Grange 1866
📊 Land Economics & Sales Performance
GLS land tender valuation and current sales take-up for Grange 1866.
Independent Investment & Valuation Analysis
Objective algorithmic evaluation grounded in transacted URA caveats and land economics.
Grange 1866 is a freehold boutique project in prime D10 that has nearly sold out at an average of $3,096 PSF, but the small unit sizes and high absolute pricing limit rental yield and resale liquidity compared to larger leasehold alternatives in the area.
- • Freehold tenure in District 10 provides long-term land value preservation and potential en-bloc upside, a rarity among new launches in CCR where most sites are 99-year leasehold.
- • Strong sales momentum with 98% sold (59 of 60 units) indicates healthy demand and validates pricing, reducing developer overhang risk.
- • Prime location near Orchard Road and embassies, with potential rental demand from expatriates and high-net-worth individuals, supporting gross rental yields of approximately 2.5-3% based on average PSF and estimated rents.
- • Small unit count (60 units) offers exclusivity and lower maintenance fees, though this may also limit resale liquidity.
- • High entry price: starting from $1.523M for a 1-bedroom unit (527 sqft) translates to $2,890 PSF, with average transacted PSF at $3,096, which is significantly above the CCR average and may limit capital appreciation.
- • Small unit sizes (1-2 bedrooms) are less appealing to families and may face rental competition from a growing supply of similar small units in CCR, potentially capping rental growth.
- • Limited on-site amenities and facilities due to the boutique nature of the project, which may be a drawback for owner-occupiers seeking full condominium facilities.
- • Transit and school details are pending, but the location is not within 1km of top primary schools, reducing appeal to families with young children.
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Quick Take
- Grange 1866 trades at $3,096psf, 23% above the D10 average of $2,517psf.
- 🎓 River Valley Primary School is within 992m (12 min walk).
- Best suited to yield-focused investors drawn to a lower entry quantum and strong rental-tenant pool; long-term legacy holders who value a lease that won't decay; buyers wanting exclusivity in a tightly-held development.
⚡ High Exclusivity
Only 1 of 60 units remaining.
Based on the latest developer sales balance update.
Grange 1866 Unit Mix & Indicative Pricing
Based on transacted URA caveats for this project — not an official developer price list.
| Type | Size | Transactions | Avg PSF | Avg Price |
|---|---|---|---|---|
| 1 BedroomMost traded | 527 sqft | 13 | $3,115 | $1,643,000 |
| 1 Bedroom | 700 sqft | 1 | $2,687 | $1,880,000 |
| 2 Bedroom | 710 sqft | 13 | $2,981 | $2,117,846 |
| 2 Bedroom | 764 sqft | 11 | $3,190 | $2,437,769 |
| 2 Bedroom | 818 sqft | 6 | $3,206 | $2,623,000 |
| 2 Bedroom | 829 sqft | 5 | $3,163 | $2,621,800 |
| 2 Bedroom | 850 sqft | 1 | $2,885 | $2,453,000 |
| 2 Bedroom | 926 sqft | 1 | $3,034 | $2,809,000 |
| 3 Bedroom | 1012 sqft | 1 | $2,989 | $3,024,000 |
📈 High Rental Demand Mix
98% of transacted units are Studio/1-Bedroom/2-Bedroom — a mix skewed toward smaller, rental-friendly quantums. Entry from ~$1,643,000.
- 2 Bedroom71%
- 1 Bedroom27%
- 3 Bedroom2%
Based on transacted URA caveats for this project.
🎓 Primary 1 School Catchment near Grange 1866 (MOE 1km & 2km)
Official MOE Primary 1 registration priority zones calculated from OneMap geospatial data.
-
River Valley Primary School Highest Balloting Priority992m · 12 min
-
Alexandra Primary School1097m · 14 min
-
Anglo-Chinese School (Junior)1752m · 22 min
-
Zhangde Primary School1761m · 22 min
-
St. Margaret'S School (Primary)1936m · 24 min
Other Nearby Schools & Institutions (Secondary, JC & Mixed Level)
- Gan Eng Seng School Secondary (S1-S5) 1326m · 17 min
- Crescent Girls' School Secondary (S1-S4) 1464m · 18 min
- Queenstown Secondary School Secondary (S1-S5) 1893m · 24 min
Singapore MOE Primary 1 registration prioritises homes within 1 km (Phase 2C Priority) and within 1–2 km (Phase 2C Supplementary). Sourced from official OneMap MOE registries.
Grange 1866 Location, Transit & Neighbourhood Amenities
Nearby MRT Stations
- NS22 TE14 Orchard 648m · 8 min
- TE13 Orchard Boulevard 648m · 8 min
- TE15 Great World 828m · 10 min
- NS23 Somerset 1126m · 14 min
- TE16 Havelock 1348m · 17 min
- TE12 Napier 1367m · 17 min
Nearby Malls
- ION Orchard576m
- Wisma Atria639m
- Forum The Shopping Mall707m
- Shaw House728m
- Tang Plaza731m
- Ngee Ann City737m
Supermarkets
- Jasons Deli By Cold Storage544m
- Cold Storage694m
- Supernature720m
- Isetan728m
- Little Farms784m
- Fairprice784m
Straight-line distances, sourced from OneMap. Approximate — actual walking routes may differ.
Grange 1866 Master Plan & Location Map
Grange 1866 and MRT stations within walking distance.
Grange 1866 Mortgage & Affordability Calculator
Indicative monthly instalment — adjust the rate to match your bank's package.
Stamp Duty & Affordability
Indicative BSD/ABSD payable and a TDSR affordability check.
Grange 1866 URA Transaction History & PSF Trends
Caveat transactions filed with URA for this project.
Avg PSF by Floor Level
| Date | Floor | Size (sqft) | Size (sqm) | Price | PSF | PSM | Type | Sale |
|---|---|---|---|---|---|---|---|---|
| Jul-26 | 16-20 | 700 | 65 | $1,880,000 | $2,687 | $28,923 | Strata | New Sale |
| Mar-26 | 11-15 | 527 | 49 | $1,783,000 | $3,381 | $36,388 | Strata | New Sale |
| Jan-26 | 11-15 | 764 | 71 | $2,643,000 | $3,459 | $37,225 | Strata | New Sale |
| Jan-26 | 11-15 | 764 | 71 | $2,539,460 | $3,323 | $35,767 | Strata | New Sale |
| Oct-25 | 11-15 | 710 | 66 | $2,285,000 | $3,216 | $34,621 | Strata | New Sale |
| Oct-25 | 16-20 | 850 | 79 | $2,453,000 | $2,885 | $31,051 | Strata | New Sale |
| Aug-25 | 06-10 | 829 | 77 | $2,630,000 | $3,173 | $34,156 | Strata | New Sale |
| Aug-25 | 16-20 | 926 | 86 | $2,809,000 | $3,034 | $32,663 | Strata | New Sale |
| Aug-25 | 06-10 | 527 | 49 | $1,664,000 | $3,155 | $33,959 | Strata | New Sale |
| May-25 | 11-15 | 764 | 71 | $2,654,000 | $3,473 | $37,380 | Strata | New Sale |
| May-25 | 11-15 | 710 | 66 | $2,296,000 | $3,232 | $34,788 | Strata | New Sale |
| Feb-25 | 06-10 | 527 | 49 | $1,694,000 | $3,212 | $34,571 | Strata | New Sale |
| Jan-25 | 06-10 | 818 | 76 | $2,663,000 | $3,255 | $35,039 | Strata | New Sale |
| Jan-25 | 06-10 | 764 | 71 | $2,466,000 | $3,227 | $34,732 | Strata | New Sale |
| Jan-25 | 01-05 | 527 | 49 | $1,580,000 | $2,996 | $32,245 | Strata | New Sale |
| Nov-24 | 11-15 | 818 | 76 | $2,776,000 | $3,393 | $36,526 | Strata | New Sale |
| Sep-24 | 16-20 | 1012 | 94 | $3,024,000 | $2,989 | $32,170 | Strata | New Sale |
| Sep-24 | 11-15 | 818 | 76 | $2,744,000 | $3,354 | $36,105 | Strata | New Sale |
| Aug-24 | 11-15 | 829 | 77 | $2,763,000 | $3,334 | $35,883 | Strata | New Sale |
| Jul-24 | 11-15 | 764 | 71 | $2,453,000 | $3,210 | $34,549 | Strata | New Sale |
| Jul-24 | 11-15 | 829 | 77 | $2,698,000 | $3,255 | $35,039 | Strata | New Sale |
| Jun-24 | 06-10 | 764 | 71 | $2,430,000 | $3,180 | $34,225 | Strata | New Sale |
| Jun-24 | 11-15 | 710 | 66 | $2,241,000 | $3,155 | $33,955 | Strata | New Sale |
| Apr-24 | 11-15 | 527 | 49 | $1,749,000 | $3,316 | $35,694 | Strata | New Sale |
| Apr-24 | 01-05 | 829 | 77 | $2,505,000 | $3,022 | $32,532 | Strata | New Sale |
| Mar-24 | 01-05 | 818 | 76 | $2,451,000 | $2,996 | $32,250 | Strata | New Sale |
| Feb-24 | 01-05 | 527 | 49 | $1,584,000 | $3,003 | $32,327 | Strata | New Sale |
| Nov-23 | 06-10 | 710 | 66 | $2,155,000 | $3,034 | $32,652 | Strata | New Sale |
| Sep-23 | 11-15 | 710 | 66 | $2,175,000 | $3,062 | $32,955 | Strata | New Sale |
| Aug-23 | 11-15 | 527 | 49 | $1,709,000 | $3,240 | $34,878 | Strata | New Sale |
| Aug-23 | 11-15 | 710 | 66 | $2,186,000 | $3,077 | $33,121 | Strata | New Sale |
| Aug-23 | 11-15 | 527 | 49 | $1,764,000 | $3,345 | $36,000 | Strata | New Sale |
| Aug-23 | 11-15 | 818 | 76 | $2,646,000 | $3,234 | $34,816 | Strata | New Sale |
| Jul-23 | 01-05 | 818 | 76 | $2,458,000 | $3,005 | $32,342 | Strata | New Sale |
| Jul-23 | 01-05 | 829 | 77 | $2,513,000 | $3,032 | $32,636 | Strata | New Sale |
| Jul-23 | 06-10 | 710 | 66 | $2,025,000 | $2,851 | $30,682 | Strata | New Sale |
| Jul-23 | 06-10 | 710 | 66 | $2,013,000 | $2,834 | $30,500 | Strata | New Sale |
| Jul-23 | 01-05 | 710 | 66 | $1,986,000 | $2,796 | $30,091 | Strata | New Sale |
| Jul-23 | 01-05 | 710 | 66 | $1,992,000 | $2,804 | $30,182 | Strata | New Sale |
| Jul-23 | 06-10 | 710 | 66 | $2,144,000 | $3,018 | $32,485 | Strata | New Sale |
| Jul-23 | 01-05 | 710 | 66 | $1,998,000 | $2,812 | $30,273 | Strata | New Sale |
| Jun-23 | 01-05 | 764 | 71 | $2,201,000 | $2,880 | $31,000 | Strata | New Sale |
| Jun-23 | 06-10 | 527 | 49 | $1,592,000 | $3,019 | $32,490 | Strata | New Sale |
| Jun-23 | 06-10 | 527 | 49 | $1,596,000 | $3,026 | $32,571 | Strata | New Sale |
| Jun-23 | 11-15 | 764 | 71 | $2,591,000 | $3,390 | $36,493 | Strata | New Sale |
| Jun-23 | 06-10 | 710 | 66 | $2,036,000 | $2,866 | $30,848 | Strata | New Sale |
| Jun-23 | 06-10 | 764 | 71 | $2,347,000 | $3,071 | $33,056 | Strata | New Sale |
| Jun-23 | 01-05 | 764 | 71 | $2,193,000 | $2,870 | $30,887 | Strata | New Sale |
| Jun-23 | 06-10 | 527 | 49 | $1,586,000 | $3,007 | $32,367 | Strata | New Sale |
| Oct-22 | 01-05 | 527 | 49 | $1,545,000 | $2,929 | $31,531 | Strata | New Sale |
| Jul-22 | 01-05 | 527 | 49 | $1,513,000 | $2,869 | $30,878 | Strata | New Sale |
| May-22 | 06-10 | 764 | 71 | $2,298,000 | $3,007 | $32,366 | Strata | New Sale |
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Frequently Asked Questions about Grange 1866
Key facts, pricing benchmarks, closest MRT connectivity, and Primary 1 school registration details.
What is the price and average PSF of Grange 1866?
Units at Grange 1866 have indicative prices starting from $1,523,000, with transacted URA caveats averaging $3,096 PSF. Official prices vary depending on stack, floor level, and layout configuration.
Which MRT station is closest to Grange 1866?
The nearest MRT station to Grange 1866 is Orchard MRT (NS22, TE14), located approximately 648m (8 min walk) from the development.
What is the tenure and estimated TOP date for Grange 1866?
Grange 1866 is a Freehold Apartment development with an estimated Temporary Occupation Permit (TOP) date of 2025.
Who is the developer of Grange 1866?
Grange 1866 is developed by Heeton Holdings.
Which primary schools are within 1km of Grange 1866?
Under Singapore MOE Primary 1 registration (Phase 2C priority), primary schools situated within the 1km radius include: River Valley Primary School.
Where can I get the official floor plans and e-brochure for Grange 1866?
You can download the official floor plans, unit mix breakdown, and developer e-brochure directly on CondoWatch.sg via the E-Brochure request form.
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