Resale Project Scorecard
Regentville
D19 · Hougang, Punggol, Sengkang · 99-year leasehold · completed 1999 · 580 units
Grade B, 6.08 out of 10, the 125th highest score among 180 resale condos in District 19.
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
- 69 yrs
- Resales, 12 months to Oct 2026
- 15
- To Hougang MRT
- 1.6 km
Background: Hougang, Punggol, Sengkang, not this condo. Photo credits
Regentville Score
- B
- Grade
- Score out of 10
- 6.08
- Highest score among 180 resale condos in District 19
- 125th
Solid, middle-of-the-pack project. Standout strengths: schools, project size. Key weaknesses: capital appreciation, MRT access.
Project's Historical Performance25%3/10
Avg Ann. of +2.69% — below-median performance vs same-vintage peers (23rd percentile of 1999-era cohort).
The district median is 7/10.
Primary School Effect20%10/10
4 primary schools within 1km (nearest: Rosyth School at 0.33km). Exceptional school catchment — strong appeal for families with young children.
The district median is 9/10.
- Rosyth School
- Hougang Primary School
- Xinmin Primary School
- Yio Chu Kang 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%10/10
580 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover.
The district median is 3/10.
MRT Proximity13%2/10
1.6 km from Hougang MRT (NE14 / CR8) — weaker MRT access, likely requires bus or car for most trips.
The district median is 7.5/10.
Rental Yield10%7/10
Rental yield of 3.71% — strong income return.
The district median is 5/10.
Tenure10%5/10
99YR tenure — about 69 years remaining; some long-term decay exposure but not imminent.
The district median is 10/10.
Future Transformation6%4/10
Limited future-catalyst exposure — nearest is Serangoon North MRT (CR9, CRL1) at 0.78km, far enough that the impact on this project is modest.
The district median is 4/10.
Scores updated October 2026. On the map →
Why Regentville scores 6.08
Regentville scores 6.08 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 1131st of 2,350 resale condos scored in Singapore and 125th of 180 in District 19 (Hougang, Punggol, Sengkang). Its strongest factors are Primary School Effect (10/10) and Project Size (10/10); its weakest is MRT Proximity (2/10).
| Factor | This condoRegentville | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 3/10 | 7/10 | −1.00 | 1% of district |
| Primary School Effect20% | 10/10 | 9/10 | +0.20 | 60% of district |
| Project Size16% | 10/10 | 3/10 | +1.12 | 83% of district |
| MRT Proximity13% | 2/10 | 7.5/10 | −0.71 | 0% of district |
| Rental Yield10% | 7/10 | 5/10 | +0.20 | 79% of district |
| Tenure10% | 5/10 | 10/10 | −0.50 | 1% of district |
| Future Transformation6% | 4/10 | 4/10 | ±0.00 | 41% of district |
Medians are across the 180 scored resale projects in District 19 (Hougang, Punggol, Sengkang). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between Regentville and a median-profile project (6.74). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
Regentville Prices
By unit type at Regentville
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 2-bedroom1,152 sq ft | 1,152 sq ft | $1.15M to $1.42M | $1,179 psf | 12 |
| 3-bedroom1,152 sq ft | 1,152 sq ft | $1.32M to $1.65M | $1,198 psf | 3 |
Past transactions at Regentville
15 resales, Nov 2025 to Oct 2026 · median $1,184 psf · $1,150,000 to $1,650,000 · 14 of the 14 with a purchase on record sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 4 Sep 2026 | 6 Hougang Street 92 | 6 | #06-04042BR · Blk 6 | 2BR | 1,152 | $1,184 | $1,364,000 | Resale |
| 11 Aug 2026 | 2 Hougang Street 92 | 3 | #03-02022BR · Blk 2 | 2BR | 980 | $1,188 | $1,163,646 | Resale |
| 5 Aug 2026 | 6 Hougang Street 92 | 14 | #14-02023BR · Blk 6 | 3BR | 2,077 | $794 | $1,650,000 | Resale |
| 20 Jul 2026 | 10 Hougang Street 92 | 8 | #08-03032BR · Blk 10 | 2BR | 980 | $1,184 | $1,160,000 | Resale |
| 9 Jun 2026 | 2 Hougang Street 92 | 1 | #01-01012BR · Blk 2 | 2BR | 1,044 | $1,173 | $1,225,000 | Resale |
| 13 May 2026 | 10 Hougang Street 92 | 9 | #09-04042BR · Blk 10 | 2BR | 1,152 | $1,233 | $1,420,000 | Resale |
| 8 May 2026 | 10 Hougang Street 92 | 7 | #07-08082BR · Blk 10 | 2BR | 1,152 | $1,172 | $1,350,000 | Resale |
| 10 Apr 2026 | 8 Hougang Street 92 | 5 | #05-07072BR · Blk 8 | 2BR | 1,076 | $1,197 | $1,288,888 | Resale |
| 20 Mar 2026 | 2 Hougang Street 92 | 1 | #01-07072BR · Blk 2 | 2BR | 1,163 | $1,067 | $1,240,000 | Resale |
| 19 Jan 2026 | 8 Hougang Street 92 | 4 | #04-01013BR · Blk 8 | 3BR | 1,152 | $1,198 | $1,380,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D19 |
|---|---|---|---|
| Nov 2025 | 1 | — | $1,614 psf |
| Dec 2025 | 3 | $1,225 psf | $1,637 psf |
| Jan 2026 | 2 | $1,186 psf | $1,627 psf |
| Feb 2026 | — | — | $1,597 psf |
| Mar 2026 | 1 | — | $1,652 psf |
| Apr 2026 | 1 | — | $1,646 psf |
| May 2026 | 2 | $1,203 psf | $1,599 psf |
| Jun 2026 | 1 | — | $1,640 psf |
| Jul 2026 | 1 | — | $1,674 psf |
| Aug 2026 | 2 | $991 psf | $1,642 psf |
| Sep 2026 | 1 | — | $1,612 psf |
| Oct 2026 | — | — | — |
A month is plotted from two sales up; the district line from ten.
Sellers here made a median +3.3% a year, ranked 48 of 78 in D19 and 367 of 715 condos. See the most profitable condos in D19 →
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
Regentville Rent
- Median rent a month
- $3,600 to $4,000
- Gross yield
- 3.4% to 3.5%
- Rental contracts
- 80
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 2-bedroom | $3,600 | $3,430 to $3,800 | 3.4% | 30 |
| 3-bedroom | $4,000 | $4,000 to $4,200 | 3.5% | 50 |
Rental contracts at Regentville
80 contracts, Sep 2025 to Aug 2026 · median $4,000 a month · $2,850 to $6,500
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 2BR | 900 to 1,000 sq ft | $3,600 |
| Aug 2026 | 2BR | 900 to 1,000 sq ft | $3,800 |
| Aug 2026 | 3BR | 1,000 to 1,100 sq ft | $4,000 |
| Aug 2026 | 3BR | 1,100 to 1,200 sq ft | $4,250 |
| Jul 2026 | 2BR | 900 to 1,000 sq ft | $3,300 |
| Jul 2026 | 2BR | 900 to 1,000 sq ft | $3,400 |
| Jul 2026 | 2BR | 1,700 to 1,800 sq ft | $4,300 |
| Jul 2026 | 3BR | 1,100 to 1,200 sq ft | $3,500 |
| Jul 2026 | 3BR | 1,100 to 1,200 sq ft | $4,000 |
| Jun 2026 | 2BR | 900 to 1,000 sq ft | $3,300 |
URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.
Regentville By stack
- Highest, stack 07
- $1,156 psf
- Lowest, stack 06
- $1,032 psf
- Stacks with 2+ resales
- 8
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 01 | $1,146 psf | 1,152 sq ft | Levels 1 to 14 | 18 |
| 02 | $1,068 psf | 1,076 sq ft | Levels 1 to 14 | 16 |
| 03 | $1,118 psf | 980 sq ft | Levels 1 to 12 | 14 |
| 04 | $1,153 psf | 1,152 sq ft | Levels 1 to 14 | 11 |
| 05 | $1,136 psf | 1,152 sq ft | Levels 2 to 11 | 6 |
| 06 | $1,032 psf | 980 sq ft | Levels 1 to 15 | 15 |
| 07 | $1,156 psf | 1,076 sq ft | Levels 1 to 12 | 14 |
| 08 | $1,064 psf | 1,152 sq ft | Levels 1 to 15 | 16 |
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
Regentville Notes
How these numbers are worked out
- Grade B places Regentville 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: $1,184 psf at Regentville against $1,635 psf across District 19, 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 $1,181 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 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 15 resale caveats at Regentville ranged from $791 psf to $1,233 psf: that spread is unit-level variation the score cannot see.
- Historical Performance is a percentile among projects of similar vintage (completed around 1999, 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 Hougang MRT (NE14 / CR8), 1.6 km 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 Regentville for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.