Resale Project Scorecard
Regent Park
D05 · Buona Vista, Clementi, Pasir Panjang · 99-year leasehold · completed 1997 · 276 units
Grade B, 6.47 out of 10, the 18th highest score among 90 resale condos in District 5.
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
- 66 yrs
- Resales, 12 months to Oct 2026
- 10
- To Clementi MRT
- 440 m
3D model: block outlines © OpenStreetMap contributors, roof heights from OneMap 3D (SLA)
Regent Park Score
- B
- Grade
- Score out of 10
- 6.47
- Highest score among 90 resale condos in District 5
- 18th
Solid, middle-of-the-pack project. Standout strengths: schools, MRT access. Key weaknesses: capital appreciation.
Project's Historical Performance25%3/10
Avg Ann. of +2.72% — below-median performance vs same-vintage peers (27th percentile of 1997-era cohort).
The district median is 5.5/10.
Primary School Effect20%10/10
4 primary schools within 1km (nearest: Clementi Primary School at 0.08km). Exceptional school catchment — strong appeal for families with young children.
The district median is 1/10.
- Clementi Primary School
- Nan Hua Primary School
- Qifa Primary School
- Pei Tong Primary 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%8/10
276 units — good project size supporting active resale market and adequate facilities.
The district median is 3/10.
MRT Proximity13%8/10
440 m from Clementi MRT (EW23 / CR17) — short walk to MRT, good transport convenience.
The district median is 7.5/10.
Rental Yield10%6/10
Rental yield of 3.59% — above-average income return.
The district median is 5/10.
Tenure10%5/10
99YR tenure — about 66 years remaining; some long-term decay exposure but not imminent.
The district median is 10/10.
Future Transformation6%5/10
Moderate future-catalyst exposure — nearest meaningful driver: Pandan Reservoir MRT (JE7, JRL2) at 1.36km. Some forward-looking tailwind, but the impact is more diffuse than for adjacent-zone projects.
The district median is 6/10.
Scores updated October 2026. On the map →
Why Regent Park scores 6.47
Regent Park scores 6.47 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 759th of 2,350 resale condos scored in Singapore and 18th of 90 in District 5 (Buona Vista, Clementi, Pasir Panjang). Its strongest factors are Primary School Effect (10/10) and Project Size (8/10); its weakest is Project's Historical Performance (3/10).
| Factor | This condoRegent Park | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 3/10 | 5.5/10 | −0.62 | 3% of district |
| Primary School Effect20% | 10/10 | 1/10 | +1.80 | 84% of district |
| Project Size16% | 8/10 | 3/10 | +0.80 | 71% of district |
| MRT Proximity13% | 8/10 | 7.5/10 | +0.07 | 51% of district |
| Rental Yield10% | 6/10 | 5/10 | +0.10 | 63% of district |
| Tenure10% | 5/10 | 10/10 | −0.50 | 0% of district |
| Future Transformation6% | 5/10 | 6/10 | −0.06 | 4% of district |
Medians are across the 90 scored resale projects in District 5 (Buona Vista, Clementi, Pasir Panjang). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between Regent Park and a median-profile project (4.89). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
Regent Park Prices
By unit type at Regent Park
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 2-bedroom931 sq ft | 931 sq ft | $1.06M to $1.38M | $1,359 psf | 4 |
| 3-bedroom1,157 sq ft | 1,157 sq ft | $1.62M to $1.70M | $1,410 psf | 6 |
Past transactions at Regent Park
10 resales, Nov 2025 to Oct 2026 · median $1,398 psf · $1,060,000 to $1,700,000 · 9 of the 9 with a purchase on record sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 9 Sep 2026 | 26 Jalan Lempeng | 4 | #04-08083BR · Blk 26 | 3BR | 1,130 | $1,442 | $1,630,000 | Resale |
| 21 Aug 2026 | 22 Jalan Lempeng | 7 | #07-05052BR · Blk 22 | 2BR | 980 | $1,409 | $1,380,000 | Resale |
| 10 Jul 2026 | 22 Jalan Lempeng | 9 | #09-08083BR · Blk 22 | 3BR | 1,173 | $1,396 | $1,638,000 | Resale |
| 6 May 2026 | 22 Jalan Lempeng | 8 | #08-08083BR · Blk 22 | 3BR | 1,163 | $1,400 | $1,628,000 | Resale |
| 20 Apr 2026 | 22 Jalan Lempeng | 3 | #03-09093BR · Blk 22 | 3BR | 1,152 | $1,476 | $1,700,000 | Resale |
| 27 Feb 2026 | 26 Jalan Lempeng | 3 | #03-05052BR · Blk 26 | 2BR | 958 | $1,357 | $1,300,000 | Resale |
| 24 Feb 2026 | 22 Jalan Lempeng | 3 | #03-07072BR · Blk 22 | 2BR | 904 | $1,360 | $1,230,000 | Resale |
| 3 Dec 2025 | 26 Jalan Lempeng | 5 | #05-09093BR · Blk 26 | 3BR | 1,141 | $1,419 | $1,619,000 | Resale |
| 27 Nov 2025 | 22 Jalan Lempeng | 5 | #05-10102BR · Blk 22 | 2BR | 807 | $1,313 | $1,060,000 | Resale |
| 7 Nov 2025 | 26 Jalan Lempeng | 1 | #01-03033BR · Blk 26 | 3BR | 1,227 | $1,345 | $1,650,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D5 |
|---|---|---|---|
| Nov 2025 | 2 | $1,329 psf | $1,838 psf |
| Dec 2025 | 1 | — | $1,924 psf |
| Jan 2026 | — | — | $1,829 psf |
| Feb 2026 | 2 | $1,359 psf | $1,868 psf |
| Mar 2026 | — | — | $1,872 psf |
| Apr 2026 | 1 | — | $1,875 psf |
| May 2026 | 1 | — | $1,831 psf |
| Jun 2026 | — | — | $1,873 psf |
| Jul 2026 | 1 | — | $1,913 psf |
| Aug 2026 | 1 | — | $1,878 psf |
| Sep 2026 | 1 | — | $1,921 psf |
| Oct 2026 | — | — | — |
A month is plotted from two sales up; the district line from ten.
Sellers here made a median +3.8% a year, ranked 18 of 40 in D05 and 265 of 715 condos. See the most profitable condos in D05 →
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
Regent Park Rent
- Median rent a month
- $3,800 to $4,680
- Gross yield
- 3.4% to 3.6%
- Rental contracts
- 89
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 2-bedroom | $3,800 | $3,700 to $4,100 | 3.6% | 69 |
| 3-bedroom | $4,680 | $4,280 to $4,850 | 3.4% | 20 |
Rental contracts at Regent Park
89 contracts, Sep 2025 to Aug 2026 · median $4,000 a month · $3,287 to $5,700
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 2BR | 900 to 1,000 sq ft | $3,800 |
| Aug 2026 | 2BR | 900 to 1,000 sq ft | $3,800 |
| Aug 2026 | 2BR | 900 to 1,000 sq ft | $3,900 |
| Aug 2026 | 2BR | 800 to 900 sq ft | $4,100 |
| Jul 2026 | 2BR | 800 to 900 sq ft | $3,500 |
| Jul 2026 | 2BR | 900 to 1,000 sq ft | $3,700 |
| Jul 2026 | 2BR | 800 to 900 sq ft | $3,800 |
| Jul 2026 | 2BR | 800 to 900 sq ft | $3,800 |
| Jul 2026 | 2BR | 800 to 900 sq ft | $3,800 |
| Jul 2026 | 2BR | 800 to 900 sq ft | $3,800 |
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 Park By stack
- Highest, stack 09
- $1,446 psf
- Lowest, stack 06
- $1,147 psf
- Stacks with 2+ resales
- 12
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 02 | $1,309 psf | 1,141 sq ft | Levels 3 to 7 | 2 |
| 04 | $1,242 psf | 915 sq ft | Levels 1 to 6 | 3 |
| 05 | $1,210 psf | 969 sq ft | Levels 1 to 8 | 8 |
| 06 | $1,147 psf | 958 sq ft | Levels 1 to 3 | 3 |
| 07 | $1,322 psf | 904 sq ft | Levels 3 to 8 | 4 |
| 08 | $1,398 psf | 1,168 sq ft | Levels 1 to 9 | 4 |
| 09 | $1,446 psf | 1,146 sq ft | Levels 2 to 9 | 6 |
| 10 | $1,264 psf | 807 sq ft | Levels 5 to 6 | 2 |
Show the other 4 stacks
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 12 | $1,331 psf | 1,222 sq ft | Levels 1 to 8 | 2 |
| 13 | $1,403 psf | 1,195 sq ft | Levels 1 to 5 | 2 |
| 17 | $1,322 psf | 904 sq ft | Levels 2 to 5 | 2 |
| 20 | $1,315 psf | 807 sq ft | Levels 6 to 8 | 2 |
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
Regent Park Notes
How these numbers are worked out
- Grade B places Regent Park 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: $1,398 psf at Regent Park against $1,875 psf across District 5, 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 $1,326 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 (6 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 10 resale caveats at Regent Park ranged from $1,313 psf to $1,476 psf: that spread is unit-level variation the score cannot see.
- Historical Performance is a percentile among projects of similar vintage (completed around 1997, 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 Clementi MRT (EW23 / CR17), 440 m in a straight line. The walking route is usually longer, and bus links are not scored.
- Primary School Effect counts the 4 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 Park for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.