit Timah, Holland, Tanglin) →
RPS · Resale Project Scorecard
Recent resale transactions at 120 Grange
12 months to September 2026 (Oct 2025 – Sep 2026): 2 resale transactions, median $2,775 psf, median price $1.73M.
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | — | — | — |
| Jan–Mar 2026 | 1 | $2,822 psf | $1.61M |
| Apr–Jun 2026 | — | — | — |
| Jul–Sep 2026 | 1 | $2,728 psf | $1.85M |
| 12-month total | 2 | $2,775 psf | $1.73M |
Aggregates of URA REALIS resale caveats (data to September 2026). A specific unit's value depends on floor, size, facing and condition — for a unit-level read, use the Resale Price Check.
120 Grange: frequently asked questions
Answers generated from the scorecard data — RPS rank 1934th of 2,357, scores updated September 2026.
- Is 120 Grange a good buy in 2026?
- 120 Grange scores 4.99/10 on the TRIBE Resale Project Scorecard (Grade C), which places it 1934th of 2,357 Singapore resale condos and 189th of 308 in District 10 (Bukit Timah, Holland, Tanglin). Below-average project with notable weaknesses. Standout strengths: tenure, MRT access. Key weaknesses: project size, capital appreciation. RPS scores project-level demand fundamentals — not a specific unit or its asking price — so read the grade as a screen: it tells you whether the drivers of resale demand are present, and the price you pay still decides the outcome.
- What is the average PSF at 120 Grange?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 2 resale transactions at 120 Grange, at a median of $2,775 psf and a median price of $1.73M (range $2,728 psf to $2,822 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is 120 Grange from the nearest MRT station?
- 120 Grange is about 330m from Orchard Boulevard MRT (TE13), scoring 9/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does 120 Grange compare with Sommerville Park?
- Sommerville Park is the project scored next to 120 Grange on the District 10 ranking: 5.00 (Grade C) against 120 Grange's 4.99 (Grade C). 120 Grange scores higher on Primary School Effect (7 vs 1) and Rental Yield (5 vs 2); Sommerville Park scores higher on Project Size (3 vs 8) and Project's Historical Performance (1 vs 5).
- Which primary schools are within 1km of 120 Grange?
- One primary school is within 1km of 120 Grange: Alexandra Primary School. 1 primary school within 1km (ALEXANDRA PRIMARY SCHOOL, 0.97km away). Adequate but narrow school optionality. 120 Grange scores 7/10 on the Primary School Effect factor (20% of the RPS score), which weights each school by its recent P1 ballot demand.
- What is the tenure of 120 Grange, and how big is the project?
- 120 Grange is freehold, completed in 2023, has 56 units, developed by Far East Organization. Freehold tenure — no lease decay concerns, preserves long-term value. 56 units — very small project; niche product with thin resale market. Tenure carries 10% of the RPS score and Project Size 16%.
Scored either side of 120 Grange in Bukit Timah, Holland, Tanglin
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
- Sommerville ParkC5.00
- Botanic Gardens MansionC4.98
- Jervois PriveC5.00
- Jervois RegencyC4.98
- The ChateletC5.01
- Sommerville GrandeurC4.97
See all 308 scored projects in Bukit Timah, Holland, Tanglin →
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