Type

Units

Min Area

Price Range

3 BR

2153 sqft

S$7.3M

Property Highlights

Condo development with 1 unit currently available.
Prices currently start from S$7.3M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$1.5M on this acquisition.
Located 9 min (740 m) from TE13 Orchard Boulevard MRT Station.

Price Trends & Rental Yield

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Cliveden at Grange: Prestige Living on Grange Road

Cliveden at Grange stands as a distinguished residential address on the tree-lined Grange Road, a thoroughfare synonymous with luxury and established wealth in Singapore's residential landscape. The development commands a prominent position within the Orchard area, offering residents direct access to one of the island's most vibrant and culturally enriched neighbourhoods. This condominium represents the contemporary evolution of Grange Road's residential heritage, blending architectural excellence with modern amenities that cater to discerning homeowners and astute investors alike.

The property benefits from exceptional proximity to Orchard Boulevard MRT station, situated merely nine minutes' walk away at approximately 740 metres. This convenient public transport connection positions residents within the Orchard economic zone whilst maintaining the tranquillity and exclusivity characteristic of Grange Road itself. The pedestrian-friendly distance to the MRT station enhances daily convenience for commuters whilst preserving the serene residential setting that defines the area.

Strategic Location and Connectivity

Grange Road occupies a coveted position within the Tanglin district, consistently ranking amongst Singapore's most desirable residential addresses. The area's maturity, established infrastructure, and proximity to prestigious institutions have sustained its appeal across market cycles. Residents enjoy seamless access to the Orchard retail and hospitality precinct, whilst remaining insulated from its commercial bustle by virtue of their residential enclave's carefully preserved character.

The walking distance to Orchard Boulevard MRT station places Cliveden at Grange within a fifteen-to-twenty-minute commute radius of the Central Business District via public transport. This accessibility renders the development attractive to working professionals and business owners who require flexibility between home and office without sacrificing residential tranquillity. The station also connects to the broader Mass Rapid Transit network, facilitating onward journeys across the island with minimal transfers.

Residential Offering and Unit Composition

Cliveden at Grange comprises a curated selection of units designed to appeal to diverse household compositions and lifestyle preferences. The development accommodates family-oriented buyers seeking spacious layouts alongside investors targeting the owner-occupied investment segment. Unit configurations span multiple bedroom categories, with floor areas ranging across a spectrum that caters to both those prioritising open-plan living and those requiring defined, separated spaces for home offices or guest accommodation.

The architectural language reflects contemporary luxury standards, with units offering substantial built-up areas that exceed typical condominium norms. This generosity of space translates to premium finishes, high ceiling clearances, and the flexibility to furnish and adapt interiors according to individual aesthetic preferences. Bathrooms are appointed to hotel-standard specifications, reflecting the development's positioning within the ultra-prime segment of Singapore's residential market.

Investment Characteristics and Capital Appreciation Potential

Grange Road's historical appreciation trajectory and sustained demand from both domestic and international high-net-worth buyers underpin the investment case for property in this location. The area's scarcity of new supply, coupled with the enduring appeal of its established character and convenience, typically supports long-term value retention and gradual capital growth. Properties in this precinct have historically demonstrated resilience during market corrections, reflecting the stable demand from affluent buyers for whom lifestyle and location prestige outweigh short-term price volatility.

Cliveden at Grange inherits these locational advantages, positioning it within a segment of the market where cyclical price movements tend to moderate and where values reset towards long-term trend lines relatively swiftly. Investors considering a purchase in this location should adopt a medium-to-long-term investment horizon, aligning with the typical holding patterns of participants in the Grange Road market. The development's modern amenities and contemporary design ensure continued attractiveness to both future owner-occupiers and rental occupants.

Amenities and Lifestyle Considerations

The condominium's facilities are calibrated to meet the expectations of residents accustomed to premium living standards. Common areas typically include landscaped grounds, recreational facilities, and security provisions befitting a development of this calibre. The mature surrounding neighbourhood provides immediate access to fine dining establishments, boutique retail, and cultural institutions, reducing dependence on the development's own amenity offerings.

Proximity to educational institutions of repute, healthcare facilities of international standard, and recreational spaces such as the nearby Singapore Botanic Gardens enhances the lifestyle proposition. Residents enjoy the dual advantage of urban convenience and access to green spaces, a combination that remains comparatively scarce within Singapore's densely developed landscape.

Market Positioning and Buyer Demographics

Cliveden at Grange appeals primarily to experienced owner-occupiers who possess the financial capacity to acquire properties in the ultra-prime residential segment without recourse to leveraged financing. The development also attracts astute investors with longer investment horizons who view property in this location as a store of wealth and a generator of modest but stable rental income. First-time buyers seeking entry into the luxury market may find the price point challenging, though investors with equity from prior property sales frequently acquire units as progression investments.

The development's positioning on Grange Road naturally appeals to individuals and families for whom neighbourhood prestige and established amenity infrastructure rank equally with physical property specifications. Many buyers are drawn to the area's international standing and the professional networks and social circles that naturally gravitate towards this address. International expatriates and returning Singaporeans seeking a premium residential base consistently constitute a proportion of demand in this location.

Tenure and Legal Considerations

Properties at Cliveden at Grange are held under freehold or long-lease tenure, depending on individual unit registrations. Freehold properties offer indefinite ownership with no residual depreciation linked to lease decay, a structural advantage that typically translates to superior long-term holding and resale value. Buyers contemplating second or additional property acquisitions should factor the Additional Buyer's Stamp Duty applicable to such purchases, currently set at 20% for Singapore Citizens acquiring a second residential property.

Prospective purchasers are strongly advised to engage qualified legal counsel to clarify tenure specifics and to structure acquisitions in accordance with their personal tax and estate planning objectives. The leasehold or freehold distinction materially influences long-term value propositions and should be a primary consideration in the purchase decision.

Financing and Affordability Considerations

Properties at Cliveden at Grange typically fall within a price band that requires substantial equity or highly favourable financing terms to acquire. Many purchasers in this segment possess sufficient capital to acquire without mortgage financing, eliminating debt-servicing constraints and allowing flexibility in subsequent financial decisions. Those utilising leverage should ensure that projected debt-servicing ratios remain comfortably within banking parameters, typically capped at sixty to seventy percent of gross monthly income.

The high unit cost positions Cliveden at Grange outside the reach of first-time buyer financing schemes, reserving acquisition opportunities for experienced participants in the property market. Investors considering purchase as a leveraged acquisition should conduct rigorous cash-flow analysis to ensure that projected rental yields exceed financing costs and running expenses.

Competitive Context and Market Comparables

Grange Road and the immediately adjacent precincts host several competing ultra-prime residential developments, each commanding comparable pricing in the context of their specific unit specifications and locational micro-advantages. Properties in this segment are typically marketed and compared on a per-square-foot basis, with coastal or panoramic-view units commanding premiums relative to those facing internal streets or lower floors. Comparable units in neighbouring developments typically trade within a relatively tight band, reflecting the homogeneity of buyer preferences and the uniform perception of location prestige across the immediate precinct.

Cliveden at Grange must be evaluated within this competitive context, with careful attention to unit-specific attributes such as orientation, floor level, and views rather than absolute price points that fluctuate with market conditions. Prospective purchasers are encouraged to view multiple comparable units across the precinct to develop an informed perspective on value relativities.

Frequently Asked Questions

What rental yield might investors reasonably expect from a purchase at Cliveden at Grange?

Rental yields for ultra-prime properties on Grange Road typically range between two and three percent per annum, reflecting the substantial capital values that anchor this market segment. Strong demand from expatriate tenants and wealthy international visitors supports consistent occupancy rates, though the development's positioning attracts owner-occupiers more readily than pure investment buyers. Investors should model conservative yield assumptions and structure acquisitions with a minimum five-to-ten-year holding horizon to capture meaningful capital appreciation, which historically outpaces rental income as the primary driver of returns in this location.

How does the per-square-foot pricing at Cliveden at Grange compare to recent transactions in the Grange Road area?

Grange Road transactions have historically clustered within a narrow per-square-foot band, typically ranging from S$1,400 to S$1,800 per square foot depending on unit size, floor level, orientation, and specific amenities. Larger units and those with premium aspects such as corner positioning or unobstructed views command the upper range, whilst interior or lower-level units trade towards the lower quartile. Recent comparable sales data should be reviewed with a qualified property consultant to position Cliveden at Grange within this market context, as the precise per-square-foot calculation materially influences value assessment for investment purposes.

What Additional Buyer's Stamp Duty implications should second-property purchasers at Cliveden at Grange anticipate?

Singapore Citizens acquiring a second residential property currently incur Additional Buyer's Stamp Duty (ABSD) at a rate of 20% of the purchase price, significantly escalating the true cost of acquisition beyond the advertised unit price. For a property purchased at S$7 million, the ABSD liability alone would approximate S$1.4 million, substantially impacting the overall investment outlay and return calculations. Purchasers should engage tax advisors to explore structuring options that may mitigate ABSD exposure, such as staggering acquisitions or utilising corporate entities where circumstances permit, as the duty represents a material cost that influences investment decision-making.

Does lease tenure at Cliveden at Grange present risks to long-term resale value and capital appreciation?

The tenure structure of individual units at Cliveden at Grange varies; freehold properties carry no lease decay risk and retain indefinite residual value, whilst leasehold units progressively depreciate as the lease term declines. Properties with ninety-nine-year leases typically experience accelerated value decline once the lease term falls below fifty years, as financing constraints and buyer hesitation materialise. Prospective purchasers must clarify the tenure of their intended unit prior to acquisition and should heavily weight freehold properties, which offer superior long-term value retention and financing accessibility during subsequent resale transactions.

How does proximity to Orchard Boulevard MRT station influence demand and capital appreciation at Cliveden at Grange?

The nine-minute walk to Orchard Boulevard MRT station materially enhances the development's appeal to commuters and international residents seeking Singapore's finest lifestyle amenities without direct Central Business District location constraints. This accessibility has historically supported capital appreciation by broadening the buyer demographic beyond purely local clientele to include working professionals and international assignees. MRT proximity typically commands a five-to-ten percent premium relative to comparable properties lacking equivalent transport connectivity, and this positioning advantage has proven resilient across economic cycles, as mobility and convenience consistently rank amongst buyer priorities.

Which buyer profiles are best suited to Cliveden at Grange, and does it accommodate first-time purchasers?

Cliveden at Grange fundamentally targets experienced owner-occupiers with substantial capital reserves and high-net-worth individuals for whom location prestige and lifestyle amenities justify premium pricing. Upgraders with existing property equity frequently acquire units as progression investments, leveraging accumulated wealth to access Singapore's most coveted addresses. First-time buyers rarely constitute primary clientele in this segment, as the capital threshold typically exceeds first-time buyer financing schemes and personal savings accumulation. Investors with equity from prior property realisations nonetheless find the development attractive as a long-term wealth store and modest income generator, provided they adopt patient, multi-decade investment horizons aligned with this property class's performance characteristics.

What TDSR headroom and financing constraints should purchasers anticipate at Clivelen at Grange price points?

Properties at Cliveden at Grange typically require either substantial capital or highly favourable financing arrangements, as the total acquisition cost (inclusive of Additional Buyer's Stamp Duty and associated legal costs) frequently exceeds S$8 million for representative units. Banking institutions typically cap Total Debt Service Ratio (TDSR) at sixty to seventy percent of gross monthly income, implying annual income requirements exceeding S$1.5 to S$2 million for mortgage-financed acquisitions. Many purchasers in this segment sidestep financing constraints entirely by acquiring with capital reserves, eliminating debt-servicing concerns and preserving financial flexibility for subsequent investments or contingencies.

How does Cliveden at Grange compare competitively to other ultra-prime developments in the immediate area?

The Grange Road and Tanglin district hosts several competing ultra-prime residential developments, including established addresses that command comparable prestige and pricing relativities. Competitive differentiation typically hinges on specific unit characteristics—such as floor level, orientation, and views—rather than absolute price points that fluctuate with market conditions. Cliveden at Grange's modern design and contemporary amenity offerings position it competitively against longer-established neighbouring developments, though location prestige and buyer preference for specific streets or sub-precincts remain deeply entrenched. Prospective purchasers should evaluate multiple comparable properties across the immediate precinct to develop calibrated perspectives on relative value, as marginal locational and design differences frequently justify material price variations.

Are specific unit stacks or floor levels at Cliveden at Grange positioned to deliver superior value propositions?

Lower-level units typically trade at material discounts relative to mid-to-upper-floor equivalents, presenting potential value opportunities for privacy-conscious buyers who prioritise garden access or ground-level living arrangements over panoramic views. Mid-floor units (roughly floors 8–15 in typical condominium buildings) frequently occupy sweet-spot positioning, offering unobstructed views and perceived safety advantages whilst avoiding the premium pricing associated with penthouse or high-floor units. Corner and end-stack units command systematic premiums due to superior orientation and light access, though these premiums frequently prove recoverable during subsequent resale transactions. Informed purchasers should conduct unit-specific analysis rather than applying blanket assumptions, as micro-level variations in orientation, aspect, and immediate views materially influence value relativities within this precision-priced market segment.

What future residential supply pipeline should be anticipated in the Orchard and Tanglin districts, and how might this influence Cliveden at Grange's long-term positioning?

The Orchard and Tanglin precincts remain increasingly supply-constrained, with limited freehold land parcels and stringent conservation overlays restricting new residential development opportunities. Most available land falls within conservation zones or is earmarked for commercial or mixed-use development, implying that truly new ultra-prime residential supply in this precinct will remain tightly limited over the medium-to-long term. This structural scarcity supports the investment case for Cliveden at Grange, as limited competitive new supply bolsters pricing resilience and capital appreciation potential relative to rapidly-developing secondary precincts. However, buyers should monitor Urban Redevelopment Authority masterplan updates and adjacent land sales activity, as unexpected supply announcements occasionally trigger near-term price adjustments despite long-term fundamentals remaining sound.

[For Sale] Cliveden At Grange — From S$7.3M