RPS · Resale Project Scorecard
Grange Residences — Grade D
RPS score 4.41/10 · D10 · Bukit Timah, Holland, Tanglin · 164 units · scored across 7 weighted factors — methodology published.
FH · City Developments Limited · TOP 2004
Weak project — significant gaps in multiple factors. Standout strengths: tenure, MRT access. Key weaknesses: schools, total returns.
Factor breakdown
- Project's Historical Performance25% weight
- 3/10
- Primary School Effect20% weight
- 2/10
- Project Size16% weight
- 5/10
- MRT Proximity13% weight
- 9/10
- Rental Yield10% weight
- 1/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 3/10
Avg Ann. of +3.12% — below-median performance vs same-vintage peers (27th percentile of 2004-era cohort).
No primary schools within 1km — school access is limited, particularly for parents prioritising Primary 1 registration.
164 units — boutique development. Lower transaction frequency and limited shared facilities.
210m from Orchard Boulevard Mrt Stn (TE13) — direct, walk-in MRT access. Strong commuter appeal.
Rental yield of 2.19% — 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 1.96km, far enough that the impact on this project is modest.
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The verdict· Scores updated September 2026
Grange Residences scores 4.41 out of 10 on the TRIBE Resale Project Scorecard, Grade D, ranking 2202nd of 2,357 resale condos scored in Singapore and 254th of 308 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). Weak project — significant gaps in multiple factors. Standout strengths: tenure, MRT access. Key weaknesses: schools, total returns.
See all 308 scored condos in District 10 (Bukit Timah, Holland, Tanglin) →
RPS · Resale Project Scorecard
Recent resale transactions at Grange Residences
12 months to September 2026 (Oct 2025 – Sep 2026): 6 resale transactions, median $3,414 psf, median price $9.35M. Median PSF is flat on the previous 12 months.
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 2 | $3,179 psf | $8.35M |
| Jan–Mar 2026 | 1 | $3,576 psf | $10.2M |
| Apr–Jun 2026 | 2 | $3,432 psf | $9.35M |
| Jul–Sep 2026 | 1 | $3,786 psf | $10.8M |
| 12-month total | 6 | $3,414 psf | $9.35M |
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 Residences: frequently asked questions
Answers generated from the scorecard data — RPS rank 2202nd of 2,357, scores updated September 2026.
- Is Grange Residences a good buy in 2026?
- Grange Residences scores 4.41/10 on the TRIBE Resale Project Scorecard (Grade D), which places it 2202nd of 2,357 Singapore resale condos and 254th of 308 in District 10 (Bukit Timah, Holland, Tanglin). Weak project — significant gaps in multiple factors. Standout strengths: tenure, MRT access. Key weaknesses: schools, 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 Residences?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 6 resale transactions at Grange Residences, at a median of $3,414 psf and a median price of $9.35M (range $3,174 psf to $3,786 psf). The median PSF is flat on the previous 12 months (Oct 2024 – Sep 2025). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Grange Residences from the nearest MRT station?
- Grange Residences is about 210m 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 Grange Residences compare with Park Nova?
- Park Nova is the project scored next to Grange Residences on the District 10 ranking: 4.46 (Grade D) against Grange Residences's 4.41 (Grade D). Grange Residences scores higher on Project Size (5 vs 3); Park Nova scores higher on Project's Historical Performance (3 vs 4) and Rental Yield (1 vs 2).
- What is the tenure of Grange Residences, and how big is the project?
- Grange Residences is freehold, completed in 2004, has 164 units, developed by City Developments Limited. Freehold tenure — no lease decay concerns, preserves long-term value. 164 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 Residences 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.
- Park NovaD4.46
- Unit 8D4.41
- Three BalmoralD4.47
- Dynasty GardenD4.40
- Sculptura ArdmoreD4.47
- Nassim Park ResidencesD4.40
See all 308 scored projects in Bukit Timah, Holland, Tanglin →
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