RPS · Resale Project Scorecard
Regent Heights — Grade B
RPS score 5.83/10 · D23 · Bukit Batok, Bukit Panjang, Choa Chu Kang · 645 units · scored across 7 weighted factors — methodology published.
99YR · Far East Organization · TOP 1999
Solid, middle-of-the-pack project. Standout strengths: project size, schools. Key weaknesses: future transformation, capital appreciation.
Factor breakdown
- Project's Historical Performance25% weight
- 2/10
- Primary School Effect20% weight
- 8/10
- Project Size16% weight
- 10/10
- MRT Proximity13% weight
- 6/10
- Rental Yield10% weight
- 6/10
- Tenure10% weight
- 5/10
- Future Transformation6% weight
- 4/10
Avg Ann. of +2.42% — bottom 16% within its 1999-era cohort. Weak capital appreciation, even when judged against vintage peers.
3 primary schools within 1km (nearest: LIANHUA PRIMARY SCHOOL at 0.26km). Strong school proximity — a genuine advantage for young families.
645 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover.
0.86km from Bukit Batok Mrt Stn (NS2) — moderate MRT proximity; walkable but not doorstep.
Rental yield of 3.59% — above-average income return.
99YR tenure — about 68 years remaining; some long-term decay exposure but not imminent.
Limited future-catalyst exposure — nearest is Toh Guan MRT (JE4, JRL2) at 1.97km, far enough that the impact on this project is modest.
Primary schools within 1km: Lianhua Primary School, Keming Primary School, Bukit VIEW Primary School.
The verdict· Scores updated September 2026
Regent Heights scores 5.83 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 1246th of 2,357 resale condos scored in Singapore and 44th of 71 in District 23 (Bukit Batok, Bukit Panjang, Choa Chu Kang). Its strongest factors are Project Size (10/10) and Primary School Effect (8/10); its weakest is Project's Historical Performance (2/10). Solid, middle-of-the-pack project. Standout strengths: project size, schools. Key weaknesses: future transformation, capital appreciation.
See all 71 scored condos in District 23 (Bukit Batok, Bukit Panjang, Choa Chu Kang) →
RPS · Resale Project Scorecard
Recent resale transactions at Regent Heights
12 months to September 2026 (Oct 2025 – Sep 2026): 19 resale transactions, median $1,056 psf, median price $1.08M. Median PSF is down 1.8% on the previous 12 months (Oct 2024 – Sep 2025, $1,075 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 2 | $1,081 psf | $1.19M |
| Jan–Mar 2026 | 6 | $1,021 psf | $1.04M |
| Apr–Jun 2026 | 6 | $1,100 psf | $1.17M |
| Jul–Sep 2026 | 5 | $1,056 psf | $1.08M |
| 12-month total | 19 | $1,056 psf | $1.08M |
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.
Regent Heights: frequently asked questions
Answers generated from the scorecard data — RPS rank 1246th of 2,357, scores updated September 2026.
- Is Regent Heights a good buy in 2026?
- Regent Heights scores 5.83/10 on the TRIBE Resale Project Scorecard (Grade B), which places it 1246th of 2,357 Singapore resale condos and 44th of 71 in District 23 (Bukit Batok, Bukit Panjang, Choa Chu Kang). Solid, middle-of-the-pack project. Standout strengths: project size, schools. Key weaknesses: future transformation, capital appreciation. 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 Regent Heights?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 19 resale transactions at Regent Heights, at a median of $1,056 psf and a median price of $1.08M (range $959 psf to $1,193 psf). The median PSF is down 1.8% on the previous 12 months (Oct 2024 – Sep 2025, $1,075 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Regent Heights from the nearest MRT station?
- Regent Heights is about 860m from Bukit Batok MRT (NS2), 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 Regent Heights compare with Regent Grove?
- Regent Grove is the project scored next to Regent Heights on the District 23 ranking: 5.88 (Grade B) against Regent Heights's 5.83 (Grade B). Regent Heights scores higher on Primary School Effect (8 vs 4); Regent Grove scores higher on MRT Proximity (6 vs 9) and Future Transformation (4 vs 7).
- Which primary schools are within 1km of Regent Heights?
- 3 primary schools are within 1km of Regent Heights: Lianhua Primary School, Keming Primary School, Bukit VIEW Primary School. 3 primary schools within 1km (nearest: LIANHUA PRIMARY SCHOOL at 0.26km). Strong school proximity — a genuine advantage for young families. Regent Heights scores 8/10 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 Regent Heights, and how big is the project?
- Regent Heights is 99-year leasehold, completed in 1999, has 645 units, developed by Far East Organization. 99YR tenure — about 68 years remaining; some long-term decay exposure but not imminent. 645 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover. Tenure carries 10% of the RPS score and Project Size 16%.
Scored either side of Regent Heights in Bukit Batok, Bukit Panjang, Choa Chu Kang
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
- Regent GroveB5.88
- ChestervaleB5.75
- Narra ResidencesB5.91
- HillbrooksB5.75
- Natura @ HillviewB6.00
- Hills TwooneB5.74
See all 71 scored projects in Bukit Batok, Bukit Panjang, Choa Chu Kang →
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