Royalgreen stands as one of the most coveted freehold addresses in Singapore’s prime District 10, occupying a generous 174,000 sq ft land parcel along Anamalai Avenue — just off the storied Bukit Timah Road corridor. Completed in 2021 by Allgreen Properties and fully sold out since launch, this 285-unit development represents a rare opportunity: a freehold title in the heart of the Core Central Region (CCR), flanked by Good Class Bungalow (GCB) enclaves and walking distance to the Sixth Avenue MRT station on the Downtown Line. For buyers and investors seeking capital-preservation fundamentals wrapped in resort-style living, Royalgreen checks almost every box that defines prime Singapore residential real estate.
The development replaced the former Royalville condominium — a site that sat dormant for a decade before Allgreen unlocked it — making Royalgreen the first new freehold launch on Sixth Avenue in roughly ten years. Secondary market activity confirms its appeal: transaction data from 2024–2025 shows deals ranging from S$2,600 psf to S$2,981 psf, placing it firmly in the upper tier of District 10 resale benchmarks. With 197 recorded sales transactions and a growing rental pool anchored by international families seeking the Bukit Timah education belt, Royalgreen has established itself as a liquid, well-regarded asset in the post-TOP era.
Snapshot as of 2026-05 — figures above reflect publicly available URA/HDB data at the time of this editorial review (as of 2026-05).
District 10 (Bukit Timah & Sixth Avenue sub-zone) has historically commanded a premium among Singapore’s 28 postal districts. The area benefits from a unique confluence of factors: proximity to the CBD via the Downtown Line, adjacency to the Bukit Timah Nature Reserve and its green corridors, and the highest concentration of elite primary and secondary schools in Singapore. The Urban Redevelopment Authority (URA) has consistently zoned the Sixth Avenue precinct as low-density residential, capping plot ratios at 1.4 and preserving the neighbourhood’s leafy, low-rise character. This regulatory moat is a structural advantage for existing owners and a meaningful barrier to supply-side dilution.
Royalgreen sits at the intersection of two long-running macro trends. First, Singapore’s permanent-resident and citizen households with school-age children continue to pay a location premium for the so-called “education belt,” where Hwa Chong Institution, Nanyang Girls’ High School, Methodist Girls’ School, National Junior College, and Raffles Girls’ Primary School are all within a 2 km radius. Second, global ultra-high-net-worth (UHNW) families relocating to Singapore under the Global Investor Programme and family office framework have accelerated demand for freehold CCR properties that offer both lifestyle amenity and title permanence. Royalgreen’s freehold tenure means it is one of the few assets in this submarket that can be held generationally without the lease decay anxiety that shadows 99-year leasehold neighbours. According to URA, average resale prices for non-landed freehold private residential properties in CCR have appreciated meaningfully over the past five years, reinforcing the structural case for freehold ownership in prime districts.
The project’s developer pedigree also matters. Allgreen Properties, part of the Kuok Group, has a 30-year track record in Singapore that includes landmark addresses such as Cluny Park Residence and Wilshire Residences. Their design philosophy at Royalgreen — forest-inspired landscaping with 50-metre lap pool, themed pavilions, rooftop tennis court, and a Forest Grove Courtyard — reflects a deliberate positioning above the mid-market CCR tier. The result is a product that competes with boutique freehold condominiums at River Valley and Holland Village but benefits from a quieter, lower-density streetscape.
We track 197 sales and 360 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the ROYALGREEN dashboard.
- Average sale price: $2,305,900 across 197 transactions
- Estimated gross rental yield: 2.9%
- District 10 PSF ranking: Premium tier (top 16%)
- Freehold tenure · CCR · D10 · 285 units
About ROYALGREEN
ROYALGREEN is a freehold condominium, located at ANAMALAI AVENUE in District 10 (Ardmore, Bukit Timah, Holland Road, Tanglin) (Core Central Region), comprising 285 residential units, completed in 2021.
As a freehold property, ROYALGREEN does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at ROYALGREEN:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 50 | $2,723 psf | $1,803,734 |
| 2 BR | 90 | $2,774 psf | $2,107,222 |
| 3 BR | 49 | $2,792 psf | $2,901,666 |
| 4 BR | 8 | $2,804 psf | $4,030,500 |
Sales Market Overview
ROYALGREEN has recorded 197 sale transactions with an average transaction price of $2,305,900, ranging from $1,679,000 to $4,276,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 85 | $2,711 psf | $2,376,731 | — |
| 2022 | 68 | $2,840 psf | $2,319,717 | ↑ 4.8% |
| 2023 | 32 | $2,755 psf | $2,049,641 | ↓ 3.0% |
| 2024 | 3 | $2,751 psf | $2,781,667 | ↓ 0.1% |
| 2025 | 7 | $2,827 psf | $2,427,984 | ↑ 2.8% |
| 2026 | 2 | $2,675 psf | $1,785,000 | ↓ 5.4% |
ROYALGREEN ranks in the top 16% of condos in District 10 by average PSF.
Compared to the CCR average of $2,447 psf, ROYALGREEN trades 13.1% above the segment benchmark.
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Rental Market Overview
ROYALGREEN has recorded 360 rental transactions with monthly rents averaging $5,496/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 65 | $5,522/mo | $3,600/mo | $10,000/mo |
| 2 BR | 214 | $4,829/mo | $4,000/mo | $8,000/mo |
| 3 BR | 70 | $6,921/mo | $4,500/mo | $9,300/mo |
| 4 BR | 11 | $9,245/mo | $8,000/mo | $11,200/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2022 | 94 | $5,600/mo |
| 2023 | 67 | $5,828/mo |
| 2024 | 92 | $5,493/mo |
| 2025 | 89 | $5,324/mo |
| 2026 | 18 | $4,578/mo |
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Investment Analysis
Based on average rents and sale prices, ROYALGREEN delivers an estimated gross rental yield of 2.9%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
Competing Condos in District 10
Side-by-side comparison against the most actively traded condos in District 10 (Ardmore, Bukit Timah, Holland Road, Tanglin):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| SKYE AT HOLLAND | 99 yrs lease commencing from 2024 | 666 | $2,946 psf | 666 |
| LEEDON GREEN | Freehold | 638 | $2,785 psf | 570 |
| D'LEEDON | 99 yrs lease commencing from 2010 | 1703 | $1,858 psf | 433 |
| HYLL ON HOLLAND | Freehold | 319 | $2,648 psf | 327 |
| FOURTH AVENUE RESIDENCES | 99 yrs lease commencing from 2018 | 476 | $2,465 psf | 296 |
Location Map
Map shows ROYALGREEN (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- ROYALGREEN
- Sixth Avenue MRT
- King Albert Park MRT
- Hwa Chong International School
- Hwa Chong Institution
- Hwa Chong Institution (JC)
Nearby MRT Stations
ROYALGREEN is 380m from Sixth Avenue MRT (Downtown Line), with 2 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Sixth Avenue | DT7 | Downtown Line | 380m |
| King Albert Park | DT6 | Downtown Line | 1.3 km |
Nearby Schools
There are 10 schools within 2 km of ROYALGREEN, including 4 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Hwa Chong International School | International | 480m |
| Hwa Chong Institution | Secondary | 540m |
| Hwa Chong Institution (JC) | Jc | 540m |
| Lycee Francais de Singapour | International | 900m |
| Australian International School | International | 1.1 km |
| Hollandse School | International | 1.1 km |
| Chatsworth International School (Bukit Timah) | International | 1.4 km |
| National Junior College | Secondary | 1.5 km |
| National Junior College | Jc | 1.5 km |
| Henry Park Primary School | Primary | 1.8 km |
Freehold title in a land-scarce CCR submarket. Unlike the majority of new-launch condominiums in Singapore, which are on 99-year leasehold sites, Royalgreen carries perpetual freehold tenure. In District 10, freehold supply is structurally constrained: the GCB belt adjacent to Sixth Avenue limits redevelopment sites, and URA’s low-density zoning caps future supply. Freehold properties typically sustain higher resale values relative to leasehold equivalents as leases run down, and they attract a broader buyer pool including buyers from markets — such as Hong Kong, Malaysia, and Indonesia — where perpetual tenure is the cultural norm. For wealth-preservation buyers, freehold is a non-negotiable criterion, and Royalgreen is one of very few sub-300-unit freehold condominiums to have completed in D10 in the past decade.
Exceptional school-catchment positioning. The Bukit Timah education corridor is arguably the single most powerful residential demand driver in Singapore outside of the Orchard Road address premium. Royalgreen falls within 1 km of Nanyang Girls’ High School and within 2 km of Hwa Chong Institution, Methodist Girls’ School, Raffles Girls’ Primary School, National Junior College, and Nanyang Primary School. MOE’s Phase 2A and 2B primary school registration phases reward proximity, making addresses in the education belt command a durable structural premium. International families, in particular, prize proximity to these institutions because it maximises both public school access and the prestige signal for children enrolled in international schools nearby. For landlords, this translates directly into rental demand from relocating corporate and diplomatic tenants.
Sixth Avenue MRT (DTL) walkability. The Downtown Line provides direct, no-transfer connectivity to key nodes: Newton (interchange to NSL), Botanic Gardens (interchange to CCL), Bugis, and Marina Bay. Royalgreen residents can reach Marina Bay Sands in under 25 minutes door-to-door without changing trains. The station is approximately a 3-minute walk from the development entrance, a threshold that dramatically reduces car-dependency and supports the project’s tenant appeal for working professionals and families who value transit-oriented convenience without inner-city density.
Resort-calibre facilities on a generous land footprint. At 174,000 sq ft for 285 units, Royalgreen offers an unusually generous facilities-to-unit ratio. The 50-metre lap pool, spa pool, children’s pool, Forest Grove Courtyard, rooftop tennis court, meditation pavilion, hammock garden deck, gourmet pavilion, swing garden, reflexology path, gymnasium, function room, and reading room collectively create a “resort within the city” environment that is difficult to replicate in higher-density urban projects. For owner-occupiers, this translates to daily lifestyle quality; for landlords, it supports premium asking rents to expatriate tenants accustomed to resort-style living.
Low unit count and boutique positioning. At 285 units, Royalgreen is a boutique development by Singapore standards, where many CCR condominiums exceed 500 units. A smaller development means less competition for rental listings within the same building, lower transient turnover in the resident mix, and a stronger sense of community — factors that sophisticated owner-occupiers consistently cite when comparing shortlisted properties. The boutique scale also means that a small number of motivated sellers are unlikely to flood the secondary market simultaneously, supporting price stability.
Liquid secondary market with demonstrated appreciation. Royalgreen’s secondary market has been active since TOP in 2021, with transactions spanning S$2,600 psf to S$2,981 psf across 2024–2025. A December 2024 deal at S$2,873 psf signals continued buyer conviction even as broader CCR volumes remained measured. The development is fully sold by the developer, which concentrates supply on willing resale sellers rather than developer discounting — a healthy dynamic for price support.
Additional Buyer’s Stamp Duty (ABSD) exposure for foreigners and second-property buyers. Singapore’s ABSD framework as revised in April 2023 imposes a 60% ABSD on foreign purchases of residential property. Even for Singapore Permanent Residents buying a second property (30%) or Singapore Citizens on their third and beyond (15%), the upfront tax cost is material. At Royalgreen’s current price points of S$1.78M–S$3.25M, the ABSD quantum can range from hundreds of thousands to well over S$1M for affected buyer profiles. Prospective buyers should stress-test their holding period and exit assumptions carefully, as ABSD is not recoverable on sale.
Rental yield is moderate relative to absolute entry cost. At recent PSF levels of approximately S$2,800 and gross rental yields in the 2.8% range, Royalgreen is not a high-yield investment on a cash-flow basis. Investors seeking income return above 3.5% may find the suburbs or OCR developments more attractive. The investment thesis for Royalgreen is anchored in capital appreciation and wealth preservation rather than immediate cash-flow generation. Buyers with leveraged financing should model carefully, as negative carry is a real possibility in rising interest-rate environments.
Premium entry price limits addressable resale buyer pool. With units priced from S$1.78M to above S$3M, Royalgreen’s resale buyer pool is inherently narrower than mass-market developments. In periods of broad market caution — such as post-cooling measure cycles — buyer foot traffic can thin significantly. Sellers may face longer marketing periods or need to accept modest price concessions to achieve a transaction within a preferred timeline.
Sixth Avenue subzone lacks immediate retail amenity. Unlike Orchard Road or Holland Village addresses, Sixth Avenue is predominantly residential. Daily groceries and dining options require a short drive or MRT ride to Coronation Plaza, Guthrie House, or Bukit Timah Plaza. For families accustomed to walkable F&B strips, this is a lifestyle trade-off worth acknowledging.
[
{
"persona": "SC/PR family in MOE primary school queue",
"fit_color": "green",
"reason": "Within 1 km of Nanyang Girls’ High School and 2 km of Hwa Chong Institution — school catchment is a structural premium driver and supports long-term holding value even if market conditions soften."
},
{
"persona": "Wealth-preservation investor (freehold mandate)",
"fit_color": "green",
"reason": "Freehold CCR title, boutique 285-unit development, and a sub-market with constrained future supply make this a textbook capital-preservation holding. Strong fit for buyers with a 10-year+ horizon and low reliance on rental yield."
},
{
"persona": "Owner-occupier upgrader from HDB or leasehold condo",
"fit_color": "green",
"reason": "The resort-calibre facilities, proximity to top schools, and address prestige of Bukit Timah fully justify the upgrade premium for families seeking a forever-home in a low-density neighbourhood. ABSD planning required for second-property buyers."
},
{
"persona": "Expatriate family on corporate lease",
"fit_color": "yellow",
"reason": "Strong lifestyle fit given the facilities and school proximity; however, at 2.8% gross yield, net-of-tax returns are thin for landlords. Best suited if the landlord intends to occupy the unit themselves on return or has a long investment horizon."
},
{
"persona": "Foreign buyer (non-PR) seeking CCR trophy asset",
"fit_color": "yellow",
"reason": "The 60% ABSD makes near-term capital recovery challenging. Suitable only for UHNW buyers with a genuinely long holding horizon (15+ years) or those who value Singapore residency benefits and freehold title intrinsically rather than as a yield-maximisation vehicle."
},
{
"persona": "Yield-focused investor targeting 3.5%+ gross return",
"fit_color": "red",
"reason": "At S$2,800 psf and current rental rates, gross yield sits at approximately 2.8%. Negative carry is probable for leveraged buyers. District 15 or OCR new launches offer more competitive income metrics for investors whose primary objective is rental yield."
}
]
Royalgreen is a benchmark freehold offering in Singapore’s Core Central Region that earns its premium on the twin pillars of permanence and location. The freehold title, elite school-belt positioning, resort facilities, and boutique scale create a product that is structurally scarce — it cannot be replicated by future developers without a similarly rare land parcel becoming available in the same subzone. For buyers whose primary objective is capital preservation in a title-secure, low-density CCR environment, Royalgreen remains one of the most compelling choices to have been delivered in District 10 in the past decade.
The caveats are equally clear: ABSD exposure for non-citizens is steep, gross rental yield at 2.8% means this is not a cash-flow play, and the daily convenience trade-off of a quiet residential enclave requires acceptance. Buyers who enter Royalgreen as a long-term family home or generational wealth vehicle will find that the fundamentals — freehold, CCR, education belt, MRT proximity — align strongly with Singapore’s enduring residential demand story. Those seeking immediate yield or a quick-flip arbitrage should look elsewhere.
On balance, Royalgreen sits in the top tier of District 10 freehold condominiums completed in the 2020s. At current secondary market prices of S$2,600–S$2,981 psf, it is priced fairly relative to its peer set and has demonstrated resilience through multiple rounds of cooling measures. A strong buy for the right buyer profile; a cautious hold for yield-oriented investors until rental rates firm further.
FAQ
What is the average price for ROYALGREEN?
What is the rental yield for ROYALGREEN?
Is ROYALGREEN freehold or leasehold?
What MRT station serves Royalgreen?
Sixth Avenue MRT station on the Downtown Line (DTL) is the nearest station, approximately a 3-minute walk from the development entrance. The Downtown Line provides direct, no-transfer access to Newton (interchange with the North-South Line), Botanic Gardens (interchange with the Circle Line), Bugis, and Marina Bay. Commute time to the CBD core is typically under 25 minutes by rail.
Which schools are near Royalgreen?
Royalgreen is situated in Singapore’s most celebrated education belt. Nanyang Girls’ High School is within 1 km of the development, qualifying residents for MOE’s priority Phase 2A registration. Within 2 km, families will also find Hwa Chong Institution, Methodist Girls’ School (both Primary and Secondary), Raffles Girls’ Primary School, National Junior College, and Nanyang Primary School. This concentration of top-tier institutions is one of the most powerful and durable demand drivers underpinning property values in the Sixth Avenue subzone.
What facilities does Royalgreen offer?
Royalgreen provides an extensive resort-style facilities suite across its 174,000 sq ft land area. Highlights include a 50-metre lap pool, spa pool, children’s pool, Forest Grove Courtyard, rooftop tennis court, gymnasium, clubhouse with function room and reading room, BBQ pavilions, meditation pavilion, hammock garden deck, gourmet pavilion, swing garden deck, outdoor fitness area, and a reflexology path. The generous land-to-unit ratio (174,000 sq ft for 285 units) means facilities are comparatively uncrowded — a meaningful differentiator from high-density CCR developments with similar or richer amenity lists but triple the unit count.
How does ABSD affect buying Royalgreen as a foreigner or second-property buyer?
Singapore’s Additional Buyer’s Stamp Duty (ABSD) is a significant cost consideration. As of the April 2023 revised rates: Singapore Citizens buying their second residential property pay 20% ABSD; Permanent Residents buying their second property pay 30%; foreigners (non-PR) pay 60% on any residential purchase. On a S$2.5M Royalgreen unit, a foreign buyer faces approximately S$1.5M in ABSD alone. PRs and citizens on multiple properties should model their full acquisition cost, Total Debt Servicing Ratio (TDSR) constraints, and projected holding period before committing. Always consult a licensed financial adviser and a qualified property agent for personalised ABSD and stamp duty planning.
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 197 transactions analysed
- Rental data: 360 lease records analysed
- Gross yield = (avg monthly rent × 12) / avg sale price
Median values used to minimise outlier impact. PSF = price per square foot.
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