Resale Project Scorecard
72 Grange
D10 · Bukit Timah, Holland, Tanglin · freehold · completed 1995 · 18 units
Grade C, 5.35 out of 10, the 145th highest score among 307 resale condos in District 10.
How to read this grade. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation.
TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Read the evidence →
- Tenure
- Freehold
- To Orchard MRT
- 390 m
Background: Bukit Timah, Holland, Tanglin, not this condo. Photo credits
72 Grange Score
- C
- Grade
- Score out of 10
- 5.35
- Highest score among 307 resale condos in District 10
- 145th
Below-average project with notable weaknesses. Standout strengths: tenure, MRT access. Key weaknesses: project size, rental yield.
Project's Historical Performance25%4/10
Avg Ann. of +2.81% — below-median performance vs same-vintage peers (38th percentile of 1995-era cohort).
The district median is 4/10.
Primary School Effect20%7/10
2 primary schools within 1km (nearest: River Valley Primary School at 0.85km). Strong school proximity — a genuine advantage for young families.
The district median is 7/10.
- River Valley Primary School
- Alexandra Primary School
Within 1km on OneMap's School Query for at least one block, the measure MOE uses for Primary 1. Check your block's postal code on OneMap School Query →
Project Size16%3/10
18 units — very small project; niche product with thin resale market.
The district median is 3/10.
MRT Proximity13%9/10
390 m from Orchard MRT (NS22 / TE14) — direct, walk-in MRT access. Strong commuter appeal.
The district median is 8/10.
Rental Yield10%1/10
District rental yield 2.21% used as proxy (project-level rental data unavailable) — weak yield for the area.
The district median is 2/10.
Tenure10%10/10
Freehold tenure — no lease decay concerns, preserves long-term value.
The district median is 10/10.
Future Transformation6%3/10
Limited future-catalyst exposure — nearest is Newton–Orchard mixed-use precinct at 1.78km, far enough that the impact on this project is modest.
The district median is 3/10.
Scores updated October 2026. On the map →
Why 72 Grange scores 5.35
72 Grange scores 5.35 out of 10 on the TRIBE Resale Project Scorecard, Grade C, ranking 1756th of 2,350 resale condos scored in Singapore and 145th of 307 in District 10 (Bukit Timah, Holland, Tanglin). Its strongest factors are Tenure (10/10) and MRT Proximity (9/10); its weakest is Rental Yield (1/10).
| Factor | This condo72 Grange | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 4/10 | 4/10 | ±0.00 | 33% of district |
| Primary School Effect20% | 7/10 | 7/10 | ±0.00 | 38% of district |
| Project Size16% | 3/10 | 3/10 | ±0.00 | 0% of district |
| MRT Proximity13% | 9/10 | 8/10 | +0.13 | 60% of district |
| Rental Yield10% | 1/10 | 2/10 | −0.10 | 7% of district |
| Tenure10% | 10/10 | 10/10 | ±0.00 | 8% of district |
| Future Transformation6% | 3/10 | 3/10 | ±0.00 | 13% of district |
Medians are across the 307 scored resale projects in District 10 (Bukit Timah, Holland, Tanglin). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between 72 Grange and a median-profile project (5.30). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
72 Grange Notes
How these numbers are worked out
- Grade C places 72 Grange in a relative band under the current seven-factor formula. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation. TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Two units can still be very different buys: the asking price, stack, floor, facing and condition decide the outcome.
- MRT distance is a straight line on the map; the walking route is longer.
- Factor bars: the black mark on each bar is the district median.
- Score: seven weighted factors. Methodology published.
What the score cannot tell you
- RPS scores the project, not a unit. Floor, stack, facing, renovation and the asking price are outside the score.
- 72 Grange has no row in the URA REALIS caveat dataset TRIBE uses, so no recent-price evidence is shown here. The Historical Performance factor (4/10) rests on the 10-year record.
- Historical Performance is a percentile among projects of similar vintage (completed around 1995, within a year or so, widened when the cohort is small). A high score is strong for its age group, not against the whole market.
- The nearest MRT is Orchard MRT (NS22 / TE14), 390 m in a straight line. The walking route is usually longer, and bus links are not scored.
- Primary School Effect counts the 2 primary schools within 1 km on OneMap's School Query (the school's land boundary to the block's building outline, the measure MOE uses for P1), weighted by recent P1 ballot demand. A school counts when any block is within 1 km, so confirm your own block's postal code before relying on it.
- Scores updated October 2026. Nothing on this page is a valuation or advice on a specific unit.