Most Singapore homeowners would have heard the saying that property is a hedge against inflation. It sounds straightforward: when the cost of everything goes up, property prices should go up too. There is some truth to this, but the actual relationship is much more interesting. Inflation can support property values over the long term because […]
Property Project Intelligence
ILIV @ GRANGE
GRANGE ROAD
540 mORCHARD MRT STATION
0Transactions in latest 12 months
ILIV @ GRANGE Market Snapshot
There are no sales transactions in ILIV @ GRANGE during the latest 24 months.Please refer to the nearby transactions below for additional market context.
Historical transaction information is presented for market research and does not constitute a valuation or investment recommendation.
Data Source: Urban Redevelopment Authority (URA)•Data up to: October 2026•Last updated: 12 Oct 2026
ILIV @ GRANGE Location & Nearby Amenities
Explore ILIV @ GRANGE and nearby amenities. Distances shown are straight-line estimates from the property.
Master Plan 2025 (approved amendments incorporated)
Please click on the zoning type for a description of the use
Railway
Planning Area Boundary
Plot Ratio Boundary
Underground Road / Structure
Maximum Permissible Plot Ratio
Maximum Permissible White Quantum
Minimum Business (B) Plot Ratio
Conservation Area
Nature Reserve
National Park
Monument
ILIV @ GRANGE Nearby Amenities
Closest amenities from ILIV @ GRANGE. Distances are straight-line estimates.
MRT / LRT
- ORCHARD MRT STATION540 mTE14Thomson-East Coast Line
- ORCHARD MRT STATION650 mNS22North-South Line
- ORCHARD BOULEVARD MRT STATION680 mTE13Thomson-East Coast Line
Bus Interchanges
- Bukit Merah Bus Interchange2.3 kmBt Merah Ctrl
Shopping Malls
- ION Orchard650 mOrchard Turn
- Wheelock Place660 mOrchard Road
- Valley Point690 mRiver Valley Road
- Great World700 mKim Seng Promenade
Primary Schools
- RIVER VALLEY PRIMARY SCHOOL970 mRIVER VALLEY GREEN
- ALEXANDRA PRIMARY SCHOOL1.0 kmPRINCE CHARLES CRESCENT
- ZHANGDE PRIMARY SCHOOL1.7 kmJALAN MEMBINA
- ANGLO-CHINESE SCHOOL (JUNIOR)1.8 kmWINSTEDT ROAD
- ST. MARGARET'S SCHOOL (PRIMARY)2.0 kmSOPHIA ROAD
Secondary Schools
- GAN ENG SENG SCHOOL1.2 kmHENDERSON ROAD
- CRESCENT GIRLS' SCHOOL1.4 kmTANGLIN ROAD
- QUEENSTOWN SECONDARY SCHOOL1.8 kmSTRATHMORE ROAD
- SCHOOL OF THE ARTS, SINGAPORE2.2 kmZUBIR SAID DRIVE
Post-Secondary
- ST. JOSEPH'S INSTITUTION2.7 kmMALCOLM ROAD
- CATHOLIC JUNIOR COLLEGE2.9 kmWHITLEY ROAD
- HWA CHONG INSTITUTION3.9 kmBUKIT TIMAH ROAD
MOE Kindergartens
- MOE KINDERGARTEN @ ALEXANDRA1.0 kmPRINCE CHARLES CRESCENT
Childcare Centres
- LITTLE VILLAGE ON THE GRANGE320 mGRANGE ROAD
- Brighton Montessori River Valley390 mRIVER VALLEY ROAD
- BLUE HOUSE (MUTIARA)410 mJALAN MUTIARA
- The Schoolhouse River Valley720 mKIM SENG PROMENADE
Infant Care Centres
- PCF SPARKLETOTS PRESCHOOL @ KRETA AYER-KIM SENG BLK 79 (EY)890 mINDUS ROAD
Kindergartens
- KAY POH ROAD BAPTIST KINDERGARTEN280 mKAY POH ROAD
- MapleBear Gracefields Pte Ltd510 mONE TREE HILL
- York International River Valley990 mKIM SENG ROAD
- COCO-RO LEARNING HOUSE1.0 kmDEVONSHIRE ROAD
Hawker Centres
- Zion Riverside Food Centre800 mZion Road
- Beo Crescent Market1.2 kmBeo Crescent
- Havelock Road Blk 22A/B (Havelock Road Cooked Food Centre)1.2 kmHavelock Road
Supermarkets
- ThreeSixty650 m
- Meidi-Ya670 mKim Seng Promenade
- CS Fresh680 mKim Seng Road
- FairPrice690 m
Hospitals
- MOUNT ELIZABETH HOSPITAL1,000 mMOUNT ELIZABETH
- GLENEAGLES HOSPITAL1.4 kmNAPIER ROAD
Polyclinics
- Bukit Merah Polyclinic2.2 kmBukit Merah Central
- Outram Polyclinic2.4 kmSecond Hospital Avenue
Parks
- KIM SENG PK940 m
- GANGES AVE OS980 m
- ORCHARD FOUNTAIN CORNER1.0 km
Libraries
- Orchard Library1.2 kmOrchard Road
- Singapore Botanic Gardens' Library1.6 kmCluny Road
Community Clubs
- Kim Seng CC1.1 kmHavelock Road
- Henderson CC1.6 kmBukit Merah View
Sport Facilities
- Delta Sport Centre1.5 kmTiong Bahru Road
- ActiveSG Gym@Enabling Village2.2 kmLengkok Bahru
- MOE (Evans)2.4 kmEvans Road
Featured Listings
Properties currently available through Homy, with priority given to listings in ILIV @ GRANGE.
SELL WITH HOMY
List your ILIV @ GRANGE here.
This slot has been reserved for your property.
WhatsApp Usto List Your Property Here
For Sale 1 / 16 Condo D27
Skies Miltonia, New 3-Storey Penthouses for Sale
$2,600,000
MILTONIA CLOSE99 YearsBuilt 2016
- 3 Bed
- 4 Bath
- 2,562 ft²
- $1,015 psf
For Sale 1 / 21 Condo D6
EDEN RESIDENCES CAPITOL – Luxury 3 Bedroom Developer sale
$11,980,000
STAMFORD ROAD99 YearsBuilt 2015
- 3 Bed
- 5 Bath
- 3,003 ft²
- $3,989 psf
For Sale 1 / 29 Condo D1
V on Shenton Luxury Penthouse for Sale
$18,800,000
SHENTON WAY99 Years
- 4 Bed
- 7 Bath
- 6,200 ft²
- $3,032 psf
For Sale 1 / 9 Landed D28
Belgravia Ace, Brand New Freehold Semi-D for Sale
$5,300,000
BELGRAVIA DRIVEFreeholdBuilt 2028
- 5 Bed
- 4 Bath
- 4,370 ft²
- $1,213 psf
ILIV @ GRANGE Market Position & Nearby Transactions
How ILIV @ GRANGE compares with District 10 projects and transactions recorded within 1 km over the latest 12 months.
District 10 Median PSF$2,280Median of district projects with recorded sales
Nearby Median PSF$2,615Comparable projects within 1 km
Nearby 12M Sales64Across nearby developments
Comparable Projects20Located within 1 km
Position Within District 10
Insufficient recent project sales
A reliable project-level ranking is not shown because this development has no usable transactions in the latest 12-month period. Use the nearby comparable table for current market context.
District 10 median$2,280 psf
District reference range$1,727 – $3,193 psf
Comparable Condos Within 1 km
Up to 20 nearest eligible condominium and EC projects. PSF (M) means median PSF for the latest 12 months.
| Project | Distance | TOP / Age | Units | 12M Sales | PSF (M) |
|---|---|---|---|---|---|
| GRANGE 70 | 25 m | 200026 yrs old | — | 0 | — |
| GRANGE 80 | 45 m | 200026 yrs old | — | 0 | — |
| MANHATTAN MANSIONS | 81 m | 199432 yrs old | — | 0 | — |
| GRANGE 1866 | 87 m | 20251 yrs old | 60 | 7 | $3,216 |
| SPRING GROVE | 114 m | 199630 yrs old | — | 17 | $1,809 |
| THE MARQ ON PATERSON HILL | 161 m | 201016 yrs old | 66 | 2 | $5,299 |
| PATERSON RESIDENCE | 188 m | 200818 yrs old | 110 | 3 | $2,820 |
| BEVERLY HILL | 216 m | — | — | 1 | $2,536 |
| PATERSON SUITES | 226 m | 201016 yrs old | 102 | 8 | $2,783 |
| CLIVEDEN AT GRANGE | 227 m | 201115 yrs old | 110 | 6 | $2,615 |
| HOOT KIAM MANSION | 229 m | — | — | 0 | — |
| GRAMERCY PARK | 239 m | 201610 yrs old | 174 | 2 | $2,645 |
| THE PATERSON | 243 m | — | — | 3 | $2,437 |
| THE MONTANA | 299 m | 200224 yrs old | — | 5 | $2,005 |
| KASTURINA LODGE | 309 m | 199927 yrs old | — | 0 | — |
| LEONIE TOWERS | 317 m | 197551 yrs old | — | 3 | $1,923 |
| LEONIE SUITES | 332 m | 200620 yrs old | 97 | 5 | $2,020 |
| THE LUMOS | 361 m | 201016 yrs old | 53 | 0 | — |
| 120 GRANGE | 371 m | 20233 yrs old | 56 | 2 | $2,775 |
| LEONIE STUDIO | 372 m | — | — | 0 | — |
Nearby Transactions by Unit Size
Transactions from eligible condominium and EC projects within 1 km during the latest 12 months.
500–780 sqft Nearby Average Price Trend
500–780 sqft Nearby Transaction Volume
500–780 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-09 | 1 | $2.08M | $2.08M | $2.08M | $2,928 |
| 2026-07 | 3 | $1.65M | $1.23M | $1.88M | $2,473 |
| 2026-03 | 1 | $1.78M | $1.78M | $1.78M | $3,381 |
| 2026-02 | 1 | $1.25M | $1.25M | $1.25M | $1,814 |
| 2026-01 | 4 | $1.98M | $1.11M | $2.64M | $2,897 |
| 2025-12 | 1 | $1.1M | $1.1M | $1.1M | $2,004 |
| 2025-10 | 1 | $2.29M | $2.29M | $2.29M | $3,216 |
500–780 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| GRANGE 1866 | Apt | 60 | 6 | $2.2M | $3,166 |
| THE MONTANA | Apt | — | 3 | $1.15M | $1,997 |
| 120 GRANGE | Apt | 56 | 2 | $1.73M | $2,775 |
| LEONIE SUITES | Apt | 97 | 1 | $1.25M | $1,814 |
781–1,000 sqft Nearby Average Price Trend
781–1,000 sqft Nearby Transaction Volume
781–1,000 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-09 | 2 | $2.02M | $2M | $2.03M | $2,152 |
| 2026-05 | 1 | $1.85M | $1.85M | $1.85M | $1,970 |
| 2026-04 | 1 | $1.87M | $1.87M | $1.87M | $2,020 |
| 2025-10 | 3 | $2.23M | $2M | $2.45M | $2,464 |
781–1,000 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| LEONIE SUITES | Apt | 97 | 4 | $1.94M | $2,074 |
| THE MONTANA | Apt | — | 2 | $2.12M | $2,254 |
| GRANGE 1866 | Apt | 60 | 1 | $2.45M | $2,885 |
1,001–1,200 sqft Nearby Average Price Trend
1,001–1,200 sqft Nearby Transaction Volume
1,001–1,200 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-07 | 1 | $1.94M | $1.94M | $1.94M | $1,920 |
| 2026-06 | 2 | $1.83M | $1.83M | $1.83M | $1,809 |
| 2026-05 | 1 | $1.86M | $1.86M | $1.86M | $1,841 |
| 2026-02 | 1 | $2M | $2M | $2M | $1,973 |
| 2025-12 | 1 | $1.65M | $1.65M | $1.65M | $1,631 |
1,001–1,200 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| SPRING GROVE | Condo | — | 6 | $1.85M | $1,831 |
1,201–1,500 sqft Nearby Average Price Trend
1,201–1,500 sqft Nearby Transaction Volume
1,201–1,500 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-07 | 1 | $2.53M | $2.53M | $2.53M | $1,822 |
| 2026-06 | 1 | $2.56M | $2.56M | $2.56M | $1,844 |
| 2026-05 | 2 | $2.44M | $2.39M | $2.48M | $1,754 |
| 2026-04 | 3 | $2.95M | $2.53M | $3.7M | $2,174 |
| 2026-03 | 3 | $3.1M | $2.39M | $3.98M | $2,319 |
| 2026-02 | 1 | $2.4M | $2.4M | $2.4M | $1,728 |
| 2025-12 | 1 | $4.22M | $4.22M | $4.22M | $2,820 |
| 2025-10 | 1 | $2.45M | $2.45M | $2.45M | $1,764 |
1,201–1,500 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| SPRING GROVE | Condo | — | 9 | $2.48M | $1,788 |
| PATERSON RESIDENCE | Condo | 110 | 2 | $3.96M | $2,819 |
| THE PATERSON | Condo | — | 2 | $3.46M | $2,619 |
1,501–2,000 sqft Nearby Average Price Trend
1,501–2,000 sqft Nearby Transaction Volume
1,501–2,000 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-08 | 1 | $5.6M | $5.6M | $5.6M | $2,874 |
| 2026-06 | 1 | $3.1M | $3.1M | $3.1M | $1,858 |
| 2026-05 | 1 | $4.5M | $4.5M | $4.5M | $2,581 |
| 2026-03 | 1 | $5.1M | $5.1M | $5.1M | $2,889 |
| 2026-01 | 2 | $4.92M | $4.84M | $5M | $2,930 |
| 2025-12 | 1 | $4.85M | $4.85M | $4.85M | $2,816 |
| 2025-11 | 1 | $4.72M | $4.72M | $4.72M | $2,847 |
1,501–2,000 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| PATERSON SUITES | Condo | 102 | 5 | $4.86M | $2,829 |
| GRAMERCY PARK | Condo | 174 | 1 | $5.6M | $2,874 |
| PATERSON RESIDENCE | Condo | 110 | 1 | $4.72M | $2,847 |
| SPRING GROVE | Condo | — | 1 | $3.1M | $1,858 |
2,001–3,000 sqft Nearby Average Price Trend
2,001–3,000 sqft Nearby Transaction Volume
2,001–3,000 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-09 | 3 | $5.62M | $5.4M | $5.81M | $2,376 |
| 2026-04 | 1 | $5.65M | $5.65M | $5.65M | $1,944 |
| 2026-03 | 1 | $7.2M | $7.2M | $7.2M | $2,534 |
| 2026-02 | 2 | $3.99M | $3.08M | $4.9M | $1,868 |
| 2026-01 | 3 | $5.7M | $5.2M | $5.96M | $2,631 |
| 2025-12 | 2 | $7.5M | $5.9M | $9.1M | $2,965 |
| 2025-10 | 1 | $9M | $9M | $9M | $3,167 |
2,001–3,000 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| CLIVEDEN AT GRANGE | Condo | 110 | 6 | $6.9M | $2,731 |
| PATERSON SUITES | Condo | 102 | 3 | $5.94M | $2,735 |
| LEONIE TOWERS | Apt | — | 2 | $5.65M | $1,934 |
| GRAMERCY PARK | Condo | 174 | 1 | $5.2M | $2,415 |
| SPRING GROVE | Condo | — | 1 | $3.08M | $1,460 |
>3,000 sqft Nearby Average Price Trend
>3,000 sqft Nearby Transaction Volume
>3,000 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-05 | 2 | $11.92M | $9.58M | $14.25M | $3,599 |
| 2026-04 | 1 | $6.5M | $6.5M | $6.5M | $1,980 |
| 2026-01 | 1 | $37M | $37M | $37M | $5,937 |
| 2025-12 | 1 | $6.25M | $6.25M | $6.25M | $1,923 |
>3,000 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| THE MARQ ON PATERSON HILL | Condo | 66 | 2 | $25.63M | $5,299 |
| BEVERLY HILL | Condo | — | 1 | $9.58M | $2,536 |
| LEONIE TOWERS | Apt | — | 1 | $6.25M | $1,923 |
| THE PATERSON | Condo | — | 1 | $6.5M | $1,980 |
Market Interpretation
ILIV @ GRANGE recorded no transactions during the latest 12-month comparison period, so a current project-level price position cannot be established reliably.
Within 1 km, 20 nearby condominiums were identified; 13 recorded at least one sale during the same period. These projects provide additional context where the subject development has limited recent activity.
This is a rules-based interpretation of recorded transactions and nearby project data, not a formal valuation.ILIV @ GRANGE Project Details
Developer
Heeton Realty Pte Ltd
Property type
Condominium
District
District 10 - Ardmore / Bukit Timah / Holland
Market segment
CCR
Tenure
Freehold
TOP
2013
Total units
28
Postal code
249578
About ILIV @ GRANGE
ILIV @ GRANGE is a condominium in Singapore District 10, completed in 2013 with freehold. ORCHARD MRT STATION is approximately 540 m away by straight-line distance. 1 primary school is located within a 1 km straight-line radius.
Get Property AdviceDisclaimer: The information, charts, statistics, distances and other data shown on this page are derived from publicly available sources, including Urban Redevelopment Authority (URA) transaction records, and are provided for general informational purposes only. While reasonable efforts are made to keep the information accurate and up to date, the data may contain errors, omissions, delays or inaccuracies. All figures, calculations, trends, market insights and distance measurements are estimates only and should not be relied upon for contractual, legal, financial, investment, valuation, planning or other official purposes. Distance information is approximate and should not be used for actual access, eligibility, proximity, planning or assessment purposes. Users should independently verify all information with the relevant authorities, official records or other appropriate sources before making any decision or entering into any agreement.
Curious What Your Property Could Be Worth Today?
Recent nearby transactions ● Current competing listings ● Estimated selling range ● No obligation discussion
How Does Your Property Compare?
The charts and transaction records provide a useful market overview, but your property's achievable selling price depends on the specific qualities of your unit and the buyers currently looking in your development.
Even within the same condominium, prices can vary significantly according to stack, floor level, facing, view, floor area, renovation condition, tenancy status and competing listings.
A personalised condo or private-property market assessment can help you understand:
✓ A realistic estimated selling-price range
✓ The most relevant recent comparable transactions
✓ Current competing listings and buyer alternatives
✓ Your unit's strongest selling points and positioning strategy
✓ Estimated sale proceeds and options for your next property
✓ A practical marketing and timeline plan with no obligation
Send me your development name, unit size and floor range for a preliminary assessment.
How Interest Rates Affect Property Prices — Buy When Rates Are High or Low?
When buying a home, most people naturally prefer a low interest rate. After all, a lower mortgage rate means a smaller monthly instalment and less interest paid to the bank. So it seems logical that when home loan rates are low, it must be a good time to buy property. But is it really that […]
HDB Housing Grants & Eligibility Schemes Guide 2026
Buying an HDB flat is not just about choosing a property. Your eligibility, grant amount, and purchasing options depend largely on the scheme under which you are buying. Many buyers are familiar with grants such as the Enhanced CPF Housing Grant (EHG), Family Grant, and Proximity Housing Grant (PHG). However, fewer realise that these grants […]
Asset Progression In Singapore: Build Wealth Through Property Ownership
For many Singaporeans, buying a property is one of the largest financial commitments they will ever make. Traditionally, property ownership was viewed primarily as a necessity. People bought a home, raised their families, and stayed there for many years. The focus was largely on having a roof over one’s head rather than viewing the property […]
Sustainable Living in an Unpredictable World: Why Some Families Are Choosing Less
The Old Promise That No Longer Holds Not too long ago, life felt like a straightforward climb. You worked hard, upgraded your home every few years, sent your kids for extra classes, and assumed that financial security would naturally follow. That was the unspoken contract many of us grew up believing in. But lately, something […]
What Really Makes a Property Hard to Sell in Singapore
It’s a belief many homeowners cling to: A good location cures all. If the MRT station is close, the mall is downstairs, and the school is around the corner, the property will sell itself. But in Singapore’s increasingly discerning resale market, that logic is dangerously incomplete. Walk into any HDB block or condo tower, and […]
Open Listing vs Exclusive: Why Most Sellers Get This Wrong
“More Agents = More Buyers”… Sounds Right, But Isn’t When selling a property, most owners fall into the same logical trap. They think: “If one agent can bring buyers, then five agents should bring more.” On the surface, this makes perfect sense. You want maximum exposure. You want your property in front of as many […]
The High Cost of “Wait and See” Pricing When Selling Your Property
There is a psychological phenomenon in real estate known as the Price-Time Paradox. It begins with a simple, seemingly harmless phrase: “Let’s just test the market.” or “Let’s just price higher for a start.” On the surface, it feels like a low-risk experiment. In reality, it is often the start of a silent financial leak. […]
Whatsapp
Questions About The Market?
Scan the QR code to reach us via WhatsApp or WeChat if you have questions about HDB prices, market trends, upgrading options or your property’s value.
Wechat