homequant
apartment · 534676

Grand Regalia

Project page · Freehold

Indicative value range
S$1,678,143 – S$2,112,057
Indicative mid S$1,840,132 · S$1,526 psf

Based on 109 sales in projects within 1 km, last 24 months. Search widened 3 of 4 steps to find enough comparable sales. 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
Sept 2026The Promenade@Pelikat · 777 m01-05969 sqftS$1,250,000S$1,290 psf×1.000S$1,290 psf
Sept 2026Stadia · 586 m01-051,066 sqftS$1,598,888S$1,500 psf×1.000S$1,500 psf
Aug 2026Spazio @ Kovan · 405 m01-051,098 sqftS$1,380,000S$1,257 psf×1.000S$1,257 psf
Jul 2026D'Pavilion · 89 m01-051,238 sqftS$1,628,000S$1,315 psf×1.000S$1,315 psf
Jul 2026Bliss@Kovan · 713 m01-05915 sqftS$1,630,000S$1,782 psf×1.000S$1,782 psf
Jul 202621 Richards · 536 m01-051,044 sqftS$1,600,000S$1,532 psf×1.000S$1,532 psf
Jul 2026Primo Residences · 848 m01-051,421 sqftS$1,730,000S$1,218 psf×1.000S$1,218 psf
Jul 2026Jansen House · 596 m01-051,023 sqftS$2,065,000S$2,019 psf×1.000S$2,019 psf
Jun 2026The Promenade@Pelikat · 777 m01-05947 sqftS$1,268,000S$1,339 psf×1.000S$1,339 psf
Jun 2026The Promenade@Pelikat · 777 m01-05926 sqftS$1,228,000S$1,327 psf×1.000S$1,327 psf
Jun 2026The Promenade@Pelikat · 777 m01-05893 sqftS$1,050,000S$1,175 psf×1.000S$1,175 psf
Jun 2026Palm Grove Condominium · 417 m01-051,302 sqftS$1,988,000S$1,526 psf×1.000S$1,526 psf
Jun 2026Sanctuary @ 813 · 26 m01-05936 sqftS$1,400,000S$1,495 psf×1.000S$1,495 psf
Jun 2026Pin Mansions · 991 m01-051,249 sqftS$1,868,000S$1,496 psf×1.000S$1,496 psf
Jun 2026Evania · 785 m01-051,076 sqftS$1,645,000S$1,528 psf×1.000S$1,528 psf
Jun 2026Upper Serangoon Shopping Centre · 472 m06-101,528 sqftS$1,820,000S$1,191 psf×1.000S$1,191 psf
Jun 20263@Sandilands · 611 m01-05958 sqftS$1,420,000S$1,482 psf×1.000S$1,482 psf
May 2026The Promenade@Pelikat · 777 m01-051,216 sqftS$1,388,800S$1,142 psf×1.000S$1,142 psf
May 2026Sanctuary @ 813 · 26 m01-05936 sqftS$1,380,000S$1,474 psf×1.000S$1,474 psf
May 2026Evania · 785 m01-051,227 sqftS$1,910,000S$1,557 psf×1.000S$1,557 psf
May 2026Jansen House · 596 m01-051,012 sqftS$2,176,000S$2,151 psf×1.000S$2,151 psf
May 2026Jansen House · 596 m01-051,033 sqftS$2,100,000S$2,032 psf×1.000S$2,032 psf
May 20263@Sandilands · 611 m01-051,087 sqftS$1,400,000S$1,288 psf×1.000S$1,288 psf
Apr 2026Palm Haven · 540 m01-051,227 sqftS$1,820,000S$1,483 psf×1.000S$1,483 psf
Apr 2026Pin Mansions · 991 m01-051,238 sqftS$1,838,000S$1,485 psf×1.000S$1,485 psf
Apr 2026Evania · 785 m01-05936 sqftS$1,470,000S$1,570 psf×1.000S$1,570 psf
Apr 2026Cherryhill · 828 m06-10915 sqftS$1,600,000S$1,749 psf×1.000S$1,749 psf
Mar 2026Tangerine Grove · 808 m01-051,184 sqftS$2,130,000S$1,799 psf×0.999S$1,797 psf
Mar 2026Bliss@Kovan · 713 m01-051,313 sqftS$2,150,000S$1,637 psf×0.999S$1,635 psf
Mar 2026Jansen 28 · 588 m01-051,216 sqftS$1,568,000S$1,289 psf×0.999S$1,288 psf
Mar 2026Upper Serangoon Shopping Centre · 472 m06-101,453 sqftS$1,680,000S$1,156 psf×0.999S$1,155 psf
Mar 2026D'Hiro@Hillside · 775 m01-051,109 sqftS$1,560,000S$1,407 psf×0.999S$1,406 psf
Feb 2026Jade Residences · 970 m01-051,012 sqftS$1,428,000S$1,411 psf×0.999S$1,410 psf
Feb 2026The Promenade@Pelikat · 777 m01-05915 sqftS$1,070,000S$1,169 psf×0.999S$1,168 psf
Feb 2026Palm Grove Condominium · 417 m01-051,410 sqftS$2,200,000S$1,560 psf×0.999S$1,558 psf
Feb 2026Sanctuary @ 813 · 26 m01-05893 sqftS$1,350,000S$1,511 psf×0.999S$1,509 psf
Feb 2026Gillenia · 693 m01-051,098 sqftS$1,530,000S$1,394 psf×0.999S$1,392 psf
Feb 2026Jansen House · 596 m01-051,238 sqftS$2,566,000S$2,073 psf×0.999S$2,071 psf
Feb 2026Jansen House · 596 m01-051,335 sqftS$2,758,000S$2,066 psf×0.999S$2,064 psf
Feb 2026Jansen House · 596 m01-051,335 sqftS$2,715,000S$2,034 psf×0.999S$2,032 psf
Jan 2026Palm Haven · 540 m01-051,098 sqftS$1,580,000S$1,439 psf×0.999S$1,438 psf
Jan 2026Isuites @ Palm · 507 m01-051,216 sqftS$1,560,000S$1,283 psf×0.999S$1,281 psf
Jan 2026Jansen House · 596 m01-051,012 sqftS$2,059,000S$2,035 psf×0.999S$2,033 psf
Dec 2025Stadia · 586 m01-05904 sqftS$1,330,000S$1,471 psf×1.021S$1,501 psf
Dec 2025Residences Botanique · 538 m01-05883 sqftS$1,465,000S$1,660 psf×1.021S$1,694 psf
Dec 2025Jansen House · 596 m01-051,033 sqftS$2,109,000S$2,041 psf×1.021S$2,083 psf
Dec 2025Cherryhill · 828 m01-051,453 sqftS$2,350,000S$1,617 psf×1.021S$1,651 psf
Nov 2025Tangerine Grove · 808 m01-051,389 sqftS$2,370,000S$1,707 psf×1.021S$1,742 psf
Nov 2025Evania · 785 m01-051,378 sqftS$2,120,000S$1,539 psf×1.021S$1,571 psf
Nov 2025Kovana · 64 m01-051,421 sqftS$2,200,000S$1,548 psf×1.021S$1,580 psf
Nov 2025Jansen House · 596 m01-051,012 sqftS$2,031,000S$2,007 psf×1.021S$2,049 psf
Oct 2025Primo Residences · 848 m01-051,076 sqftS$1,408,000S$1,308 psf×1.021S$1,335 psf
Oct 2025Mint Residences @ Jansen · 513 m01-051,270 sqftS$1,700,000S$1,338 psf×1.021S$1,366 psf
Oct 2025Jansen House · 596 m01-051,238 sqftS$2,480,000S$2,003 psf×1.021S$2,045 psf
Sept 2025Glasgow Residence · 603 m01-05883 sqftS$1,280,000S$1,450 psf×1.031S$1,495 psf
Sept 2025Residences Botanique · 538 m01-051,152 sqftS$1,780,000S$1,545 psf×1.031S$1,593 psf
Sept 202521 Richards · 536 m01-051,055 sqftS$1,560,000S$1,479 psf×1.031S$1,524 psf
Aug 2025D'Pavilion · 89 m01-051,130 sqftS$1,640,000S$1,451 psf×1.031S$1,496 psf
Aug 2025Hillside Mansions · 446 m01-051,259 sqftS$1,888,555S$1,500 psf×1.031S$1,546 psf
Aug 2025Suites @ Paya Lebar · 753 m01-051,389 sqftS$1,480,000S$1,066 psf×1.031S$1,099 psf
Aug 2025Rosalia Park · 918 m01-051,119 sqftS$1,405,000S$1,255 psf×1.031S$1,294 psf
Aug 2025Kovan Esquire · 122 m01-051,001 sqftS$1,560,000S$1,558 psf×1.031S$1,606 psf
Jul 2025Jade Residences · 970 m01-051,292 sqftS$1,952,888S$1,512 psf×1.031S$1,558 psf
Jul 2025Residences Botanique · 538 m01-051,033 sqftS$1,600,000S$1,548 psf×1.031S$1,596 psf
Jul 2025Residences Botanique · 538 m01-051,184 sqftS$1,950,000S$1,647 psf×1.031S$1,698 psf
Jul 2025Jansen House · 596 m01-051,238 sqftS$2,507,000S$2,025 psf×1.031S$2,088 psf
Jul 2025Jansen House · 596 m01-051,033 sqftS$2,150,000S$2,081 psf×1.031S$2,145 psf
Jul 2025D'Hiro@Hillside · 775 m01-051,109 sqftS$1,520,000S$1,371 psf×1.031S$1,413 psf
Jun 2025Jade Residences · 970 m01-05861 sqftS$1,580,000S$1,835 psf×1.039S$1,907 psf
Jun 2025The Promenade@Pelikat · 777 m01-05969 sqftS$1,188,000S$1,226 psf×1.039S$1,274 psf
Jun 2025Palm Grove Condominium · 417 m01-051,302 sqftS$1,918,000S$1,473 psf×1.039S$1,530 psf
Jun 2025Rosyth Residence · 684 m01-051,023 sqftS$1,440,000S$1,408 psf×1.039S$1,463 psf
Jun 2025Hillside Mansions · 446 m01-051,195 sqftS$1,680,000S$1,406 psf×1.039S$1,461 psf
May 2025Fiorenza · 909 m01-051,485 sqftS$2,220,000S$1,495 psf×1.039S$1,553 psf
May 2025Tangerine Grove · 808 m01-051,367 sqftS$2,308,888S$1,689 psf×1.039S$1,755 psf
May 2025Tangerine Grove · 808 m01-051,238 sqftS$2,200,000S$1,777 psf×1.039S$1,847 psf
May 2025Jade Residences · 970 m01-051,324 sqftS$2,000,000S$1,511 psf×1.039S$1,570 psf
May 2025Bliss@Kovan · 713 m01-051,249 sqftS$2,380,000S$1,906 psf×1.039S$1,981 psf
May 2025Kovan Crest · 136 m01-051,292 sqftS$1,760,000S$1,363 psf×1.039S$1,416 psf
May 2025Urban Residences · 709 m01-05861 sqftS$1,300,000S$1,510 psf×1.039S$1,569 psf
May 2025The Bently Residences@Kovan · 156 m01-051,130 sqftS$1,860,000S$1,646 psf×1.039S$1,710 psf
May 2025Rosalia Park · 918 m01-051,152 sqftS$1,470,000S$1,276 psf×1.039S$1,326 psf
May 2025Affluence Court · 800 m01-051,249 sqftS$1,650,000S$1,321 psf×1.039S$1,373 psf
May 2025Cherryhill · 828 m01-051,453 sqftS$2,450,000S$1,686 psf×1.039S$1,752 psf
Apr 2025The Promenade@Pelikat · 777 m01-05926 sqftS$1,100,000S$1,188 psf×1.039S$1,235 psf
Apr 2025Residences @ Jansen · 617 m01-051,216 sqftS$1,580,000S$1,299 psf×1.039S$1,350 psf
Apr 2025Palm Grove Condominium · 417 m01-051,399 sqftS$2,100,000S$1,501 psf×1.039S$1,559 psf
Apr 2025Casa Cambio · 637 m01-05980 sqftS$1,300,000S$1,327 psf×1.039S$1,379 psf
Apr 2025Evania · 785 m01-051,421 sqftS$2,065,000S$1,453 psf×1.039S$1,510 psf
Apr 2025Kovan Crest · 136 m01-051,087 sqftS$1,490,000S$1,371 psf×1.039S$1,424 psf
Mar 2025Jansen House · 596 m01-051,238 sqftS$2,568,000S$2,075 psf×1.050S$2,179 psf
Feb 2025Pin Mansions · 991 m01-051,249 sqftS$1,790,000S$1,434 psf×1.050S$1,506 psf
Feb 2025Kovan Jewel · 80 m01-051,076 sqftS$2,406,800S$2,236 psf×1.050S$2,349 psf
Feb 2025Kovan Jewel · 80 m01-051,141 sqftS$2,448,800S$2,146 psf×1.050S$2,254 psf
Feb 2025Kovan Crest · 136 m01-051,238 sqftS$1,665,000S$1,345 psf×1.050S$1,413 psf
Feb 2025Jansen House · 596 m01-051,259 sqftS$2,430,000S$1,930 psf×1.050S$2,027 psf
Feb 2025Cherryhill · 828 m01-051,195 sqftS$1,830,000S$1,532 psf×1.050S$1,609 psf
Jan 2025Breezy Mansions · 669 m01-051,012 sqftS$1,370,000S$1,354 psf×1.050S$1,422 psf
Jan 2025Bliss@Kovan · 713 m01-05926 sqftS$1,600,000S$1,728 psf×1.050S$1,815 psf
Jan 2025D'Hiro@Hillside · 775 m01-051,119 sqftS$1,333,333S$1,191 psf×1.050S$1,251 psf
Dec 2024Breezy Mansions · 669 m01-051,012 sqftS$1,360,000S$1,344 psf×1.054S$1,416 psf
Dec 2024Kovan Jewel · 80 m01-051,141 sqftS$2,511,900S$2,202 psf×1.054S$2,320 psf
Dec 2024Jansen House · 596 m01-051,335 sqftS$2,700,000S$2,023 psf×1.054S$2,131 psf
Nov 2024Palm Haven · 540 m01-051,356 sqftS$2,000,000S$1,475 psf×1.054S$1,554 psf
Nov 2024Palm Grove Condominium · 417 m01-051,389 sqftS$1,980,000S$1,426 psf×1.054S$1,502 psf
Nov 2024Kovan Jewel · 80 m01-051,141 sqftS$2,450,500S$2,148 psf×1.054S$2,263 psf
Nov 2024Kovan Jewel · 80 m01-051,141 sqftS$2,346,900S$2,057 psf×1.054S$2,167 psf
Nov 2024Jansen 28 · 588 m01-051,281 sqftS$1,650,000S$1,288 psf×1.054S$1,357 psf
Nov 2024Space @ Kovan · 539 m01-051,087 sqftS$1,400,000S$1,288 psf×1.054S$1,357 psf

How accurate is this estimate for Grand Regalia?

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.

2.77% gross yield

S$51,000 of rent a year against the estimate above · 0.23 points below flats like it

Leases signed here within a quarter of this size run about S$4,250 a month, the middle of 2 of them.

In outside the central region, freehold flats yield 3.00%, from 614 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 20261200-1300 sqft3Non-landed PropertiesS$4,300
Q1 20261200-1300 sqft3Non-landed PropertiesS$4,200
Q4 20252300-2400 sqft3Non-landed PropertiesS$4,500
Q3 20252300-2400 sqft3Non-landed PropertiesS$6,150
Q1 20251200-1300 sqft3Non-landed PropertiesS$4,000

median of 2 URA rental contracts at Grand Regalia within a quarter of 112 sqm, since 2025Q4.

Buying or selling at S$1,840,132?

Buying: Stamp duty on S$1,840,132 · Cash and CPF needed on S$1,840,132 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$1,840,132.

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

Primary schools near 815 Upper Serangoon 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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Jan 2026
Grand Regalia · 01-05 · Apartment
2,314 sqftS$2,488,888S$1,075 psf
Nov 2022
Grand Regalia · 01-05 · Apartment
1,206 sqftS$1,488,800S$1,235 psf
Oct 2022
Grand Regalia · 01-05 · Apartment
1,206 sqftS$1,410,000S$1,170 psf
Feb 2022
Grand Regalia · 01-05 · Apartment
1,206 sqftS$1,380,000S$1,145 psf
Jan 2022
Grand Regalia · 01-05 · Apartment
2,303 sqftS$2,180,000S$946 psf

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.