Editorial Signature Detail
GRANGE 1866
Signature Alpha Editorial
GRANGE 1866
A Signature Editorial briefing with live Alpha Formula intelligence, premium project detail, and investor-grade next-step tools.
Lead capture remains active before download so Clive can follow up with a bespoke Alpha interpretation for this listing.
Beds
1
Baths
1
SQFT
527
Floor Level
—
URA-backed research dashboard
D10 transaction intelligence
Read the latest district-level caveat activity for this listing before moving into the rest of the investment tools.
Disclaimer: Market intelligence reports and transactional insights displayed on this platform are automatically generated utilizing historical data from caveats voluntarily lodged with the Singapore Land Authority (SLA) and published via the Urban Redevelopment Authority (URA) Data Service. While we strive to provide accurate and up-to-date data, these figures may not represent 100% of all market transactions and are intended strictly for educational and informational purposes. Users should independently verify all property transaction data before executing financial decisions.
Signature Investment Forecast
Weighted projection with 5-year confidence bands.
GRANGE 1866 is benefiting from blue-chip wealth inflows and school-belt demand while 2026's low-rate, stable market backdrop improves buyer confidence and absorption. Based on district trend strength and tightly constrained core-central replacement supply, we project approximately 25.1% upside by 2031, with a conservative case of 18.6% and a best case of 32.8%.
Current Underwriting
$1,718,000
District-weighted fair value anchor used for the model.
Projected by 2029
+14.4%
3-year capital appreciation outlook under the weighted scenario.
Projected by 2031
+25.1%
5-year appreciation outlook with 2026 stability weighted heavily.
Conservative case · 2031
+18.6%
Base growth eases to 3.5% annually if supply and absorption soften.
Base case · 2031
+25.1%
Core Alpha Formula projection at 4.6% annualized growth.
Best case · 2031
+32.8%
Upside case expands to 5.8% annually if demand depth stays firm.
Signature Investment Analyst
Strategist Verdict
At GRANGE 1866, the 0.50% value gap suggests Fair Market Entry with measured Capital Growth Potential as Mean Reversion works gradually rather than abruptly. The current PSF sits close to benchmark fair value, which supports long-term stability without forcing an aggressive premium.
Listing PSF
$3,260
Project Mean PSF
$3,276
District Mean PSF
$3,197
Historical vs Projected
Historical district benchmark data is shown in grey. The Signature projection is shown in gold, with conservative and best-case confidence bands for the next 5 years.
Macro tailwind
Low-rate stability
The 2026 financing backdrop is weighted heavily in the forecast model.
Supply signal
Tightly constrained core-central replacement supply
District-level GLS pressure is used as the supply-side constraint variable.
Demand pulse
Blue-chip wealth inflows and school-belt demand
Demand-side score blends district liveability, connectivity, and upgrader depth.
Shortlist intelligence
Smarter reasoning for whether this listing deserves a closer look.
Tanglin / Holland: demand is being supported by blue-chip wealth inflows and school-belt demand, with measured new supply pressure in the current cycle.
Recommended next move
Keep this on the shortlist if the layout and district fit are strong, but compare it against one or two nearby substitutes before moving to offer stage.
Shortlist fit
+0.5%
Value gap
The entry sits near fair value, which makes this a quality shortlist candidate when the district and hold horizon matter more than chasing a deep discount.
Carry profile
2.7%
Rental yield
Current rental carry screens at 2.7%, while the base-case 2031 outlook still projects +25.1% capital upside.
Underwriting risk
Measured
Supply signal
Benchmark conviction is anchored to the project mean, while district supply is measured, so this should be compared against nearby substitutes before final commitment.
Overview
Famed for its deeply rooted history, Grange Road was created in 1866 to serve as a private pathway to connect today’s prestigious District 9 and 10. This notable road is now home to the most esteemed residences and it is here, where Grange 1866 nestles to serve as a gateway to the crème de la crème Own one of the city’s most coveted address With 60 Luxurious homes that come with the highest level of quality The thoughtful spatial design brings out efficient spaces for more room to explore Unit Mix consists of • 1 Bedrm 527 sqft • 2 Bedrm 710 sqft • 2 Bedrm Premium 764 sqft • 2 Bedrm Suite 818-829 sqft There are many reasons why Grange 1866 will appeal to the most discerning of property buyers and here are some of them • Brand New Freehold Prime D10 • Mins Walk to ION/Orchard MRT • 60 Exclusive Luxurious 1BR & 2BR Units • A Prestigious Address to hold for legacy through generation Several interesting points about Grange 1866 • our bedrooms are huge. Befitting of a prime address on Grange Road • this is one of the rare Grange Road property that does not face the main road. In fact, it is on a cul-de-sac which really sets it as an ideal home. • the prices are close the leasehold developments around the area; thus making this new launch really value for money There are a lot more benefits coming your way when you consider Grange 1866 as your next property purchase. Make an appointment with me today and I will be most glad to share more about this fantastic development. Only 60 units. So, grab your chance Famed for its deeply rooted history, Grange Road was created in 1866 to serve as a private pathway to connect today’s prestigious District 9 and 10. This notable road is now home to the most esteemed residences and it is here, where Grange 1866 nestles to serve as a gateway to the crème de la crème Own one of the city’s most coveted address With 60 Luxurious homes that come with the highest level of quality The thoughtful spatial design brings out efficient spaces for more room to explore Unit Mix consists of • 1 Bedrm 527 sqft • 2 Bedrm 710 sqft • 2 Bedrm Premium 764 sqft • 2 Bedrm Suite 818-829 sqft There are many reasons why Grange 1866 will appeal to the most discerning of property buyers and here are some of them • Brand New Freehold Prime D10 • Mins Walk to ION/Orchard MRT • 60 Exclusive Luxurious 1BR & 2BR Units • A Prestigious Address to hold for legacy through generation Several interesting points about Grange 1866 • our bedrooms are huge. Befitting of a prime address on Grange Road • this is one of the rare Grange Road property that does not face the main road. In fact, it is on a cul-de-sac which really sets it as an ideal home. • the prices are close the leasehold developments around the area; thus making this new launch really value for money There are a lot more benefits coming your way when you consider Grange 1866 as your next property purchase. Make an appointment with me today and I will be most glad to share more about this fantastic development. Only 60 units. So, grab your chance
Information sourced from Team SG Prop Portal's PropNex portfolio.
Compare Forecasts
Side-by-side Alpha Formula projections for this district.
Select up to two nearby listings to compare the 5-year base case, confidence bands, and current rental yield side by side.
Current listing
GRANGE 1866
D10 · Condo
$1,718,000
Automation #11
Interactive Exit Strategy & Cash Flow Modeler
Stress-test the path to profit over 3, 5, and 10 years using editable assumptions built for Singapore buyer economics.
Tax & Friction
Acquisition Costs
BSD: $55,500
ABSD: $0
Legal: $3,000
Holding Costs
Property Tax: $4,639
Maintenance: $4,800 / yr
Exit Frictions
3-Year Exit
SSD: $76,191
Agent Comm: $38,096
Legal: $2,500
5-Year Exit
SSD: $0
Agent Comm: $40,809
Legal: $2,500
10-Year Exit
SSD: $0
Agent Comm: $48,468
Legal: $2,500
Clear Path to Profit
At the 10-year mark, the Alpha Investment Formula still projects a total ROI of 153.3% with SGD 1,050,026 in net exit profit, but the hold period absorbs an annual net cash-flow drag of about SGD 30,174. The post-2025 4-year SSD penalty window keeps early exits inside a heavier friction band until year 4. This means the outcome depends more heavily on capital appreciation and amortized debt reduction than on near-term income carry under the current investment tax setting.
Monthly Mortgage
$5,432
Annual Net Cash Flow
-$30,174
BSD
$55,500
Cash Outlay
$488,000
ABSD
$0
Virtual Staging
Signature Virtual Staging
Drag the gold divider to compare the original view with the staged version.
Project Details
Bedroom Types
Select up to two units to compare their size, pricing, and corresponding floor-plan preview side by side.
Amenities & Nearby Insights
Everything around the address, preserved.
10 live nearby anchors are still surfaced here across transport, schools, and shopping so the editorial redesign keeps the practical decision-making layer fully intact.
MRT
Orchard MRT
580 m
Orchard Boulevard MRT
630 m
Great World MRT
840 m
Schools
River Valley Primary School 2 River Valley Green
1010 m
Alexandra Primary School 2a Prince Charles Crescent
1090 m
Anglo-chinese School (junior) 16 Winstedt Road
1710 m
Gan Eng Seng School 1 Henderson Road
1330 m
Shopping
Ion Orchard Central
560 m
Wheelock Place Central
560 m
Liat Towers Central
610 m
Virtual Tours & Quick Access
Tower View
Gallery
FAQs
