RPS · Resale Project Scorecard
Grand Regalia — Grade A
RPS score 6.77/10 · D19 · Hougang, Punggol, Sengkang · 20 units · scored across 7 weighted factors — methodology published.
FH · WU PIH HWA (MDM) · TOP 2004
Strong project with clear strengths. Standout strengths: tenure, capital appreciation. Key weaknesses: future transformation, project size.
Factor breakdown
- Project's Historical Performance25% weight
- 9/10
- Primary School Effect20% weight
- 7/10
- Project Size16% weight
- 3/10
- MRT Proximity13% weight
- 8/10
- Rental Yield10% weight
- 4/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 3/10
Avg Ann. of +6.00% — top-quartile performance within its 2004-era cohort (81th percentile).
2 primary schools within 1km (nearest: PAYA LEBAR METHODIST GIRLS' SCHOOL (PRIMARY) at 0.95km). Strong school proximity — a genuine advantage for young families.
20 units — very small project; niche product with thin resale market.
0.56km from Kovan Mrt Stn (NE13) — short walk to MRT, good transport convenience.
Rental yield of 2.90% — below-average income return.
Freehold tenure — no lease decay concerns, preserves long-term value.
Limited future-catalyst exposure — nearest is Serangoon North MRT (CR9, CRL1) at 1.85km, far enough that the impact on this project is modest.
Primary schools within 1km: PAYA Lebar Methodist Girls' School (Primary), Xinghua Primary School.
The verdict· Scores updated September 2026
Grand Regalia scores 6.77 out of 10 on the TRIBE Resale Project Scorecard, Grade A, ranking 487th of 2,357 resale condos scored in Singapore and 76th of 180 in District 19 (Hougang, Punggol, Sengkang). Its strongest factors are Tenure (10/10) and Project's Historical Performance (9/10); its weakest is Future Transformation (3/10). Strong project with clear strengths. Standout strengths: tenure, capital appreciation. Key weaknesses: future transformation, project size.
See all 180 scored condos in District 19 (Hougang, Punggol, Sengkang) →
RPS · Resale Project Scorecard
Recent resale transactions at Grand Regalia
12 months to September 2026 (Oct 2025 – Sep 2026): 1 resale transaction, median $1,075 psf, median price $2.49M.
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | — | — | — |
| Jan–Mar 2026 | 1 | $1,075 psf | $2.49M |
| Apr–Jun 2026 | — | — | — |
| Jul–Sep 2026 | — | — | — |
| 12-month total | 1 | $1,075 psf | $2.49M |
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.
Grand Regalia: frequently asked questions
Answers generated from the scorecard data — RPS rank 487th of 2,357, scores updated September 2026.
- Is Grand Regalia a good buy in 2026?
- Grand Regalia scores 6.77/10 on the TRIBE Resale Project Scorecard (Grade A), which places it 487th of 2,357 Singapore resale condos and 76th of 180 in District 19 (Hougang, Punggol, Sengkang). Strong project with clear strengths. Standout strengths: tenure, capital appreciation. Key weaknesses: future transformation, project size. 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 Grand Regalia?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 1 resale transaction at Grand Regalia, at a median of $1,075 psf and a median price of $2.49M. Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Grand Regalia from the nearest MRT station?
- Grand Regalia is about 560m from Kovan MRT (NE13), scoring 8/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does Grand Regalia compare with Fragrant Gardens?
- Fragrant Gardens is the project scored next to Grand Regalia on the District 19 ranking: 6.82 (Grade A) against Grand Regalia's 6.77 (Grade A). Grand Regalia scores higher on Project's Historical Performance (9 vs 8) and Rental Yield (4 vs 3); Fragrant Gardens scores higher on Primary School Effect (7 vs 9).
- Which primary schools are within 1km of Grand Regalia?
- 2 primary schools are within 1km of Grand Regalia: PAYA Lebar Methodist Girls' School (Primary), Xinghua Primary School. 2 primary schools within 1km (nearest: PAYA LEBAR METHODIST GIRLS' SCHOOL (PRIMARY) at 0.95km). Strong school proximity — a genuine advantage for young families. Grand Regalia scores 7/10 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 Grand Regalia, and how big is the project?
- Grand Regalia is freehold, completed in 2004, has 20 units, developed by WU PIH HWA (MDM). Freehold tenure — no lease decay concerns, preserves long-term value. 20 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 Grand Regalia in Hougang, Punggol, Sengkang
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
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