Regent Villas
Project page · 99-year lease from 1991
Based on 23 sales in projects within 2 km, last 24 months. Search widened 4 of 4 steps to find enough comparable sales. See the comparable sales.
No storey entered, so sales were not adjusted for height
Valued at 2,423 sqft of land, typical for Regent Villas. Houses differ widely in land and built-up area, so enter yours below for your own range.
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 |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Victoria Park Villas · 1243 m | - | 2,258 sqft | S$6,500,000 | S$2,878 psf | ×1.000 | S$2,878 psf |
| Sept 2026 | Victoria Park Villas · 1243 m | - | 2,272 sqft | S$6,300,000 | S$2,773 psf | ×1.000 | S$2,773 psf |
| Jun 2026 | Holland Grove · 1657 m | - | 2,314 sqft | S$4,100,000 | S$1,772 psf | ×1.000 | S$1,772 psf |
| May 2026 | Victoria Park Villas · 1243 m | - | 2,539 sqft | S$6,380,000 | S$2,513 psf | ×1.000 | S$2,513 psf |
| Mar 2026 | Holland Grove · 1657 m | - | 2,153 sqft | S$4,000,000 | S$1,858 psf | ×1.018 | S$1,892 psf |
| Feb 2026 | Holland Grove · 1657 m | - | 2,278 sqft | S$4,180,000 | S$1,835 psf | ×1.018 | S$1,869 psf |
| Jan 2026 | Kings Ville · 1714 m | - | 2,325 sqft | S$4,300,000 | S$1,849 psf | ×1.018 | S$1,883 psf |
| Dec 2025 | Victoria Park Villas · 1243 m | - | 2,153 sqft | S$6,150,000 | S$2,857 psf | ×1.024 | S$2,926 psf |
| Sept 2025 | Kings Ville · 1714 m | - | 2,404 sqft | S$4,350,000 | S$1,810 psf | ×0.988 | S$1,789 psf |
| Aug 2025 | Kings Ville · 1714 m | - | 2,427 sqft | S$4,220,000 | S$1,739 psf | ×0.988 | S$1,718 psf |
| Jul 2025 | Holland Grove · 1657 m | - | 2,714 sqft | S$3,750,000 | S$1,382 psf | ×0.988 | S$1,366 psf |
| Jul 2025 | Holland Grove · 1657 m | - | 2,230 sqft | S$4,080,000 | S$1,829 psf | ×0.988 | S$1,808 psf |
| Jul 2025 | Kings Ville · 1714 m | - | 2,696 sqft | S$4,820,000 | S$1,788 psf | ×0.988 | S$1,767 psf |
| May 2025 | Holland Grove · 1657 m | - | 2,166 sqft | S$4,450,000 | S$2,055 psf | ×1.005 | S$2,065 psf |
| May 2025 | Kings Ville · 1714 m | - | 2,563 sqft | S$4,480,000 | S$1,748 psf | ×1.005 | S$1,757 psf |
| Apr 2025 | Kings Ville · 1714 m | - | 2,553 sqft | S$4,320,000 | S$1,692 psf | ×1.005 | S$1,700 psf |
| Mar 2025 | Regent Villas | - | 2,190 sqft | S$3,900,000 | S$1,780 psf | ×1.035 | S$1,843 psf |
| Feb 2025 | Victoria Park Villas · 1243 m | - | 2,368 sqft | S$5,800,000 | S$2,449 psf | ×1.035 | S$2,536 psf |
| Feb 2025 | Victoria Park Villas · 1243 m | - | 2,615 sqft | S$6,250,000 | S$2,390 psf | ×1.035 | S$2,475 psf |
| Jan 2025 | Victoria Park Villas · 1243 m | - | 2,288 sqft | S$5,750,000 | S$2,513 psf | ×1.035 | S$2,601 psf |
| Dec 2024 | Holland Grove · 1657 m | - | 2,311 sqft | S$3,530,000 | S$1,527 psf | ×1.043 | S$1,594 psf |
| Nov 2024 | Holland Grove · 1657 m | - | 2,181 sqft | S$3,768,000 | S$1,728 psf | ×1.043 | S$1,803 psf |
| Nov 2024 | Kings Ville · 1714 m | - | 2,610 sqft | S$4,380,000 | S$1,678 psf | ×1.043 | S$1,751 psf |
How accurate is this estimate for Regent Villas?
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 house earns against what it costs, set beside what homes like it earn.
3.22% gross yield
S$144,000 of rent a year against the estimate above · 0.53 points above flats like it
Leases signed here within a quarter of this size run about S$12,000 a month, the middle of 5 of them.
Across Singapore, leasehold houses yield 2.69%, from 77 projects. This region has too few to measure on its own.
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 | 2500-3000 sqft | — | Semi-Detached House | S$12,000 |
| Q2 2026 | 2000-2500 sqft | — | Semi-Detached House | S$12,500 |
| Q1 2026 | 2500-3000 sqft | — | Terrace House | S$8,700 |
| Q4 2025 | 2500-3000 sqft | — | Semi-Detached House | S$12,000 |
| Q4 2025 | 2000-2500 sqft | — | Terrace House | S$8,000 |
| Q4 2024 | 2500-3000 sqft | — | Terrace House | S$8,700 |
| Q3 2024 | 2500-3000 sqft | — | Semi-Detached House | S$11,500 |
median of 5 URA rental contracts at Regent Villas within a quarter of 225.1 sqm, since 2025Q4.
Buying or selling at S$4,466,049?
Buying: Stamp duty on S$4,466,049 · Cash and CPF needed on S$4,466,049 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$4,466,049.
Each opens with this figure filled in; change anything there.
Primary schools near 131 Jalan Lim Tai See
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
- Henry Park Primary School · 882 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Methodist Girls' School (Primary) (girls) · 1,277 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Nanyang Primary School · 1,751 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Raffles Girls' Primary School (girls) · 1,782 m · balloted in 2025 Phase 2C (citizens beyond 2 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Mar 2025 | Regent Villas · Semi-detached · 65 years left | 2,190 sqft | S$3,900,000 | S$1,780 psf |
| Feb 2025 | Regent Villas · Semi-detached · 65 years left | 3,670 sqft | S$4,220,500 | S$1,150 psf |
| Apr 2024 | Regent Villas · Semi-detached · 66 years left | 2,423 sqft | S$3,588,888 | S$1,481 psf |
| Sept 2023 | Regent Villas · Semi-detached · 66 years left | 2,422 sqft | S$3,625,000 | S$1,497 psf |
| May 2022 | Regent Villas · Semi-detached · 68 years left | 2,771 sqft | S$3,980,000 | S$1,437 psf |
| Mar 2022 | Regent Villas · Semi-detached · 68 years left | 2,190 sqft | S$3,050,000 | S$1,392 psf |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Q3 2026 | Regent Villas · 2500-3000 sqft · Semi-Detached House | S$12,000 | S$4.36 psf |
| Q2 2026 | Regent Villas · 2000-2500 sqft · Semi-Detached House | S$12,500 | S$5.56 psf |
| Q1 2026 | Regent Villas · 2500-3000 sqft · Terrace House | S$8,700 | S$3.16 psf |
| Q4 2025 | Regent Villas · 2500-3000 sqft · Semi-Detached House | S$12,000 | S$4.36 psf |
| Q4 2025 | Regent Villas · 2000-2500 sqft · Terrace House | S$8,000 | S$3.56 psf |
| Q4 2024 | Regent Villas · 2500-3000 sqft · Terrace House | S$8,700 | S$3.16 psf |
| Q3 2024 | Regent Villas · 2500-3000 sqft · Semi-Detached House | S$11,500 | S$4.18 psf |
Rents as approved by HDB, or as filed with URA for private homes, where the floor area is given as a band.
Where the lease takes this
About 63 years of the 99-year lease remain. Every figure below lets the lease run down on the decay measured from private resales in this market, then applies the price path in that column. The paths are scenarios to choose between, not forecasts.
| From now | Lease left | Prices flat | This market's record, 1.85% a yearmeasured | Prices 2% a year | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 58 years | S$4,208,483 | S$4,612,440 | S$4,646,506 | S$5,120,263 |
| 10 years | 53 years | S$3,934,558 | S$4,726,137 | S$4,796,204 | S$5,824,107 |
On a flat market the lease alone costs 12% over 10 years. Prices would need to rise about 1.28% a year to cancel that out.
The measured column repeats what this market did between Q1 2015 and Q2 2026, which was 1.85% a year. Past growth is not a promise of future growth.
Horizons we have not measured are left out rather than guessed at, so a short lease shows fewer rows.
Indicative estimate from comparable caveats. Not a formal valuation.