Resale Project Scorecard
Regent Grove
D23 · Bukit Batok, Bukit Panjang, Choa Chu Kang · 99-year leasehold · completed 2000 · 553 units
Grade B, 5.88 out of 10, the 44th highest score among 70 resale condos in District 23.
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 →
- Lease left, about
- 70 yrs
- Resales, 12 months to Oct 2026
- 20
- To Yew Tee MRT
- 210 m
3D model: block outlines © OpenStreetMap contributors, roof heights from OneMap 3D (SLA)
Regent Grove Score
- B
- Grade
- Score out of 10
- 5.88
- Highest score among 70 resale condos in District 23
- 44th
Solid, middle-of-the-pack project. Standout strengths: project size, MRT access. Key weaknesses: schools, capital appreciation.
Project's Historical Performance25%2/10
Avg Ann. of +2.65% — bottom 19% within its 2000-era cohort. Weak capital appreciation, even when judged against vintage peers.
The district median is 6/10.
Primary School Effect20%4/10
3 primary schools within 1km (nearest: Yew Tee Primary School at 0.27km). Moderate school access.
The district median is 7/10.
- Yew Tee Primary School
- Unity Primary School
- De La Salle 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%10/10
553 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover.
The district median is 8/10.
MRT Proximity13%9/10
210 m from Yew Tee MRT (NS5) — direct, walk-in MRT access. Strong commuter appeal.
The district median is 8/10.
Rental Yield10%7/10
Rental yield of 3.85% — strong income return.
The district median is 5/10.
Tenure10%7/10
99YR tenure — about 70 years remaining; some long-term decay exposure but not imminent.
The district median is 8.5/10.
Future Transformation6%7/10
Strong future-catalyst exposure — closest driver: Choa Chu Kang West MRT (JS1, JRL1) at 1.81km. Well positioned for the URA DMP2025 / LTA upcoming-MRT pipeline; expect tangible neighbourhood-level upside.
The district median is 3.5/10.
Scores updated October 2026. On the map →
Why Regent Grove scores 5.88
Regent Grove scores 5.88 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 1307th of 2,350 resale condos scored in Singapore and 44th of 70 in District 23 (Bukit Batok, Bukit Panjang, Choa Chu Kang). Its strongest factors are Project Size (10/10) and MRT Proximity (9/10); its weakest is Project's Historical Performance (2/10).
| Factor | This condoRegent Grove | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 2/10 | 6/10 | −1.00 | 0% of district |
| Primary School Effect20% | 4/10 | 7/10 | −0.60 | 38% of district |
| Project Size16% | 10/10 | 8/10 | +0.32 | 74% of district |
| MRT Proximity13% | 9/10 | 8/10 | +0.13 | 65% of district |
| Rental Yield10% | 7/10 | 5/10 | +0.20 | 84% of district |
| Tenure10% | 7/10 | 8.5/10 | −0.15 | 12% of district |
| Future Transformation6% | 7/10 | 3.5/10 | +0.21 | 80% of district |
Medians are across the 70 scored resale projects in District 23 (Bukit Batok, Bukit Panjang, Choa Chu Kang). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between Regent Grove and a median-profile project (6.78). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
Regent Grove Prices
By unit type at Regent Grove
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 2-bedroom926 sq ft | 926 sq ft | $922,000 to $1.03M | $1,010 psf | 3 |
| 3-bedroom1,173 sq ft | 1,173 sq ft | $1.04M to $1.46M | $1,000 psf | 13 |
| 4-bedroom1,302 sq ft | 1,302 sq ft | $1.26M to $1.47M | $1,064 psf | 4 |
Past transactions at Regent Grove
20 resales, Nov 2025 to Oct 2026 · median $1,006 psf · $922,000 to $1,468,000 · all 20 sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 24 Sep 2026 | 50 Choa Chu Kang North 7 | 12 | #12-02023BR · Blk 50 | 3BR | 1,163 | $1,015 | $1,180,000 | Resale |
| 22 Sep 2026 | 52 Choa Chu Kang North 7 | 12 | #12-19192BR · Blk 52 | 2BR | 926 | $996 | $922,000 | Resale |
| 31 Aug 2026 | 50 Choa Chu Kang North 7 | 6 | #06-08084BR · Blk 50 | 4BR | 1,259 | $1,064 | $1,340,000 | Resale |
| 4 Aug 2026 | 50 Choa Chu Kang North 7 | 13 | #13-11113BR · Blk 50 | 3BR | 1,195 | $1,000 | $1,195,000 | Resale |
| 31 Jul 2026 | 52 Choa Chu Kang North 7 | 1 | #01-25253BR · Blk 52 | 3BR | 1,550 | $942 | $1,460,000 | Resale |
| 29 Jul 2026 | 54 Choa Chu Kang North 7 | 4 | #04-39393BR · Blk 54 | 3BR | 1,173 | $889 | $1,042,880 | Resale |
| 4 Jun 2026 | 50 Choa Chu Kang North 7 | 13 | #13-01014BR · Blk 50 | 4BR | 1,346 | $1,091 | $1,468,000 | Resale |
| 2 Jun 2026 | 50 Choa Chu Kang North 7 | 13 | #13-09094BR · Blk 50 | 4BR | 1,346 | $1,063 | $1,430,000 | Resale |
| 26 May 2026 | 50 Choa Chu Kang North 7 | 5 | #05-15153BR · Blk 50 | 3BR | 1,163 | $1,002 | $1,165,000 | Resale |
| 20 May 2026 | 52 Choa Chu Kang North 7 | 12 | #12-18183BR · Blk 52 | 3BR | 1,163 | $1,032 | $1,200,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D23 |
|---|---|---|---|
| Nov 2025 | — | — | $1,517 psf |
| Dec 2025 | 2 | $1,055 psf | $1,542 psf |
| Jan 2026 | 3 | $1,010 psf | $1,437 psf |
| Feb 2026 | — | — | $1,466 psf |
| Mar 2026 | 1 | — | $1,501 psf |
| Apr 2026 | 2 | $955 psf | $1,482 psf |
| May 2026 | 4 | $1,017 psf | $1,523 psf |
| Jun 2026 | 2 | $1,077 psf | $1,514 psf |
| Jul 2026 | 2 | $916 psf | $1,506 psf |
| Aug 2026 | 2 | $1,032 psf | $1,444 psf |
| Sep 2026 | 2 | $1,006 psf | $1,506 psf |
| Oct 2026 | — | — | — |
A month is plotted from two sales up; the district line from ten.
Sellers here made a median +3.1% a year, ranked 33 of 50 in D23 and 407 of 715 condos. See the most profitable condos in D23 →
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
Regent Grove Rent
- Median rent a month
- $3,300 to $4,780
- Gross yield
- 4.0% to 4.2%
- Rental contracts
- 82
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 2-bedroom | $3,300 | $3,220 to $3,380 | 4.2% | 18 |
| 3-bedroom | $4,000 | $3,900 to $4,100 | 4.0% | 54 |
| 4-bedroom | $4,780 | $4,350 to $4,990 | 4.1% | 10 |
Rental contracts at Regent Grove
82 contracts, Sep 2025 to Aug 2026 · median $4,000 a month · $3,000 to $5,200
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 3BR | 1,100 to 1,200 sq ft | $3,000 |
| Aug 2026 | 3BR | 1,100 to 1,200 sq ft | $3,800 |
| Aug 2026 | 3BR | 1,100 to 1,200 sq ft | $3,900 |
| Aug 2026 | 3BR | 1,100 to 1,200 sq ft | $4,000 |
| Aug 2026 | 3BR | 1,100 to 1,200 sq ft | $4,000 |
| Jul 2026 | 2BR | 900 to 1,000 sq ft | $3,400 |
| Jul 2026 | 3BR | 1,100 to 1,200 sq ft | $3,350 |
| Jul 2026 | 3BR | 1,100 to 1,200 sq ft | $3,900 |
| Jul 2026 | 3BR | 1,100 to 1,200 sq ft | $4,000 |
| Jul 2026 | 3BR | 1,100 to 1,200 sq ft | $4,700 |
URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.
Regent Grove By stack
- Highest, stack 23
- $1,039 psf
- Lowest, stack 27
- $837 psf
- Stacks with 2+ resales
- 27
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 01 | $956 psf | 1,211 sq ft | Levels 3 to 14 | 6 |
| 02 | $959 psf | 1,163 sq ft | Levels 4 to 12 | 2 |
| 03 | $921 psf | 1,195 sq ft | Levels 13 to 14 | 3 |
| 05 | $916 psf | 1,173 sq ft | Levels 6 to 13 | 3 |
| 06 | $916 psf | 1,195 sq ft | Levels 5 to 7 | 2 |
| 07 | $946 psf | 1,163 sq ft | Levels 13 to 15 | 2 |
| 08 | $984 psf | 1,259 sq ft | Levels 3 to 12 | 3 |
| 09 | $939 psf | 1,410 sq ft | Levels 1 to 16 | 4 |
Show the other 19 stacks
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 11 | $870 psf | 1,195 sq ft | Levels 5 to 13 | 3 |
| 13 | $989 psf | 1,173 sq ft | Levels 3 to 11 | 2 |
| 15 | $1,002 psf | 1,163 sq ft | Levels 5 to 15 | 3 |
| 16 | $985 psf | 1,259 sq ft | Levels 5 to 11 | 3 |
| 17 | $925 psf | 1,319 sq ft | Levels 3 to 16 | 2 |
| 18 | $942 psf | 1,163 sq ft | Levels 4 to 14 | 4 |
| 19 | $996 psf | 926 sq ft | Levels 7 to 12 | 3 |
| 22 | $938 psf | 1,195 sq ft | Levels 3 to 15 | 4 |
| 23 | $1,039 psf | 1,163 sq ft | Levels 12 to 14 | 3 |
| 25 | $980 psf | 1,259 sq ft | Levels 1 to 10 | 4 |
| 27 | $837 psf | 1,195 sq ft | Levels 3 to 14 | 3 |
| 28 | $923 psf | 1,173 sq ft | Levels 9 to 13 | 2 |
| 30 | $971 psf | 926 sq ft | Levels 12 to 16 | 2 |
| 31 | $966 psf | 1,163 sq ft | Levels 4 to 16 | 4 |
| 32 | $917 psf | 1,163 sq ft | Levels 2 to 7 | 3 |
| 33 | $1,003 psf | 1,211 sq ft | Levels 3 to 11 | 4 |
| 35 | $991 psf | 926 sq ft | Levels 4 to 5 | 2 |
| 38 | $1,002 psf | 926 sq ft | Levels 5 to 11 | 5 |
| 39 | $941 psf | 1,173 sq ft | Levels 4 to 7 | 2 |
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
Regent Grove Notes
How these numbers are worked out
- Grade B places Regent Grove 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: $1,006 psf at Regent Grove against $1,495 psf across District 23, 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 $1,032 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 (10 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 20 resale caveats at Regent Grove ranged from $870 psf to $1,113 psf: that spread is unit-level variation the score cannot see.
- Historical Performance is a percentile among projects of similar vintage (completed around 2000, 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 Yew Tee MRT (NS5), 210 m in a straight line. The walking route is usually longer, and bus links are not scored.
- Primary School Effect counts the 3 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 Regent Grove for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.