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apartment · 238428

The Regalia

Project page · Freehold

Indicative value range
S$2,882,500 – S$2,964,309
Indicative mid S$2,909,540 · S$2,392 psf

Based on 4 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
Jul 2026The Regalia06-101,216 sqftS$2,890,000S$2,376 psf×1.000S$2,376 psf
Jul 2026The Regalia16-201,227 sqftS$2,955,000S$2,408 psf×1.000S$2,408 psf
Jun 2026The Regalia06-101,216 sqftS$2,860,000S$2,351 psf×1.000S$2,351 psf
Jun 2026The Regalia16-201,216 sqftS$3,070,000S$2,524 psf×1.000S$2,524 psf

How accurate is this estimate for The Regalia?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 4 sales in The Regalia since.

Median error
2.2%

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

A thin test: 4 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.

2.27% gross yield

S$66,000 of rent a year against the estimate above · 0.36 points below flats like it

Leases signed here within a quarter of this size run about S$5,500 a month, the middle of 51 of them.

In the core central region, freehold flats yield 2.63%, from 820 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 20262500-2600 sqft4Non-landed PropertiesS$12,500
Q3 20262500-2600 sqft4Non-landed PropertiesS$12,500
Q3 20261200-1300 sqft3Non-landed PropertiesS$6,750
Q3 20261200-1300 sqft3Non-landed PropertiesS$6,750
Q3 20261200-1300 sqft3Non-landed PropertiesS$6,400
Q3 20261200-1300 sqft3Non-landed PropertiesS$6,400
Q3 20261200-1300 sqft3Non-landed PropertiesS$6,000
Q3 20261200-1300 sqft3Non-landed PropertiesS$6,000

median of 51 URA rental contracts at The Regalia within a quarter of 113 sqm, since 2025Q4.

Buying or selling at S$2,909,540?

Buying: Stamp duty on S$2,909,540 · Cash and CPF needed on S$2,909,540 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$2,909,540.

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

Primary schools near 2 River Valley Close

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
Jul 2026
The Regalia · 16-20 · Apartment
1,227 sqftS$2,955,000S$2,408 psf
Jul 2026
The Regalia · 06-10 · Apartment
1,216 sqftS$2,890,000S$2,376 psf
Jun 2026
The Regalia · 06-10 · Apartment
1,216 sqftS$2,860,000S$2,351 psf
Jun 2026
The Regalia · 16-20 · Apartment
1,216 sqftS$3,070,000S$2,524 psf
Aug 2025
The Regalia · 01-05 · Apartment
1,216 sqftS$2,680,000S$2,203 psf
Apr 2025
The Regalia · 06-10 · Apartment
1,270 sqftS$2,970,000S$2,338 psf
Mar 2025
The Regalia · 06-10 · Apartment
1,216 sqftS$3,050,000S$2,508 psf
Mar 2025
The Regalia · 21-25 · Apartment
2,648 sqftS$5,650,000S$2,134 psf
Dec 2024
The Regalia · 11-15 · Apartment
1,216 sqftS$2,880,000S$2,368 psf
May 2024
The Regalia · 01-05 · Apartment
1,216 sqftS$2,700,000S$2,220 psf
Feb 2024
The Regalia · 16-20 · Apartment
1,216 sqftS$2,525,000S$2,076 psf
Jan 2024
The Regalia · 21-25 · Apartment
2,573 sqftS$5,760,000S$2,239 psf
Nov 2021
The Regalia · 11-15 · Apartment
1,216 sqftS$2,188,000S$1,799 psf

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.