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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

Valued at 1,216 sqft, typical for The Regalia. Enter your size and floor below for your own range.

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.