Rent vs D10 +167.7%
Rents above district median
Grange Residences's latest 12-month median rent is $17,400 compared with the D10 median of $6,500 for the same period. Use this district check before narrowing by bedroom and area band.
Grange Residences rent and sale price
D10 / Ardmore, Bukit Timah, Holland Road, Tanglin
Address 95 Grange Road Grange Residences Singapore 249616
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Quick summary about Grange Residences
Grange Residences is a freehold condominium in D10 / Ardmore, Bukit Timah, Holland Road, Tanglin. The page currently tracks 190 rentals and 28 sales.
- Latest 12M median rent is $17,400 per month from 30 rentals. The bedroom and floor-area tables below show the full loaded history.
- Latest 12M median sale price is $9,350,000, with median sale PSF at $3,430 psf from 8 sales.
- Rent is up 1.5% over the last 3 months. Sale PSF is up 8.7% over the last 3 months.
Grange Residences Market Brief
Compare the project with D10 across rent, sale PSF, tenure and transaction activity.
Compared with D10
Sale PSF vs D10 +25.2%
Sale PSF above district median
Grange Residences's latest 12-month median sale PSF is $3,430 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 2.23%
Rent support below district screen
Gross yield is roughly 2.23% versus a D10 screen of 2.71%. Treat this as a first-pass rent support signal before costs, vacancy and financing.
Rent stability 19.1% spread
Rent has some movement
Recent rents moved enough that bedroom count, area band and latest contracts matter.
Market activity -26.1%
Activity is lighter
17 recent transactions versus 23 in the prior 6-month view.
Tenure lens Freehold
Freehold comparison needed
Freehold matters most on sale price. Compare Grange Residences against nearby projects with similar tenure before treating a PSF gap as cheap or expensive.
Before you decide
Latest 12M median rent $17,400
Is the asking rent fair?
$16,550 to $18,250 is the first fair-rent band to check. Above $18,250 should have a visible reason.
Latest 12M median sale PSF $3,430 psf
Is the purchase price fair?
$9,070,000 to $9,630,000 and $3,330 to $3,530 psf are the first sale checks before adjusting for floor, size, view and condition.
4 bed rent $16,100
Are similar units renting for more?
4 bed and 2,500 to 2,600 sqft give the closest unit-size checks.
Rent stability 19.1% spread
Is rent stable here?
Rent has some movement. Recent rents moved enough that bedroom count, area band and latest contracts matter.
Transaction volume -26.1%
Is activity rising?
Activity is lighter. 17 recent transactions versus 23 in the prior 6-month view.
Grange Residences Project Facts
Project-level details from URA records and local enrichment.
Tenure Freehold
Property type Condominium, Non-Landed Properties
Sales 28 resale transactions
Total sold value $237.8M
Grange Residences Data Coverage
Use this to judge whether the project has enough rent, sale and recent transaction depth for a confident comparison.
Rentals 190 Jun 2021 to Jun 2026
Sale transactions 28 Jul 2021 to Jul 2026
Rent trend 1.5% Last 3 months
Sale PSF trend 8.7% Last 3 months
Grange Residences 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) 0.26 km away
NAPIER MRT STATION (TE12) 0.49 km away
ORCHARD MRT STATION (TE14) 0.98 km away
Schools nearby
ISS INTERNATIONAL SCHOOL (ELEMENTARY & MIDDLE SCHOOL CAMPUS) 0.89 km away
ETONHOUSE INTERNATIONAL PRE-SCHOOL (CLAYMORE) 0.93 km away
FUREN INTERNATIONAL SCHOOL 1.1 km away
ASCENCIA INTERNATIONAL SCHOOL 1.16 km away
Amenities
FORUM THE SHOPPING MALL Mall / retail · 0.7 km away
FAIRPRICE FINEST THE CENTREPOINT Daily needs · 1.92 km away
ALEXANDRA PARK CONNECTOR Park / green link · 1.4 km away
ENVIRONMENT BUILDING HAWKER CENTRE Food centre · 1.7 km away
Grange Residences Rent and Sale PSF Trends
Recent rent, sale PSF and contract activity for this project.
Latest median rent $17,500 41 rentals in view
Latest median sale PSF $3,786 psf 12 sales in view
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
Jul 2026 0 - 1 $3,786 psf $10,800,000
Jun 2026 3 $17,500 0 - -
May 2026 2 $17,250 2 $3,432 psf $9,350,000
Apr 2026 5 $16,000 0 - -
Mar 2026 1 $17,000 1 $3,576 psf $10,200,000
Feb 2026 2 $16,000 0 - -
Jan 2026 4 $17,000 0 - -
Nov 2025 3 $18,000 0 - -
Oct 2025 2 $17,000 2 $3,179 psf $8,350,000
Sept 2025 2 $17,900 2 $3,430 psf $9,340,000
Aug 2025 1 $19,000 1 $3,290 psf $8,500,000
Jul 2025 5 $17,000 1 $3,414 psf $9,738,000
Projects Similar to Grange Residences
Same district, ranked by similar rent, sale PSF and transaction depth.
Freehold 8 Napier 0.4 km away 103 transactions
- Median rent
- $15,500
- Median sale PSF
- $3,348 psf
- Median rent
- $13,500
- Median sale PSF
- $3,281 psf
- Median rent
- $17,500
- Median sale PSF
- $3,308 psf
- Median rent
- $13,200
- Median sale PSF
- $2,815 psf
- Median rent
- $15,000
- Median sale PSF
- $2,962 psf
- Median rent
- $18,200
- Median sale PSF
- $4,099 psf
Grange Residences Rent by Bedrooms
Monthly rent by recorded bedroom count.
Bedrooms Median rent Average rent Transactions
4 bed $16,100 $16,019 190
Grange Residences Rent by Size
Monthly rent by recorded URA floor area band.
Area band Median rent Average rent Transactions
2,400 to 2,500 sqft $15,000 $14,517 12
2,500 to 2,600 sqft $16,000 $15,034 94
2,600 to 2,700 sqft $16,350 $16,167 18
2,800 to 2,900 sqft $18,000 $17,655 66
Grange Residences Sale PSF by Floor
Median sale price and PSF by recorded floor band.
Floor band Median sale Median PSF Transactions
01 to 05 $8,500,000 $3,184 psf 9
06 to 10 $8,300,000 $3,213 psf 6
11 to 15 $9,969,000 $3,495 psf 6
16 to 20 $8,188,000 $3,159 psf 7
Grange Residences 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
Grange Residences shows a latest 12-month median monthly rent of $17,400 across 30 rentals. Use that as the first anchor, then check the bedroom and floor-area bands before accepting an asking rent.
Latest 12M median rent $17,400
Rentals in period 30
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 Grange Residences show a median price of $9,350,000 and $3,430 psf. Treat those as the first comparable range, then adjust for floor, size, condition and tenure.
Latest 12M median sale $9,350,000
Latest 12M median PSF $3,430 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. Grange Residences has 28 sales on this page, so pricing should be checked against actual recent contracts before listing.
Sale signal Moderate
Total sold value $237.8M
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 Grange Residences numbers
Start with the project benchmarks, then adjust the calculator assumptions for the unit you are considering.
Rental yield $17,400/mo Test gross and net yield against typical rent. Buy vs rent $9.4M Compare ownership cost against renting. Mortgage $9.4M Estimate monthly payment from the sale price. Stamp duty $3,430 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 Grange Residences 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.
Grange Residences FAQ
Quick answers for renters, buyers and owners comparing this project.
What is the typical rent at Grange Residences?
Grange Residences has a latest 12-month median monthly rent of $17,400 across 30 rentals in that period.
What is the typical sale price at Grange Residences?
The latest 12-month median sale price for Grange Residences is $9,350,000, based on 8 sales in that period.
What is the median sale PSF at Grange Residences?
The latest 12-month median sale price per square foot for Grange Residences is $3,430 psf. The average for the same period is $3,430 psf.
Is Grange Residences freehold or leasehold?
Grange Residences is listed as Freehold. Tenure is tied to the project and is most relevant when reviewing sale transactions.
Where is Grange Residences located?
Grange Residences is located at 95 Grange Road Grange Residences Singapore 249616 in D10 / Ardmore, Bukit Timah, Holland Road, Tanglin.
How current is the Grange Residences 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.