RPS · Resale Project Scorecard
Le Regal — Grade B
RPS score 6.22/10 · D14 · Eunos, Geylang, Paya Lebar · 88 units · scored across 7 weighted factors — methodology published.
FH · FRAGRANCE REALTY PTE LTD · TOP 2015
Solid, middle-of-the-pack project. Standout strengths: tenure, schools. Key weaknesses: project size, future transformation.
Factor breakdown
- Project's Historical Performance25% weight
- 4/10
- Primary School Effect20% weight
- 9/10
- Project Size16% weight
- 3/10
- MRT Proximity13% weight
- 8/10
- Rental Yield10% weight
- 9/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 0/10
Avg Ann. of +0.64% — below-median performance vs same-vintage peers (32th percentile of 2015-era cohort).
2 primary schools within 1km (nearest: GEYLANG METHODIST SCHOOL (PRIMARY) at 0.69km). Exceptional school catchment — strong appeal for families with young children.
88 units — very small project; niche product with thin resale market.
0.52km from Aljunied Mrt Stn (EW9) — short walk to MRT, good transport convenience.
Rental yield of 4.60% — exceptional income return.
Freehold tenure — no lease decay concerns, preserves long-term value.
No URA Masterplan transformation zone or upcoming MRT station within 3.5km of this project — minimal forward-looking infrastructure tailwind.
Primary schools within 1km: Geylang Methodist School (Primary), KONG HWA School.
The verdict· Scores updated September 2026
Le Regal scores 6.22 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 888th of 2,357 resale condos scored in Singapore and 94th 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). Solid, middle-of-the-pack project. Standout strengths: tenure, schools. Key weaknesses: project size, future transformation.
See all 208 scored condos in District 14 (Eunos, Geylang, Paya Lebar) →
RPS · Resale Project Scorecard
Recent resale transactions at Le Regal
12 months to September 2026 (Oct 2025 – Sep 2026): 7 resale transactions, median $1,453 psf, median price $618,000. Median PSF is up 30.0% on the previous 12 months (Oct 2024 – Sep 2025, $1,118 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 1 | $1,496 psf | $628,000 |
| Jan–Mar 2026 | 1 | $1,500 psf | $775,000 |
| Apr–Jun 2026 | 2 | $1,237 psf | $823,000 |
| Jul–Sep 2026 | 3 | $1,453 psf | $590,000 |
| 12-month total | 7 | $1,453 psf | $618,000 |
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.
Le Regal: frequently asked questions
Answers generated from the scorecard data — RPS rank 888th of 2,357, scores updated September 2026.
- Is Le Regal a good buy in 2026?
- Le Regal scores 6.22/10 on the TRIBE Resale Project Scorecard (Grade B), which places it 888th of 2,357 Singapore resale condos and 94th of 208 in District 14 (Eunos, Geylang, Paya Lebar). Solid, middle-of-the-pack project. Standout strengths: tenure, schools. 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 Le Regal?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 7 resale transactions at Le Regal, at a median of $1,453 psf and a median price of $618,000 (range $1,038 psf to $1,557 psf). The median PSF is up 30.0% on the previous 12 months (Oct 2024 – Sep 2025, $1,118 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Le Regal from the nearest MRT station?
- Le Regal is about 520m from Aljunied MRT (EW9), 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 Le Regal compare with Cosmo?
- Cosmo is the project scored next to Le Regal on the District 14 ranking: 6.27 (Grade B) against Le Regal's 6.22 (Grade B). Le Regal scores higher on Rental Yield (9 vs 7); Cosmo scores higher on Project's Historical Performance (4 vs 5).
- Which primary schools are within 1km of Le Regal?
- 2 primary schools are within 1km of Le Regal: Geylang Methodist School (Primary), KONG HWA School. 2 primary schools within 1km (nearest: GEYLANG METHODIST SCHOOL (PRIMARY) at 0.69km). Exceptional school catchment — strong appeal for families with young children. Le Regal 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 Le Regal, and how big is the project?
- Le Regal is freehold, completed in 2015, has 88 units, developed by FRAGRANCE REALTY PTE LTD. Freehold tenure — no lease decay concerns, preserves long-term value. 88 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 Le Regal in Eunos, Geylang, Paya Lebar
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
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