Regentville

The ground under it was tendered in 1996. Both ends of that are public; nobody puts them together.

The land under Regentville

HDB put this parcel out to tender and names Regentville as what was built on it. Everything below is from that tender: the dates, the winning price, and the 4 bids that came in.

  1. Tender launched29 Sep 1995
  2. Tender closed30 Nov 19954 bids received
  3. Awarded26 Jan 1996Orchard Terminal Pte Ltd
  4. Winning tenderS$146,398,000HDB publishes no gross floor area for this site, so a rate per square foot cannot be worked out from what is published
Parcel
Hougang S2 Hougang Street 92
Site area
24,045 sq m
Lease
99 yrs
Plot ratio
2.8
Gross floor area
Not published
Sold as
Condominium
Every bid — all 4, 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 Terminal Pte LtdS$146,398,000—
2Allgreen Properties Ltd / Hoe Seng Co (Pte) LtdS$123,800,000S$22,598,000 · 15.4%
3Ho Bee Developments Pte LtdS$101,899,000S$44,499,000 · 30.4%
4First Capital Corporation LtdS$85,411,000S$60,987,000 · 41.7%

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 26 Jan 1996 · 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 “Regentville”. This parcel, from tender to today · Every land sale

What has been filed there since

1996 · the groundS$146,398,000HDB publishes no gross floor area for this parcel, so no rate can be worked out
Today · the homes on it$1,067median of 125 filed transactions, 2021-09 to 2026-09

Year by year, for a median-sized unit

100–110 sqm band. Counts in brackets; a year with fewer than 3 filed sales is kept and marked rather than dropped, because a reader can discount a thin year and cannot discount one that was silently removed.
YearMedian psfAgainst the year before
2021$832 (8)—
2022$912 (17)+9.6%
2023$1,085 (18)+19.0%
2024$1,161 (16)+7.0%
2025$1,196 (16)+3.0%
2026$1,197 (5)+0.1%

The two ends of this page are not two ends of one sum. Between the tender and the first unit sold sit construction over a multi-year build, financing, the development charge, marketing and agent commissions, GST, and the cost of holding unsold stock. None of those is published for a named project, so nothing here estimates a developer’s cost or margin and no figure on this page should be read as one. Why that is refused.

The rest of it