RPS · Resale Project Scorecard
Grange Heights — Grade B
RPS score 5.45/10 · D09 · Orchard, River Valley · 120 units · scored across 7 weighted factors — methodology published.
FH · Hong Leong Holdings Ltd · TOP 1975
Solid, middle-of-the-pack project. Standout strengths: tenure, MRT access. Key weaknesses: future transformation, total returns.
Factor breakdown
- Project's Historical Performance25% weight
- 4/10
- Primary School Effect20% weight
- 7/10
- Project Size16% weight
- 5/10
- MRT Proximity13% weight
- 8/10
- Rental Yield10% weight
- 0/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 3/10
Avg Ann. of +2.39% — near-median performance within its 1975-era cohort (40th percentile).
1 primary school within 1km (RIVER VALLEY PRIMARY SCHOOL, 0.40km away). Adequate but narrow school optionality.
120 units — boutique development. Lower transaction frequency and limited shared facilities.
0.46km from Great World Mrt Stn (TE15) — short walk to MRT, good transport convenience.
Rental yield of 1.99% — weak income return.
Freehold tenure — no lease decay concerns, preserves long-term value.
Limited future-catalyst exposure — nearest is Newton–Orchard mixed-use precinct at 1.72km, far enough that the impact on this project is modest.
Primary schools within 1km: River Valley Primary School.
The verdict· Scores updated September 2026
Grange Heights scores 5.45 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 1586th of 2,357 resale condos scored in Singapore and 124th of 205 in District 9 (Orchard, River Valley). Its strongest factors are Tenure (10/10) and MRT Proximity (8/10); its weakest is Rental Yield (0/10). Solid, middle-of-the-pack project. Standout strengths: tenure, MRT access. Key weaknesses: future transformation, total returns.
See all 205 scored condos in District 9 (Orchard, River Valley) →
RPS · Resale Project Scorecard
Recent resale transactions at Grange Heights
12 months to September 2026 (Oct 2025 – Sep 2026): 4 resale transactions, median $2,041 psf, median price $4.82M. Median PSF is down 5.1% on the previous 12 months (Oct 2024 – Sep 2025, $2,150 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 3 | $1,798 psf | $5.34M |
| Jan–Mar 2026 | 1 | $2,284 psf | $4.30M |
| Apr–Jun 2026 | — | — | — |
| Jul–Sep 2026 | — | — | — |
| 12-month total | 4 | $2,041 psf | $4.82M |
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.
Grange Heights: frequently asked questions
Answers generated from the scorecard data — RPS rank 1586th of 2,357, scores updated September 2026.
- Is Grange Heights a good buy in 2026?
- Grange Heights scores 5.45/10 on the TRIBE Resale Project Scorecard (Grade B), which places it 1586th of 2,357 Singapore resale condos and 124th of 205 in District 9 (Orchard, River Valley). Solid, middle-of-the-pack project. Standout strengths: tenure, MRT access. Key weaknesses: future transformation, total returns. 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 Grange Heights?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 4 resale transactions at Grange Heights, at a median of $2,041 psf and a median price of $4.82M (range $1,765 psf to $2,287 psf). The median PSF is down 5.1% on the previous 12 months (Oct 2024 – Sep 2025, $2,150 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Grange Heights from the nearest MRT station?
- Grange Heights is about 460m from Great World MRT (TE15), scoring 8/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does Grange Heights compare with Elizabeth Heights?
- Elizabeth Heights is the project scored next to Grange Heights on the District 9 ranking: 5.45 (Grade B) against Grange Heights's 5.45 (Grade B). Grange Heights scores higher on Project Size (5 vs 3); Elizabeth Heights scores higher on Future Transformation (3 vs 5) and Project's Historical Performance (4 vs 5).
- Which primary schools are within 1km of Grange Heights?
- One primary school is within 1km of Grange Heights: River Valley Primary School. 1 primary school within 1km (RIVER VALLEY PRIMARY SCHOOL, 0.40km away). Adequate but narrow school optionality. Grange Heights 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 Grange Heights, and how big is the project?
- Grange Heights is freehold, completed in 1975, has 120 units, developed by Hong Leong Holdings Ltd. Freehold tenure — no lease decay concerns, preserves long-term value. 120 units — boutique development. Lower transaction frequency and limited shared facilities. Tenure carries 10% of the RPS score and Project Size 16%.
Scored either side of Grange Heights in Orchard, River Valley
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
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