Regent Grove

98 filed transactions · District 23 · OCR

Median, per square foot
946 psf
Observed range
$738 — $1,156 psf
S$1,100k median price

99 yrs lease commencing from 1997 · 98 filed transactions

▼ 7.7% vs 12 months ago
S$1,100k
Median price
98
Filed transactions
44%
Spread, low to high

URA Data Service — PMI_Resi_Transaction · 2021-09 to 2026-09 · accessed 2026-09-10

Which of these are you

I’m considering buying this
I own this

Median price by month24 months with a sale

Mar '24 · S$1,146kAug '26 · S$1,195k

The transactions behind those figures20 of 98

Nothing modelled — these are the filed sales.

111 sqm · floor 11-15Condominium · Resale · 2026-08
S$1,195,000$1000 psf
144 sqm · floor 01-05Condominium · Resale · 2026-07
S$1,460,000$942 psf
109 sqm · floor 01-05Condominium · Resale · 2026-07
S$1,042,880$889 psf
125 sqm · floor 11-15Condominium · Resale · 2026-06
S$1,430,000$1063 psf
125 sqm · floor 11-15Condominium · Resale · 2026-06
S$1,468,000$1091 psf
108 sqm · floor 11-15Condominium · Resale · 2026-05
S$1,230,000$1058 psf
108 sqm · floor 01-05Condominium · Resale · 2026-05
S$1,165,000$1002 psf
108 sqm · floor 11-15Condominium · Resale · 2026-05
S$1,200,000$1032 psf
Why a range, not one number. Valuation tools routinely disagree by S$15,000–S$80,000 on the same home, because none can see your floor, facing, renovation or lease. The spread above is the real one — the cheapest and dearest psf actually filed here over the period. Where your unit sits inside it depends on the things the data cannot see.
Contains information from HDB Resale Flat Prices (data.gov.sg) accessed on 2026-09-10 from data.gov.sg, made available under the Singapore Open Data Licence v1.0Contains information from URA Data Service — PMI_Resi_Transaction accessed on 2026-09-10, made available under the Singapore Open Data Licence v1.0

What the floor is worth

This project+3.6%

Floors 16+ against floors 1–5, Regent Grove only. Median S$963 psf up top from 5 sales, S$929 psf low down from 31.

District 23, typical project+9.9%

Middle of 17 projects in District 23 that clear the bar — half fall between +3.4% and +11.3%. 1 came out negative — high floors sold for less in 1 of them.

Every band in District 23, for reference. This pools all buildings in the town, so it carries the estates as well as the storeys — a town whose tall blocks are its newest ones will show a steeper climb than height alone buys. The two figures above are the ones that hold a building constant.

StoreysMedian psfFiled sales
01-05S$1,4881,063
06-10S$1,558968
11-15S$1,617663
16-20S$1,659402
21-25S$1,693347
26-30S$1,838128

URA Data Service — PMI_Resi_Transaction · accessed 2026-09-10T21:15:39.110Z. Storey bands are the source's own — no floor number is inferred from them. A premium is a median of filed transactions, not a valuation of any home.

What's around

Straight-line distance from the building — the walk is longer, and how much longer depends on what is in the way.

Nearest station
Yew Tee
215m
Primary schools within 1km
4
nearest 373m
Primary schools · straight-line distance
  • Yew Tee Primary School373m
  • Unity Primary School451m
  • Kranji Primary School659m
  • De La Salle School806m
2 more between 1km and 2km
  • Teck Whye Primary School1.8km
  • South View Primary School2.0km
A band is priority, not a place — and this is an indication, not MOE's answer. MOE measures home to school in a straight line, which is what is measured here. But it measures to the school's land boundary and this measures to the school's single registered coordinate, so a large campus reads as further away than MOE would find it. It also measures from the address on your child's registration, not from the block. A school near the line can fall either side of it once MOE measures it, and an oversubscribed school still ballots within a band. For the official category for a specific address, use OneMap's SchoolQuery.
Stations
  • Yew Tee215m
  • Choa Chu Kang1.6km
  • Choa Chu Kang1.7km
Also nearby
  • Hawker centreYew Tee Hawker Centre399m
  • ParkChoa Chu Kang Way Park (Pd Worksite)692m
  • Other schoolsUnity Secondary School319m

Coordinates from OneMap, © Singapore Land Authority. Distances are straight-line.
Station exit locations — LTA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
School addresses — MOE School Directory and Information (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
Hawker centre locations — NEA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
Park locations — NParks (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.

What has sold nearby300m

2projects within 300m
$962–$1,081the middle half, per sq ft
$1,034median of those sales

From 40 filed sales — the 20 most recent at each project, which is all this index keeps. 2 of them are at that limit, so they have sold more than is counted here.

ProjectAwayFiledFloorSizePSF
Windermere250m2026-0816-20119 sqm$1,081
Windermere250m2026-0716-20135 sqm$1,101
The Quintet253m2026-0601-05146 sqm$1,063
Windermere250m2026-0501-05134 sqm$936
The Quintet253m2026-0416-20120 sqm$1,146
The Quintet253m2026-0406-10118 sqm$1,102
Windermere250m2026-0306-10119 sqm$1,034
The Quintet253m2026-0316-20120 sqm$1,143
Windermere250m2026-0116-20135 sqm$1,080
The Quintet253m2025-1001-05121 sqm$1,152
The Quintet253m2025-1011-15120 sqm$1,121
Windermere250m2025-0906-10135 sqm$1,058

The 12 most recent are listed, out of 40 in the index at this radius. The floor band is what URA and HDB publish; neither feed carries a unit number.

The afternoon sun, and what is approved in it247°–293°

NESW

Seen from here, the sun sets at 247° (WSW) in December and 293° (WNW) in June — a swing of 47° across the year. A window on one of those bearings takes the low sun for part of the year and none of it for the rest.

Today the sun drops below 15° at 06:04 pm and sets at 07:00 pm, arriving from 273° (W). Above that angle it is over the roof rather than through the window; near the equator the midday sun is almost overhead, which is why this is only ever about the last hour.

Nothing published says which way a unit points — not URA, not HDB. You are the one standing in it, or holding the plan. If the floor plan carries a north arrow, the plan reader will read it off and say so when it cannot.

Nothing with planning permission sits on those bearings within 400m. That is a fact about this radius and these bearings, not a guarantee of a view — an application not yet decided does not appear here, and neither does anything further out.

This does not tell you whether anything is blocked. A shadow needs the height and footprint of every building between you and the sun, and no public dataset here carries them — so none is drawn. What is above is the bearing the sun arrives on, which is astronomy, and what has been permitted along it, which is a filed decision with a reference number. Joining the two is yours. Bearings and distances are straight-line. A decision is permission to build, not a building: some are never started, and heights come from URA’s own wording, which states one about four times in five.

The land under Regent Grove

HDB put this parcel out to tender and names Regent Grove as what was built on it. Everything below is from that tender: the dates, the winning price, and the 5 bids that came in.

  1. Tender launched29 Nov 1996
  2. Tender closed16 Jan 19975 bids received
  3. Awarded17 Feb 1997Orchard Parade Land Pte Ltd/Yeo Hiap Seng Ltd
  4. Winning tenderS$189,077,000HDB publishes no gross floor area for this site, so a rate per square foot cannot be worked out from what is published
Parcel
Choa Chu Kang S3 Choa Chu Kang Street 64
Site area
22,848 sq m
Lease
99 yrs
Plot ratio
3
Gross floor area
Not published
Sold as
Condominium
Every bid — all 5, as HDB published them
Ranked by amount. The gap column is each bid measured against the winning one — subtraction, not a judgement about whether anyone bid well.
#TendererBidBehind the winner
1Orchard Parade Land Pte Ltd / Yeo Hiap Seng LimitedS$189,077,000—
2Malayan Credit LimitedS$159,376,800S$29,700,200 · 15.7%
3Wincrest Investment Pte LtdS$145,400,000S$43,677,000 · 23.1%
4Alkaff Complex Pte LtdS$139,200,000S$49,877,000 · 26.4%
5Amazonite Land Pte LtdS$129,000,000S$60,077,000 · 31.8%

What the land cost and what a unit sells for are not two ends of one sum. Between them sit construction over a multi-year build, financing, the development charge, marketing and agent commissions, GST, and the cost of holding unsold units. None of those is published for a named project, so this site does not estimate a developer’s cost or margin and no figure here should be read as one.

Source: HDB — Sites Sold by HDB · tender awarded 17 Feb 1997 · transcribed from HDB’s published tables on 2026-08-31 · prices are nominal and are not adjusted for inflation. HDB names the development on this row as “Regent Grove”. This parcel, from tender to today · Every land sale

Where the money actually goes

Drag the sale price. Everything moves.

Cash
Loan
CPF principal
CPF interest
Fees
Sale price · S$1,100,000
Outstanding loan
CPF principal used
Years held
Agent fee %
Sale priceS$1,100,000
Outstanding loan−S$180,000
CPF principal refundBack into your CPF, not lost−S$150,000
CPF accrued interestCPF OA rate, compounded over 12 years−S$52,416
Agent fee (2% + GST) and legal−S$26,780
Cash in handS$690,804
S$202,416 returns to your CPF, not your pocket — still yours, and it can fund the next purchase. The accrued interest alone is S$52,416, and it grows every year you hold. HDB concessionary loan interest is 2.6% p.a.; CPF Ordinary Account accrues at 2.5%.

Look up somewhere else

Any HDB block or private project in Singapore.