Is it a Good Deal?: Last month, a freehold condo unit in District 10 fetched a profit of $5.317 million
Since its launch in 2002, Grange Residences has chalked up seven transactions with profits exceeding $5 million. (Photo: EdgeProp Singapore)
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In October, a four-bedroom unit on the seventh storey of Grange Residences was sold for $8.2 million ($3,174 psf), resulting in a profit of $5.317 million. The seller had purchased the 2,583-sq ft unit from the developer in June 2004 for $2.883 million ($1,116 psf).
We used our analytics tool, Is it a Good Deal?, to assess whether the buyer of the freehold condo unit in prime District 10 secured a good deal.
In a prime district
Located along Grange Road, Grange Residences is a short walk from Orchard Boulevard MRT Station, Tanglin Mall, Tudor Court and St. Regis Hotel Singapore (see Map 1). The nearby Orchard Boulevard MRT Station on the Thomson-East Coast Line is only one stop from Orchard MRT Station, offering residents quick and easy access to the main shopping and hotel belt of Singapore. Additionally, the dual-line Orchard MRT Station offers residents an easy connection to the North-South Line.
Source: EdgeProp LandLens (as at 20 November 2025)
The main locational drawback of the freehold condo is the lack of schools within a 1 km radius (see Screenshot 1). However, if the distance is increased to 2 km, eight schools fall within the radius, namely Alexandra Primary School, Queenstown Primary School, River Valley Primary School, Singapore Chinese Girls’ Primary School, Crescent Girls’ School, Gan Eng Seng School, Queenstown Secondary School and Singapore Chinese Girls’ School (Secondary).
Source: EdgeProp Is it a Good Deal (as at 20 November 2025)
Grange Residences obtained its temporary occupation permit (TOP) in 2004, making it approximately 21 years old. However, its age could have been mitigated by its freehold tenure.
All 164 units in the condo have four bedrooms and range in size from 2,486 sq ft to 2,853 sq ft. Hence, the subject unit is one of the largest in the development.
Our tool also indicated that the transacted price of $3,174 psf is not only below the average for Grange Residences but also lower than several neighbouring condos. However, it is significantly above the average for District 10 (see Screenshot 2).
Source: EdgeProp Is it a Good Deal (as at 30 September 2025)
Price more than doubled since launch in 2002
Grange Residences achieved an average price of $1,349 psf when it was launched in 2002 (see Chart 1). Since then, it has surged to $3,348 psf, higher than the transacted price of $3,174 psf for the subject unit.
Source: EdgeProp Market Trends (as at 20 November 2025)
Additionally, the average resale price of Grange Residences ($3,348 psf) is higher than that for freehold condos aged 21 to 30 years in District 10 ($2,419 psf) and islandwide ($1,820 psf) (see Chart 2). This could be attributed to a higher price growth of 41.5% for Grange Residences since 2020 compared to its peers in District 10 (37.4%) and islandwide (37.8%).
Source: EdgeProp Market Trends (as at 20 November 2025)
All eight of this year’s transactions have been profitable
Since its launch, in 2002 Grange Residences has achieved 136 profitable transactions with profits ranging from approximately $100,000 to $6.504 million. Notably, the record-high gain of $6.504 million took place in June this year. Additionally, all eight sale transactions for the condo that took place this year are profitable, chalking up gains between $1.98 million and $6.504 million (see Table 1).
Hence, the $5.317 million profit for the subject unit is not a record-high, but it is definitely at the upper end of the profit spectrum.
Source: EdgeProp Buddy (as at 20 November 2025)
Furthermore, the condo has reported seven transactions with profits above $5 million since its launch. Among the top profitable transactions for the condo, the subject unit is ranked seventh (see Table 2). The strong price growth of Grange Residences could explain its stellar profit performance.
The highest profit of $6.504 million involved a transaction concluded in June this year. The seller sold the 2,852-sq ft unit for $9.85 million ($3,453 psf). They had bought the unit from the developer for $3.346 million ($1,173 psf) in June 2004.
Source: EdgeProp Buddy (as at 20 November 2025)
All 12 losses are under $1 million
Grange Residences also chalked up 12 unprofitable transactions since its launch. Losses ranged from around $50,000 to $800,000. The most recent loss-making transaction took place in July 2021, indicating that all sale transactions since 2022 have been profitable.
The most recent unprofitable transaction involved a 2,583-sq ft unit on the third storey that was sold for $6.4 million ($2,477 psf) in July 2021, resulting in a loss of $200,000. The seller had purchased it for $6.6 million ($2,555 psf) in September 2010. However, the same unit had been previously involved in two profitable transactions.
The first owner bought the unit from the developer for $2.65 million ($1,026 psf) in February 2004 and pocketed a profit of $349,842 after selling it for $3 million ($1,161 psf) in March 2005. The second owner sold it for $6.6 million ($2,555 psf) in September 2010, which netted them a profit of $3.6 million (see Table 3).
Source: EdgeProp Buddy (as at 20 November 2025)
The loss of $200,000 experienced by the most recent seller could be due to the below-average selling price. The unit was sold at $2,477 psf in 2021 when the average resale price for Grange Residences was $2,716 psf. However, their loss was mitigated by their below-average purchase price. They had bought the unit for $2,555 psf in 2010 when the condo’s average resale price was $2,649 psf.
Walking distance of numerous freehold condos
There are 24 condos, representing about 1,860 units, within a 500 m radius of Grange Residences. Of the 24 neighbours, 18 are freehold developments accounting for a combined total of approximately 950 units.
The majority of the nearby freehold condos have fewer than 100 units. Cuscaden Residences (150 units), Kum Hing Court (112 units) and Nassim Park Residences (100 units) are the only exceptions.
Kum Hing Court obtained its TOP before 2000, making it significantly older than Grange Residences (TOP in 2004). Nassim Park Residences is also not a suitable comparable because it is significantly newer, having obtained its TOP in 2011. In contrast, Cuscaden Residences, which obtained its TOP in 2002, is only two years older.
Located along Cuscaden Road in District 10, Cuscaden Residences is a short walk from Grange Residences (see Map 2). While Cuscaden Residences is further from Orchard Boulevard MRT Station compared to Grange Residences, it is nearer to Palais Renaissance, Pan Pacific Orchard, Forum The Shopping Mall, St. Regis Hotel Singapore and Four Seasons Hotel.
Source: EdgeProp LandLens (as at 20 November 2025)
Price trending above neighbour and District 10
The average resale price of Grange Residences ($3,348 psf) is trending above that for Cuscaden Residences ($2,624 psf) and freehold condos in District 10 ($2,420 psf) (see Chart 3). Grange Residences’ significantly higher average resale price could be attributed to its strong price growth of 41.5% since 2020 compared to Cuscaden Residences (29.8%) and District 10 (22.8%).
Source: EdgeProp Market Trends (as at 20 November 2025)
The weaker price performance of Cuscaden Residences could explain why the condo achieved only three transactions with profits exceeding $2 million (see Table 4).
The top profitable transaction for Cuscaden Residences yielded a profit of $5.6 million for the seller, who sold the 4,951-sq ft unit for $11.2 million ($2,262 psf) in September 2011. They had bought the unit from the developer for $5.6 million ($1,131 psf) in September 2000.
Source: EdgeProp Buddy (as at 20 November 2025)
This year’s most profitable transaction for Cuscaden Residences involved a 1,442-sq ft unit that was sold for $3.988 million ($2,765 psf) in August, earning the seller a profit of $1.938 million (see Table 5). The seller had bought the unit for $2.050 million ($1,421 psf) in June 2005.
Source: EdgeProp Buddy (as at 20 November 2025)
Conclusion
The profit of $5.317 million is not a small sum, but it is still significantly lower than Grange Residences’ highest profit of $6.504 million. Moreover, the freehold condo in District 10 has achieved seven transactions yielding profits exceeding $5 million.
To date, Grange Residences has reported only 12 unprofitable transactions. All 12 recorded losses of under $1 million, highlighting the strong profitability of the condo, which could be attributed to its robust price growth of 41.5% since 2020.
Driven by this strong price growth, the average resale price of Grange Residences has consistently trended above that for Cuscaden Residences and freehold condos in the same district.
To learn more about this transaction, and whether it is a good deal, click here.
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