RPS · Resale Project Scorecard
The Grange — Grade C
RPS score 5.23/10 · D10 · Bukit Timah, Holland, Tanglin · 95 units · scored across 7 weighted factors — methodology published.
FH · GRANGE DEVELOPMENT PTE LTD · TOP 2008
Below-average project with notable weaknesses. Standout strengths: MRT access, tenure. Key weaknesses: project size, total returns.
Factor breakdown
- Project's Historical Performance25% weight
- 3/10
- Primary School Effect20% weight
- 7/10
- Project Size16% weight
- 3/10
- MRT Proximity13% weight
- 10/10
- Rental Yield10% weight
- 1/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 3/10
Avg Ann. of +1.61% — below-median performance vs same-vintage peers (22th percentile of 2008-era cohort).
1 primary school within 1km (RIVER VALLEY PRIMARY SCHOOL, 0.74km away). Adequate but narrow school optionality.
95 units — very small project; niche product with thin resale market.
120m from Orchard Boulevard Mrt Stn (TE13) — direct, walk-in MRT access. Strong commuter appeal.
Rental yield of 2.00% — 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 1.86km, far enough that the impact on this project is modest.
Primary schools within 1km: River Valley Primary School.
The verdict· Scores updated September 2026
The Grange scores 5.23 out of 10 on the TRIBE Resale Project Scorecard, Grade C, ranking 1776th of 2,357 resale condos scored in Singapore and 160th of 308 in District 10 (Bukit Timah, Holland, Tanglin). Its strongest factors are MRT Proximity (10/10) and Tenure (10/10); its weakest is Rental Yield (1/10). Below-average project with notable weaknesses. Standout strengths: MRT access, tenure. Key weaknesses: project size, total returns.
See all 308 scored condos in District 10 (Bukit Timah, Holland, Tanglin) →
RPS · Resale Project Scorecard
Recent resale transactions at The Grange
12 months to September 2026 (Oct 2025 – Sep 2026): 2 resale transactions, median $3,084 psf, median price $7.05M.
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | — | — | — |
| Jan–Mar 2026 | 1 | $3,259 psf | $7.44M |
| Apr–Jun 2026 | 1 | $2,908 psf | $6.67M |
| Jul–Sep 2026 | — | — | — |
| 12-month total | 2 | $3,084 psf | $7.05M |
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.
The Grange: frequently asked questions
Answers generated from the scorecard data — RPS rank 1776th of 2,357, scores updated September 2026.
- Is The Grange a good buy in 2026?
- The Grange scores 5.23/10 on the TRIBE Resale Project Scorecard (Grade C), which places it 1776th of 2,357 Singapore resale condos and 160th of 308 in District 10 (Bukit Timah, Holland, Tanglin). Below-average project with notable weaknesses. Standout strengths: MRT access, tenure. Key weaknesses: project size, 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 The Grange?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 2 resale transactions at The Grange, at a median of $3,084 psf and a median price of $7.05M (range $2,908 psf to $3,259 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is The Grange from the nearest MRT station?
- The Grange is about 120m from Orchard Boulevard MRT (TE13), scoring 10/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does The Grange compare with Wilshire Residences?
- Wilshire Residences is the project scored next to The Grange on the District 10 ranking: 5.24 (Grade C) against The Grange's 5.23 (Grade C). The Grange scores higher on MRT Proximity (10 vs 8); Wilshire Residences scores higher on Rental Yield (1 vs 4).
- Which primary schools are within 1km of The Grange?
- One primary school is within 1km of The Grange: River Valley Primary School. 1 primary school within 1km (RIVER VALLEY PRIMARY SCHOOL, 0.74km away). Adequate but narrow school optionality. The 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 The Grange, and how big is the project?
- The Grange is freehold, completed in 2008, has 95 units, developed by GRANGE DEVELOPMENT PTE LTD. Freehold tenure — no lease decay concerns, preserves long-term value. 95 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 The 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.
- Wilshire ResidencesC5.24
- Ygk GardensC5.23
- Sui GenerisC5.24
- 72 GrangeC5.22
- Stevens CourtC5.24
- Manhattan MansionsC5.22
See all 308 scored projects in Bukit Timah, Holland, Tanglin →
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