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condo · 249593

Cliveden At Grange

Project page · Freehold

Indicative value range
S$7,128,000 – S$7,662,600
Indicative mid S$7,331,652 · S$2,580 psf

Based on 5 sales in this project, last 12 months. Search widened 1 of 4 steps to find enough comparable sales. See the comparable sales.

No storey entered, so sales were not adjusted for height

Freehold tenure: the lease method is for 99-year leasehold only.

Comparable sales

Each price per area is scaled to Q2 2026 by the published index for the quarter it sold in.

SoldWhereFloorSizePricePer sqftIndex ×Adjusted
Sept 2026Cliveden At Grange21-252,153 sqftS$5,400,000S$2,508 psf×1.000S$2,508 psf
Sept 2026Cliveden At Grange01-052,153 sqftS$5,805,000S$2,697 psf×1.000S$2,697 psf
Mar 2026Cliveden At Grange16-202,842 sqftS$7,200,000S$2,534 psf×1.018S$2,580 psf
Feb 2026Cliveden At Grange06-102,153 sqftS$4,900,000S$2,276 psf×1.018S$2,318 psf
Dec 2025Cliveden At Grange16-202,842 sqftS$9,100,000S$3,202 psf×1.024S$3,280 psf

How accurate is this estimate for Cliveden At Grange?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 6 sales in Cliveden At Grange since.

Median error
12.7%

Half the estimates came closer than this to what the home actually fetched, half missed by more.

A thin test: 6 sales, so read the figure as a hint, not a verdict.

What the rent says

What this home earns against what it costs, set beside what homes like it earn.

2.70% gross yield

S$198,000 of rent a year against the estimate above · 0.07 points above flats like it

Leases signed here within a quarter of this size run about S$16,500 a month, the middle of 43 of them.

In the core central region, freehold flats yield 2.63%, from 820 projects. Too few share this home's remaining lease to measure that separately.

A yield above the mark means the flat rents well for what it costs, which can point to a keen rental patch or a price the sales alone have not caught up with. Below it, buyers are paying for something a tenant will not, such as the address itself.

Recent leases signed here

SignedSizeBedsTypeRent a month
Q3 2026>3000 sqft5Non-landed PropertiesS$21,500
Q3 2026>3000 sqft5Non-landed PropertiesS$21,500
Q3 20262800-2900 sqft4Non-landed PropertiesS$17,500
Q3 20262800-2900 sqft4Non-landed PropertiesS$17,500
Q3 20262800-2900 sqft4Non-landed PropertiesS$17,000
Q3 20262800-2900 sqft4Non-landed PropertiesS$17,000
Q3 20262800-2900 sqft4Non-landed PropertiesS$17,000
Q3 20262800-2900 sqft4Non-landed PropertiesS$17,000

median of 43 URA rental contracts at Cliveden At Grange within a quarter of 264 sqm, since 2025Q4.

Buying or selling at S$7,331,652?

Buying: Stamp duty on S$7,331,652 · Cash and CPF needed on S$7,331,652 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$7,331,652.

Each opens with this figure filled in; change anything there.

Primary schools near 104 Grange Road

Measured from each school's land to this address's own point, the way MOE bands P1 priority. MOE measures to the building's outline, so near 1 km or 2 km check OneMap's School Query.

Within about 1 km

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Sept 2026
Cliveden At Grange · 21-25 · Condominium
2,153 sqftS$5,400,000S$2,508 psf
Sept 2026
Cliveden At Grange · 01-05 · Condominium
2,153 sqftS$5,805,000S$2,697 psf
Mar 2026
Cliveden At Grange · 16-20 · Condominium
2,842 sqftS$7,200,000S$2,534 psf
Feb 2026
Cliveden At Grange · 06-10 · Condominium
2,153 sqftS$4,900,000S$2,276 psf
Dec 2025
Cliveden At Grange · 16-20 · Condominium
2,842 sqftS$9,100,000S$3,202 psf
Oct 2025
Cliveden At Grange · 16-20 · Condominium
2,842 sqftS$9,000,000S$3,167 psf
Apr 2025
Cliveden At Grange · 06-10 · Condominium
2,153 sqftS$4,750,000S$2,206 psf
Mar 2025
Cliveden At Grange · 01-05 · Condominium
2,842 sqftS$7,800,000S$2,745 psf
Jan 2025
Cliveden At Grange · 11-15 · Condominium
2,153 sqftS$4,800,000S$2,230 psf
Nov 2024
Cliveden At Grange · 16-20 · Condominium
2,153 sqftS$4,700,000S$2,183 psf
Nov 2023
Cliveden At Grange · 16-20 · Condominium
2,842 sqftS$9,800,000S$3,449 psf
May 2023
Cliveden At Grange · 06-10 · Condominium
2,842 sqftS$8,100,000S$2,850 psf
Nov 2022
Cliveden At Grange · 01-05 · Condominium
2,842 sqftS$9,100,000S$3,202 psf
May 2022
Cliveden At Grange · 06-10 · Condominium
2,842 sqftS$7,600,000S$2,674 psf
May 2022
Cliveden At Grange · 11-15 · Condominium
2,842 sqftS$7,700,000S$2,710 psf
Apr 2022
Cliveden At Grange · 16-20 · Condominium
2,842 sqftS$8,000,000S$2,815 psf
Apr 2022
Cliveden At Grange · 11-15 · Condominium
2,842 sqftS$8,300,000S$2,921 psf
Apr 2022
Cliveden At Grange · 21-25 · Condominium
2,153 sqftS$5,700,000S$2,648 psf
Mar 2022
Cliveden At Grange · 21-25 · Condominium
2,842 sqftS$9,378,600S$3,300 psf
Dec 2021
Cliveden At Grange · 06-10 · Condominium
2,842 sqftS$8,000,000S$2,815 psf

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.