Gramercy Park Review — Stevens Road · D10
HuatScore: 25/100 — Happy Can Liao
Is Gramercy Park a good buy?
HuatScore rates Gramercy Park 25/100 — a "Happy Can Liao" verdict. That makes it one to avoid unless the price moves for buyers who prioritise a central, well-connected address and investors chasing a workable ~3.4% yield. Strongest card: Both anchors locked in. Main watch-out: District price gap is wide. Negotiate hard — pricing leaves little margin of safety.
Last updated 2026-08-03 · scored against URA caveat data.
Key facts
- Verdict: Happy Can Liao
- Region: Core Central Region
- Tenure: Freehold
- Completed: 2015
- Units: 174
- Developer: CDL
- Avg PSF: ~$3,100 psf
- Price from: S$2.5M
Live market data
- Resale transactions (12mo): 2
- Recent resale PSF: ~$2,850 psf
- Gross rental yield: 2.7%
What works in its favour
- Both anchors locked in: 865m to ALEXANDRA PRIMARY SCHOOL and 513m (~6-min walk) to Orchard Boulevard MRT (Exit 2). 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.
- 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
- District price gap is wide: New launch PSF is +27% above the 5–10 year resale median in Bukit Timah / Holland. Market needs ~6 years of growth to match the entry price.
- 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.
Who Gramercy Park suits
- Buyers who prioritise a central, well-connected address
- Yield investors — ~3.4% gross is workable; favour larger unit types
- Buyers who value a stable, established neighbourhood over speculative upside
Who should look elsewhere
- Buyers who need a margin of safety — pricing is full and leaves little room for error
- 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
ION Orchard 821m away — weekend no need drive. Only 2 deals the whole year — sell also must queue.