City Regency
Project page · Freehold
Based on 5 sales in this project, last 24 months. Search widened 2 of 4 steps to find enough comparable sales. See the comparable sales.
No storey entered, so sales were not adjusted for height
Comparable sales
Each price per area is scaled to Q2 2026 by the published index for the quarter it sold in.
| Sold | Where | Floor | Size | Price | Per sqft | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Aug 2026 | City Regency | 11-15 | 484 sqft | S$785,000 | S$1,621 psf | ×1.000 | S$1,621 psf |
| Nov 2025 | City Regency | 06-10 | 484 sqft | S$785,000 | S$1,621 psf | ×0.996 | S$1,614 psf |
| Sept 2025 | City Regency | 11-15 | 484 sqft | S$743,000 | S$1,534 psf | ×1.003 | S$1,539 psf |
| Sept 2025 | City Regency | 01-05 | 484 sqft | S$750,000 | S$1,548 psf | ×1.003 | S$1,553 psf |
| Dec 2024 | City Regency | 01-05 | 484 sqft | S$730,000 | S$1,507 psf | ×1.012 | S$1,525 psf |
How accurate is this estimate for City Regency?
Too few sales since Q4 2025 to score the estimate here. Three are the minimum, and this project has not had them.
What the rent says
What this home earns against what it costs, set beside what homes like it earn.
3.96% gross yield
S$31,800 of rent a year against the estimate above · 0.81 points above flats like it
Leases signed here within a quarter of this size run about S$2,650 a month, the middle of 9 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
| Signed | Size | Beds | Type | Rent a month |
|---|---|---|---|---|
| Q3 2026 | 800-900 sqft | 2 | Non-landed Properties | S$3,800 |
| Q3 2026 | 800-900 sqft | 2 | Non-landed Properties | S$3,800 |
| Q3 2026 | 800-900 sqft | 2 | Non-landed Properties | S$3,700 |
| Q3 2026 | 800-900 sqft | 2 | Non-landed Properties | S$3,700 |
| Q3 2026 | 500-600 sqft | 1 | Non-landed Properties | S$2,800 |
| Q3 2026 | 400-500 sqft | 1 | Non-landed Properties | S$2,800 |
| Q3 2026 | 400-500 sqft | 1 | Non-landed Properties | S$2,650 |
| Q3 2026 | 400-500 sqft | 1 | Non-landed Properties | S$2,650 |
median of 9 URA rental contracts at City Regency within a quarter of 48 sqm, since 2025Q4.
Buying or selling at S$802,483?
Buying: Stamp duty on S$802,483 · Cash and CPF needed on S$802,483 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$802,483.
Each opens with this figure filled in; change anything there.
Primary schools near 18 Saint Michael's Road
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
- Bendemeer Primary School · 362 m · no 2025 Phase 2C ballot
- St Andrew's School (Junior) (boys) · 390 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Hong Wen School · 782 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Pei Chun Public School · 1,423 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Cedar Primary School · 1,541 m · no 2025 Phase 2C ballot
- First Toa Payoh Primary School · 1,702 m · no 2025 Phase 2C ballot
- Canossa Catholic Primary School · 1,859 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | City Regency · 11-15 · Apartment | 484 sqft | S$785,000 | S$1,621 psf |
| Nov 2025 | City Regency · 06-10 · Apartment | 484 sqft | S$785,000 | S$1,621 psf |
| Sept 2025 | City Regency · 01-05 · Apartment | 484 sqft | S$750,000 | S$1,548 psf |
| Sept 2025 | City Regency · 11-15 · Apartment | 484 sqft | S$743,000 | S$1,534 psf |
| Aug 2025 | City Regency · 01-05 · Apartment | 872 sqft | S$1,325,000 | S$1,520 psf |
| Jun 2025 | City Regency · 06-10 · Apartment | 850 sqft | S$1,380,000 | S$1,623 psf |
| Dec 2024 | City Regency · 01-05 · Apartment | 484 sqft | S$730,000 | S$1,507 psf |
| Oct 2024 | City Regency · 11-15 · Apartment | 1,410 sqft | S$1,760,000 | S$1,248 psf |
| Nov 2023 | City Regency · 01-05 · Apartment | 484 sqft | S$720,000 | S$1,486 psf |
| Jul 2023 | City Regency · 06-10 · Apartment | 517 sqft | S$757,000 | S$1,465 psf |
| Jun 2023 | City Regency · 11-15 · Apartment | 1,701 sqft | S$1,980,000 | S$1,164 psf |
| Dec 2022 | City Regency · 11-15 · Apartment | 850 sqft | S$1,195,000 | S$1,405 psf |
| Aug 2022 | City Regency · 06-10 · Apartment | 517 sqft | S$705,000 | S$1,365 psf |
| Jun 2022 | City Regency · 01-05 · Apartment | 484 sqft | S$673,000 | S$1,389 psf |
| Oct 2021 | City Regency · 11-15 · Apartment | 850 sqft | S$1,088,000 | S$1,279 psf |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Q3 2026 | City Regency · 800-900 sqft · 2 bed · Non-landed Properties | S$3,800 | S$4.47 psf |
| Q3 2026 | City Regency · 800-900 sqft · 2 bed · Non-landed Properties | S$3,800 | S$4.47 psf |
| Q3 2026 | City Regency · 800-900 sqft · 2 bed · Non-landed Properties | S$3,700 | S$4.35 psf |
| Q3 2026 | City Regency · 800-900 sqft · 2 bed · Non-landed Properties | S$3,700 | S$4.35 psf |
| Q3 2026 | City Regency · 500-600 sqft · 1 bed · Non-landed Properties | S$2,800 | S$5.09 psf |
| Q3 2026 | City Regency · 400-500 sqft · 1 bed · Non-landed Properties | S$2,800 | S$6.22 psf |
| Q3 2026 | City Regency · 400-500 sqft · 1 bed · Non-landed Properties | S$2,650 | S$5.89 psf |
| Q3 2026 | City Regency · 400-500 sqft · 1 bed · Non-landed Properties | S$2,650 | S$5.89 psf |
| Q3 2026 | City Regency · 400-500 sqft · 1 bed · Non-landed Properties | S$2,600 | S$5.78 psf |
| Q3 2026 | City Regency · 400-500 sqft · 1 bed · Non-landed Properties | S$2,600 | S$5.78 psf |
| Q3 2026 | City Regency · 400-500 sqft · 1 bed · Non-landed Properties | S$1,900 | S$4.22 psf |
| Q2 2026 | City Regency · 900-1000 sqft · 3 bed · Non-landed Properties | S$4,060 | S$4.27 psf |
| Q1 2026 | City Regency · 900-1000 sqft · 3 bed · Non-landed Properties | S$4,300 | S$4.53 psf |
| Q1 2026 | City Regency · 900-1000 sqft · 3 bed · Non-landed Properties | S$4,300 | S$4.53 psf |
| Q1 2026 | City Regency · 800-900 sqft · 2 bed · Non-landed Properties | S$3,800 | S$4.47 psf |
| Q1 2026 | City Regency · 800-900 sqft · 2 bed · Non-landed Properties | S$3,800 | S$4.47 psf |
| Q1 2026 | City Regency · 500-600 sqft · 1 bed · Non-landed Properties | S$2,750 | S$5.00 psf |
| Q4 2025 | City Regency · 500-600 sqft · 1 bed · Non-landed Properties | S$2,600 | S$4.73 psf |
| Q3 2025 | City Regency · 800-900 sqft · 2 bed · Non-landed Properties | S$3,800 | S$4.47 psf |
| Q3 2025 | City Regency · 400-500 sqft · 1 bed · Non-landed Properties | S$3,000 | S$6.67 psf |
| Q3 2025 | City Regency · 500-600 sqft · 1 bed · Non-landed Properties | S$2,900 | S$5.27 psf |
| Q3 2025 | City Regency · 400-500 sqft · 1 bed · Non-landed Properties | S$2,750 | S$6.11 psf |
| Q2 2025 | City Regency · 800-900 sqft · 2 bed · Non-landed Properties | S$3,700 | S$4.35 psf |
| Q2 2025 | City Regency · 500-600 sqft · 1 bed · Non-landed Properties | S$2,900 | S$5.27 psf |
| Q2 2025 | City Regency · 400-500 sqft · 1 bed · Non-landed Properties | S$2,750 | S$6.11 psf |
| Q2 2025 | City Regency · 400-500 sqft · 1 bed · Non-landed Properties | S$2,700 | S$6.00 psf |
| Q1 2025 | City Regency · 900-1000 sqft · 3 bed · Non-landed Properties | S$4,300 | S$4.53 psf |
| Q1 2025 | City Regency · 900-1000 sqft · 3 bed · Non-landed Properties | S$4,300 | S$4.53 psf |
| Q1 2025 | City Regency · 800-900 sqft · 2 bed · Non-landed Properties | S$4,000 | S$4.71 psf |
| Q1 2025 | City Regency · 800-900 sqft · 2 bed · Non-landed Properties | S$4,000 | S$4.71 psf |
| Q1 2025 | City Regency · 800-900 sqft · 2 bed · Non-landed Properties | S$3,800 | S$4.47 psf |
| Q1 2025 | City Regency · 800-900 sqft · 2 bed · Non-landed Properties | S$3,650 | S$4.29 psf |
| Q1 2025 | City Regency · 800-900 sqft · 2 bed · Non-landed Properties | S$3,650 | S$4.29 psf |
| Q1 2025 | City Regency · 800-900 sqft · 2 bed · Non-landed Properties | S$3,500 | S$4.12 psf |
| Q1 2025 | City Regency · 400-500 sqft · 1 bed · Non-landed Properties | S$3,000 | S$6.67 psf |
| Q1 2025 | City Regency · 400-500 sqft · 1 bed · Non-landed Properties | S$3,000 | S$6.67 psf |
| Q1 2025 | City Regency · 500-600 sqft · 1 bed · Non-landed Properties | S$2,800 | S$5.09 psf |
| Q4 2024 | City Regency · 400-500 sqft · 1 bed · Non-landed Properties | S$2,800 | S$6.22 psf |
| Q3 2024 | City Regency · 800-900 sqft · 2 bed · Non-landed Properties | S$3,500 | S$4.12 psf |
| Q3 2024 | City Regency · 500-600 sqft · 1 bed · Non-landed Properties | S$2,800 | S$5.09 psf |
| Q3 2024 | City Regency · 500-600 sqft · 1 bed · Non-landed Properties | S$2,600 | S$4.73 psf |
| Q3 2024 | City Regency · 400-500 sqft · 1 bed · Non-landed Properties | S$2,450 | S$5.44 psf |
Rents as approved by HDB, or as filed with URA for private homes, where the floor area is given as a band.
Indicative estimate from comparable caveats. Not a formal valuation.