CONDODistrict 10

THE GRANGE

Name: THE GRANGE
Address: SG

Details

Project: THE GRANGE
TOP year: 2008
Tenure: Freehold
Total units: 95
Land size: 4,522 sqm (48,670 sqft)
Plot ratio: 2.1
Developer: Grange Development Pte Ltd, Mcl Land (Grange) Pte Ltd
Gross rental yield: ~1.9% · ~$6.81M (est.) · blended across all unit types
Storeys: 23
Market segment: CCR
District: 10

Nearby Schools

Nearest primaryALEXANDRA PRIMARY SCHOOL1.13 km
Nearest SAP schoolZHANGDE PRIMARY SCHOOLSAP

Nearest school of each kind — Tier-1, GEP, SAP — straight-line (“as the crow flies”) from the development per MOE’s P1 method; a school that qualifies for several kinds is listed once with all its badges. Tier-1 marks historically oversubscribed primaries; the full 1 km / 2 km priority list is below.

Unit Catalogue for THE GRANGE

Total units	95
Blocks	2
Size range	1,744–4,456 sqft

Bedrooms	Units	Share
3-bedroom	33	35%
4-bedroom	62	65%

Gross Rental Yield by Bedroom

haio estimate — median rent ÷ modelled price (median PSF × median size), trailing 12 months. Gross only; excludes maintenance, tax and vacancy.

Bedrooms	Gross yield	Est. price	Leases (12m)
3 BR	~2.1%· low sample (1 sale)	~$5.15M	16
4 BR	~1.9%· low sample (1 sale)	~$7.44M	43

Relevant market insights

En-Bloc Likelihood

Very low likelihood

Ranks in the bottom half for redevelopment interest among private condos.

THE GRANGE is ranked for collective-sale (en-bloc) potential over the next 5 years, relative to other private condos. We show a relative tier, not a percentage — the ranking is reliable, an exact probability is not.

Driven by: 95 units (consent difficulty) · 23 storeys

Based on 4 comparable past collective-sale deals (GRANGE COURT 2007, LE MARQUE 2006, BELLERIVE 2006).

A ranking signal, not advice or a prediction of any specific outcome. How this is calculated

Selling Pressure

haio estimate

Higher selling pressure

More neighbours are free — or motivated — to sell than at most comparable properties.

haio tracks 92 of 95 units at THE GRANGE. 92% of tracked units are free to sell now (past the seller’s-stamp-duty window) and 74% have been held over 10 years.

92%

Free to sell now

85 of 92 tracked · past SSD

100%

Sitting on a gain

110 of 110 resales sold above cost

A haio ranking signal, not a probability or advice — useful to time your own exit, to gauge incoming supply as a buyer, or to plan coverage as an agent. How this is calculated

Price Action

Beds

Find out the value of my home

Transaction History

Beds

Period

Size–sqft

Showing 10 of 197 total recorded transactions.

							Sellable from
Mar 2026	Resale	$7,438,000	2,281	$3,261	4BR	—	Q1 2030
Sep 2025	Resale	$5,150,000	1,765	$2,918	3BR	—	Q3 2029
Jun 2025	Resale	$6,080,000	2,292	$2,653	4BR	—	Q2 2028
Apr 2025	Resale	$5,000,000	1,765	$2,833	3BR	—	Q2 2028
Nov 2024	Resale	$4,970,000	2,077	$2,393	3BR	—	Q4 2027
Feb 2024	Resale	$6,380,000	2,292	$2,784	4BR	—	Q1 2027
Jul 2023	Resale	$7,200,000	2,281	$3,157	4BR	—	Q3 2026
Jul 2022	Resale	$5,000,000	1,765	$2,833	3BR	—	Nowsince Q3 2025
Oct 2021	Resale	$11,900,000	4,424	$2,690	4BR	—	Nowsince Q4 2024
Jul 2021	Resale	$4,650,000	1,743	$2,668	3BR	—	Nowsince Q3 2024

Sellable from: the quarter that buyer clears the Seller's Stamp Duty holding period in force at purchase (3 or 4 years, by purchase date).

Nearby Transactions

DistanceWithin 300 m

39 condo transactions from other properties within 300 m, newest first.

Project	Distance	Date	Type	Price (SGD)	Area (sqft)	PSF
Oue Twin Peaks	60 m	2026-06-01	Resale	$1,175,000	570	$2,061
Oue Twin Peaks	60 m	2026-06-01	Resale	$3,550,000	1,399	$2,538
Leonie Gardens	160 m	2026-06-01	Resale	$4,200,000	2,540	$1,654
Oue Twin Peaks	60 m	2026-05-01	Resale	$1,100,000	570	$1,930
Leonie Suites	75 m	2026-05-01	Resale	$1,845,000	936	$1,971
Leonie Gardens	160 m	2026-05-01	Resale	$3,210,000	1,733	$1,852
Paterson Suites	247 m	2026-05-01	Resale	$4,500,000	1,743	$2,582
Irwell Hill Residences	280 m	2026-05-01	Resale	$3,990,000	1,270	$3,142
Irwell Hill Residences	280 m	2026-05-01	Resale	$2,000,000	667	$2,999
Irwell Hill Residences	280 m	2026-05-01	Resale	$1,705,000	613	$2,781
Leonie Suites	75 m	2026-04-01	Resale	$1,870,000	925	$2,022
Leonie Towers	151 m	2026-04-01	Resale	$5,650,008	2,906	$1,944
The Paterson	164 m	2026-04-01	Resale	$6,500,000	3,283	$1,980
Paterson Residence	188 m	2026-04-01	Resale	$3,700,000	1,313	$2,818
Leonie Hill Residences	293 m	2026-04-01	Resale	$2,818,000	1,141	$2,470
Leonie Gardens	160 m	2026-03-01	Resale	$3,100,000	1,733	$1,789
The Paterson	164 m	2026-03-01	Resale	$3,978,888	1,420	$2,802
The Paterson	164 m	2026-03-01	Resale	$2,938,000	1,205	$2,438
Horizon Towers	234 m	2026-03-01	Resale	$3,200,000	2,314	$1,383
Paterson Suites	247 m	2026-03-01	Resale	$5,100,000	1,765	$2,890

Stack View

Every unit in the project — floors top to bottom, stacks left to right, tinted by bedroom type. Tap a unit to see its transactions. for THE GRANGE

Beds

	04	05	06
19	#19-042,2933BR
18	#18-041,7443BR	#18-054,4244BR	#18-064,3814BR
17	#17-041,7443BR	#17-052,2824BR	#17-062,2934BR
16	#16-041,7443BR	#16-052,2824BR	#16-062,2934BR
15	#15-041,7443BR	#15-052,2824BR	#15-062,2934BR
14	#14-041,7443BR	#14-052,2824BR	#14-062,2934BR
13	#13-041,7443BR	#13-052,2824BR	#13-062,2934BR
12	#12-041,7443BR	#12-052,2824BR	#12-062,2934BR
11	#11-041,7443BR	#11-052,2824BR	#11-062,2934BR
10	#10-041,7443BR	#10-052,2824BR	#10-062,2934BR
09	#09-041,7443BR	#09-052,2824BR	#09-062,2934BR
08	#08-041,7443BR	#08-052,2824BR	#08-062,2934BR
07	#07-041,7443BR	#07-052,2824BR	#07-062,2934BR
06	#06-041,7443BR	#06-052,2824BR	#06-062,2934BR

3BR4BR· tile shows strata sq ft

Profit & Loss

haio estimate

10 realized resale exits at THE GRANGE over the 5y window — 10 profitable, 0 at a loss, averaging 3.46%/yr.

Profit Distribution

Unit Type	Volume	Holding (avg)	Annualised (avg)
5BR+	10	18y 4m	3.46%
Total	10	18y 4m	3.46%

Loss Distribution

No loss-making resales in this window — every matched exit sold above its matched entry price.

Realized resales: each resale / sub-sale (the exit) is matched to a comparable new-sale (the entry) at the same project by floor band and strata area, then the annualised return is (exit ÷ entry) ^ (1 ÷ years held) − 1. URA caveats only. haio estimate — URA masks unit numbers after May 2021, so entries are matched by area + floor, not exact unit. Executive Condos are shown as a separate segment.

RadiusWithin 4.0 km

Buyer Demand vs Competing Supply

haio estimate

x.x×demand vs supply · this year

Demand

xx,xxx

Nearby upgraders becoming able to buy a unit like yours this year

xx,xxx in the standing upgrader pool today

Supply

xx,xxx

Competing units coming up for sale nearby this year

xx,xxx competing units in the standing pool today

xx% demandxx% supply

xx,xxx HDB households within 4km of THE GRANGE. xx,xxx are in the addressable upgrader pool — MOP-eligible blocks, net of recent resale resets.

xx,xxx sellable now+xx,xxx on resale clock+xx,xxx future MOP=xx,xxx total

xx,xxx households are in past-MOP blocks but were resold in the last 5 years — the new buyer's own MOP restarted, so these are excluded from the sellable-now pool.

Supply vs Demand by year within 4km · actual

In plain English: what’s free to sell right now — units that have already cleared their SSD/MOP lock-up.

Actual= booked supply only — real resale caveats coming off their seller’s stamp duty (SSD) holding period (3 or 4 years, by purchase date) plus GLS-awarded new launches. Every figure is a recorded transaction or an awarded parcel: what is genuinely on the SSD/MOP clock today. The demand:supply ratio (top row) is computed on this booked supply.

Neutral read: a higher ratio = demand outweighs supply; the trend shows if it’s tightening or easing. A haio estimate.

MOP estimated as HDB completion year + 5 (standard scheme); +10 for Plus/Prime/PLH blocks. Able-to-sell figure nets out resale transactions in the last 5 years (those buyers' own MOP restarted). haio estimate — not guaranteed to reflect individual flat eligibility.

haio+

Exit Audience is a haio+ feature

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Exit Risk

haio unit-level records

THE GRANGEhas had fewer than 3 resales in the last 12 months, so there is no honest “today’s price” to score against. Where current owners entered is still on record below — n=92 traced current owners, 100.0% unit-exact.

haio+

the Exit-Risk band is a haio+ feature

Start your 3-day free trial — no charge today, cancel anytime.

The headline share is an exact count over haio’s unit-level records — one entry price per traced current owner. “Today’s price” is the last-12-months resale median, an anchor, not a valuation. In appreciated projects most owners naturally hold cheaper — long holders rarely sell low, so read it with the SSD-free share. Not advice. How this is calculated

West Sun Exposure

When direct sun lands on a West-facing window at THE GRANGE, for the date you pick.

Unit facing (your selection)

Date

6 am9 am12 pm3 pm6 pm8 pm

Direct sun on this facing
Worst window (overlaps 2–6 pm peak heat)

Direct sun on a West-facing window: 2:02 pm – 7:14 pm (5 h 12 m total). Worst stretch: 2:02 pm – 6:00 pm (falls in the 2–6 pm peak-heat band).

Sun at 3:30 pm on 2026-07-10: azimuth 304° (NW), elevation 50°.

Estimated from solar geometry — nearby buildings and blockage are not modelled.

Where Else You Can Buy

Anchored to this project's estimated price (~S$5.15M, the median of recent sale transactions at THE GRANGE) — drag to explore what else that budget buys across Singapore.

Nearby Condos

215 within 1 km

Lowest

$1,300

psf

Average

$2,499

psf

Highest

$5,937

psf

This propertyNearby condo


60 m	Oue Twin Peaks	LH	2015	$2,240
63 m	The Lumos	FH	2011	$2,799
63 m	Hilton Towers	FH	—	—
75 m	Tanglin Studio	LH	—	—
75 m	Leonie Suites	LH	2006	$1,971
87 m	Ferra	—	—	—
151 m	Leonie Towers	FH	1976	$1,930
160 m	Leonie Gardens	LH	1993	$1,742
164 m	The Paterson	FH	2004	$2,514
188 m	Paterson Residence	FH	2008	$2,700
234 m	Horizon Towers	LH	1984	$1,383
247 m	Paterson Suites	FH	2010	$2,751
254 m	City Mansion	FH	—	—
275 m	Grange 70	FH	1999	—
280 m	Irwell Hill Residences	LH	2025	$2,990
290 m	Grange 1866	FH	2025	$3,231
293 m	Leonie Hill Residences	FH	2005	$2,466
297 m	Leonie Parc View	FH	2009	$2,713
297 m	Furama Tower	FH	1981	—
299 m	Grange Court	FH	1992	—
307 m	New Futura	FH	2017	$3,537
307 m	Fraser Residence Orchard Singapore	FH	2015	—
318 m	Riva Lodge	FH	1994	—
319 m	Futura	FH	1976	—
336 m	Rivershire	FH	1991	$2,188
350 m	Grange Infinite	FH	2011	$2,857
350 m	Grange Tower	FH	1983	—
351 m	Manhattan Mansions	FH	1994	$2,088
363 m	Paterson Tower	FH	1977	—
363 m	The Marq On Paterson Hill	FH	2011	$5,937
389 m	Hoot Kiam Mansion	FH	—	—
395 m	Kasturina Lodge	FH	1999	$2,048
414 m	The Paterson Edge	FH	1999	$2,446
415 m	The Cosmopolitan	FH	2008	$2,817
416 m	Riveria Gardens	FH	2010	$2,459
418 m	Grange Heights	FH	1975	$2,151
419 m	Angullia View	FH	—	—
419 m	Orchard View	FH	2010	$2,768
430 m	Sam Kiang Mansions	FH	1999	$2,159
436 m	The Aston	FH	2002	$1,895
441 m	Luma	FH	2011	$2,129
441 m	Riveria Lodge	FH	1992	—
455 m	The Montana	FH	2002	$2,045
455 m	2 Rvg	FH	2006	$2,249
457 m	Paterson Lodge	FH	—	—
457 m	Paterson Linc	FH	2010	$2,363
459 m	Spring Grove	LH	1996	$1,798
468 m	Mutiara Crest	FH	2000	$2,190
471 m	Tiara	FH	1995	$2,476
473 m	Skyline @ Orchard Boulevard	FH	—	—
480 m	Summer Apartments	FH	1994	—
480 m	The Verv @ Rv	FH	2011	$2,098
487 m	St Thomas Lodge	FH	—	—
490 m	The Orchard Residences	LH	2010	$3,224
492 m	Rv Suites	FH	2012	$1,929
499 m	Boulevard Vue	FH	—	—
507 m	Dragon View Park	FH	—	—
509 m	Rv Altitude	FH	2023	$2,771
510 m	Latitude	FH	2010	$2,732
514 m	Twentyone Angullia Park	FH	2014	$3,380
514 m	Parisian	FH	1986	—
515 m	Kimlin Mansion	FH	—	—
516 m	The Beaumont	FH	1985	$2,505
519 m	M5	FH	2018	$2,086
522 m	River Green	LH	2029	$3,150
531 m	St Thomas Ville	FH	2000	—
536 m	Angullia Park Residences @ Orchard	FH	2010	$2,618
538 m	Cliveden At Grange	FH	2011	$2,406
543 m	River Valley Apartments	FH	—	—
548 m	Kellock Lodge	FH	1997	$1,960
549 m	3 Cuscaden	FH	2022	$3,288
550 m	St Thomas Mansions	FH	1986	—
550 m	Skypark	FH	—	—
552 m	Seasons Park	LH	1997	$1,300
552 m	Four Seasons Park	FH	1994	$3,410
555 m	Lucky Tower	FH	1980	—
555 m	Gramercy Park	FH	2016	$2,826
558 m	St Thomas Court	FH	1993	$2,011
560 m	St Thomas Suites	FH	2010	$2,312
560 m	Cuscaden Mansions	FH	—	—
568 m	The Suites At Central	FH	2009	$2,489
570 m	Mutiara View	FH	2000	$2,342
580 m	Illuminaire On Devonshire	FH	2011	$2,234
592 m	The Metz	FH	2007	$2,615
593 m	The Boulevard Residence	FH	—	—
593 m	Stellar Rv	FH	2015	$1,914
593 m	Cuscaden Tower	FH	—	—
610 m	The Mercury	FH	2012	$2,219
610 m	Shanghai Lodge	FH	1994	—
612 m	Studio 3	FH	2005	$2,075
614 m	Espa	FH	2009	$1,674
614 m	Espada	FH	2013	$2,330
621 m	Lucky Plaza	FH	1981	$1,920
623 m	Charleston	FH	2001	$2,033
629 m	Phoenix Court	FH	1974	—
634 m	8 Saint Thomas	FH	2018	$2,898
637 m	Yong An Park	FH	1986	$2,251
639 m	Mayer Mansion	FH	1979	—
639 m	The Bayron	FH	1999	—
639 m	Devonshire Residences	FH	2015	$2,091
641 m	Rv Edge	FH	2013	$2,097
650 m	Tomlinson Heights	FH	2014	$3,863
650 m	The Morningside	FH	1992	$2,157
650 m	Beverly Mai	FH	1974	—
656 m	Skyline 360 @ Saint Thomas Walk	FH	2012	$2,628
658 m	Regency Lodge	FH	1998	$1,953
659 m	The Trillium	FH	2010	$2,700
668 m	Rv Residences	FH	2015	$2,320
674 m	Queensberry Lodge	FH	2002	$1,407
678 m	Valley Park	FH	1997	$2,194
682 m	Shanghai One	FH	2007	$1,970
682 m	120 Grange	FH	2023	$2,779
682 m	Beverly Hill	FH	1983	$2,501
683 m	Nathan Ville	FH	1989	—
683 m	Nathan Suites	FH	2014	$2,217
686 m	La Crystal	FH	1996	$2,089
686 m	Regency Park	FH	1990	$2,276
688 m	One Tree Hill Gardens	FH	1988	—
688 m	Melrose Park	FH	2000	$2,647
695 m	One Devonshire	FH	2011	$2,901
703 m	The Abode At Devonshire	FH	2002	$2,113
705 m	Loft @ Nathan	FH	2014	$1,997
710 m	One Tree Hill Mansions	LH	—	$1,441
719 m	Nathan Court	FH	1988	—
719 m	River Modern	LH	2030	$3,239
719 m	Nathan Residences	FH	2013	$2,039
726 m	Devonshire 12	FH	—	—
726 m	Scotts Square	FH	2011	$3,231
727 m	Kum Hing Court	FH	—	$2,277
737 m	Mill Point	FH	2004	$2,216
745 m	Rainbow Mansion	FH	—	—
752 m	One Chatsworth	FH	1976	$1,911
753 m	The Regalia	FH	1993	$2,339
754 m	Kim Seng Plaza	FH	1980	—
754 m	Centennia Suites	FH	2013	$2,853
758 m	Claremont	FH	2000	$2,044
758 m	Nathan Place	FH	2006	$2,204
764 m	Zenith	FH	2011	$2,147
769 m	The Horizon	FH	2001	$2,218
771 m	Killiney 118	FH	—	—
771 m	Tai Wah Building	FH	1981	—
775 m	Boulevard 88	FH	2024	$4,031
782 m	Crystal Court	FH	—	—
785 m	Residences At 338a	FH	2004	$2,108
787 m	Residences @ Killiney	FH	2012	$2,365
787 m	The Avenir	FH	2025	$3,521
787 m	Killiney Apartments	FH	1976	—
788 m	Cairnhill Nine	LH	2016	$2,537
788 m	River Valley Court	FH	1994	—
789 m	One Tree Lodge	FH	1991	—
789 m	One Tree Hill Residence	FH	2008	$2,522
792 m	Thong Sia Building	FH	1981	—
798 m	Bishopsgate Residences	FH	2012	$3,084
807 m	Park Nova	FH	2024	$5,342
807 m	Orchard Bel Air	LH	1984	$1,477
813 m	Richmond Park	FH	1996	$3,016
820 m	Cuscaden Residences	FH	2002	$2,626
821 m	Claymore Plaza	FH	—	—
822 m	8 Hullet	FH	2022	$2,889
829 m	Kim Sia Court	FH	—	$2,070
830 m	The Tomlinson	FH	2002	$2,567
834 m	The Boutiq	FH	2014	$2,154
843 m	Fraser Suites	FH	—	—
847 m	Meng Garden	FH	1983	—
847 m	Urbana	FH	2007	$2,536
847 m	Chen Yuan Building	FH	—	—
847 m	Parkview Eclat	FH	2009	$3,543
849 m	336 River Valley	FH	1984	—
849 m	Lloyd Sixtyfive	FH	2017	$3,803
850 m	Euro-Asia Court	FH	1994	$2,026
852 m	Promenade Peak	LH	2031	$2,944
856 m	Cuscaden Reserve	LH	2023	$3,134
861 m	Silver Tower	FH	1986	—
861 m	Urban Resort Condominium	FH	2013	—
861 m	Holt Residences	FH	2000	$2,117
873 m	3 Orchard By-The-Park	FH	2017	$3,606
877 m	The Laurels	FH	2013	$2,803
877 m	Hill Court	FH	1975	—
878 m	Mirage Tower	FH	1996	$2,333
881 m	Orchard Towers	FH	—	—
890 m	Char Yong Gardens	FH	1991	—
890 m	Urban Suites	FH	2013	$2,786
893 m	Starlight Suites	FH	2014	$2,159
896 m	Grange Garden	FH	—	—
896 m	The Iveria	FH	2024	$2,651
899 m	Riviera Point	FH	1993	—
908 m	St Regis Residences Singapore	FH	2008	$2,502
909 m	Seven Holt Road	FH	2000	$1,962
910 m	Lloyd Court	FH	—	—
918 m	Elizabeth Tower	FH	1980	$1,930
919 m	Attitude At Kim Yam	FH	2011	$2,101
924 m	Martin Place Residences	FH	2011	$2,730
927 m	Re Charge @ 303	FH	—	—
931 m	Delfi Orchard	FH	—	—
932 m	The Botanic On Lloyd	FH	2006	$2,323
937 m	The Claymore	FH	1985	$3,090
938 m	One Claymore	FH	1975	$1,524
939 m	Upperhouse At Orchard Boulevard	LH	2028	$3,338
942 m	The Centrepoint	LH	1983	$2,909
950 m	Riviere	LH	2023	$2,899
953 m	Rhapsody On Mount Elizabeth	FH	—	—
953 m	The Esquire	FH	1989	—
955 m	Langston Ville	FH	2000	$2,030
957 m	Cairnhill Plaza	FH	1978	$1,891
958 m	Zyon Grand	LH	2032	$3,057
965 m	Martin Modern	LH	2021	$2,759
966 m	Sheares Ville	FH	2003	$2,236
968 m	Dublin Road Flats	FH	—	—
968 m	Eber Gardens	FH	1991	—
977 m	Rivergate	FH	2009	$2,962
981 m	Chateau Eliza	FH	1992	—
983 m	Tribeca	FH	2010	$2,539
996 m	Cairnhill Crest	FH	2004	$2,273
997 m	Institution Ville	FH	—	—
999 m	283 Studio	FH	—	—

Project-level medians from haio’s own transaction data — median sale $ psf (last 2 years) and, in each pin, median monthly rent $ psf. Distances are straight-line from this property. Blank where there are no recent sales.

Primary Schools Within 1 km / 2 km

Alexandra Primary School1–2 km1.12 km
River Valley Primary School1–2 km1.54 km
Queenstown Primary School1–2 km1.91 km
Zhangde Primary School1–2 km1.92 km
Gan Eng Seng Primary SchoolWithin 2 km of block 1 only1–2 km1.98 km

Distances are measured per block (straight-line, MOE method) and the nearest block’s distance is shown; where blocks differ, the qualifying blocks are named. The balloting distance is from your exact unit’s block. Distance sets priority within each registration phase; balloting still applies — see MOE’s P1 registration rules.

Amenities

MOE Primary One priority (1 km / 2 km) is measured from your home’s postal address — see the full Valuation Report for your unit.

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CONDODistrict 10

THE GRANGE

Details

Project: THE GRANGE
TOP year: 2008
Tenure: Freehold
Total units: 95
Land size: 4,522 sqm (48,670 sqft)
Plot ratio: 2.1
Developer: Grange Development Pte Ltd, Mcl Land (Grange) Pte Ltd
Gross rental yield: ~1.9% · ~$6.81M (est.) · blended across all unit types
Storeys: 23
Market segment: CCR
District: 10

Nearby Schools

Nearest primaryALEXANDRA PRIMARY SCHOOL1.13 km
Nearest SAP schoolZHANGDE PRIMARY SCHOOLSAP

Unit Catalogue for THE GRANGE

Total units	95
Blocks	2
Size range	1,744–4,456 sqft

Bedrooms	Units	Share
3-bedroom	33	35%
4-bedroom	62	65%

Gross Rental Yield by Bedroom

haio estimate — median rent ÷ modelled price (median PSF × median size), trailing 12 months. Gross only; excludes maintenance, tax and vacancy.

Bedrooms	Gross yield	Est. price	Leases (12m)
3 BR	~2.1%· low sample (1 sale)	~$5.15M	16
4 BR	~1.9%· low sample (1 sale)	~$7.44M	43

Relevant market insights

En-Bloc Likelihood

Very low likelihood

Ranks in the bottom half for redevelopment interest among private condos.

Driven by: 95 units (consent difficulty) · 23 storeys

Based on 4 comparable past collective-sale deals (GRANGE COURT 2007, LE MARQUE 2006, BELLERIVE 2006).

A ranking signal, not advice or a prediction of any specific outcome. How this is calculated

Selling Pressure

haio estimate

Higher selling pressure

More neighbours are free — or motivated — to sell than at most comparable properties.

haio tracks 92 of 95 units at THE GRANGE. 92% of tracked units are free to sell now (past the seller’s-stamp-duty window) and 74% have been held over 10 years.

92%

Free to sell now

85 of 92 tracked · past SSD

100%

Sitting on a gain

110 of 110 resales sold above cost

A haio ranking signal, not a probability or advice — useful to time your own exit, to gauge incoming supply as a buyer, or to plan coverage as an agent. How this is calculated

Price Action

Beds

Find out the value of my home

Transaction History

Beds

Period

Size–sqft

Showing 10 of 197 total recorded transactions.

							Sellable from
Mar 2026	Resale	$7,438,000	2,281	$3,261	4BR	—	Q1 2030
Sep 2025	Resale	$5,150,000	1,765	$2,918	3BR	—	Q3 2029
Jun 2025	Resale	$6,080,000	2,292	$2,653	4BR	—	Q2 2028
Apr 2025	Resale	$5,000,000	1,765	$2,833	3BR	—	Q2 2028
Nov 2024	Resale	$4,970,000	2,077	$2,393	3BR	—	Q4 2027
Feb 2024	Resale	$6,380,000	2,292	$2,784	4BR	—	Q1 2027
Jul 2023	Resale	$7,200,000	2,281	$3,157	4BR	—	Q3 2026
Jul 2022	Resale	$5,000,000	1,765	$2,833	3BR	—	Nowsince Q3 2025
Oct 2021	Resale	$11,900,000	4,424	$2,690	4BR	—	Nowsince Q4 2024
Jul 2021	Resale	$4,650,000	1,743	$2,668	3BR	—	Nowsince Q3 2024

Sellable from: the quarter that buyer clears the Seller's Stamp Duty holding period in force at purchase (3 or 4 years, by purchase date).

Nearby Transactions

DistanceWithin 300 m

39 condo transactions from other properties within 300 m, newest first.

Project	Distance	Date	Type	Price (SGD)	Area (sqft)	PSF
Oue Twin Peaks	60 m	2026-06-01	Resale	$1,175,000	570	$2,061
Oue Twin Peaks	60 m	2026-06-01	Resale	$3,550,000	1,399	$2,538
Leonie Gardens	160 m	2026-06-01	Resale	$4,200,000	2,540	$1,654
Oue Twin Peaks	60 m	2026-05-01	Resale	$1,100,000	570	$1,930
Leonie Suites	75 m	2026-05-01	Resale	$1,845,000	936	$1,971
Leonie Gardens	160 m	2026-05-01	Resale	$3,210,000	1,733	$1,852
Paterson Suites	247 m	2026-05-01	Resale	$4,500,000	1,743	$2,582
Irwell Hill Residences	280 m	2026-05-01	Resale	$3,990,000	1,270	$3,142
Irwell Hill Residences	280 m	2026-05-01	Resale	$2,000,000	667	$2,999
Irwell Hill Residences	280 m	2026-05-01	Resale	$1,705,000	613	$2,781
Leonie Suites	75 m	2026-04-01	Resale	$1,870,000	925	$2,022
Leonie Towers	151 m	2026-04-01	Resale	$5,650,008	2,906	$1,944
The Paterson	164 m	2026-04-01	Resale	$6,500,000	3,283	$1,980
Paterson Residence	188 m	2026-04-01	Resale	$3,700,000	1,313	$2,818
Leonie Hill Residences	293 m	2026-04-01	Resale	$2,818,000	1,141	$2,470
Leonie Gardens	160 m	2026-03-01	Resale	$3,100,000	1,733	$1,789
The Paterson	164 m	2026-03-01	Resale	$3,978,888	1,420	$2,802
The Paterson	164 m	2026-03-01	Resale	$2,938,000	1,205	$2,438
Horizon Towers	234 m	2026-03-01	Resale	$3,200,000	2,314	$1,383
Paterson Suites	247 m	2026-03-01	Resale	$5,100,000	1,765	$2,890

Stack View

Every unit in the project — floors top to bottom, stacks left to right, tinted by bedroom type. Tap a unit to see its transactions. for THE GRANGE

Beds

	04	05	06
19	#19-042,2933BR
18	#18-041,7443BR	#18-054,4244BR	#18-064,3814BR
17	#17-041,7443BR	#17-052,2824BR	#17-062,2934BR
16	#16-041,7443BR	#16-052,2824BR	#16-062,2934BR
15	#15-041,7443BR	#15-052,2824BR	#15-062,2934BR
14	#14-041,7443BR	#14-052,2824BR	#14-062,2934BR
13	#13-041,7443BR	#13-052,2824BR	#13-062,2934BR
12	#12-041,7443BR	#12-052,2824BR	#12-062,2934BR
11	#11-041,7443BR	#11-052,2824BR	#11-062,2934BR
10	#10-041,7443BR	#10-052,2824BR	#10-062,2934BR
09	#09-041,7443BR	#09-052,2824BR	#09-062,2934BR
08	#08-041,7443BR	#08-052,2824BR	#08-062,2934BR
07	#07-041,7443BR	#07-052,2824BR	#07-062,2934BR
06	#06-041,7443BR	#06-052,2824BR	#06-062,2934BR

3BR4BR· tile shows strata sq ft

Profit & Loss

haio estimate

10 realized resale exits at THE GRANGE over the 5y window — 10 profitable, 0 at a loss, averaging 3.46%/yr.

Profit Distribution

Unit Type	Volume	Holding (avg)	Annualised (avg)
5BR+	10	18y 4m	3.46%
Total	10	18y 4m	3.46%

Loss Distribution

No loss-making resales in this window — every matched exit sold above its matched entry price.

RadiusWithin 4.0 km

Buyer Demand vs Competing Supply

haio estimate

x.x×demand vs supply · this year

Demand

xx,xxx

Nearby upgraders becoming able to buy a unit like yours this year

xx,xxx in the standing upgrader pool today

Supply

xx,xxx

Competing units coming up for sale nearby this year

xx,xxx competing units in the standing pool today

xx% demandxx% supply

xx,xxx HDB households within 4km of THE GRANGE. xx,xxx are in the addressable upgrader pool — MOP-eligible blocks, net of recent resale resets.

xx,xxx sellable now+xx,xxx on resale clock+xx,xxx future MOP=xx,xxx total

xx,xxx households are in past-MOP blocks but were resold in the last 5 years — the new buyer's own MOP restarted, so these are excluded from the sellable-now pool.

Supply vs Demand by year within 4km · actual

In plain English: what’s free to sell right now — units that have already cleared their SSD/MOP lock-up.

Neutral read: a higher ratio = demand outweighs supply; the trend shows if it’s tightening or easing. A haio estimate.

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Exit Risk

haio unit-level records

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West Sun Exposure

When direct sun lands on a West-facing window at THE GRANGE, for the date you pick.

Unit facing (your selection)

Date

6 am9 am12 pm3 pm6 pm8 pm

Direct sun on this facing
Worst window (overlaps 2–6 pm peak heat)

Direct sun on a West-facing window: 2:02 pm – 7:14 pm (5 h 12 m total). Worst stretch: 2:02 pm – 6:00 pm (falls in the 2–6 pm peak-heat band).

Sun at 3:30 pm on 2026-07-10: azimuth 304° (NW), elevation 50°.

Estimated from solar geometry — nearby buildings and blockage are not modelled.

Where Else You Can Buy

Anchored to this project's estimated price (~S$5.15M, the median of recent sale transactions at THE GRANGE) — drag to explore what else that budget buys across Singapore.

Nearby Condos

215 within 1 km

Lowest

$1,300

psf

Average

$2,499

psf

Highest

$5,937

psf

This propertyNearby condo


60 m	Oue Twin Peaks	LH	2015	$2,240
63 m	The Lumos	FH	2011	$2,799
63 m	Hilton Towers	FH	—	—
75 m	Tanglin Studio	LH	—	—
75 m	Leonie Suites	LH	2006	$1,971
87 m	Ferra	—	—	—
151 m	Leonie Towers	FH	1976	$1,930
160 m	Leonie Gardens	LH	1993	$1,742
164 m	The Paterson	FH	2004	$2,514
188 m	Paterson Residence	FH	2008	$2,700
234 m	Horizon Towers	LH	1984	$1,383
247 m	Paterson Suites	FH	2010	$2,751
254 m	City Mansion	FH	—	—
275 m	Grange 70	FH	1999	—
280 m	Irwell Hill Residences	LH	2025	$2,990
290 m	Grange 1866	FH	2025	$3,231
293 m	Leonie Hill Residences	FH	2005	$2,466
297 m	Leonie Parc View	FH	2009	$2,713
297 m	Furama Tower	FH	1981	—
299 m	Grange Court	FH	1992	—
307 m	New Futura	FH	2017	$3,537
307 m	Fraser Residence Orchard Singapore	FH	2015	—
318 m	Riva Lodge	FH	1994	—
319 m	Futura	FH	1976	—
336 m	Rivershire	FH	1991	$2,188
350 m	Grange Infinite	FH	2011	$2,857
350 m	Grange Tower	FH	1983	—
351 m	Manhattan Mansions	FH	1994	$2,088
363 m	Paterson Tower	FH	1977	—
363 m	The Marq On Paterson Hill	FH	2011	$5,937
389 m	Hoot Kiam Mansion	FH	—	—
395 m	Kasturina Lodge	FH	1999	$2,048
414 m	The Paterson Edge	FH	1999	$2,446
415 m	The Cosmopolitan	FH	2008	$2,817
416 m	Riveria Gardens	FH	2010	$2,459
418 m	Grange Heights	FH	1975	$2,151
419 m	Angullia View	FH	—	—
419 m	Orchard View	FH	2010	$2,768
430 m	Sam Kiang Mansions	FH	1999	$2,159
436 m	The Aston	FH	2002	$1,895
441 m	Luma	FH	2011	$2,129
441 m	Riveria Lodge	FH	1992	—
455 m	The Montana	FH	2002	$2,045
455 m	2 Rvg	FH	2006	$2,249
457 m	Paterson Lodge	FH	—	—
457 m	Paterson Linc	FH	2010	$2,363
459 m	Spring Grove	LH	1996	$1,798
468 m	Mutiara Crest	FH	2000	$2,190
471 m	Tiara	FH	1995	$2,476
473 m	Skyline @ Orchard Boulevard	FH	—	—
480 m	Summer Apartments	FH	1994	—
480 m	The Verv @ Rv	FH	2011	$2,098
487 m	St Thomas Lodge	FH	—	—
490 m	The Orchard Residences	LH	2010	$3,224
492 m	Rv Suites	FH	2012	$1,929
499 m	Boulevard Vue	FH	—	—
507 m	Dragon View Park	FH	—	—
509 m	Rv Altitude	FH	2023	$2,771
510 m	Latitude	FH	2010	$2,732
514 m	Twentyone Angullia Park	FH	2014	$3,380
514 m	Parisian	FH	1986	—
515 m	Kimlin Mansion	FH	—	—
516 m	The Beaumont	FH	1985	$2,505
519 m	M5	FH	2018	$2,086
522 m	River Green	LH	2029	$3,150
531 m	St Thomas Ville	FH	2000	—
536 m	Angullia Park Residences @ Orchard	FH	2010	$2,618
538 m	Cliveden At Grange	FH	2011	$2,406
543 m	River Valley Apartments	FH	—	—
548 m	Kellock Lodge	FH	1997	$1,960
549 m	3 Cuscaden	FH	2022	$3,288
550 m	St Thomas Mansions	FH	1986	—
550 m	Skypark	FH	—	—
552 m	Seasons Park	LH	1997	$1,300
552 m	Four Seasons Park	FH	1994	$3,410
555 m	Lucky Tower	FH	1980	—
555 m	Gramercy Park	FH	2016	$2,826
558 m	St Thomas Court	FH	1993	$2,011
560 m	St Thomas Suites	FH	2010	$2,312
560 m	Cuscaden Mansions	FH	—	—
568 m	The Suites At Central	FH	2009	$2,489
570 m	Mutiara View	FH	2000	$2,342
580 m	Illuminaire On Devonshire	FH	2011	$2,234
592 m	The Metz	FH	2007	$2,615
593 m	The Boulevard Residence	FH	—	—
593 m	Stellar Rv	FH	2015	$1,914
593 m	Cuscaden Tower	FH	—	—
610 m	The Mercury	FH	2012	$2,219
610 m	Shanghai Lodge	FH	1994	—
612 m	Studio 3	FH	2005	$2,075
614 m	Espa	FH	2009	$1,674
614 m	Espada	FH	2013	$2,330
621 m	Lucky Plaza	FH	1981	$1,920
623 m	Charleston	FH	2001	$2,033
629 m	Phoenix Court	FH	1974	—
634 m	8 Saint Thomas	FH	2018	$2,898
637 m	Yong An Park	FH	1986	$2,251
639 m	Mayer Mansion	FH	1979	—
639 m	The Bayron	FH	1999	—
639 m	Devonshire Residences	FH	2015	$2,091
641 m	Rv Edge	FH	2013	$2,097
650 m	Tomlinson Heights	FH	2014	$3,863
650 m	The Morningside	FH	1992	$2,157
650 m	Beverly Mai	FH	1974	—
656 m	Skyline 360 @ Saint Thomas Walk	FH	2012	$2,628
658 m	Regency Lodge	FH	1998	$1,953
659 m	The Trillium	FH	2010	$2,700
668 m	Rv Residences	FH	2015	$2,320
674 m	Queensberry Lodge	FH	2002	$1,407
678 m	Valley Park	FH	1997	$2,194
682 m	Shanghai One	FH	2007	$1,970
682 m	120 Grange	FH	2023	$2,779
682 m	Beverly Hill	FH	1983	$2,501
683 m	Nathan Ville	FH	1989	—
683 m	Nathan Suites	FH	2014	$2,217
686 m	La Crystal	FH	1996	$2,089
686 m	Regency Park	FH	1990	$2,276
688 m	One Tree Hill Gardens	FH	1988	—
688 m	Melrose Park	FH	2000	$2,647
695 m	One Devonshire	FH	2011	$2,901
703 m	The Abode At Devonshire	FH	2002	$2,113
705 m	Loft @ Nathan	FH	2014	$1,997
710 m	One Tree Hill Mansions	LH	—	$1,441
719 m	Nathan Court	FH	1988	—
719 m	River Modern	LH	2030	$3,239
719 m	Nathan Residences	FH	2013	$2,039
726 m	Devonshire 12	FH	—	—
726 m	Scotts Square	FH	2011	$3,231
727 m	Kum Hing Court	FH	—	$2,277
737 m	Mill Point	FH	2004	$2,216
745 m	Rainbow Mansion	FH	—	—
752 m	One Chatsworth	FH	1976	$1,911
753 m	The Regalia	FH	1993	$2,339
754 m	Kim Seng Plaza	FH	1980	—
754 m	Centennia Suites	FH	2013	$2,853
758 m	Claremont	FH	2000	$2,044
758 m	Nathan Place	FH	2006	$2,204
764 m	Zenith	FH	2011	$2,147
769 m	The Horizon	FH	2001	$2,218
771 m	Killiney 118	FH	—	—
771 m	Tai Wah Building	FH	1981	—
775 m	Boulevard 88	FH	2024	$4,031
782 m	Crystal Court	FH	—	—
785 m	Residences At 338a	FH	2004	$2,108
787 m	Residences @ Killiney	FH	2012	$2,365
787 m	The Avenir	FH	2025	$3,521
787 m	Killiney Apartments	FH	1976	—
788 m	Cairnhill Nine	LH	2016	$2,537
788 m	River Valley Court	FH	1994	—
789 m	One Tree Lodge	FH	1991	—
789 m	One Tree Hill Residence	FH	2008	$2,522
792 m	Thong Sia Building	FH	1981	—
798 m	Bishopsgate Residences	FH	2012	$3,084
807 m	Park Nova	FH	2024	$5,342
807 m	Orchard Bel Air	LH	1984	$1,477
813 m	Richmond Park	FH	1996	$3,016
820 m	Cuscaden Residences	FH	2002	$2,626
821 m	Claymore Plaza	FH	—	—
822 m	8 Hullet	FH	2022	$2,889
829 m	Kim Sia Court	FH	—	$2,070
830 m	The Tomlinson	FH	2002	$2,567
834 m	The Boutiq	FH	2014	$2,154
843 m	Fraser Suites	FH	—	—
847 m	Meng Garden	FH	1983	—
847 m	Urbana	FH	2007	$2,536
847 m	Chen Yuan Building	FH	—	—
847 m	Parkview Eclat	FH	2009	$3,543
849 m	336 River Valley	FH	1984	—
849 m	Lloyd Sixtyfive	FH	2017	$3,803
850 m	Euro-Asia Court	FH	1994	$2,026
852 m	Promenade Peak	LH	2031	$2,944
856 m	Cuscaden Reserve	LH	2023	$3,134
861 m	Silver Tower	FH	1986	—
861 m	Urban Resort Condominium	FH	2013	—
861 m	Holt Residences	FH	2000	$2,117
873 m	3 Orchard By-The-Park	FH	2017	$3,606
877 m	The Laurels	FH	2013	$2,803
877 m	Hill Court	FH	1975	—
878 m	Mirage Tower	FH	1996	$2,333
881 m	Orchard Towers	FH	—	—
890 m	Char Yong Gardens	FH	1991	—
890 m	Urban Suites	FH	2013	$2,786
893 m	Starlight Suites	FH	2014	$2,159
896 m	Grange Garden	FH	—	—
896 m	The Iveria	FH	2024	$2,651
899 m	Riviera Point	FH	1993	—
908 m	St Regis Residences Singapore	FH	2008	$2,502
909 m	Seven Holt Road	FH	2000	$1,962
910 m	Lloyd Court	FH	—	—
918 m	Elizabeth Tower	FH	1980	$1,930
919 m	Attitude At Kim Yam	FH	2011	$2,101
924 m	Martin Place Residences	FH	2011	$2,730
927 m	Re Charge @ 303	FH	—	—
931 m	Delfi Orchard	FH	—	—
932 m	The Botanic On Lloyd	FH	2006	$2,323
937 m	The Claymore	FH	1985	$3,090
938 m	One Claymore	FH	1975	$1,524
939 m	Upperhouse At Orchard Boulevard	LH	2028	$3,338
942 m	The Centrepoint	LH	1983	$2,909
950 m	Riviere	LH	2023	$2,899
953 m	Rhapsody On Mount Elizabeth	FH	—	—
953 m	The Esquire	FH	1989	—
955 m	Langston Ville	FH	2000	$2,030
957 m	Cairnhill Plaza	FH	1978	$1,891
958 m	Zyon Grand	LH	2032	$3,057
965 m	Martin Modern	LH	2021	$2,759
966 m	Sheares Ville	FH	2003	$2,236
968 m	Dublin Road Flats	FH	—	—
968 m	Eber Gardens	FH	1991	—
977 m	Rivergate	FH	2009	$2,962
981 m	Chateau Eliza	FH	1992	—
983 m	Tribeca	FH	2010	$2,539
996 m	Cairnhill Crest	FH	2004	$2,273
997 m	Institution Ville	FH	—	—
999 m	283 Studio	FH	—	—

Primary Schools Within 1 km / 2 km

Alexandra Primary School1–2 km1.12 km
River Valley Primary School1–2 km1.54 km
Queenstown Primary School1–2 km1.91 km
Zhangde Primary School1–2 km1.92 km
Gan Eng Seng Primary SchoolWithin 2 km of block 1 only1–2 km1.98 km

Amenities

MOE Primary One priority (1 km / 2 km) is measured from your home’s postal address — see the full Valuation Report for your unit.

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