RPS · Resale Project Scorecard
City Regency — Grade B
RPS score 6.42/10 · D12 · Balestier, Toa Payoh · 56 units · scored across 7 weighted factors — methodology published.
FH · FRAGRANCE HOMES PTE LTD · TOP 2009
Solid, middle-of-the-pack project. Standout strengths: schools, tenure. Key weaknesses: project size, future transformation.
Factor breakdown
- Project's Historical Performance25% weight
- 5/10
- Primary School Effect20% weight
- 10/10
- Project Size16% weight
- 3/10
- MRT Proximity13% weight
- 7/10
- Rental Yield10% weight
- 7/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 1/10
Avg Ann. of +2.34% — near-median performance within its 2009-era cohort (46th percentile).
3 primary schools within 1km (nearest: BENDEMEER PRIMARY SCHOOL at 0.54km). Exceptional school catchment — strong appeal for families with young children.
56 units — very small project; niche product with thin resale market.
0.80km from Potong Pasir Mrt Stn (NE10) — short walk to MRT, good transport convenience.
Rental yield of 3.77% — strong income return.
Freehold tenure — no lease decay concerns, preserves long-term value.
Marginal future-catalyst exposure — nearest driver: Newton–Orchard mixed-use precinct at 3.23km, beyond meaningful proximity bands. Score is low but a forward-looking catalyst was still identified.
Primary schools within 1km: Bendemeer Primary School, ST Andrew's School (Junior), HONG WEN School.
The verdict· Scores updated September 2026
City Regency scores 6.42 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 713th of 2,357 resale condos scored in Singapore and 35th of 116 in District 12 (Balestier, Toa Payoh). Its strongest factors are Primary School Effect (10/10) and Tenure (10/10); its weakest is Future Transformation (1/10). Solid, middle-of-the-pack project. Standout strengths: schools, tenure. Key weaknesses: project size, future transformation.
See all 116 scored condos in District 12 (Balestier, Toa Payoh) →
RPS · Resale Project Scorecard
Recent resale transactions at City Regency
12 months to September 2026 (Oct 2025 – Sep 2026): 2 resale transactions, median $1,621 psf, median price $785,000.
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 1 | $1,621 psf | $785,000 |
| Jan–Mar 2026 | — | — | — |
| Apr–Jun 2026 | — | — | — |
| Jul–Sep 2026 | 1 | $1,621 psf | $785,000 |
| 12-month total | 2 | $1,621 psf | $785,000 |
Aggregates of URA REALIS resale caveats (data to September 2026). A specific unit's value depends on floor, size, facing and condition — for a unit-level read, use the Resale Price Check.
City Regency: frequently asked questions
Answers generated from the scorecard data — RPS rank 713th of 2,357, scores updated September 2026.
- Is City Regency a good buy in 2026?
- City Regency scores 6.42/10 on the TRIBE Resale Project Scorecard (Grade B), which places it 713th of 2,357 Singapore resale condos and 35th of 116 in District 12 (Balestier, Toa Payoh). Solid, middle-of-the-pack project. Standout strengths: schools, tenure. Key weaknesses: project size, future transformation. RPS scores project-level demand fundamentals — not a specific unit or its asking price — so read the grade as a screen: it tells you whether the drivers of resale demand are present, and the price you pay still decides the outcome.
- What is the average PSF at City Regency?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 2 resale transactions at City Regency, at a median of $1,621 psf and a median price of $785,000 (range $1,621 psf to $1,621 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is City Regency from the nearest MRT station?
- City Regency is about 800m from Potong Pasir MRT (NE10), scoring 7/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does City Regency compare with Ascent @ 456?
- Ascent @ 456 is the project scored next to City Regency on the District 12 ranking: 6.44 (Grade B) against City Regency's 6.42 (Grade B). City Regency scores higher on Primary School Effect (10 vs 7); Ascent @ 456 scores higher on Project's Historical Performance (5 vs 7) and Future Transformation (1 vs 3).
- Which primary schools are within 1km of City Regency?
- 3 primary schools are within 1km of City Regency: Bendemeer Primary School, ST Andrew's School (Junior), HONG WEN School. 3 primary schools within 1km (nearest: BENDEMEER PRIMARY SCHOOL at 0.54km). Exceptional school catchment — strong appeal for families with young children. City Regency scores 10/10 on the Primary School Effect factor (20% of the RPS score), which weights each school by its recent P1 ballot demand.
- What is the tenure of City Regency, and how big is the project?
- City Regency is freehold, completed in 2009, has 56 units, developed by FRAGRANCE HOMES PTE LTD. Freehold tenure — no lease decay concerns, preserves long-term value. 56 units — very small project; niche product with thin resale market. Tenure carries 10% of the RPS score and Project Size 16%.
Scored either side of City Regency in Balestier, Toa Payoh
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
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