District 10 · Tanglin · CCR
Grange Residences
Grange Road · Condominium · Freehold
Current PSF
$3,368
+49.1% vs district median
Gross yield
2.3%
median rent $17,500/mo
3-year gain
7.1%
Transactions · 5y
26
8 in last 12 months
Nearest MRT
Orchard Boulevard Mrt Station · 203.762m
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
5%
PSF dispersion within project
The neighbourhood
Secondary
Queenstown Secondary School · 1.6km
Food
Zion Riverside Food Centre · 1.6km
Green
Camp Road Interim Park · 493m - 2 parks within 1km
Mall
Tanglin Mall · 142m
Health
Gleneagles Hospital (hospital) · 479m
Who lives in Tanglin
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
Residents
21,810
Median age
42 yrs
46% under 40 · getting older
Children 0–9
2,660
▲ 20% since 2015 · future P1 demand
Household size
3.5 avg
Homes
2% HDB
77% condo · 20% landed
Degree holders
74%
residents 15+
Commute
29% transit
50% drive
45 min+ to work
5%
What the record shows
The floor premium
Over the last 3 years, units on the 10th floor and above transacted at a median $3,495 psf - 6% above units on floors 1–5 ($3,290 psf).
Price trend average PSF by year
2021
$2,737
2022
$2,943
+7.5%
2023
$3,249
+10.4%
2024
$3,290
+1.3%
2025
$3,348
+1.8%
2026
$3,480
+3.9%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 4BR | $16,000/mo | $6.27 | 2.2% | 176 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| May 2026 | $10,300,000 | 2,852 | $3,611 | 11-15 |
| May 2026 | $8,400,000 | 2,583 | $3,252 | 06-10 |
| Mar 2026 | $10,200,000 | 2,852 | $3,576 | 11-15 |
| Oct 2025 | $8,500,000 | 2,669 | $3,184 | 01-05 |
| Oct 2025 | $8,200,000 | 2,583 | $3,174 | 06-10 |
| Sept 2025 | $10,200,000 | 2,852 | $3,576 | 11-15 |
| Sept 2025 | $8,480,000 | 2,583 | $3,283 | 16-20 |
| Aug 2025 | $8,500,000 | 2,583 | $3,290 | 01-05 |
| Jul 2025 | $9,738,000 | 2,852 | $3,414 | 11-15 |
| Jun 2025 | $9,850,000 | 2,852 | $3,453 | 01-05 |
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