RPS · Resale Project Scorecard
Grand Regency — Grade B
RPS score 6.24/10 · D21 · Clementi Park, Upper Bukit Timah · 34 units · scored across 7 weighted factors — methodology published.
FH · Great Heights Pte Ltd & Land Resources Realty Pte Ltd (Land Resources Group) · TOP 1999
Solid, middle-of-the-pack project. Standout strengths: tenure, schools. Key weaknesses: project size, total returns.
Factor breakdown
- Project's Historical Performance25% weight
- 7/10
- Primary School Effect20% weight
- 9/10
- Project Size16% weight
- 3/10
- MRT Proximity13% weight
- 6/10
- Rental Yield10% weight
- 2/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 4/10
Avg Ann. of +4.05% — near-median performance within its 1999-era cohort (67th percentile).
2 primary schools within 1km (nearest: BUKIT TIMAH PRIMARY SCHOOL at 0.70km). Exceptional school catchment — strong appeal for families with young children.
34 units — very small project; niche product with thin resale market.
0.81km from Beauty World Mrt Stn (DT5) — moderate MRT proximity; walkable but not doorstep.
Rental yield of 2.40% — weak income return.
Freehold tenure — no lease decay concerns, preserves long-term value.
Limited future-catalyst exposure — nearest is Beauty World integrated transport hub at 0.84km, far enough that the impact on this project is modest.
Primary schools within 1km: Bukit Timah Primary School, PEI HWA Presbyterian Primary School.
The verdict· Scores updated September 2026
Grand Regency scores 6.24 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 877th of 2,357 resale condos scored in Singapore and 43rd of 74 in District 21 (Clementi Park, Upper Bukit Timah). Its strongest factors are Tenure (10/10) and Primary School Effect (9/10); its weakest is Rental Yield (2/10). Solid, middle-of-the-pack project. Standout strengths: tenure, schools. Key weaknesses: project size, total returns.
See all 74 scored condos in District 21 (Clementi Park, Upper Bukit Timah) →
RPS · Resale Project Scorecard
Recent resale transactions at Grand Regency
12 months to September 2026 (Oct 2025 – Sep 2026): 1 resale transaction, median $1,662 psf, median price $1.36M.
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | — | — | — |
| Jan–Mar 2026 | 1 | $1,662 psf | $1.36M |
| Apr–Jun 2026 | — | — | — |
| Jul–Sep 2026 | — | — | — |
| 12-month total | 1 | $1,662 psf | $1.36M |
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 Regency: frequently asked questions
Answers generated from the scorecard data — RPS rank 877th of 2,357, scores updated September 2026.
- Is Grand Regency a good buy in 2026?
- Grand Regency scores 6.24/10 on the TRIBE Resale Project Scorecard (Grade B), which places it 877th of 2,357 Singapore resale condos and 43rd of 74 in District 21 (Clementi Park, Upper Bukit Timah). Solid, middle-of-the-pack project. Standout strengths: tenure, schools. Key weaknesses: project size, total returns. 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 Regency?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 1 resale transaction at Grand Regency, at a median of $1,662 psf and a median price of $1.36M. Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Grand Regency from the nearest MRT station?
- Grand Regency is about 810m from Beauty World MRT (DT5), scoring 6/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does Grand Regency compare with Summerhill?
- Summerhill is the project scored next to Grand Regency on the District 21 ranking: 6.27 (Grade B) against Grand Regency's 6.24 (Grade B). Grand Regency scores higher on Primary School Effect (9 vs 3) and Future Transformation (4 vs 2); Summerhill scores higher on Project Size (3 vs 8) and MRT Proximity (6 vs 8).
- Which primary schools are within 1km of Grand Regency?
- 2 primary schools are within 1km of Grand Regency: Bukit Timah Primary School, PEI HWA Presbyterian Primary School. 2 primary schools within 1km (nearest: BUKIT TIMAH PRIMARY SCHOOL at 0.70km). Exceptional school catchment — strong appeal for families with young children. Grand Regency scores 9/10 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 Regency, and how big is the project?
- Grand Regency is freehold, completed in 1999, has 34 units, developed by Great Heights Pte Ltd & Land Resources Realty Pte Ltd (Land Resources Group). Freehold tenure — no lease decay concerns, preserves long-term value. 34 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 Regency in Clementi Park, Upper Bukit Timah
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
- SummerhillB6.27
- Eng Kong GreenB6.23
- King Albert Park Residences (kap)B6.27
- Selanting GreenB6.14
- Chun Tin CourtB6.28
- Cavendish ParkB6.12
See all 74 scored projects in Clementi Park, Upper Bukit Timah →
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