Resale Project Scorecard
Le Regal
D14 · Eunos, Geylang, Paya Lebar · freehold · completed 2015 · 88 units
Grade B, 6.22 out of 10, the 101st highest score among 208 resale condos in District 14.
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
- 6
- To Aljunied MRT
- 480 m
3D model: block outlines © OpenStreetMap contributors, roof heights from OneMap 3D (SLA)
Le Regal Score
- B
- Grade
- Score out of 10
- 6.22
- Highest score among 208 resale condos in District 14
- 101st
Solid, middle-of-the-pack project. Standout strengths: tenure, schools. Key weaknesses: project size, future transformation.
Project's Historical Performance25%4/10
Avg Ann. of +0.64% — below-median performance vs same-vintage peers (32nd percentile of 2015-era cohort).
The district median is 6/10.
Primary School Effect20%9/10
2 primary schools within 1km (nearest: Geylang Methodist School (Primary) at 0.60km). Exceptional school catchment — strong appeal for families with young children.
The district median is 9/10.
- Geylang Methodist School (Primary)
- Kong Hwa 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%3/10
88 units — very small project; niche product with thin resale market.
The district median is 3/10.
MRT Proximity13%8/10
480 m from Aljunied MRT (EW9) — short walk to MRT, good transport convenience.
The district median is 8/10.
Rental Yield10%9/10
Rental yield of 4.60% — exceptional income return.
The district median is 6/10.
Tenure10%10/10
Freehold tenure — no lease decay concerns, preserves long-term value.
The district median is 10/10.
Future Transformation6%0/10
No URA Masterplan transformation zone or upcoming MRT station within 3.5km of this project — minimal forward-looking infrastructure tailwind.
The district median is 1.5/10.
Scores updated October 2026. On the map →
Why Le Regal scores 6.22
Le Regal scores 6.22 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 991st of 2,350 resale condos scored in Singapore and 101st of 208 in District 14 (Eunos, Geylang, Paya Lebar). Its strongest factors are Tenure (10/10) and Primary School Effect (9/10); its weakest is Future Transformation (0/10).
| Factor | This condoLe Regal | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 4/10 | 6/10 | −0.50 | 12% of district |
| Primary School Effect20% | 9/10 | 9/10 | ±0.00 | 32% of district |
| Project Size16% | 3/10 | 3/10 | ±0.00 | 0% of district |
| MRT Proximity13% | 8/10 | 8/10 | ±0.00 | 12% of district |
| Rental Yield10% | 9/10 | 6/10 | +0.30 | 95% of district |
| Tenure10% | 10/10 | 10/10 | ±0.00 | 10% of district |
| Future Transformation6% | 0/10 | 1.5/10 | −0.09 | 0% of district |
Medians are across the 208 scored resale projects in District 14 (Eunos, Geylang, Paya Lebar). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between Le Regal and a median-profile project (6.51). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
Le Regal Prices
By unit type at Le Regal
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 1-bedroom420 sq ft | 420 sq ft | $570,000 to $618,000 | $1,444 psf | 4 |
| 2-bedroom754 sq ft | 754 sq ft | $901,500 | $1,269 psf | 2 |
Past transactions at Le Regal
27 resales, Nov 2021 to Oct 2026 · median $1,332 psf · $520,000 to $1,028,000 · 25 of 27 sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 11 Aug 2026 | 340 Geylang Road | 4 | #04-01011BR | 1BR | 366 | $1,557 | $570,000 | Resale |
| 14 Jul 2026 | 340 Geylang Road | 3 | #03-16161BR | 1BR | 420 | $1,405 | $590,000 | Resale |
| 8 Jul 2026 | 340 Geylang Road | 2 | #02-22221BR | 1BR | 420 | $1,453 | $610,000 | Resale |
| 29 May 2026 | 340 Geylang Road | 3 | #03-20201BR | 1BR | 431 | $1,435 | $618,000 | Resale |
| 7 May 2026 | 340 Geylang Road | 5 | #05-21212BR | 2BR | 990 | $1,038 | $1,028,000 | Resale |
| 21 Jan 2026 | 340 Geylang Road | 5 | #05-12122BR | 2BR | 517 | $1,500 | $775,000 | Resale |
| 15 Oct 2025 | 340 Geylang Road | 4 | #04-18181BR | 1BR | 420 | $1,496 | $628,000 | Resale |
| 30 Sep 2025 | 340 Geylang Road | 5 | #05-06061BR | 1BR | 689 | $1,118 | $770,000 | Resale |
| 20 May 2025 | 340 Geylang Road | 5 | #05-08082BR | 2BR | 689 | $1,103 | $760,000 | Resale |
| 25 Oct 2024 | 340 Geylang Road | 2 | #02-15151BR | 1BR | 420 | $1,465 | $615,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D14 |
|---|---|---|---|
| Nov 2021 – Jan 2022 | 3 | $1,047 psf | $1,322 psf |
| Feb–Apr 2022 | 2 | $1,111 psf | $1,359 psf |
| May–Jul 2022 | 1 | — | $1,446 psf |
| Aug–Oct 2022 | — | — | $1,512 psf |
| Nov 2022 – Jan 2023 | 1 | — | $1,507 psf |
| Feb–Apr 2023 | 1 | — | $1,640 psf |
| May–Jul 2023 | 3 | $1,421 psf | $1,547 psf |
| Aug–Oct 2023 | 2 | $1,096 psf | $1,539 psf |
| Nov 2023 – Jan 2024 | 2 | $1,234 psf | $1,622 psf |
| Feb–Apr 2024 | 2 | $1,567 psf | $1,687 psf |
| May–Jul 2024 | — | — | $1,730 psf |
| Aug–Oct 2024 | 1 | — | $1,790 psf |
| Nov 2024 – Jan 2025 | — | — | $1,867 psf |
| Feb–Apr 2025 | — | — | $1,814 psf |
| May–Jul 2025 | 1 | — | $1,898 psf |
| Aug–Oct 2025 | 2 | $1,307 psf | $1,798 psf |
| Nov 2025 – Jan 2026 | 1 | — | $1,737 psf |
| Feb–Apr 2026 | — | — | $1,729 psf |
| May–Jul 2026 | 4 | $1,420 psf | $1,697 psf |
| Aug–Oct 2026 | 1 | — | $1,756 psf |
A quarter is plotted from two sales up; the district line from ten.
Sellers here made a median +0.9% a year, ranked 26 of 27 in D14 and 646 of 715 condos. See the most profitable condos in D14 →
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
Le Regal Rent
- Median rent a month
- $2,500 to $3,750
- Gross yield
- 5.0%
- Rental contracts
- 37
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 1-bedroom | $2,500 | $2,400 to $2,700 | 5.0% | 32 |
| 2-bedroom | $3,750 | $3,500 to $3,800 | 5.0% | 5 |
Rental contracts at Le Regal
37 contracts, Sep 2025 to Aug 2026 · median $2,550 a month · $2,200 to $4,000
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 1BR | 300 to 400 sq ft | $2,400 |
| Aug 2026 | 1BR | 300 to 400 sq ft | $2,600 |
| Aug 2026 | 1BR | 400 to 500 sq ft | $2,850 |
| Aug 2026 | 2BR | 500 to 600 sq ft | $3,800 |
| Jul 2026 | 1BR | 300 to 400 sq ft | $2,350 |
| Jul 2026 | 1BR | 300 to 400 sq ft | $2,400 |
| Jul 2026 | 1BR | 300 to 400 sq ft | $2,500 |
| Jul 2026 | 1BR | 300 to 400 sq ft | $2,600 |
| Jul 2026 | 1BR | 400 to 500 sq ft | $2,700 |
| Jun 2026 | 1BR | 600 to 700 sq ft | $2,600 |
URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.
Le Regal By stack
- Highest, stack 08
- $1,421 psf
- Lowest, stack 02
- $1,303 psf
- Stacks with 2+ resales
- 6
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 02 | $1,303 psf | 527 sq ft | Levels 3 to 5 | 2 |
| 03 | $1,333 psf | 527 sq ft | Levels 4 to 5 | 2 |
| 04 | $1,304 psf | 527 sq ft | Levels 3 to 5 | 2 |
| 08 | $1,421 psf | 366 sq ft | Levels 2 to 5 | 3 |
| 12 | $1,416 psf | 517 sq ft | Levels 4 to 5 | 2 |
| 16 | $1,405 psf | 420 sq ft | Levels 2 to 5 | 3 |
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
Le Regal Notes
How these numbers are worked out
- Grade B places Le Regal 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: $1,444 psf at Le Regal against $1,731 psf across District 14, 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 $1,118 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.
- Rent: aggregates of URA rental contracts, Sep 2025 – Aug 2026, for unit types with three contracts or more; the contract list under the table carries every letting on file, including those with no bedroom count, and URA publishes no unit number for a letting. "Most rents" is the middle half of contracts, shown from five up. Gross yield is a year of the median rent over the median resale price of the same unit type (12 months to October 2026, two sales or more), before maintenance fees, property tax, agent fees, vacancy and mortgage interest.
- 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 (11 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 6 resale caveats at Le Regal ranged from $1,038 psf to $1,557 psf: that spread is unit-level variation the score cannot see.
- Historical Performance is a percentile among projects of similar vintage (completed around 2015, 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 Aljunied MRT (EW9), 480 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 Le Regal for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.