120 Grange rent and sale price
D10 / Ardmore, Bukit Timah, Holland Road, Tanglin
Address 120 Grange Road 120 Grange Singapore 249600
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Apartment, Non-Landed Properties 152 transactions Freehold Latest records Jun 2026
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Project read
Quick summary about 120 Grange
120 Grange is a freehold apartment in D10 / Ardmore, Bukit Timah, Holland Road, Tanglin. The page currently tracks 145 rentals and 7 sales.
- Typical rent is $4,700 per month, with bedroom and floor-area splits below for a closer unit-level view.
- Typical sale price is $1,675,000, with median sale PSF at $2,822 psf and total recorded sale value of $12.0M.
- Rent is down 4.2% over the last 3 months. Sale PSF is down 3.1% over the last 3 months.
120 Grange Market Position
How this project compares with the wider D10 market before you read the detailed tables.
Rent vs D10 -25.4%
Rents below district median
120 Grange's median rent is $4,700 compared with the D10 median of $6,300. Use this as the district-level check before narrowing by bedroom and area band.
Sale PSF vs D10 +12.4%
Sale PSF above district median
120 Grange's median sale PSF is $2,822 psf versus the D10 median of $2,511 psf. A premium should be explained by tenure, condition, floor, view or scarcity.
Rent support 3.37%
Rent support above district screen
Gross yield is roughly 3.37% versus a D10 screen of 2.82%. Treat this as a first-pass rent support signal before costs, vacancy and financing.
Rent stability 28.6% spread
Rent is uneven
Recent median rents vary a lot, usually because unit mix differs month to month.
Market activity -5.0%
Activity is steady
Recent transaction volume is close to the prior 6-month view.
Tenure lens Freehold
Freehold comparison needed
Freehold matters most on sale price. Compare 120 Grange against nearby projects with similar tenure before treating a PSF gap as cheap or expensive.
120 Grange Decision Snapshot
Fast checks for rent fairness, purchase pricing, stable rent and transaction activity before you dig into the tables.
Median rent $4,700
Is the asking rent fair?
$4,450 to $4,950 is the first fair-rent band to check. Above $4,950 should have a visible reason.
Median sale PSF $2,822 psf
Is the purchase price fair?
$1,620,000 to $1,730,000 and $2,740 to $2,910 psf are the first sale checks before adjusting for floor, size, view and condition.
2 bed rent $4,625
Are similar units renting for more?
2 bed and 500 to 600 sqft give the closest unit-size checks.
Rent stability 28.6% spread
Is rent stable here?
Rent is uneven. Recent median rents vary a lot, usually because unit mix differs month to month.
Transaction volume -5.0%
Is activity rising?
Activity is steady. Recent transaction volume is close to the prior 6-month view.
Run 120 Grange numbers
Use the typical rent and sale price from this project page as a starting point, then adjust the calculator assumptions.
Rental yield $4,700/mo Test gross and net yield against typical rent. Buy vs rent $1.7M Compare ownership cost against renting. Mortgage $1.7M Estimate monthly payment from the sale price. Stamp duty $2,822 psf Estimate buyer stamp duty before offer math. Purchase timeline Offer steps Map the option fee, exercise date, stamp duty and completion.
120 Grange Project Facts
Project-level details from URA records and local enrichment.
Tenure Freehold
Property type Apartment, Non-Landed Properties
Sales 7 resale transactions
Total sold value $12.0M
120 Grange Data Coverage
Use this to judge whether the project has enough rent, sale and recent transaction depth for a confident comparison.
Rentals 145 Mar 2023 to May 2026
Sale transactions 7 Nov 2023 to Jan 2026
Rent trend -4.2% Last 3 months
Sale PSF trend -3.1% Last 3 months
120 Grange Location
Nearest transport, schools and daily conveniences around the project.
Project MRT School Amenities
Nearby
Approximate distance from the project. Walking, driving and transit routes may differ.
Closest MRT
ORCHARD BOULEVARD MRT STATION (TE13) 0.33 km away
ORCHARD MRT STATION (TE14) 0.73 km away
ORCHARD MRT STATION (NS22) 0.87 km away
Schools nearby
ISS INTERNATIONAL SCHOOL (ELEMENTARY & MIDDLE SCHOOL CAMPUS) 0.57 km away
ALEXANDRA PRIMARY SCHOOL 0.97 km away
ETONHOUSE INTERNATIONAL PRE-SCHOOL (CLAYMORE) 1.05 km away
FUREN INTERNATIONAL SCHOOL 1.11 km away
Amenities
FORUM THE SHOPPING MALL Mall / retail · 0.77 km away
FAIRPRICE FINEST THE CENTREPOINT Daily needs · 1.59 km away
ALEXANDRA PARK CONNECTOR Park / green link · 0.9 km away
MARKET & HAWKER CENTRE (BLK 115 BUKIT MERAH VIEW) Food centre · 1.66 km away
120 Grange Rent and Sale PSF Trends
Recent rent, sale PSF and contract activity for this project.
Latest median rent $4,350 62 rentals in view
Latest median sale PSF $2,822 psf 2 sales in view
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
May 2026 4 $4,350 0 - -
Apr 2026 3 $5,000 0 - -
Mar 2026 4 $4,600 0 - -
Feb 2026 1 $5,000 0 - -
Jan 2026 5 $4,800 1 $2,822 psf $1,610,000
Dec 2025 1 $4,650 0 - -
Nov 2025 1 $4,200 0 - -
Oct 2025 9 $4,500 0 - -
Sept 2025 1 $3,700 0 - -
Aug 2025 4 $4,600 0 - -
Jul 2025 2 $3,944 1 $2,728 psf $1,850,000
Jun 2025 2 $4,050 0 - -
Projects Similar to 120 Grange
Same district, ranked by similar rent, sale PSF and transaction depth.
Freehold Royalgreen 4.9 km away 552 transactions
- Median rent
- $5,000
- Median sale PSF
- $2,787 psf
- Median rent
- $4,200
- Median sale PSF
- $2,798 psf
- Median rent
- $4,450
- Median sale PSF
- $2,650 psf
- Median rent
- $5,200
- Median sale PSF
- $2,845 psf
- Median rent
- $5,050
- Median sale PSF
- $2,860 psf
- Median rent
- $4,550
- Median sale PSF
- $2,535 psf
120 Grange Rent by Bedrooms
Monthly rent by recorded bedroom count.
Bedrooms Median rent Average rent Transactions
1 bed $3,800 $3,912 21
2 bed $4,625 $4,656 98
Unknown $5,200 $5,345 26
120 Grange Rent by Size
Monthly rent by recorded URA floor area band.
Area band Median rent Average rent Transactions
400 to 500 sqft $3,800 $3,989 23
500 to 600 sqft $4,500 $4,501 68
600 to 700 sqft $5,000 $5,178 54
120 Grange Sale PSF by Floor
Median sale price and PSF by recorded floor band.
Floor band Median sale Median PSF Transactions
01 to 05 $1,675,000 $2,936 psf 1
06 to 10 $1,580,000 $2,770 psf 1
11 to 15 $1,760,000 $2,822 psf 5
120 Grange Latest Transactions
Most recent URA rentals and sales for this project.
Rentals
Sales
How to use this data
Practical guidance for renters, buyers and sellers. This is not a valuation, it is a starting point for comparing real transactions.
Rent negotiation
If you are renting
120 Grange shows a typical monthly rent of $4,700 across 145 rentals. Use that as the first anchor, then check the bedroom and floor-area bands before accepting an asking rent.
Median rent $4,700
Rentals 145
Rent signal Strong
- If the asking rent is above the median, look for a clear reason such as larger size, newer condition, furnishings or a better stack.
- If it is below the median, check whether the unit is smaller, older, lower floor or has a shorter lease term.
Offer check
If you are buying
Recent sales at 120 Grange point to a typical sale price of $1,675,000 and $2,822 psf. Treat those as the first comparable range, then adjust for floor, size, condition and tenure.
Median sale $1,675,000
Median PSF $2,822 psf
Sale signal Thin
- Compare the unit against the sale by floor table before deciding whether a premium makes sense.
- Freehold should be part of the buying decision, especially when comparing against newer leasehold or nearby freehold projects.
Listing position
If you are selling
For sellers, the cleanest starting point is the project median PSF, then the latest sales and nearby project comps. 120 Grange has 7 sales on this page, so pricing should be checked against actual recent contracts before listing.
Sale signal Thin
Total sold value $12.0M
Latest record May 2026
- Use the latest sales table to avoid anchoring to stale prices when the most recent month moved differently.
- If you want to price above recent PSF, the listing needs a visible reason such as renovation, view, layout, floor or scarcity.
District context
Use D10 to compare 120 Grange against the wider area.
About this data
How to read the rental and sale figures on this page.
Rental figures come from URA private residential rent data. Rent is shown as monthly rent.
Sale figures come from private residential sale data. PSF and total selling value are shown where the needed fields are available.
Rental floor level is not available from this source, so rental analysis is split by bedroom count and floor area band.
Sale floor band is available for many sale transactions, so sale prices can be grouped by recorded floor band.
120 Grange FAQ
Quick answers for renters, buyers and owners comparing this project.
What is the typical rent at 120 Grange?
120 Grange has a median monthly rent of $4,700 across 145 rentals.
What is the typical sale price at 120 Grange?
The median sale price for 120 Grange is $1,675,000, based on 7 sales on this page.
What is the median sale PSF at 120 Grange?
The median sale price per square foot for 120 Grange is $2,822 psf. The average sale PSF is $2,855 psf.
Is 120 Grange freehold or leasehold?
120 Grange is listed as Freehold. Tenure is tied to the project and is most relevant when reviewing sale transactions.
Where is 120 Grange located?
120 Grange is located at 120 Grange Road 120 Grange Singapore 249600 in D10 / Ardmore, Bukit Timah, Holland Road, Tanglin.
How current is the 120 Grange transaction data?
The project page uses the latest records currently loaded on PropertySmartSG. Treat it as research evidence and check the latest transaction rows before using it for pricing.