TWIN REGENCY is a freehold development along KIM TIAN ROAD in District 3 (Tiong Bahru / Alexandra), part of the RCR segment of Singapore's private residential market. The project comprises 234 units and is an established secondary-market project.
This profile draws on 18 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.
The project is in its mature or late-resale phase, where lease tenure (for leasehold stock), redevelopment optionality, and en-bloc potential all start to weigh more on the investment thesis than current rental yield.
Within District 3 (Tiong Bahru / Alexandra), the immediate context for TWIN REGENCY 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 18 sales and 356 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the TWIN REGENCY dashboard.
- Average sale price: $2,669,667 across 18 transactions
- Estimated gross rental yield: 3.0%
- District 3 PSF ranking: Above average (top 40%)
- Freehold tenure · RCR · D3 · 234 units
About TWIN REGENCY
TWIN REGENCY is a freehold condominium, located at KIM TIAN ROAD in District 3 (Tiong Bahru, Queenstown) (Rest of Central Region), comprising 234 residential units.
As a freehold property, TWIN REGENCY does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at TWIN REGENCY:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 8 | $2,111 psf | $2,128,750 |
| 4 BR | 10 | $2,054 psf | $3,102,400 |
Sales Market Overview
TWIN REGENCY has recorded 18 sale transactions with an average transaction price of $2,669,667, ranging from $1,870,000 to $4,048,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 5 | $1,918 psf | $2,219,600 | — |
| 2022 | 4 | $1,935 psf | $2,720,000 | ↑ 0.9% |
| 2023 | 2 | $2,031 psf | $2,697,500 | ↑ 5.0% |
| 2024 | 2 | $2,157 psf | $2,610,000 | ↑ 6.2% |
| 2025 | 5 | $2,345 psf | $3,092,200 | ↑ 8.7% |
TWIN REGENCY ranks in the top 40% of condos in District 3 by average PSF.
Compared to the RCR average of $2,049 psf, TWIN REGENCY trades 1.5% above the segment benchmark.
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Rental Market Overview
TWIN REGENCY has recorded 356 rental transactions with monthly rents averaging $6,562/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 2 BR | 114 | $5,217/mo | $3,800/mo | $6,550/mo |
| 3 BR | 197 | $6,992/mo | $4,500/mo | $11,000/mo |
| 4 BR | 43 | $7,871/mo | $5,600/mo | $10,100/mo |
| 5+ BR | 2 | $12,750/mo | $11,500/mo | $14,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 62 | $5,326/mo |
| 2022 | 71 | $5,857/mo |
| 2023 | 69 | $7,273/mo |
| 2024 | 62 | $6,901/mo |
| 2025 | 65 | $7,311/mo |
| 2026 | 27 | $6,854/mo |
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Investment Analysis
Based on average rents and sale prices, TWIN REGENCY delivers an estimated gross rental yield of 3.0%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
Competing Condos in District 3
Side-by-side comparison against the most actively traded condos in District 3 (Tiong Bahru, Queenstown):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| ZYON GRAND | 99 yrs lease commencing from 2024 | 1079 | $3,053 psf | 630 |
| AVENUE SOUTH RESIDENCE | 99 yrs lease commencing from 2018 | 1074 | $2,261 psf | 582 |
| STIRLING RESIDENCES | 99 yrs lease commencing from 2017 | 1259 | $2,278 psf | 463 |
| PENRITH | 99 yrs lease commencing from 2024 | 462 | $2,796 psf | 451 |
| ONE PEARL BANK | 99 yrs lease commencing from 2019 | 774 | $2,569 psf | 428 |
Location Map
Map shows TWIN REGENCY (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- TWIN REGENCY
- Tiong Bahru MRT
- Havelock MRT
- Outram Park MRT
- Outram Park MRT
- Outram Park MRT
- Gan Eng Seng School
- Gan Eng Seng Primary School
- Outram Secondary School
Nearby MRT Stations
TWIN REGENCY is 240m from Tiong Bahru MRT (East-West Line), with 9 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Tiong Bahru | EW17 | East-West Line | 240m |
| Havelock | TE16 | Thomson-East Coast Line | 670m |
| Outram Park | EW16 | East-West Line | 1.3 km |
| Outram Park | NE3 | North-East Line | 1.3 km |
| Outram Park | TE17 | Thomson-East Coast Line | 1.3 km |
| Great World | TE15 | Thomson-East Coast Line | 1.3 km |
| Cantonment | CC31 | Circle Line | 1.3 km |
| Redhill | EW18 | East-West Line | 1.4 km |
Nearby Schools
There are 12 schools within 2 km of TWIN REGENCY, including 5 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Gan Eng Seng School | Secondary | 520m |
| Gan Eng Seng Primary School | Primary | 590m |
| Outram Secondary School | Secondary | 780m |
| Cantonment Primary School | Primary | 970m |
| Henderson Secondary School | Secondary | 970m |
| Bukit Merah Secondary School | Secondary | 1.2 km |
| Kheng Cheng School | Primary | 1.3 km |
| Fairfield Methodist School (Primary) | Primary | 1.5 km |
| River Valley Primary School | Primary | 1.5 km |
| Radin Mas Primary School | Primary | 1.5 km |
| CHIJ (Kellock) | Primary | 1.7 km |
| Blangah Rise Primary School | Primary | 1.9 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. Tiong Bahru sits about 0.24km 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.
Solid facilities scale. 234 units is large enough to support pool, gym, function rooms, and BBQ pavilions without the booking-pressure issues that smaller boutique developments face. Per-unit maintenance is in a manageable band.
School-belt proximity. Gan Eng Seng School sits about 0.52km 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 18 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: TWIN REGENCY 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. 18 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 TWIN REGENCY?
What is the rental yield for TWIN REGENCY?
Is TWIN REGENCY 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: 18 transactions analysed
- Rental data: 356 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 TWIN REGENCY
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.
New Sale vs Resale Mix
Of the 2,186 condo transactions recorded in District 3 over the last 12 months, 69% new sale, 29% resale, 2% sub 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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Price Index Check
The ShiokNest Price Index for District 3 reads 117.1 as of June 2026 — up 10.4% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
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HDB Alternatives Nearby
Weighing TWIN REGENCY against staying public? These HDB towns sit within walking or short-drive distance:
- Bukit Merah — 4-room average $894,787 (130m away), an upgrader gap of about $1,750,000
- Central Area — 4-room average $1,088,814 (990m away), an upgrader gap of about $1,600,000
- Queenstown — 4-room average $1,002,705 (1.7 km away), an upgrader gap of about $1,650,000