Rent vs D10 -30.8%
Rents below district median
120 Grange's latest 12-month median rent is $4,500 compared with the D10 median of $6,500 for the same period. Use this district check before narrowing by bedroom and area band.
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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Quick summary about 120 Grange
120 Grange is a freehold apartment in D10 / Ardmore, Bukit Timah, Holland Road, Tanglin. The page currently tracks 147 rentals and 8 sales.
- Latest 12M median rent is $4,500 per month from 37 rentals. The bedroom and floor-area tables below show the full loaded history.
- Latest 12M median sale price is $1,730,000, with median sale PSF at $2,775 psf from 2 sales.
- Rent is down 6.3% over the last 3 months. Sale PSF is down 2.0% over the last 3 months.
120 Grange Market Brief
Compare the project with D10 across rent, sale PSF, tenure and transaction activity.
Compared with D10
Sale PSF vs D10 +1.3%
Sale PSF near district median
120 Grange's latest 12-month median sale PSF is $2,775 psf versus the D10 median of $2,739 psf for the same period. A premium should be explained by tenure, condition, floor, view or scarcity.
Rent support 3.12%
Rent support above district screen
Gross yield is roughly 3.12% versus a D10 screen of 2.71%. 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 -31.8%
Activity is lighter
15 recent transactions versus 22 in 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.
Before you decide
Latest 12M median rent $4,500
Is the asking rent fair?
$4,300 to $4,750 is the first fair-rent band to check. Above $4,750 should have a visible reason.
Latest 12M median sale PSF $2,775 psf
Is the purchase price fair?
$1,680,000 to $1,780,000 and $2,690 to $2,860 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 -31.8%
Is activity rising?
Activity is lighter. 15 recent transactions versus 22 in the prior 6-month view.
120 Grange Project Facts
Project-level details from URA records and local enrichment.
Tenure Freehold
Property type Apartment, Non-Landed Properties
Sales 8 resale transactions
Total sold value $13.9M
120 Grange Data Coverage
Use this to judge whether the project has enough rent, sale and recent transaction depth for a confident comparison.
Rentals 147 Mar 2023 to Jun 2026
Sale transactions 8 Nov 2023 to Jul 2026
Rent trend -6.3% Last 3 months
Sale PSF trend -2.0% 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 $4,500 59 rentals in view
Latest median sale PSF $2,728 psf 3 sales in view
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
Jul 2026 0 - 1 $2,728 psf $1,850,000
Jun 2026 2 $4,500 0 - -
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 - -
Projects Similar to 120 Grange
Same district, ranked by similar rent, sale PSF and transaction depth.
Freehold Hyll on Holland 2.8 km away 615 transactions
- Median rent
- $4,400
- Median sale PSF
- $2,650 psf
- Median rent
- $4,200
- Median sale PSF
- $2,797 psf
- Median rent
- $5,000
- Median sale PSF
- $2,787 psf
- Median rent
- $5,000
- Median sale PSF
- $2,860 psf
- Median rent
- $4,300
- Median sale PSF
- $2,704 psf
- Median rent
- $4,100
- Median sale PSF
- $2,483 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 $4,653 100
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 70
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 $1,715,000 $2,749 psf 2
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 latest 12-month median monthly rent of $4,500 across 37 rentals. Use that as the first anchor, then check the bedroom and floor-area bands before accepting an asking rent.
Latest 12M median rent $4,500
Rentals in period 37
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
Latest 12M sales at 120 Grange show a median price of $1,730,000 and $2,775 psf. Treat those as the first comparable range, then adjust for floor, size, condition and tenure.
Latest 12M median sale $1,730,000
Latest 12M median PSF $2,775 psf
Sale signal Moderate
- 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 8 sales on this page, so pricing should be checked against actual recent contracts before listing.
Sale signal Moderate
Total sold value $13.9M
Latest record Jul 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.
Run 120 Grange numbers
Start with the project benchmarks, then adjust the calculator assumptions for the unit you are considering.
Rental yield $4,500/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 $2,775 psf Estimate buyer stamp duty before offer math. Purchase timeline Offer steps Map the option fee, exercise date, stamp duty and completion.
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 latest 12-month median monthly rent of $4,500 across 37 rentals in that period.
What is the typical sale price at 120 Grange?
The latest 12-month median sale price for 120 Grange is $1,730,000, based on 2 sales in that period.
What is the median sale PSF at 120 Grange?
The latest 12-month median sale price per square foot for 120 Grange is $2,775 psf. The average for the same period is $2,775 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.