Resale Project Scorecard
Bukit Regency
D21 · Clementi Park, Upper Bukit Timah · freehold · completed 1995 · 224 units
Grade S, 7.67 out of 10, the 7th highest score among 74 resale condos in District 21.
How to read this grade. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation.
TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Read the evidence →
- Tenure
- Freehold
- Resales, 12 months to Oct 2026
- 3
- To Beauty World MRT
- 660 m
3D model: block outlines © OpenStreetMap contributors, roof heights from OneMap 3D (SLA)
Bukit Regency Score
- S
- Grade
- Score out of 10
- 7.67
- Highest score among 74 resale condos in District 21
- 7th
Top-tier project across nearly every dimension. Standout strengths: tenure, schools. Key weaknesses: future transformation, rental yield.
Project's Historical Performance25%9/10
Avg Ann. of +4.52% — top-quartile performance within its 1995-era cohort (82nd percentile).
The district median is 7/10.
Primary School Effect20%9/10
2 primary schools within 1km (nearest: Pei Hwa Presbyterian Primary School at 0.97km). Exceptional school catchment — strong appeal for families with young children.
The district median is 9/10.
- Pei Hwa Presbyterian Primary School
- Bukit Timah Primary School
Within 1km on OneMap's School Query for at least one block, the measure MOE uses for Primary 1. Check your block's postal code on OneMap School Query →
Project Size16%8/10
224 units — good project size supporting active resale market and adequate facilities.
The district median is 5/10.
MRT Proximity13%7/10
660 m from Beauty World MRT (DT5) — short walk to MRT, good transport convenience.
The district median is 8/10.
Rental Yield10%2/10
Rental yield of 2.27% — weak income return.
The district median is 3/10.
Tenure10%10/10
Freehold tenure — no lease decay concerns, preserves long-term value.
The district median is 10/10.
Future Transformation6%4/10
Limited future-catalyst exposure — nearest is Beauty World integrated transport hub at 0.83km, far enough that the impact on this project is modest.
The district median is 4/10.
Scores updated October 2026. On the map →
Why Bukit Regency scores 7.67
Bukit Regency scores 7.67 out of 10 on the TRIBE Resale Project Scorecard, Grade S, ranking 155th of 2,350 resale condos scored in Singapore and 7th of 74 in District 21 (Clementi Park, Upper Bukit Timah). Its strongest factors are Tenure (10/10) and Project's Historical Performance (9/10); its weakest is Rental Yield (2/10).
| Factor | This condoBukit Regency | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 9/10 | 7/10 | +0.50 | 90% of district |
| Primary School Effect20% | 9/10 | 9/10 | ±0.00 | 32% of district |
| Project Size16% | 8/10 | 5/10 | +0.48 | 56% of district |
| MRT Proximity13% | 7/10 | 8/10 | −0.13 | 12% of district |
| Rental Yield10% | 2/10 | 3/10 | −0.10 | 14% of district |
| Tenure10% | 10/10 | 10/10 | ±0.00 | 27% of district |
| Future Transformation6% | 4/10 | 4/10 | ±0.00 | 23% of district |
Medians are across the 74 scored resale projects in District 21 (Clementi Park, Upper Bukit Timah). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between Bukit Regency and a median-profile project (6.93). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
Bukit Regency Prices
By unit type at Bukit Regency
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 3-bedroom1,399 sq ft | 1,399 sq ft | $2.18M to $2.53M | $1,746 psf | 3 |
Past transactions at Bukit Regency
23 resales, Nov 2021 to Oct 2026 · median $1,602 psf · $1,468,888 to $2,816,000 · 13 of the 13 with a purchase on record sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 24 Jul 2026 | 7 Upper Bukit Timah View | 1 | #01-02023BR · Blk 7 | 3BR | 1,399 | $1,664 | $2,328,000 | Resale |
| 30 Dec 2025 | 3 Upper Bukit Timah View | 6 | #06-04043BR · Blk 3 | 3BR | 1,249 | $1,746 | $2,180,000 | Resale |
| 18 Dec 2025 | 5 Upper Bukit Timah View | 3 | #03-09093BR · Blk 5 | 3BR | 1,432 | $1,767 | $2,530,000 | Resale |
| 4 Jun 2025 | 11 Upper Bukit Timah View | 7 | #07-02024BR · Blk 11 | 4BR | 1,647 | $1,710 | $2,816,000 | Resale |
| 3 Mar 2025 | 7 Upper Bukit Timah View | 1 | #01-04043BR · Blk 7 | 3BR | 1,399 | $1,608 | $2,250,000 | Resale |
| 7 Feb 2025 | 1 Upper Bukit Timah View | 5 | #05-02023BR · Blk 1 | 3BR | 1,539 | $1,649 | $2,538,000 | Resale |
| 19 Dec 2024 | 1 Upper Bukit Timah View | 3 | #03-08083BR · Blk 1 | 3BR | 1,529 | $1,623 | $2,480,000 | Resale |
| 10 Dec 2024 | 11 Upper Bukit Timah View | 2 | #02-01014BR · Blk 11 | 4BR | 1,647 | $1,559 | $2,568,000 | Resale |
| 13 Sep 2024 | 1 Upper Bukit Timah View | 3 | #03-06063BR · Blk 1 | 3BR | 1,529 | $1,577 | $2,410,000 | Resale |
| 10 May 2024 | 5 Upper Bukit Timah View | 3 | #03-06063BR · Blk 5 | 3BR | 1,356 | $1,512 | $2,050,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D21 |
|---|---|---|---|
| Nov 2021 – Jan 2022 | — | — | $1,408 psf |
| Feb–Apr 2022 | 2 | $1,368 psf | $1,449 psf |
| May–Jul 2022 | 1 | — | $1,459 psf |
| Aug–Oct 2022 | 2 | $1,475 psf | $1,524 psf |
| Nov 2022 – Jan 2023 | 1 | — | $1,470 psf |
| Feb–Apr 2023 | — | — | $1,611 psf |
| May–Jul 2023 | 2 | $1,630 psf | $1,643 psf |
| Aug–Oct 2023 | 2 | $1,531 psf | $1,565 psf |
| Nov 2023 – Jan 2024 | — | — | $1,848 psf |
| Feb–Apr 2024 | 3 | $1,637 psf | $1,693 psf |
| May–Jul 2024 | 1 | — | $1,740 psf |
| Aug–Oct 2024 | 1 | — | $1,710 psf |
| Nov 2024 – Jan 2025 | 2 | $1,591 psf | $1,744 psf |
| Feb–Apr 2025 | 2 | $1,629 psf | $1,708 psf |
| May–Jul 2025 | 1 | — | $1,909 psf |
| Aug–Oct 2025 | — | — | $1,806 psf |
| Nov 2025 – Jan 2026 | 2 | $1,757 psf | $1,844 psf |
| Feb–Apr 2026 | — | — | $1,944 psf |
| May–Jul 2026 | 1 | — | $1,906 psf |
| Aug–Oct 2026 | — | — | $1,911 psf |
A quarter is plotted from two sales up; the district line from ten.
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
Bukit Regency By stack
- Highest, stack 04
- $1,657 psf
- Lowest, stack 01
- $1,471 psf
- Stacks with 2+ resales
- 5
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 01 | $1,471 psf | 1,523 sq ft | Levels 2 to 5 | 2 |
| 02 | $1,637 psf | 1,399 sq ft | Levels 1 to 8 | 7 |
| 04 | $1,657 psf | 1,399 sq ft | Levels 1 to 7 | 5 |
| 06 | $1,545 psf | 1,442 sq ft | Level 3 | 2 |
| 08 | $1,613 psf | 1,233 sq ft | Levels 3 to 7 | 4 |
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
Bukit Regency Notes
How these numbers are worked out
- Grade S places Bukit Regency in a relative band under the current seven-factor formula. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation. TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Two units can still be very different buys: the asking price, stack, floor, facing and condition decide the outcome.
- PSF against the district: $1,746 psf at Bukit Regency against $1,901 psf across District 21, medians over 12 months.
- MRT distance is a straight line on the map; the walking route is longer.
- Prices: aggregates of URA REALIS resale caveats, data to October 2026 (Nov 2025 – Oct 2026; the year before is Nov 2024 – Oct 2025, median $1,623 psf). A specific unit's value depends on floor, size, facing and condition.
- By unit type: a price range is shown from three sales up; with two, the figure is the median.
- Past transactions: every resale and sub-sale caveat lodged with URA from Nov 2021 to Oct 2026, newest first; a unit is its storey and stack (#07-18). Typing a unit or a stack lists its sales across the whole span. Profit is the sale price less the seller's own purchase price as the caveats pair them, before stamp duties, fees and loan interest; the gain a year is compounded and shown from one year held. The trend line is the median from two sales up per month, quarter or half-year, the district line from ten. 10Y appears once the dataset runs that far back.
- By stack: resales from 2022 to Oct 2026, medians per stack. A stack is the last two digits of the unit number, so #05-37 and #08-37 are both stack 37. Stacks with one sale (3 here) are left out, and prices moved over the period, so read a gap between two stacks as a lead to check, not a rule.
- Factor bars: the black mark on each bar is the district median.
- Score: seven weighted factors. Methodology published.
What the score cannot tell you
- RPS scores the project, not a unit. Floor, stack, facing, renovation and the asking price are outside the score. In the 12 months to October 2026, the 3 resale caveats at Bukit Regency ranged from $1,664 psf to $1,767 psf: that spread is unit-level variation the score cannot see.
- Recent price evidence is thin: 3 resale caveats in the 12 months to October 2026. The Historical Performance factor (9/10) rests on the 10-year record, not on this window.
- Historical Performance is a percentile among projects of similar vintage (completed around 1995, within a year or so, widened when the cohort is small). A high score is strong for its age group, not against the whole market.
- The nearest MRT is Beauty World MRT (DT5), 660 m in a straight line. The walking route is usually longer, and bus links are not scored.
- Primary School Effect counts the 2 primary schools within 1 km on OneMap's School Query (the school's land boundary to the block's building outline, the measure MOE uses for P1), weighted by recent P1 ballot demand. A school counts when any block is within 1 km, so confirm your own block's postal code before relying on it.
- Scores updated October 2026; transactions to October 2026. Nothing on this page is a valuation or advice on a specific unit.
- Facing decides a unit's morning or afternoon sun, and it varies stack by stack. See the sun path at Bukit Regency for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.