homequant
condo · 249614

Grange Residences

Project page · Freehold

Indicative value range
S$8,825,002 – S$9,515,568
Indicative mid S$9,250,001 · S$3,581 psf

Based on 3 sales in this project, last 6 months. Search did not need to widen. 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 2026Grange Residences06-102,583 sqftS$9,250,000S$3,581 psf×1.000S$3,581 psf
Jul 2026Grange Residences16-202,852 sqftS$10,800,000S$3,786 psf×1.000S$3,786 psf
May 2026Grange Residences06-102,583 sqftS$8,400,000S$3,252 psf×1.000S$3,252 psf

How accurate is this estimate for Grange Residences?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 5 sales in Grange Residences since.

Median error
5.6%

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

A thin test: 5 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.

2.21% gross yield

S$204,000 of rent a year against the estimate above · 0.42 points below flats like it

Leases signed here within a quarter of this size run about S$17,000 a month, the middle of 54 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 20262800-2900 sqft4Non-landed PropertiesS$18,500
Q3 20262800-2900 sqft4Non-landed PropertiesS$18,000
Q3 20262500-2600 sqft4Non-landed PropertiesS$17,800
Q3 20262500-2600 sqft4Non-landed PropertiesS$17,500
Q3 20262500-2600 sqft4Non-landed PropertiesS$17,500
Q3 20262600-2700 sqft4Non-landed PropertiesS$17,000
Q3 20262800-2900 sqft4Non-landed PropertiesS$17,000
Q3 20262600-2700 sqft4Non-landed PropertiesS$17,000

median of 54 URA rental contracts at Grange Residences within a quarter of 240 sqm, since 2025Q4.

Buying or selling at S$9,250,001?

Buying: Stamp duty on S$9,250,001 · Cash and CPF needed on S$9,250,001 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$9,250,001.

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

Primary schools near 93 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.

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Sept 2026
Grange Residences · 06-10 · Condominium
2,583 sqftS$9,250,000S$3,581 psf
Jul 2026
Grange Residences · 16-20 · Condominium
2,852 sqftS$10,800,000S$3,786 psf
May 2026
Grange Residences · 11-15 · Condominium
excluded: outlier
2,852 sqftS$10,300,000S$3,611 psf
May 2026
Grange Residences · 06-10 · Condominium
2,583 sqftS$8,400,000S$3,252 psf
Mar 2026
Grange Residences · 11-15 · Condominium
excluded: outlier
2,852 sqftS$10,200,000S$3,576 psf
Oct 2025
Grange Residences · 06-10 · Condominium
2,583 sqftS$8,200,000S$3,174 psf
Oct 2025
Grange Residences · 01-05 · Condominium
2,669 sqftS$8,500,000S$3,184 psf
Sept 2025
Grange Residences · 16-20 · Condominium
2,583 sqftS$8,480,000S$3,283 psf
Sept 2025
Grange Residences · 11-15 · Condominium
2,852 sqftS$10,200,000S$3,576 psf
Aug 2025
Grange Residences · 01-05 · Condominium
2,583 sqftS$8,500,000S$3,290 psf
Jul 2025
Grange Residences · 11-15 · Condominium
2,852 sqftS$9,738,000S$3,414 psf
Jun 2025
Grange Residences · 01-05 · Condominium
2,852 sqftS$9,850,000S$3,453 psf
Feb 2025
Grange Residences · 01-05 · Condominium
2,852 sqftS$9,720,000S$3,408 psf
Jan 2024
Grange Residences · 11-15 · Condominium
2,583 sqftS$8,500,000S$3,290 psf
Oct 2023
Grange Residences · 01-05 · Condominium
2,669 sqftS$8,540,000S$3,199 psf
May 2023
Grange Residences · 06-10 · Condominium
2,669 sqftS$8,880,000S$3,327 psf
Mar 2023
Grange Residences · 01-05 · Condominium
2,669 sqftS$8,400,000S$3,147 psf
Mar 2023
Grange Residences · 06-10 · Condominium
2,583 sqftS$8,580,000S$3,321 psf
Sept 2022
Grange Residences · 16-20 · Condominium
2,583 sqftS$8,188,000S$3,170 psf
Jun 2022
Grange Residences · 16-20 · Condominium
2,583 sqftS$8,160,000S$3,159 psf
May 2022
Grange Residences · 06-10 · Condominium
2,583 sqftS$7,220,000S$2,795 psf
May 2022
Grange Residences · 16-20 · Condominium
2,583 sqftS$7,800,000S$3,019 psf
Apr 2022
Grange Residences · 01-05 · Condominium
2,583 sqftS$7,100,000S$2,748 psf
Apr 2022
Grange Residences · 06-10 · Condominium
2,583 sqftS$7,150,000S$2,768 psf

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.