Piccadilly Grand

Piccadilly Grand’s story is scarcity of type rather than scarcity of land. District 8 holds 70 condominiums and about 6,073 private homes, and only nine of those projects are ten years old or newer, most of the rest being small blocks built decades ago. A fresh-lease, station-linked, school-flanked building of 407 homes has no local peer, and the value case is that you pay a Serangoon Road price for it instead of a Beach Road one.

Piccadilly Grand Prices: What Completion Did to the Median

As of July 2026, the last sixty Piccadilly Grand caveats cleared between $1,821 and $2,576 psf with a median around $2,305 psf. Narrow to the twelve months to July and the picture tightens upward: 33 caveats between $2,067 and $2,576 psf at a median of $2,465 psf. A completed project trading above its own multi-year average is the clearest evidence that handover closed the certainty gap.

The cost side puts that in proportion. The Land Bid was $445,888,000, or $1,129 psf per plot ratio, and launch pricing in May 2022 opened at $1,058,000 for a one-bedroom and $1,796,000 for a three-bedroom. Early buyers have done well out of the gap between those numbers and today’s, and that spread is exactly what a resale buyer is now being asked to pay for.

The comparison set sharpens the case rather than softening it. Midtown Modern and The M are the Beach Road benchmarks one district south, both integrated, both on a similar train grid, both priced above this. Closer to home, Sturdee Residences with 305 units from 2019 and City Gate with 311 from 2018 frame the older leasehold alternatives, with Eight Riversuites at 843 units from 2016 and freehold Kallang Riverside at 212 units marking the Kallang-side options. All except Kallang Riverside run the same 99-year tenure, so the comparison comes down to age, integration and address rather than lease mathematics. One technical note before you set psf against a newer launch: Piccadilly Grand predates GFA harmonisation, so its strata areas still include aircon ledges the newer rulebook excludes.

Working out whether the completed premium is fair on a specific stack? That is exactly the sum we run with buyers. Speak to us before you offer, honest advice and no pressure. WhatsApp us.

Piccadilly Grand Floor Plans: Fifteen Formats and an Even Split

The Piccadilly Grand floor plan ladder opens at 484 sqft and closes at 1,679 sqft, and unusually for an integrated tower the weight is spread evenly rather than piled into the compact end. Fifteen formats mean the building answers a single professional, a couple, a family of five and a multi-generation household from the same lobby, which is part of why the resident profile skews more owner-occupier than the compact-stock ratio would suggest.

Price the ladder at the $2,305 psf median and it reads cleanly. The 484 sqft one-bedder lands near $1.10m, the 517 sqft one-bed-plus-study around $1.20m, the 710 sqft two-bed-plus-study near $1.65m and the 818 sqft two-bedder around $1.90m. The three-bedroom band runs from about $2.05m at 883 sqft to roughly $2.5m at 1,076 sqft, the 1,410 sqft four-bedroom flexi sits near $3.25m and the five-bedroom formats land between $3.65m and $3.85m. Treat those as arithmetic on the caveat record rather than quotes.

The live prints confirm the shape: a 1,076 sqft three-bedder at $2.69m in July 2026, a 710 sqft two-bedder at $1,828,888 the same month, a 1,410 sqft four-bedder at $3.48m in June and a 1,582 sqft five-bedder at $3.7m in April. Maintenance is tiered sensibly at $308 monthly for the one-bedroom, $371 from the one-bed-plus-study through the three-bedroom and $493 for the three-bedroom flexi upward, which are modest figures for a building with a station under the podium.

Piccadilly Grand’s twenty four-bedroom dual-keys serve a case the rest of the corridor skips, either a multi-generation household or an owner living in one half and renting the other, and our dual-key guide sets out how that arithmetic works in practice. Below all of it the podium carries food, clinics, enrichment and daily-needs retail, so the weekday errand run never leaves the building, which matters more than a facilities list on a rainy evening with groceries and a child in tow. One thing to ask early: on a 4.2 plot ratio site, facing moves value more than usual, so find out which stacks look into the neighbouring blocks before you shortlist.

Is Piccadilly Grand Worth Buying? 43 Blocks and One Modern Tower

Look at the pocket and the scarcity becomes obvious. The Kampong Java subzone holds 43 private developments and about 2,147 homes between them, which averages fifty units a project. Most are small blocks from the 1970s through the 2000s, and the largest of the older ones, Cityscape @ Farrer Park, has 250 units. Piccadilly Grand’s 407 homes make it the biggest private development in its own subzone, and nothing is currently under construction here.

The Kallang planning area behind it is far larger, 124 projects and about 14,805 private homes, with nineteen projects and 4,504 units dating from 2016 or later. Its pipeline past 2026 sits in other pockets: The Arcady at Boon Keng with 172 units in 2027, Arina East Residences with 107 in 2028, and three Government Land Sales sites at Dorset Road, Kallang Close and Tanjong Rhu adding 425, 450 and 525 homes around 2030. That is real supply, but it lands in Bendemeer, Kallang Bahru and Tanjong Rhu rather than at Farrer Park, and none of it comes with a station under the podium.

The demand engine behind Piccadilly Grand is the North East Line rather than a single HDB town. Punggol, Sengkang, Woodleigh and Bidadari are pushing households through their MOP window over the coming years, and the estates closer in, from Farrer Park through Boon Keng, add a steady second stream. Most of those families want to stay on the line they already know, and our HDB upgrading roadmap walks through how that move is sequenced and financed. The compact stacks run on a different engine again, aiming at the Farrer Park medical cluster next door, Novena’s larger cluster inside 2km and the CBD professional, which is what supports the rental yields this stretch sustains.

The absorption curve tells the rest plainly. 439 Piccadilly Grand caveats have been lodged since May 2022 against 407 units, 342 of them in the launch year itself, then 64 through 2023, a near-empty 2024 and 2025 with six between them, and 27 more through July 2026. That is a project that sold out at launch, went quiet while it was built and woke up as handover landed. Our Q2 2026 property market review tracks how the core and city fringe have led this cycle, and the recent lift in this project’s medians fits that reading. For exit liquidity the arithmetic is favourable: with only nine District 8 condominiums ten years old or newer, a seller competes against a very short list rather than the district’s ageing majority.

Who Piccadilly Grand Suits

This suits the family using the school and station combination together, the upgrader moving in along the North East Line who wants a finished home rather than a construction wait, and the investor after integrated stock at city-fringe pricing rather than core pricing. It also suits anyone who values amenity depth over calm: City Square Mall is a walk away, Mustafa’s 24-hour ecosystem sits in the next block, and Tekka Centre, Tekka Place, Serangoon Plaza and Sim Lim add layers most neighbourhoods do not have at all, with Pek Kio Market and Berseh Food Centre handling the hawker circuit.

Your exit audience is that same upgrader stream plus the medical and CBD tenant pool, and it refreshes every year as another batch of flats clears MOP. Renters see a completed integrated condominium with a station under the podium, a co-work lounge, full pool decks and a wellness studio, minutes from the Farrer Park medical cluster and a short ride from Novena and the CBD, which is differentiated stock against the corridor’s older rental supply.

Fit runs the other way too, and it is worth being blunt. You are buying convenience density, not quiet: the Serangoon Road and Little India precinct runs lively late, hotel and heritage-district traffic is part of the address, and Serangoon Road at peak is a real cost worth testing before you commit. Green space is thinner than a suburban buyer expects, with Mount Emily Park, Cambridge Park, Rochor River Park and Fort Canning doing the weekend work. If you want a quiet estate with a park across the road, the suburban integrated stock is the honest answer instead.

Thinking about Piccadilly Grand? The completed premium against launch pricing, and the spread to the Bugis and Beach Road towers, are the two numbers worth weighing together. Speak to us before you commit. We will run them with you, honest advice and no pressure. WhatsApp us.