Grange Infinite Review — Grange Road · D10
PI Score: 74/100 — Solid Choice!
Is Grange Infinite a good buy?
PI Score rates Grange Infinite 74/100 — a "Solid Choice!" verdict. That makes it a solid buy for buyers who prioritise a central, well-connected address and investors chasing a workable ~3.2% yield. Strongest card: Both anchors locked in. Main watch-out: Thin transaction volume. Pricing is reasonable for the location at current market.
Last updated 2026-08-03 · scored against URA caveat data.
Key facts
- Verdict: Solid Choice!
- Region: Core Central Region
- Tenure: Freehold
- Completed: 2012
- Units: 68
- Developer: Chip Eng Seng
- Avg PSF: ~$2,200 psf
- Price from: S$1.7M
Live market data
- Resale transactions (12mo): 2
- Recent resale PSF: ~$2,740 psf
What works in its favour
- Both anchors locked in: 599m to RIVER VALLEY PRIMARY SCHOOL and 354m (~4-min walk) to Great World MRT (Exit 5). Strictly within the P1 1km zone, plus walkable to the nearest MRT entrance. This is the non-negotiable demand anchor — kiasu parents AND yield-chasing investors are both your buyers.
- Popular primary inside 1km — RIVER VALLEY PRIMARY SCHOOL: RIVER VALLEY PRIMARY SCHOOL is . These primaries are heavily oversubscribed, so addresses inside the 1km P1 zone hold a durable premium — kiasu parents will pay up to keep this option open.
- Sensible price gap: Launch PSF only +5% above local resale benchmark. Headroom for capital appreciation intact.
- 3-bedder × investment — appreciation sweet spot: Sells into the deepest pool — owner-occupier families. That demand floor drives durable capital appreciation. The investor default for total return, not just headline yield.
What to watch out for
- Thin transaction volume: Only 2 resale deals in the past year. Equity trap risk — when you want to exit, very few buyers to anchor against.
- Quiet resale demand: Demand pulse 7/100 — only 2 resales in the last 12 months. Thin secondary-market activity; exits can be slow.
- Thin future upgrader pool: Live count: 0 HDB blocks within 2km cross the 5-year MOP between 2025 and 2028 (of 207 HDB blocks total within 2km). Narrow pool to absorb your resale — demand leans more on private-market churn here.
Who Grange Infinite suits
- Buyers who prioritise a central, well-connected address
- Yield investors — ~3.2% gross is workable; favour larger unit types
- Buyers who value a stable, established neighbourhood over speculative upside
Who should look elsewhere
- Buyers hunting deep relative value — the market has already priced in most of the story
- Short-term flippers — stamp duty + agent fees demand a 5-year minimum hold
- Buyers wanting a guaranteed top-tier primary within 1km walking distance
Huat Kueh says
River Valley Primary School in the 1km ring — parents confirm circling. Only 2 deals the whole year — sell also must queue.
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