Regina Hill
Project page · Freehold
Based on 5 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 4,817 sqft of land, typical for Regina Hill. 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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Landed, Wajek Walk · 1910 m | - | 5,187 sqft | S$11,000,000 | S$2,121 psf | ×1.000 | S$2,121 psf |
| Apr 2026 | Landed, Toh Yi Road · 1074 m | - | 4,320 sqft | S$7,700,000 | S$1,783 psf | ×1.000 | S$1,783 psf |
| Feb 2026 | Cheng Soon Garden · 1368 m | - | 4,346 sqft | S$7,600,000 | S$1,749 psf | ×0.988 | S$1,728 psf |
| Mar 2025 | Mandarin Park · 597 m | - | 4,337 sqft | S$8,015,000 | S$1,848 psf | ×0.995 | S$1,839 psf |
| Jan 2025 | Regina Hill | - | 4,701 sqft | S$9,080,000 | S$1,932 psf | ×0.995 | S$1,922 psf |
How accurate is this estimate for Regina Hill?
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.
1.61% gross yield
S$142,771 of rent a year against the estimate above · 0.08 points above flats like it
No lease here was signed at this size, so the rent comes from what the 5 leases at this project fetch per square foot, which is about S$11,898 a month at this size.
In the rest of the central region, freehold houses yield 1.53%, from 266 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 | 2500-3000 sqft | — | Semi-Detached House | S$6,800 |
| Q3 2026 | 3000-3500 sqft | — | Semi-Detached House | S$6,800 |
| Q3 2026 | 2000-2500 sqft | — | Semi-Detached House | S$5,500 |
| Q2 2026 | 2000-2500 sqft | — | Semi-Detached House | S$6,700 |
| Q4 2025 | 2000-2500 sqft | — | Semi-Detached House | S$7,100 |
| Q3 2025 | 3500-4000 sqft | — | Semi-Detached House | S$10,500 |
| Q2 2025 | 2000-2500 sqft | — | Semi-Detached House | S$6,700 |
| Q1 2025 | 3500-4000 sqft | — | Semi-Detached House | S$9,000 |
5 URA rental contracts at Regina Hill since 2025Q4, a median of S$2.47 psf a month on 447.5 sqm.
Buying or selling at S$8,859,162?
Buying: Stamp duty on S$8,859,162 · Cash and CPF needed on S$8,859,162 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$8,859,162.
Each opens with this figure filled in; change anything there.
Primary schools near 28 Jalan Merbok
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
- Bukit Timah Primary School · 801 m · balloted in 2025 Phase 2C
- Keming Primary School · 858 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Bukit View Primary School · 1,226 m · no 2025 Phase 2C ballot
- Pei Hwa Presbyterian Primary School · 1,381 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Lianhua Primary School · 1,437 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jan 2025 | Regina Hill · Semi-detached | 4,701 sqft | S$9,080,000 | S$1,932 psf |
| Sept 2023 | Regina Hill · Semi-detached | 4,933 sqft | S$9,400,000 | S$1,906 psf |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Q3 2026 | Regina Hill · 2500-3000 sqft · Semi-Detached House | S$6,800 | S$2.47 psf |
| Q3 2026 | Regina Hill · 3000-3500 sqft · Semi-Detached House | S$6,800 | S$2.09 psf |
| Q3 2026 | Regina Hill · 2000-2500 sqft · Semi-Detached House | S$5,500 | S$2.44 psf |
| Q2 2026 | Regina Hill · 2000-2500 sqft · Semi-Detached House | S$6,700 | S$2.98 psf |
| Q4 2025 | Regina Hill · 2000-2500 sqft · Semi-Detached House | S$7,100 | S$3.16 psf |
| Q3 2025 | Regina Hill · 3500-4000 sqft · Semi-Detached House | S$10,500 | S$2.80 psf |
| Q2 2025 | Regina Hill · 2000-2500 sqft · Semi-Detached House | S$6,700 | S$2.98 psf |
| Q1 2025 | Regina Hill · 3500-4000 sqft · Semi-Detached House | S$9,000 | S$2.40 psf |
| Q3 2024 | Regina Hill · 2000-2500 sqft · Semi-Detached House | S$5,500 | S$2.44 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.