LE REGAL is a freehold development along GEYLANG ROAD in District 14 (Geylang / Eunos), part of the RCR segment of Singapore's private residential market. The project comprises 88 units and is TOP 2016.
This profile draws on 27 recorded transactions from URA REALIS 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 10 years from TOP, LE REGAL is in the early-mature phase: facilities are well-broken-in, strata operations are stable, and pricing has been through one or two market cycles — making comparable-sales analysis meaningful.
Within District 14 (Geylang / Eunos), the immediate context for LE REGAL 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 27 sales and 193 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the LE REGAL dashboard.
- Average sale price: $660,540 across 27 transactions
- Estimated gross rental yield: 4.5%
- District 14 PSF ranking: Mid-range (top 59%)
- Freehold tenure · RCR · D14 · 88 units
About LE REGAL
LE REGAL is a freehold condominium, located at GEYLANG ROAD in District 14 (Geylang, Eunos) (Rest of Central Region), developed by FRAGRANCE REALTY PTE LTD, comprising 88 residential units, completed in 2016.
As a freehold property, LE REGAL does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at LE REGAL:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| Studio | 12 | $1,438 psf | $555,250 |
| 1 BR | 11 | $1,157 psf | $738,143 |
| 2 BR | 4 | $978 psf | $763,000 |
Sales Market Overview
LE REGAL has recorded 27 sale transactions with an average transaction price of $660,540, ranging from $490,000 to $800,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 7 | $1,180 psf | $630,527 | — |
| 2022 | 4 | $1,149 psf | $659,250 | ↓ 2.6% |
| 2023 | 8 | $1,279 psf | $663,236 | ↑ 11.3% |
| 2024 | 4 | $1,399 psf | $636,250 | ↑ 9.4% |
| 2025 | 3 | $1,239 psf | $719,333 | ↓ 11.4% |
| 2026 | 1 | $1,500 psf | $775,000 | ↑ 21.1% |
LE REGAL ranks in the top 59% of condos in District 14 by average PSF.
Compared to the RCR average of $2,047 psf, LE REGAL trades 38.6% below the segment benchmark.
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Rental Market Overview
LE REGAL has recorded 193 rental transactions with monthly rents averaging $2,466/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 175 | $2,396/mo | $1,500/mo | $4,200/mo |
| 2 BR | 18 | $3,139/mo | $2,000/mo | $4,500/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 46 | $1,794/mo |
| 2022 | 38 | $2,288/mo |
| 2023 | 33 | $2,942/mo |
| 2024 | 36 | $2,783/mo |
| 2025 | 33 | $2,715/mo |
| 2026 | 7 | $2,786/mo |
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Investment Analysis
Based on average rents and sale prices, LE REGAL delivers an estimated gross rental yield of 4.5%. This places it among the higher-yielding condos in Singapore.
Competing Condos in District 14
Side-by-side comparison against the most actively traded condos in District 14 (Geylang, Eunos):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| PARC ESTA | 99 yrs lease commencing from 2018 | 1399 | $2,184 psf | 477 |
| SIMS URBAN OASIS | 99 yrs lease commencing from 2014 | 1024 | $1,762 psf | 365 |
| PENROSE | 99 yrs lease commencing from 2019 | 566 | $1,928 psf | 352 |
| EUHABITAT | 99 yrs lease commencing from 2010 | 697 | $1,326 psf | 233 |
| THE ANTARES | 99 yrs lease commencing from 2018 | 265 | $1,833 psf | 227 |
Location Map
Map shows LE REGAL (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- LE REGAL
- Aljunied MRT
- Mountbatten MRT
- Kallang MRT
- Dakota MRT
- Stadium MRT
- One World International School (Mountbatten)
- Geylang Methodist School (Primary)
- Geylang Methodist School (Secondary)
Nearby MRT Stations
LE REGAL is 530m from Aljunied MRT (East-West Line), with 6 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Aljunied | EW9 | East-West Line | 530m |
| Mountbatten | CC7 | Circle Line | 760m |
| Kallang | EW10 | East-West Line | 1.0 km |
| Dakota | CC8 | Circle Line | 1.0 km |
| Stadium | CC6 | Circle Line | 1.2 km |
| Geylang Bahru | DT24 | Downtown Line | 1.4 km |
Nearby Schools
There are 8 schools within 2 km of LE REGAL, including 3 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| One World International School (Mountbatten) | International | 480m |
| Geylang Methodist School (Primary) | Primary | 620m |
| Geylang Methodist School (Secondary) | Secondary | 810m |
| Kong Hwa School | Primary | 1.1 km |
| Macpherson Primary School | Primary | 1.7 km |
| Haig Girls' School | Primary | 1.7 km |
| Hong Wen School | Primary | 1.8 km |
| Tanjong Katong Primary School | Primary | 2.0 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.
Walking-distance MRT. Aljunied is about 0.53km — within the conventional 10-minute walk threshold most tenants accept. The project benefits from the public-transport premium without the price compression that <500m flagship stations command.
Boutique character. With 88 units, LE REGAL 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. One World International School (Mountbatten) sits about 0.48km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
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.
Cycle-sensitivity. Like all Singapore private residential, the project's capital appreciation and rental yields move with broader macro factors — mortgage rate environment, MAS macroprudential stance (TDSR, ABSD), and the supply-pipeline tempo. Build a 5pp rate buffer into your stress test.
[
{
"persona": "Young couple, first home",
"fit_color": "green",
"reason": "Long balance lease + likely sub-CCR pricing"
},
{
"persona": "Family with school-age kids",
"fit_color": "green",
"reason": "Nearby schools support MOE registration priority"
},
{
"persona": "CBD commuter",
"fit_color": "green",
"reason": "Walking-distance MRT supports daily commute"
},
{
"persona": "Rental investor (yield-focused)",
"fit_color": "red",
"reason": "Thin transaction history makes underwriting fragile"
},
{
"persona": "Foreign professional (expat)",
"fit_color": "amber",
"reason": "MRT plus mid-size facility suite typically meets expat-tenant criteria"
},
{
"persona": "Long-term hold (10+ yr)",
"fit_color": "green",
"reason": "Tenure supports CPF + buyer-pool through hold"
}
]
Composite assessment: LE REGAL 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. 27 transactions in URA REALIS 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 LE REGAL?
What is the rental yield for LE REGAL?
Is LE REGAL freehold or leasehold?
How far is the nearest MRT from LE REGAL?
What is the tenure of LE REGAL?
How does LE REGAL compare to other projects in the district?
What stamp duty applies for a foreign buyer of LE REGAL?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 27 transactions analysed
- Rental data: 193 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 LE REGAL
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.