PROJECT DETAILS
New Condo at Grange Road- Connectivity
New and upcoming condo in Grange Road is approximately 900 m away from Orchard North South Line Station. It is just 4 stations away from Raffles Place. Future residents can transit to the Circle Line and the North East Line at Dhoby Ghaut MRT Interchange Station which is 3 stations away. The Orchard Boulevard Train Station which serves the Thomson Line will go into full operation in 2021. This train station is located at Camden Medical Centre which is just 600 m away from new condo in Grange Road. By then, the complete MRT network system will allow future residents of new condo in Grange Road to travel to various parts of the island at ease. It takes just a 5 minutes’ drive to get from Grange Road to the downtown financial district. Grange Road is also well linked to the Central Expressway (CTE) which links to island wide.
New Condo at Grange Road- Education
New Condo in Grange Road is close to schools such as River Valley Primary School, Zhangde Primary School, Gan Eng Seng Primary School, Gan Eng Seng Secondary School, Crescent Girls’ Secondary School, Queenstown Secondary School, Henderson Secondary School, Raffles Girls’ Secondary School and Outram Secondary School.
Undergraduate and postgraduate degree programmes providers close to new condo in Grange Road are The University of Chicago Booth School of Business and Singapore Management University. There are also a number of international schools that are within walking distances such as Overseas Family School, International School Singapore, Norwegian Supplementary School and Finnish Supplementary School.
New Condo at Grange Road- Amenities
n terms of retail therapies, a stroll will take future residents of new condo at Grange Road to the Prime Orchard Shopping District, where all the main retails and shopping centres are located. There are also many bistros and restaurants host at Orchard Road. Some of the shopping malls within short radius are Valley Point, Great World City, Tanglin Mall, Wheelock Place, ION Orchard, Wisma Atria, Tanglin Shopping Centre, Shaw House, Forum The Shopping Mall, Tang Plaza and Lucky Plaza.
In terms of local delights, there are 8 main food centres to choose from i.e. Zion Riverside Food Centre, Beo Crescent Block 38A Market and Food Centre, Havelock Road Block 22A Food Centre, Redhill Lane Block 85 Food Centre, Bukit Merah View Block 115 Market And Food Centre, Tiong Bahru Market, Kukoh 21 Food Centre and Bukit Merah Central Block 163 Food Centre.
There are also prestigious clubs located near new condo in Grange Road such as The American Club, The Pines Club and Tanglin Club. New Condo at Grange Road future residents can take a stroll, jog or simply just enjoy a moment of peace while enjoying the greenery at the nearby Singapore Botanic Gardens. For those who like golf, the Tanglin Golf Course is just a short drive away from this new and upcoming condo at Grange Road.
Other Developments in
Core Central Region
Heart of New
Central Business District
Central Business District
Heart of Tanjong Pagar Financial District
Wallich Residence with
181 Limited Collection and
Super Penthouse
at 21,108sqft
181 Limited Collection and
Super Penthouse
at 21,108sqft
| Project | Grange Road Condo |
| Developer | |
| Location | Grange Road |
| District | 10 |
| Tenure | |
| Site Area | |
| GFA: | |
| Plot Ratio | |
| Expected TOP: | |
| Total Units | |
| Total Carpark | |
| Development | Condo comprising of |
| Unit Type: | |
| Architect | |
| Eligibility | SC/ SC, SC/SPR and Foreigner |
LOCATION and AMENITIES
Amenities Near New Condo at Grange Road
| Category | Important Amenities near New Condo at Grange Road | Approximate Distance |
| Train Stations | Orchard MRT (NS22) Orchard Boulevard MRT Thomson Line Due 2021 |
0.9km 0.6km |
| Bus Stop | Lucky Twr (Bus: 75) Opp Lucky Twr (Bus: 75) Grange 80 Condo (Bus: 75) |
0.1km 0.1km 0.2km |
| Supermarkets | Cold Storage NTUC Giant Sheng Siong |
0.6km 1.3km 1.7km 2.1km |
| Shopping Malls | Valley Point Great World City Tanglin Mall Wheelock Place ION Wisma Atria Tanglin Shopping Centre Shaw House Forum Tang Plaza Lucky Plaza |
0.6km 0.8km 0.8km 0.8km 0.8km 0.8km 0.9km 0.9km 0.9km 0.9km 1.0km |
| Schools | Preschool | |
| Little Hands Montessori Kindergarten Kay Poh Road Baptist Kindergarten JHS Montessori Kindergarten PCF Kreta Ayer-Kim Seng Blk 79 Wee Care @ The Polliwogs Kindergarten White Lodge Kindergarten (Phoenix Park) PCF Radin Mas Blk 70A PCF Radin Mas Blk 87 Chinese Kindergarten YWCA Kindergarten |
0.3km 0.4km 0.6km 0.9km 0.9km 1.3km 1.6km 1.6km 1.8km 1.8km |
|
| Primary | ||
| River Valley Primary School Zhangde Primary School Gan Eng Seng Primary School |
1.2km 1.5km 1.9km |
|
| Secondary | ||
| Gan Eng Seng Secondary School Crescent Girls’ Secondary School Queenstown Secondary School Henderson Secondary School Raffles Girls’ Secondary School Outram Secondary School |
1.1km 1.1km 1.4km 1.4km 1.5km 1.7km |
|
| Junior College | ||
| Catholic JC | 2.6km | |
| Tertiary | ||
| The University of Chicago Booth School of Business Singapore Management University |
1.2km 2.0km |
|
| International | ||
| International School Singapore (Paterson Campus) Overseas Family School Finnish Supplementary School Swedish Supplementary Chatsworth International School (Orchard Campus) Etonhouse International School |
0.6km 0.6km 0.7km 1.2km 1.4km 2.0km |
|
| Food Centre | Zion Riverside Food Centre Beo Crescent Block 38A Market and Food Centre Havelock Road Block 22A Food Centre Redhill Lane Block 85 Food Centre Bukit Merah View Block 115 Market And Food Centre Tiong Bahru Market Kukoh 21 Food Centre Bukit Merah Central Block 163 Food Centre |
0.9km 1.1km 1.2km 1.5km 1.5km 1.6km 1.9km 2.0km |
| Lifestyle | The American Club Tanglin Club Tanglin Public Golf Course The Pines Club Automobile Association of Singapore HomeTeamNS @ UE Shopping Mall Delta Sports Complex Singapore Botanic Gardens |
0.7km 0.9km 1.3km 1.4km 1.4km 1.5km 1.9km 2.0km |
WON TOP BID FOR CONDO SITE OF SPRING GROVE COLLECTIVE SALES
One property expert is questioning whether Spring Grove condominium, in the upscale Grange Road precinct, can secure the eye-popping $1.39 billion price sought in a collective sale.
The 325-unit condo would set a record for the largest collective sale concluded if its ambitious asking figure is met.
Spring Grove enjoys a premier location - nestled in a coveted residential enclave and also close to Orchard Road.
If sold, the price would work out to a breakeven price of $3,370 per sq ft (psf), analysts estimated. This translates to an expected selling price of $3,700 psf for the site's new development, assuming its developer plans for a slim profit margin of 10 per cent, they said.
Ms Christine Li, research head at OrangeTee, noted that new projects in the area can be expected to go for $2,800 to $3,200 psf today.
"It seems the Spring Grove price does not make sense," said Ms Li. "Developers would be taking a huge risk [with] such a large project in view of the Additional Buyer's Stamp Duty and qualifying certificate rules, together with the current tepid market conditions."
Foreign developers require a qualifying certificate to hold land in Singapore, and are given up to two years after obtaining the temporary occupation permit to sell all units. If they fail to do so, charges based on the proportion of unsold units will be levied.
Although the high-end market has been the biggest loser after stiff cooling measures were imposed on buyers, market watchers said the Grange Road area will not lose its shine given the quality of its projects and proximity to the shopping belt of Orchard Road.
Moreover, interest rates are expected to remain low in the near term, while Singapore is home to a growing pool of millionaires and affluent investors, they said.
Projects that have sprung up in the vicinity include SC Global's 66-unit The Marq on Paterson Hill, OUE's 462-unit Twin Peaks in Leonie Hill Road and Far East Organization's 28-unit Boulevard Vue in Cuscaden Walk.
Median prices of new units sold at these projects over the past two years were between $3,000 and $5,000 psf, figures from the Urban Redevelopment Authority show.
Since the total debt servicing ratio lending rules were introduced in June last year, deal making in the area has ground to a halt, said Ms Li. There were just 10 units sold in the first half, down from the 31 transactions a year ago.
"Many developers of new high-end projects in this area are proceeding with construction works, but have held back on high-profile project launches," noted Ms Elaine Chow, research head at Chestertons.
Examples include Bukit Sembawang's 85-unit Paterson Collection in Paterson Road as well as City Developments' 124-unit New Futura in Leonie Hill Road and 174-unit Gramercy Park in Grange Road.
Median resale prices have slipped as a result of slowing demand. They fell 20 per cent from $2,532 psf in the third quarter of last year to $2,018 psf in the second quarter this year, said Ms Chow.
On the leasing front, rents have fallen by 3 per cent in the first half, down from a 1.6 per slip in the second half of last year, DTZ data shows.
While rental data in the vicinity is limited, anecdotal evidence hints at a weakening market. For instance, a 2,600 sq ft four-bedroom unit at Grange Infinite that could fetch a monthly rent of $16,000 about a year ago is being marketed at $13,500 to $15,000, Ms Chow noted.
Despite the slow activity in the luxury segment, Ms Li suggested it could be the first to gain if the cooling measures are lifted. "The activities in this segment have little impact on the affordability and stability of the overall residential market in Singapore," she said.
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