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

Avg Ann. of +3.12% — below-median performance vs same-vintage peers (27th percentile of 2004-era cohort).

Primary School Effect20% weight

2/10

No primary schools within 1km — school access is limited, particularly for parents prioritising Primary 1 registration.

Project Size16% weight

5/10

164 units — boutique development. Lower transaction frequency and limited shared facilities.

MRT Proximity13% weight

9/10

210m from Orchard Boulevard Mrt Stn (TE13) — direct, walk-in MRT access. Strong commuter appeal.

Rental Yield10% weight

1/10

Rental yield of 2.19% — weak income return.

Tenure10% weight

10/10

Freehold tenure — no lease decay concerns, preserves long-term value.

Future Transformation6% weight

3/10

Limited future-catalyst exposure — nearest is Newton–Orchard mixed-use precinct at 1.96km, far enough that the impact on this project is modest.

See live Grange Residences listings for sale on PropertyGuru →