FreeholdTOP 31/12/2026
New Launch · D10 · Ardmore / Bukit TimahGrange 1866
Developer Heeton HoldingsAddress Grange Road
Developer-supplied project information, as at 2026-11-01. Verify current pricing and availability before committing.
Square Foot Research / EdgeProp Land Sales (1 Oct 2026): land $46.1M incl. ~$2.75M development charge for 7% bonus balcony GFA (land cost $43.3M, ~$960 psf ppr); replaces PropNex sheet land price $36.0M, which did not reconcile, as at 2026-08-15. Breakeven is PropNex's own estimate, not a developer-disclosed figure — treat as directional.
Every figure below comes straight from URA and HDB records — not an opinion, a read you can check yourself.
5348 leases within 1.0km in the last 12 months (-10.3% vs the 12 months before), median $6,300/mo.
Source: URA REALIS (PMI_Resi_Rental). Project location = SVY21 x/y on the rental record itself (real coordinates, not a geocode estimate). Trailing 12 complete months vs the 12 before, same convention as price_action()'s trend read.
How to read this. For each year there are two bars, named in the key above the chart. One counts nearby HDB flats that become eligible to sell (they have passed their minimum occupation period); the other counts nearby private resale units that are clear of the seller's stamp duty holding period. A taller bar means more homes that could come to market that year. It counts homes that could be sold, not homes that will be, and it is not a forecast.
Eligibility, not a forecast — counts flats/units free to sell or already clearing their holding period, not a prediction anyone will. Source: HDB Property Information (data.gov.sg) + HDB Resale Flat Prices, via OneMap geocoding; URA REALIS (PMI_Resi_Transaction), resale caveats only.
MOP = year_completed + 5 (+10 for a manually-flagged Plus/Prime/PLH block — plus_prime_blocks param, empty unless supplied; the fleet has no automated source for which blocks carry the longer MOP, so this defaults to the standard scheme rather than guessing). Blocks resold in the last 5 years move to 'on_resale_clock' (their buyer's own MOP restarted) instead of 'sellable_now'. ELIGIBILITY ONLY — this counts flats free to sell, not a prediction that owners will sell. Town-code shortlist is coarse (see mop_demand() docstring); every counted block was individually confirmed within radius_km by real distance. Each resale caveat within 2.0km bucketed by the year it clears the seller's-stamp-duty holding period (tools.sg_stamp_duty.ssd_expiry, purchase date approximated as the 15th of the transacted month — URA does not publish an exact day). Project location: real coordinates from any rental activity, else a one-time OneMap geocode of the project name (cached). This is the SUPPLY side only — see mop_demand() for demand.
General market information in this section was last updated on 1 Nov 2026.
| Claim | Figure | Where it holds | Source |
|---|---|---|---|
| URA's recent land-sale tender awards each record the site as "offered for sale on a 99-year lease term": Holland Link (Aug 2025), Holland Plain (2026), Bayshore Drive (Jul 2026), Chitty Road / Veerasamy Road (Aug 2026). Where do you think new freehold land comes from? | 99-year | island | URA tender award releases (linked) [1] [2] [3] [4] · as at 2026-09-30 |
| Grange 1866 is one of 6 freehold new launches PropNex is marketing in District 10. | 6 | district | Developer-supplied data via PropNex; indicative — covers the projects PropNex is marketing, not the whole market. · as at 2026-09-30 (indicative) |
| Non-landed private home prices rose 32.6% over the 5 years to 2Q 2026 (URA price index, all tenures and districts). | 32.6% | island | SingStat, Private Residential Property Price Index by type (URA) [1] · as at 2026-11-01 |
| Winning bids for residential-only government land sites averaged $1,204 psf ppr in 2022 and $1,465 in 2026 (+21.7%), across 9 and 10 sites. Land is the part of a new launch's price that is fixed before a single unit is built. 2026 is a part-year. | 21.7% | island | Square Foot Research / EdgeProp government land sales, aggregated by us, as at 2026-10-01 · as at 2026-10-01 (indicative) |
| New-sale condo launches: freehold averaged $767 psf in 1995 and $2,852 in 2026 (+271.84%); 99-year averaged $662 and $2,417 (+265.11%). This mainly reflects what each year's launches cost to build, land included, not growth in a unit you already own. 2026 is a part-year. The averages mix ages, locations and sizes. | 271.84% | island | PropNex Investment Suite ProTrend, generated 30 Sep 2026 · as at 2026-09-30 (indicative) |
Figures are quoted or counted from the sources shown, at the narrowest scope they support -- never an unqualified 'only'.
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