BLISS REGALIA is a freehold development along SING AVENUE in District 8 (Little India / Farrer Park), part of the RCR segment of Singapore's private residential market. The project comprises 8 units and is TOP 2009.
This profile draws on 6 recorded transactions from URA to frame the project's character: who actually lives here, who buys here, and where the pricing sits relative to immediate alternatives. For the broader district context, see the Singapore price-heatmap map.
At roughly 17 years from TOP, BLISS REGALIA is in mature-resale territory: a clear track record on capital appreciation, defined renovation and refurbishment cycles, and lease-decay considerations starting to enter the picture (if leasehold).
Within District 8 (Little India / Farrer Park), the immediate context for BLISS REGALIA is shaped by the broader URA Master Plan zoning for the area, ongoing or planned infrastructure (MRT extensions, expressway changes, school relocations), and the supply pipeline of nearby launches. See the URA Master Plan 2019 for the precinct-specific land-use overlay before underwriting medium-term capital appreciation.
We track 6 sales and 6 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the BLISS REGALIA dashboard.
- Average sale price: $1,061,333 across 6 transactions
- Estimated gross rental yield: 3.3%
- District 8 PSF ranking: Value tier (top 78%)
- Freehold tenure · RCR · D8 · 8 units
About BLISS REGALIA
BLISS REGALIA is a freehold condominium, located at SING AVENUE in District 8 (Little India) (Rest of Central Region), developed by ONE TWO HOLDING PTE LTD, comprising 8 residential units, completed in 2009.
As a freehold property, BLISS REGALIA does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at BLISS REGALIA:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 4 | $1,328 psf | $857,500 |
| 2 BR | 1 | $1,366 psf | $1,250,000 |
| 4 BR | 1 | $1,005 psf | $1,688,000 |
Sales Market Overview
BLISS REGALIA has recorded 6 sale transactions with an average transaction price of $1,061,333, ranging from $780,000 to $1,688,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 2 | $1,326 psf | $1,040,000 | — |
| 2022 | 3 | $1,171 psf | $1,102,667 | ↓ 11.7% |
| 2026 | 1 | $1,517 psf | $980,000 | ↑ 29.6% |
BLISS REGALIA ranks in the top 78% of condos in District 8 by average PSF.
Compared to the RCR average of $2,049 psf, BLISS REGALIA trades 37.5% below the segment benchmark.
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Rental Market Overview
BLISS REGALIA has recorded 6 rental transactions with monthly rents averaging $2,958/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 3 | $2,283/mo | $2,100/mo | $2,400/mo |
| 2 BR | 3 | $3,633/mo | $3,500/mo | $3,700/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 3 | $2,283/mo |
| 2022 | 1 | $3,500/mo |
| 2023 | 1 | $3,700/mo |
| 2024 | 1 | $3,700/mo |
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Investment Analysis
Based on average rents and sale prices, BLISS REGALIA delivers an estimated gross rental yield of 3.3%. This is above the Singapore-wide benchmark of approximately 3%.
Competing Condos in District 8
Side-by-side comparison against the most actively traded condos in District 8 (Little India):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| PICCADILLY GRAND | 99 yrs lease commencing from 2021 | 407 | $2,168 psf | 426 |
| CITYLIGHTS | 99 yrs lease commencing from 2004 | 600 | $1,767 psf | 133 |
| CITY SQUARE RESIDENCES | Freehold | 910 | $1,894 psf | 115 |
| STURDEE RESIDENCES | 99 yrs lease commencing from 2015 | 305 | $1,999 psf | 107 |
| KERRISDALE | 99 yrs lease commencing from 1998 | 481 | $1,398 psf | 91 |
Location Map
Map shows BLISS REGALIA (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- BLISS REGALIA
- Farrer Park MRT
- Boon Keng MRT
- Bendemeer MRT
- Little India MRT
- Little India MRT
- Farrer Park Primary School
- CHIJ Our Lady Queen of Peace
- LASALLE College of the Arts
Nearby MRT Stations
BLISS REGALIA is 420m from Farrer Park MRT (North-East Line), with 9 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Farrer Park | NE8 | North-East Line | 420m |
| Boon Keng | NE9 | North-East Line | 910m |
| Bendemeer | DT23 | Downtown Line | 990m |
| Little India | NE7 | North-East Line | 1.2 km |
| Little India | DT12 | Downtown Line | 1.2 km |
| Jalan Besar | DT22 | Downtown Line | 1.2 km |
| Novena | NS20 | North-South Line | 1.2 km |
| Lavender | EW11 | East-West Line | 1.4 km |
Nearby Schools
There are 16 schools within 2 km of BLISS REGALIA, including 2 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Farrer Park Primary School | Primary | 400m |
| CHIJ Our Lady Queen of Peace | Primary | 650m |
| LASALLE College of the Arts | Tertiary | 1.1 km |
| St. Margaret's Secondary School | Secondary | 1.1 km |
| Bendemeer Primary School | Primary | 1.2 km |
| St. Andrew's Secondary School | Secondary | 1.2 km |
| St. Andrew's Junior College | Jc | 1.2 km |
| Hong Wen School | Primary | 1.2 km |
| Bendemeer Secondary School | Secondary | 1.2 km |
| St. Margaret's Primary School | Primary | 1.2 km |
| St. Andrew's Junior School | Primary | 1.2 km |
| Beatty Secondary School | Secondary | 1.7 km |
Tenure resilience. Freehold tenure removes the lease-decay headwind that affects 99-year leasehold stock from ~year 60 onward. CPF eligibility, loan-tenure caps, and resale buyer pool are all preserved without the time-decay clock. For long holds (15+ years), this matters meaningfully more than headline PSF.
Genuine walk-to-MRT access. Farrer Park sits about 0.42km away — true walking distance, not the elastic 800m claim that some listings stretch. For tenants and commuter-owners, this anchors rental demand and supports a steady capital-value floor across cycles.
Boutique character. With 8 units, BLISS REGALIA keeps a low-density character — fewer residents per facility, quieter corridors, more curated common spaces. Suits buyers prioritising unit-interior quality and neighbour proximity over deep facilities breadth.
School-belt proximity. Farrer Park Primary School sits about 0.40km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Thin transaction history. With only 6 recorded sales, comparable-sales analysis is fragile — a single outlier transaction can skew the apparent price level by 5-10%. Triangulate with nearby district comparables rather than rely on within-project averages alone.
District supply pipeline. Non-prime districts are more sensitive to GLS pipeline additions; check the URA Master Plan 2019 confirmed and provisional land sales schedule for the immediate 5-year window. New launches at 10-20% lower PSF can compress secondary-market resale velocity for 18-24 months around their launch dates.
- ✅ Young couple, first home: Long balance lease + likely sub-CCR pricing
- ✅ Family with school-age kids: Nearby schools support MOE registration priority
- ✅ CBD commuter: Walking-distance MRT supports daily commute
- ❌ Rental investor (yield-focused): Thin transaction history makes underwriting fragile
- ⚠️ Foreign professional (expat): MRT plus mid-size facility suite typically meets expat-tenant criteria
- ✅ Long-term hold (10+ yr): Tenure supports CPF + buyer-pool through hold
Composite assessment: BLISS REGALIA combines walking-distance MRT with long-tenure leasehold (or freehold) — a solid structural foundation. The district position dictates whether capital appreciation outpaces or tracks the broader market. 6 transactions in URA provide the data foundation for this view.
Suggested holding period for most buyer profiles: 6-10 years to ride out one full macro cycle. Cross-reference per-bedroom net yield against district comparables via the compare-tool, model monthly cash-flow with the mortgage calculator, and confirm your effective BSD+ABSD cost using the stamp-duty calculator before finalising. This profile is informational; not a personal investment recommendation.
FAQ
What is the average price for BLISS REGALIA?
What is the rental yield for BLISS REGALIA?
Is BLISS REGALIA freehold or leasehold?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA.
- Sales data: 6 transactions analysed
- Rental data: 6 lease records analysed
- Gross yield = (avg monthly rent × 12) / avg sale price
Median values used to minimise outlier impact. PSF = price per square foot.
View Live Data for BLISS REGALIA
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.
New Sale vs Resale Mix
Of the 195 condo transactions recorded in District 8 over the last 12 months, 87% resale, 12% sub sale, 1% new sale. A resale-heavy mix points to an established market trading on fundamentals; a new-sale-heavy mix means developer launches are setting the price benchmarks.
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HDB Alternatives Nearby
Weighing BLISS REGALIA against staying public? These HDB towns sit within walking or short-drive distance:
- Kallang/whampoa — 4-room average $882,887 (240m away), an upgrader gap of about $200,000
- Central Area — 4-room average $1,088,814 (800m away)
- Toa Payoh — 4-room average $929,793 (1.5 km away), an upgrader gap of about $150,000