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condo · 169907

The Regency At Tiong Bahru

Project page · Freehold

Indicative value range
S$3,220,219 – S$3,262,353
Indicative mid S$3,252,438 · S$2,561 psf

Based on 3 sales in this project, last 6 months. Search did not need to widen. See the comparable sales.

No storey entered, so sales were not adjusted for height

Freehold tenure: the lease method is for 99-year leasehold only.

Comparable sales

Each price per area is scaled to Q2 2026 by the published index for the quarter it sold in.

SoldWhereFloorSizePricePer sqftIndex ×Adjusted
Jun 2026The Regency At Tiong Bahru16-201,281 sqftS$3,280,000S$2,561 psf×1.000S$2,561 psf
Jun 2026The Regency At Tiong Bahru21-251,281 sqftS$3,300,000S$2,576 psf×1.000S$2,576 psf
Jun 2026The Regency At Tiong Bahru31-351,270 sqftS$3,188,000S$2,510 psf×1.000S$2,510 psf

How accurate is this estimate for The Regency At Tiong Bahru?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 3 sales in The Regency At Tiong Bahru since.

Median error
3.6%

Half the estimates came closer than this to what the home actually fetched, half missed by more.

A thin test: 3 sales, so read the figure as a hint, not a verdict.

What the rent says

What this home earns against what it costs, set beside what homes like it earn.

2.58% gross yield

S$84,000 of rent a year against the estimate above · 0.57 points below flats like it

Leases signed here within a quarter of this size run about S$7,000 a month, the middle of 46 of them.

In the rest of the central region, freehold flats yield 3.15%, from 864 projects. Too few share this home's remaining lease to measure that separately.

A yield above the mark means the flat rents well for what it costs, which can point to a keen rental patch or a price the sales alone have not caught up with. Below it, buyers are paying for something a tenant will not, such as the address itself.

Recent leases signed here

SignedSizeBedsTypeRent a month
Q3 20261600-1700 sqft4Non-landed PropertiesS$8,600
Q3 20261600-1700 sqft4Non-landed PropertiesS$8,600
Q3 20261200-1300 sqft3Non-landed PropertiesS$7,550
Q3 20261200-1300 sqft3Non-landed PropertiesS$7,550
Q3 20261200-1300 sqft3Non-landed PropertiesS$7,300
Q3 20261200-1300 sqft3Non-landed PropertiesS$7,300
Q3 20261200-1300 sqft3Non-landed PropertiesS$7,250
Q3 20261200-1300 sqft3Non-landed PropertiesS$7,250

median of 46 URA rental contracts at The Regency At Tiong Bahru within a quarter of 118 sqm, since 2025Q4.

Buying or selling at S$3,252,438?

Buying: Stamp duty on S$3,252,438 · Cash and CPF needed on S$3,252,438 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$3,252,438.

Each opens with this figure filled in; change anything there.

Primary schools near 38 Chay Yan Street

Measured from each school's land to this address's own point, the way MOE bands P1 priority. MOE measures to the building's outline, so near 1 km or 2 km check OneMap's School Query.

Within about 1 km

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Jun 2026
The Regency At Tiong Bahru · 31-35 · Condominium
1,270 sqftS$3,188,000S$2,510 psf
Jun 2026
The Regency At Tiong Bahru · 16-20 · Condominium
1,281 sqftS$3,280,000S$2,561 psf
Jun 2026
The Regency At Tiong Bahru · 21-25 · Condominium
1,281 sqftS$3,300,000S$2,576 psf
Aug 2025
The Regency At Tiong Bahru · 01-05 · Condominium
958 sqftS$2,300,800S$2,402 psf
Apr 2025
The Regency At Tiong Bahru · 01-05 · Condominium
958 sqftS$2,220,000S$2,317 psf
Jan 2025
The Regency At Tiong Bahru · 16-20 · Condominium
926 sqftS$2,120,000S$2,290 psf
May 2024
The Regency At Tiong Bahru · 11-15 · Condominium
958 sqftS$2,280,000S$2,380 psf
May 2024
The Regency At Tiong Bahru · 06-10 · Condominium
958 sqftS$2,268,000S$2,367 psf
Dec 2023
The Regency At Tiong Bahru · 16-20 · Condominium
1,270 sqftS$3,000,000S$2,362 psf
Sept 2023
The Regency At Tiong Bahru · 21-25 · Condominium
1,281 sqftS$3,088,000S$2,411 psf
Jul 2023
The Regency At Tiong Bahru · 16-20 · Condominium
1,636 sqftS$3,610,000S$2,206 psf
Jun 2023
The Regency At Tiong Bahru · 11-15 · Condominium
958 sqftS$2,180,000S$2,276 psf
Mar 2023
The Regency At Tiong Bahru · 21-25 · Condominium
1,636 sqftS$3,580,000S$2,188 psf
Mar 2023
The Regency At Tiong Bahru · 06-10 · Condominium
958 sqftS$2,180,000S$2,276 psf
Mar 2023
The Regency At Tiong Bahru · 06-10 · Condominium
1,281 sqftS$2,850,000S$2,225 psf
Feb 2023
The Regency At Tiong Bahru · 26-30 · Condominium
1,636 sqftS$3,648,000S$2,230 psf
Nov 2022
The Regency At Tiong Bahru · 21-25 · Condominium
926 sqftS$2,008,000S$2,169 psf
Jul 2022
The Regency At Tiong Bahru · 16-20 · Condominium
1,281 sqftS$2,780,000S$2,170 psf
May 2022
The Regency At Tiong Bahru · 21-25 · Condominium
1,270 sqftS$2,720,000S$2,142 psf
Feb 2022
The Regency At Tiong Bahru · 11-15 · Condominium
926 sqftS$1,880,000S$2,031 psf
See more

Showing 20 of 21.

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.