Resale Project Scorecard
Twin Regency
D03 · Alexandra, Queenstown · freehold · completed 2007 · 234 units
Grade S, 7.83 out of 10, the 4th 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
- 2
- To Tiong Bahru MRT
- 200 m
3D model: block outlines © OpenStreetMap contributors, roof heights from OneMap 3D (SLA)
Twin Regency Score
- S
- Grade
- Score out of 10
- 7.83
- Highest score among 39 resale condos in District 3
- 4th
Top-tier project across nearly every dimension. Standout strengths: MRT access, tenure. Key weaknesses: rental yield, future transformation.
Project's Historical Performance25%9/10
Avg Ann. of +4.61% — top-quartile performance within its 2007-era cohort (85th percentile).
The district median is 6/10.
Primary School Effect20%7/10
2 primary schools within 1km (nearest: Zhangde Primary School at 0.16km). Strong school proximity — a genuine advantage for young families.
The district median is 7/10.
- Zhangde Primary School
- Alexandra 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
234 units — good project size supporting active resale market and adequate facilities.
The district median is 8/10.
MRT Proximity13%10/10
200 m from Tiong Bahru MRT (EW17) — direct, walk-in MRT access. Strong commuter appeal.
The district median is 9/10.
Rental Yield10%4/10
Rental yield of 3.14% — 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%3/10
Limited future-catalyst exposure — nearest is Greater Southern Waterfront – Keppel/Tanjong Pagar precinct at 2.54km, far enough that the impact on this project is modest.
The district median is 3/10.
Scores updated October 2026. On the map →
Why Twin Regency scores 7.83
Twin Regency scores 7.83 out of 10 on the TRIBE Resale Project Scorecard, Grade S, ranking 123rd of 2,350 resale condos scored in Singapore and 4th of 39 in District 3 (Alexandra, Queenstown). Its strongest factors are MRT Proximity (10/10) and Tenure (10/10); its weakest is Future Transformation (3/10).
| Factor | This condoTwin Regency | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 9/10 | 6/10 | +0.75 | 87% of district |
| Primary School Effect20% | 7/10 | 7/10 | ±0.00 | 32% of district |
| Project Size16% | 8/10 | 8/10 | ±0.00 | 34% of district |
| MRT Proximity13% | 10/10 | 9/10 | +0.13 | 63% 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% | 3/10 | 3/10 | ±0.00 | 3% 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 Twin Regency 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.
Twin Regency Prices
- Median PSF
- $2,374
- Median price
- $2.86M
- Resales
- 2
Past transactions at Twin Regency
15 resales, Nov 2021 to Oct 2026 · median $2,051 psf · $1,940,000 to $4,048,000 · all 15 sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 27 Nov 2025 | 28 Kim Tian Road | 34 | #34-07072BR · Blk 28 | 2BR | 980 | $2,425 | $2,375,000 | Resale |
| 7 Nov 2025 | 28 Kim Tian Road | 20 | #20-05053BR · Blk 28 | 3BR | 1,442 | $2,323 | $3,350,000 | Resale |
| 13 Oct 2025 | 28 Kim Tian Road | 27 | #27-07072BR · Blk 28 | 2BR | 980 | $2,358 | $2,310,000 | Resale |
| 19 May 2025 | 26 Kim Tian Road | 35 | #35-03033BR · Blk 26 | 3BR | 1,442 | $2,342 | $3,378,000 | Resale |
| 15 May 2025 | 26 Kim Tian Road | 35 | #35-01014BR · Blk 26 | 4BR | 1,776 | $2,279 | $4,048,000 | Resale |
| 25 Nov 2024 | 28 Kim Tian Road | 8 | #08-05053BR · Blk 28 | 3BR | 1,442 | $2,149 | $3,100,000 | Resale |
| 2 Feb 2024 | 26 Kim Tian Road | 14 | #14-02022BR · Blk 26 | 2BR | 980 | $2,164 | $2,120,000 | Resale |
| 2 May 2023 | 28 Kim Tian Road | 4 | #04-06063BR · Blk 28 | 3BR | 1,216 | $2,051 | $2,495,000 | Resale |
| 20 Apr 2023 | 26 Kim Tian Road | 20 | #20-03033BR · Blk 26 | 3BR | 1,442 | $2,011 | $2,900,000 | Resale |
| 5 Jul 2022 | 26 Kim Tian Road | 4 | #04-03033BR · Blk 26 | 3BR | 1,442 | $1,872 | $2,700,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D3 |
|---|---|---|---|
| Nov 2021 – Jan 2022 | 2 | $1,996 psf | $1,818 psf |
| Feb–Apr 2022 | — | — | $1,937 psf |
| May–Jul 2022 | 4 | $1,938 psf | $1,928 psf |
| Aug–Oct 2022 | — | — | $2,009 psf |
| Nov 2022 – Jan 2023 | — | — | $2,010 psf |
| Feb–Apr 2023 | 1 | — | $2,013 psf |
| May–Jul 2023 | 1 | — | $2,033 psf |
| Aug–Oct 2023 | — | — | $2,179 psf |
| Nov 2023 – Jan 2024 | — | — | $2,132 psf |
| Feb–Apr 2024 | 1 | — | $2,180 psf |
| May–Jul 2024 | — | — | $2,206 psf |
| Aug–Oct 2024 | — | — | $2,190 psf |
| Nov 2024 – Jan 2025 | 1 | — | $2,171 psf |
| Feb–Apr 2025 | — | — | $2,227 psf |
| May–Jul 2025 | 2 | $2,311 psf | $2,182 psf |
| Aug–Oct 2025 | 1 | — | $2,252 psf |
| Nov 2025 – Jan 2026 | 2 | $2,374 psf | $2,227 psf |
| Feb–Apr 2026 | — | — | $2,253 psf |
| May–Jul 2026 | — | — | $2,295 psf |
| Aug–Oct 2026 | — | — | $2,250 psf |
A quarter is plotted from two sales up; the district line from ten.
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
Twin Regency Rent
- Median rent a month
- $5,500 to $8,500
- Rental contracts
- 73
| Unit type | Median rent | Most rents | LetsContracts |
|---|---|---|---|
| 2-bedroom | $5,500 | $5,400 to $5,600 | 23 |
| 3-bedroom | $7,800 | $6,850 to $8,100 | 47 |
| 4-bedroom | $8,500 | — | 3 |
Rental contracts at Twin Regency
73 contracts, Sep 2025 to Aug 2026 · median $7,000 a month · $5,000 to $9,900
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 2BR | 900 to 1,000 sq ft | $5,650 |
| Aug 2026 | 3BR | 1,200 to 1,300 sq ft | $6,600 |
| Aug 2026 | 3BR | 1,200 to 1,300 sq ft | $6,800 |
| Aug 2026 | 3BR | 1,200 to 1,300 sq ft | $6,900 |
| Aug 2026 | 3BR | 1,400 to 1,500 sq ft | $8,300 |
| Aug 2026 | 3BR | 1,400 to 1,500 sq ft | $9,000 |
| Jul 2026 | 3BR | 1,200 to 1,300 sq ft | $6,500 |
| Jul 2026 | 3BR | 1,200 to 1,300 sq ft | $6,600 |
| Jul 2026 | 3BR | 1,200 to 1,300 sq ft | $7,050 |
| Jul 2026 | 3BR | 1,200 to 1,300 sq ft | $7,800 |
URA rental contracts. The table above is the 12 months to August 2026. URA publishes no unit number for a letting.
Twin Regency By stack
- Highest, stack 07
- $2,392 psf
- Lowest, stack 03
- $1,987 psf
- Stacks with 2+ resales
- 5
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 01 | $2,097 psf | 1,776 sq ft | Levels 17 to 35 | 2 |
| 02 | $2,078 psf | 980 sq ft | Levels 14 to 17 | 2 |
| 03 | $1,987 psf | 1,442 sq ft | Levels 4 to 35 | 4 |
| 05 | $2,236 psf | 1,442 sq ft | Levels 8 to 20 | 2 |
| 07 | $2,392 psf | 980 sq ft | Levels 27 to 34 | 2 |
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
Twin Regency Notes
How these numbers are worked out
- Grade S places Twin Regency 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: $2,374 psf at Twin Regency 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). 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. Unit types with one sale, and sales with no bedroom count on record, are left out.
- 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. No yield is shown: too few resales of these unit types in the last 12 months to divide by.
- 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 (1 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 2 resale caveats at Twin Regency ranged from $2,323 psf to $2,425 psf: that spread is unit-level variation the score cannot see.
- Recent price evidence is thin: 2 resale caveats in the 12 months to October 2026. The Historical Performance factor (9/10) rests on the 10-year record, not on this window.
- Historical Performance is a percentile among projects of similar vintage (completed around 2007, 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), 200 m in a straight line. The walking route is usually longer, and bus links are not scored.
- Primary School Effect counts the 2 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 Twin Regency for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.