Resale Project Scorecard
The Regency @ Tiong Bahru
D03 · Alexandra, Queenstown · freehold · completed 2010 · 158 units
Grade S, 7.98 out of 10, the 2nd highest score among 39 resale condos in District 3.
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 →
- Tenure
- Freehold
- Resales, 12 months to Oct 2026
- 3
- To Tiong Bahru MRT
- 590 m
Background: Alexandra, Queenstown, not this condo. Photo credits
The Regency @ Tiong Bahru Score
- S
- Grade
- Score out of 10
- 7.98
- Highest score among 39 resale condos in District 3
- 2nd
Top-tier project across nearly every dimension. Standout strengths: schools, capital appreciation. Key weaknesses: rental yield, future transformation.
Project's Historical Performance25%10/10
Avg Ann. of +4.58% places this condo in the top 6% of its 2010-era cohort — exceptional capital appreciation relative to peers of the same vintage.
The district median is 6/10.
Primary School Effect20%10/10
3 primary schools within 1km (nearest: Zhangde Primary School at 0.48km). Exceptional school catchment — strong appeal for families with young children.
The district median is 7/10.
- Zhangde Primary School
- CHIJ (Kellock)
- Radin Mas 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%5/10
158 units — boutique development. Lower transaction frequency and limited shared facilities.
The district median is 8/10.
MRT Proximity13%8/10
590 m from Tiong Bahru MRT (EW17) — short walk to MRT, good transport convenience.
The district median is 9/10.
Rental Yield10%4/10
Rental yield of 3.00% — below-average income return.
The district median is 5/10.
Tenure10%10/10
Freehold tenure — no lease decay concerns, preserves long-term value.
The district median is 8/10.
Future Transformation6%4/10
Limited future-catalyst exposure — nearest is Greater Southern Waterfront – Keppel/Tanjong Pagar precinct at 2.15km, far enough that the impact on this project is modest.
The district median is 3/10.
Scores updated October 2026. On the map →
Why The Regency @ Tiong Bahru scores 7.98
The Regency @ Tiong Bahru scores 7.98 out of 10 on the TRIBE Resale Project Scorecard, Grade S, ranking 103rd of 2,350 resale condos scored in Singapore and 2nd of 39 in District 3 (Alexandra, Queenstown). Its strongest factors are Project's Historical Performance (10/10) and Primary School Effect (10/10); its weakest is Future Transformation (4/10).
| Factor | This condoThe Regency @ Tiong Bahru | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 10/10 | 6/10 | +1.00 | 100% of district |
| Primary School Effect20% | 10/10 | 7/10 | +0.60 | 95% of district |
| Project Size16% | 5/10 | 8/10 | −0.48 | 21% of district |
| MRT Proximity13% | 8/10 | 9/10 | −0.13 | 5% of district |
| Rental Yield10% | 4/10 | 5/10 | −0.10 | 21% of district |
| Tenure10% | 10/10 | 8/10 | +0.20 | 68% of district |
| Future Transformation6% | 4/10 | 3/10 | +0.06 | 61% of district |
Medians are across the 39 scored resale projects in District 3 (Alexandra, Queenstown). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between The Regency @ Tiong Bahru and a median-profile project (6.83). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
The Regency @ Tiong Bahru Prices
By unit type at The Regency @ Tiong Bahru
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 3-bedroom1,281 sq ft | 1,281 sq ft | $3.19M to $3.30M | $2,561 psf | 3 |
Past transactions at The Regency @ Tiong Bahru
20 resales, Nov 2021 to Oct 2026 · median $2,283 psf · $1,880,000 to $3,648,000 · all 20 sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 16 Jun 2026 | 38 Chay Yan Street | 23 | #23-05053BR · Blk 38 | 3BR | 1,281 | $2,576 | $3,300,000 | Resale |
| 11 Jun 2026 | 36 Chay Yan Street | 31 | #31-02023BR · Blk 36 | 3BR | 1,270 | $2,510 | $3,188,000 | Resale |
| 8 Jun 2026 | 36 Chay Yan Street | 19 | #19-03033BR · Blk 36 | 3BR | 1,281 | $2,561 | $3,280,000 | Resale |
| 19 Aug 2025 | 36 Chay Yan Street | 5 | #05-03032BR · Blk 36 | 2BR | 958 | $2,402 | $2,300,800 | Resale |
| 4 Apr 2025 | 36 Chay Yan Street | 4 | #04-03032BR · Blk 36 | 2BR | 958 | $2,317 | $2,220,000 | Resale |
| 24 Jan 2025 | 36 Chay Yan Street | 19 | #19-01012BR · Blk 36 | 2BR | 926 | $2,290 | $2,120,000 | Resale |
| 20 May 2024 | 36 Chay Yan Street | 11 | #11-02022BR · Blk 36 | 2BR | 958 | $2,380 | $2,280,000 | Resale |
| 17 May 2024 | 36 Chay Yan Street | 9 | #09-02022BR · Blk 36 | 2BR | 958 | $2,367 | $2,268,000 | Resale |
| 11 Dec 2023 | 36 Chay Yan Street | 20 | #20-02023BR · Blk 36 | 3BR | 1,270 | $2,362 | $3,000,000 | Resale |
| 7 Sep 2023 | 36 Chay Yan Street | 22 | #22-03033BR · Blk 36 | 3BR | 1,281 | $2,411 | $3,088,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D3 |
|---|---|---|---|
| Nov 2021 – Jan 2022 | — | — | $1,818 psf |
| Feb–Apr 2022 | 1 | — | $1,937 psf |
| May–Jul 2022 | 2 | $2,156 psf | $1,928 psf |
| Aug–Oct 2022 | — | — | $2,009 psf |
| Nov 2022 – Jan 2023 | 1 | — | $2,010 psf |
| Feb–Apr 2023 | 4 | $2,228 psf | $2,013 psf |
| May–Jul 2023 | 2 | $2,241 psf | $2,033 psf |
| Aug–Oct 2023 | 1 | — | $2,179 psf |
| Nov 2023 – Jan 2024 | 1 | — | $2,132 psf |
| Feb–Apr 2024 | — | — | $2,180 psf |
| May–Jul 2024 | 2 | $2,374 psf | $2,206 psf |
| Aug–Oct 2024 | — | — | $2,190 psf |
| Nov 2024 – Jan 2025 | 1 | — | $2,171 psf |
| Feb–Apr 2025 | 1 | — | $2,227 psf |
| May–Jul 2025 | — | — | $2,182 psf |
| Aug–Oct 2025 | 1 | — | $2,252 psf |
| Nov 2025 – Jan 2026 | — | — | $2,227 psf |
| Feb–Apr 2026 | — | — | $2,253 psf |
| May–Jul 2026 | 3 | $2,561 psf | $2,295 psf |
| Aug–Oct 2026 | — | — | $2,250 psf |
A quarter is plotted from two sales up; the district line from ten.
Sellers here made a median +4.9% a year, ranked 2 of 26 in D03 and 106 of 715 condos. See the most profitable condos in D03 →
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
The Regency @ Tiong Bahru Rent
- Median rent a month
- $5,300 to $8,600
- Gross yield
- 2.6%
- Rental contracts
- 55
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 2-bedroom | $5,300 | $5,200 to $5,450 | — | 19 |
| 3-bedroom | $7,200 | $7,000 to $7,300 | 2.6% | 31 |
| 4-bedroom | $8,600 | $8,600 to $9,000 | — | 5 |
Rental contracts at The Regency @ Tiong Bahru
55 contracts, Sep 2025 to Aug 2026 · median $7,000 a month · $4,900 to $9,050
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 3BR | 1,200 to 1,300 sq ft | $7,000 |
| Aug 2026 | 3BR | 1,200 to 1,300 sq ft | $7,100 |
| Aug 2026 | 3BR | 1,200 to 1,300 sq ft | $7,550 |
| Aug 2026 | 4BR | 1,600 to 1,700 sq ft | $8,600 |
| Jul 2026 | 2BR | 900 to 1,000 sq ft | $5,300 |
| Jul 2026 | 3BR | 1,200 to 1,300 sq ft | $6,700 |
| Jul 2026 | 3BR | 1,200 to 1,300 sq ft | $7,250 |
| Jul 2026 | 3BR | 1,200 to 1,300 sq ft | $7,300 |
| Jun 2026 | 3BR | 1,200 to 1,300 sq ft | $6,700 |
| Jun 2026 | 3BR | 1,200 to 1,300 sq ft | $7,250 |
URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.
The Regency @ Tiong Bahru By stack
- Highest, stack 02
- $2,374 psf
- Lowest, stack 01
- $2,169 psf
- Stacks with 2+ resales
- 5
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 01 | $2,169 psf | 926 sq ft | Levels 13 to 25 | 3 |
| 02 | $2,374 psf | 1,114 sq ft | Levels 9 to 31 | 4 |
| 03 | $2,317 psf | 958 sq ft | Levels 4 to 22 | 7 |
| 05 | $2,225 psf | 1,281 sq ft | Levels 8 to 25 | 3 |
| 06 | $2,206 psf | 1,636 sq ft | Levels 18 to 30 | 3 |
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
The Regency @ Tiong Bahru Notes
How these numbers are worked out
- Grade S places The Regency @ Tiong Bahru 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: $2,561 psf at The Regency @ Tiong Bahru against $2,254 psf across District 3, 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 $2,317 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 3 resale caveats at The Regency @ Tiong Bahru ranged from $2,510 psf to $2,576 psf: that spread is unit-level variation the score cannot see.
- Recent price evidence is thin: 3 resale caveats in the 12 months to October 2026. The Historical Performance factor (10/10) rests on the 10-year record, not on this window.
- Historical Performance is a percentile among projects of similar vintage (completed around 2010, 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 Tiong Bahru MRT (EW17), 590 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 The Regency @ Tiong Bahru for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.