GRANGE HEIGHTS
UrbanLens Analysis
GRANGE HEIGHTS commands $1,945 PSF -- 12% below what District 09 typically fetches ($2,215 PSF). Great World MRT is 489m away (6-min walk), functional but not a headline selling point. Against THE ROBERTSON OPUS at $3,359 PSF, the 42% discount is worth examining closely.
Prices have essentially flatlined over two years (-1.1%), suggesting a market in equilibrium. 8 transactions over two years is modest; the trend is directional, not definitive. For context, SOPHIA HILLS has gained 3.6% over the same period.
Being freehold means zero lease-decay anxiety. Full CPF eligibility, maximum LTV, and a universally bankable asset. The 1.7% yield trails the CCR average of 3.0%. At $6,103/month median rent, this is a capital-appreciation bet, not an income play.
The 120-unit size hits a practical sweet spot -- enough scale for decent facilities without the oversupply risk of mega-developments. In the Core Central region, buyers expect premium finishes and brand cachet -- any shortfall directly impacts resale velocity.
Nearby Comparables
| Development | Median PSF | Yield | 2Y Change |
|---|---|---|---|
| RIVER GREEN | $3,125 | — | 0.0% |
| THE ROBERTSON OPUS | $3,359 | — | 0.0% |
| THE COLLECTIVE AT ONE SOPHIA | $2,767 | — | 0.0% |
| SOPHIA HILLS | $2,128 | 3.9% | +3.6% |
| HILL HOUSE | $3,081 | — | +1.3% |
PSF Trend
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