BEVERLY HILL
How is this worked out? — this project’s 5 sub-scores, from its own data
Beverly Hill is a freehold project in D10 Tanglin with 2.6% gross yield, thin liquidity and strong school demand (Alexandra Primary School within 1 km). It sits ~3.2 km from its nearest growth node (Greater Southern Waterfront) — beyond the ~3 km impact band.
- Capital growth buyers
- Family demand buyers
- pure rental-yield investors
- Confirm the exact unit stack, facing and floor — our figures are project medians.
- Stress-test cashflow at +1–2% interest in the calculator below.
- Verify the school 1 km boundary & current MOE rules — priority is not a guarantee.
Investment report
A plain-language read on Beverly Hill — genuine strengths, honest risks, an independent fair-value range and a Buy / Watch / Avoid position, all from the data above.
- Oversubscribed primary school (Alexandra Primary School) within 1 km — a durable family-demand anchor.
- Orchard Boulevard MRT Station MRT within ~475 m — walkable transit underpins rent and resale.
- Freehold — no lease decay, so strong long-horizon holding power.
- Entry $psf sits ~5% above nearby projects (within ~2.0 km) — a location/quality premium that has to keep being earned.
- Thin liquidity (1 sale/12 mo · 88-unit project) — a slower, choppier exit and a softer price signal.
- High quantum (typical unit ~$9,448,778) narrows the resale buyer pool.
- Check nearby new-launch & upcoming TOP supply — a fresh project within walking distance can cap rents and resale for a few years.
How Beverly Hill compares in D10
The nearest comparable D10 condos — matched on size, age, MRT distance and building height. Our fair-value model puts Beverly Hill at about $2,361 psf; it trades at $2,719 psf, ~15% above that — Above fair value.
| Dormer Park92 units · 1993 · comparable | $2,173 psf |
| Valley Park728 units · 1997 · comparable | $2,278 psf |
| Tiara264 units · 1995 · comparable | $2,528 psf |
| Beverly Hill — this project | $2,719 psf |
Comparables trade near their own fair value, so they anchor the level. A gap is a research lead, not a valuation — see the full screen.
Fair-value range
Several independent value bases — more informative than a single median. The combined range weights the project-specific bases most.
| Recent project median $psfexcludes ground & top-floor units | $2,422 psf |
| Same-size, recent compsfloor of ±25% size band, recency-weighted | $2,501 psf |
| Nearby projectsmedian $psf of projects within ~2.0 km | $2,278 psf |
| Rental-yield-supportedrent $psf × 12 ÷ 3.0% target gross yield | $2,100 psf |
| HomeVestor fair range | $2,122–$2,523 psf ≈ $8,016,916–$9,531,894 for a ~3,778 sqft unit |
See the D10 comparables behind that district base on the map below — switch on “District condos by $psf” in the layers (this project vs cheaper/pricier neighbours).
How is this worked out? — the value bases & combined range
Buy · Watch · Avoid
Where the project’s current median $psf sits against its fair range, overlaid with the risk signals. An educational classification — not a recommendation.
Price trend
6-month rolling median $psf · excludes ground & top floor
Long-run trend — project vs. market
Indexed to 100 at 2021 · 2021–2026
Long-run line = URA Private Residential Property Price Index (indexed market trend, not unit prices). Markers = actual transactions, past 5 years. Source: URA via data.gov.sg, SODL v1.0.
Location & neighbourhood
Tap any label below the map to show or hide that layer, or use Show / hide all. On by default: primary schools, MRT stations within 2 km (nearest highlighted), and hawker / malls / supermarkets. Off by default (tap to switch on): Secondary / JC / Poly, international schools, bus stops, healthcare and childcare.
Nearest MRT: Orchard Boulevard MRT Station · ~475 m. Amenities © OpenStreetMap contributors (ODbL), tiles © CARTO.
About this project
| Project Name | BEVERLY HILL |
| Street Name | Grange Road |
| Property Type | Condominium |
| Tenure | Freehold |
| District / Planning Area | D10 / Tanglin |
| Completion | 1983 |
| Number of units | 88 units |
| Highest floor in the project | 23 |
| Developer | — |
| Land Area (sqm) | — |
| Master Plan Plot Ratio | 2.1 |
All transactions (14)
Newest first. Click any column heading to sort. Ground & top-floor units are excluded from the median above.
| Date ↕ | Address ↕ | Size (sqft) ↕ | $psf ↕ | Price ↕ |
|---|
Rental transactions (87)
Individual private-residential lease contracts, newest first — official URA Data Service. Size is URA’s banded floor area (sqft); the unit number and floor are not disclosed. Click any column heading to sort.
6-month rolling median $psf/month · from individual URA rental contracts
| Lease date ↕ | Size (sqft) ↕ | Beds ↕ | Monthly rent ↕ | $psf/mo ↕ |
|---|