District 10 · River Valley · CCR
Grange 1866
Grange Road · Apartment · Freehold
Current PSF
$3,146
+39.3% vs district median
Gross yield
2.8%
median rent $5,100/mo
3-year gain
6.6%
Transactions · 5y
57
9 in last 12 months
Nearest MRT
Orchard Mrt Station · 470.993m
NSL,TEL
Future MRT
King Albert Park Mrt Station
CRL · 2032
Vs local HDB
-
Area income
$22,500/mo median
residential zone
En-bloc potential31 / 100
· composite of plot use, age, tenure, value gap & size
Tenanted
100%
units with active leases
Rent momentum
-
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
6%
PSF dispersion within project
The neighbourhood
Secondary
Outram Secondary School · 1.7km
Food
Zion Riverside Food Centre · 869m
Green
Orchard Fountain Corner · 981m
Mall
Far East Shopping Centre · 632m
Health
Mount Elizabeth Hospital (hospital) · 925m
Who lives in River Valley
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
Residents
10,070
Median age
42 yrs
45% under 40 · getting older
Children 0–9
1,060
▲ 13% since 2015 · future P1 demand
Household size
3.2 avg
Homes
0% HDB
92% condo · 7% landed
Degree holders
74%
residents 15+
Commute
36% transit
35% drive
45 min+ to work
7%
Master Plan 2025580m from Paterson / Orchard - ~1,000 new homes announced
The launch, by the record
developer sales + new-sale caveats · URA - the numbers a brochure won’t print
Sold to date
58 / 60
97% taken up · 26 '06
Median price
$0k
$0k–$0k band
Unit sizes sold
764 sqft
527–1012 sqft range
Still available
2
units unsold
Take-up over time · cumulative units sold
What actually sold · by strata size (sqft)
527–608
13
608–689
0
689–770
29
770–851
15
851–932
1
932–1012
1
What the record shows
The early buyer’s position
Buyers who bought from the developer in 2021 paid an average of $2,729 psf (7 sales). At today’s $3,146 psf, they are up 15% on paper.
The floor premium
Over the last 3 years, units on the 10th floor and above transacted at a median $3,237 psf - 8% above units on floors 1–5 ($3,000 psf).
Price trend average PSF by year
2021
$2,729
2022
$2,935
+7.5%
2023
$3,012
+2.6%
2024
$3,184
+5.7%
2025
$3,169
-0.5%
2026
$3,212
+1.4%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $6,000/mo | $7.06 | 2.7% | 4 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jul 2026 | $1,880,000 | 700 | $2,687 | 16-20 |
| Mar 2026 | $1,783,000 | 527 | $3,381 | 11-15 |
| Jan 2026 | $2,643,000 | 764 | $3,458 | 11-15 |
| Jan 2026 | $2,539,460 | 764 | $3,323 | 11-15 |
| Oct 2025 | $2,453,000 | 850 | $2,885 | 16-20 |
| Oct 2025 | $2,285,000 | 710 | $3,216 | 11-15 |
| Aug 2025 | $2,809,000 | 926 | $3,034 | 16-20 |
| Aug 2025 | $2,630,000 | 829 | $3,173 | 06-10 |
| Aug 2025 | $1,664,000 | 527 | $3,155 | 06-10 |
| May 2025 | $2,654,000 | 764 | $3,473 | 11-15 |
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