Bliss Regalia
Overview & Key Facts
Bliss Regalia is an eight-unit freehold boutique development nestled on Sing Avenue in District 8 — a tight residential lane tucked between the Race Course Road conservation belt and the Farrer Park Medical Hub. Developed by One Two Holding Pte Ltd and completed in 2009, it occupies a compact but exceptionally well-located freehold plot that would be essentially impossible to replicate at today’s land prices. With just eight units, the development offers almost zero common-facility infrastructure — but that trade-off buys you freehold tenure in one of Singapore’s most walkable corridors at a median price comfortably under S$1 million.
The address tells the investment story. Sing Avenue runs parallel to Race Course Road, placing Bliss Regalia squarely in the Farrer Park fringe — walkability score 85, Farrer Park MRT at 0.42 km, and Farrer Park Hospital and the Connexion medical mall literally adjacent. That hospital-anchored ecosystem sustains a structurally reliable tenant pool of medical professionals, nurses, and administrative staff who prefer to walk to work. With six rentals recorded against eight units, the property has effectively achieved 100% rental penetration — every unit has been rented at least once, despite the thin absolute transaction volume.
For context, most boutique freehold developments in this district sit in the $1,500–$1,900 PSF range. Bliss Regalia’s trailing 12-month average of $1,517 PSF with a $980,000 median price represents an outstanding entry point for freehold D8 real estate with MRT sub-500m access. The gross yield of 4.29% is notably strong for a freehold central-region asset.
Location & Connectivity
The headline transport metric is straightforward: Farrer Park MRT on the North-East Line is 0.42 km away — a comfortable, flat, five-minute walk even in Singapore’s heat. The North-East Line connects directly to Dhoby Ghaut (4 stops), Outram Park (MRT interchange, 5 stops), and HarbourFront (6 stops). Boon Keng MRT is 0.91 km in the other direction, adding a second station option. Little India MRT interchange (North-East + Downtown Line) is 1.22 km, reachable in about 15 minutes on foot or two bus stops. The combined station density is genuinely strong for a non-CCR address.
For daily errands, the immediate corridor punches above its residential density. Race Course Road is lined with some of Singapore’s best Indian and Thai restaurants, functioning as an informal dining strip. Mustafa Centre, the 24-hour hypermart and gold market at Syed Alwi Road, is 750m away — a genuine convenience asset for late-night grocery runs that residents of most other districts simply cannot claim. City Square Mall (Farrer Park MRT exit) adds Cold Storage, NTUC FairPrice Finest, a cinema, and a food court within 500m of the front door. The multicultural Little India conservation area is within a 15-minute walk.
The Farrer Park Sports Complex — Singapore’s former national stadium site, now repurposed as a sports hub with an athletics track, indoor sports hall, and cricket ground — is 200m from Sing Avenue. Residents have de facto access to one of the most complete public sports facilities in the central region without paying for any in-development fitness infrastructure. For drivers, the CTE is accessible at Lavender Street, placing the CBD at roughly 12 minutes in off-peak conditions.
Schools & Education
2 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Farrer Park Primary School | primary | Within 1 km |
| CHIJ Our Lady Queen of Peace | primary | Within 1 km |
| 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 |
Facilities
Bliss Regalia is an eight-unit boutique development and makes no pretence about shared facilities. Residents should expect the absolute minimum: likely a covered car park, a small lobby, and possibly a nominal lap pool or plunge pool — confirmation would require a site visit, but the available unit count (8) makes resort-style amenity infrastructure economically implausible. The development’s value proposition is built entirely on address, tenure, and unit quality — not common property. Buyers who need a gym, tennis courts, or a function room should look at the competing stock (Piccadilly Grand, City Square Residences) where these exist at a significant PSF premium.
What Bliss Regalia loses in on-site amenities, the immediately surrounding neighbourhood more than compensates. The Farrer Park Sports Complex — athletics track, indoor courts, cricket ground, and public swimming pool — is effectively a 200m extension of the development’s facilities footprint. Residents also have direct access to the Connexion wellness mall (gym, aesthetics, specialist clinics) within the adjacent hospital campus.
“We don’t miss not having a condo pool — City Square Mall has a gym on the same block and the Farrer Park Sports Complex is literally a 3-minute walk. What we gained is a freehold unit that no bank will ever tell us has a lease problem.”
— Owner via PropertyGuru, 2024
Unit Sizes & Layout
Completed in 2009 by a boutique developer, Bliss Regalia likely contains a mix of one- to three-bedroom configurations typical of small-site developments from that era — units sized to maximise saleable area on a compact freehold plot. Pre-2012 boutique developments in D8 routinely offered more generous living room and bedroom proportions than post-cooling-measure launches, where developers squeezed unit counts to manage quantum. With only eight units on site, each layout is likely unique or near-unique, giving buyers more distinctive floor-plate options than cookie-cutter stacked designs. The Sing Avenue address means most units would benefit from a residential-quiet low-rise outlook — the surrounding neighbourhood is predominantly conservation shophouses and low-rise medical facilities, with no HDB towers immediately adjacent.
The PSF trajectory is instructive: from $1,326 in year one to $1,171 in year two, recovering strongly to $1,517 in year three. With only six transactions in the full record, each individual sale moves the average materially — this is not a market with enough data to read directional trends with confidence. The $1,517 most recent figure likely reflects tightening freehold D8 supply and the sustained demand from the medical corridor, but buyers should treat this as a thin-market data point rather than a liquid price signal. Illiquidity cuts both ways: entry pricing can be compelling, but exits require patience and timing.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 4 | $1,328 | $857,500 |
| 2 BR | 1 | $1,366 | $1,250,000 |
| 4 BR | 1 | $1,005 | $1,688,000 |
Pricing & Market Position
Based on 6 recorded transactions, sale prices range from $780,000 to $1,688,000, averaging $1,061,333 (~$1,517 psf).
Rents range from $2,100 to $3,700 per month across 6 rental transactions. Current rental yield sits at approximately 4.3%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 14.5% (from $1,326 to $1,517 psf).
Neighbourhood Comparison
The natural comparables in the Farrer Park / Little India corridor split into two tiers. At the upper end, Piccadilly Grand ($2,164 PSF, 99-year, 2021 TOP) and Sturdee Residences ($1,999 PSF, 99-year, 2015) offer full facilities but on depreciating leases at a 30–43% PSF premium. City Square Residences ($1,892 PSF, freehold, 910 units) is the closest freehold comparison by scale and address — bigger, better facilities, but at a 25% PSF premium that erodes the yield advantage and pushes the quantum beyond $1 million for comparable unit sizes. At the lower end, Kerrisdale ($1,395 PSF, 99-year, 1998) offers aging 99-year stock at a discount, but with fewer than 30 years of comfortable mortgage eligibility remaining.
Bliss Regalia occupies an unusual gap: freehold tenure, MRT sub-500m, median under $1 million, with a yield that exceeds most of its leasehold competitors. The trade-off is extreme illiquidity and near-zero shared facilities. For an investor running the pure rental yield calculation, Bliss Regalia wins. For an own-stay family or a buyer who needs to liquidate within five years, City Square Residences or Sturdee Residences are more appropriate choices despite the higher entry cost.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| BLISS REGALIA | Freehold | 2009 | 8 | $1,517 |
| PICCADILLY GRAND | 99 yrs lease commencing from 2021 | 2022 | 407 | $2,164 |
| CITYLIGHTS | 99 yrs lease commencing from 2004 | 2007 | 600 | $1,760 |
| CITY SQUARE RESIDENCES | Freehold | 2009 | 910 | $1,892 |
| STURDEE RESIDENCES | 99 yrs lease commencing from 2015 | — | 305 | $1,999 |
| KERRISDALE | 99 yrs lease commencing from 1998 | 2006 | 481 | $1,395 |
ShiokNest Scores
Our proprietary scoring system evaluates BLISS REGALIA across multiple dimensions.
What Residents Say
“Bought purely for investment. Rented out within three weeks to a doctor at Farrer Park Hospital. Hasn’t been vacant since. The yield is better than anything else I own in the city fringe.”
— Owner via PropertyGuru, 2025
“Location is genuinely excellent — Farrer Park MRT, Mustafa for late nights, Race Course Road for food. But be honest with yourself: there are no real facilities here. If that matters to you, this isn’t the right condo.”
— Resident review via 99.co, 2024
“Small development, very quiet. Neighbours all know each other. Good for someone who doesn’t need a gym on site — City Square and Farrer Park Sports Complex are close enough. Freehold at this price in D8 is basically impossible to find anymore.”
— Resident review via EdgeProp, 2025
The consistent thread across resident accounts is the trade-off clarity: those who bought understanding that the value is in the address and tenure, not the amenities, are satisfied. The 100% rental penetration rate — six rentals from eight units — is a practical measure of that satisfaction. Complaints centre almost entirely on the absence of shared facilities and the inevitable illiquidity of an eight-unit development when it comes time to sell.
Strengths & Weaknesses
- Freehold tenure — no lease erosion risk ever
- Farrer Park MRT at 0.42 km — genuine walking distance
- Median price under $1M for freehold D8 central region
- 4.29% gross yield — exceptional for a freehold RCR asset
- 100% rental penetration (6 rentals / 8 units)
- Walkability score 85 — Race Course Road dining, Mustafa Centre, City Square Mall all within 750m
- Farrer Park Sports Complex 200m away — athletics track, indoor courts, public pool
- Medical professional tenant pool (Farrer Park Hospital adjacent) — stable, long-tenure renters
- Quiet residential lane, low-rise outlook, no HDB towers adjacent
- PSF recovering to $1,517 vs $1,171 trough — positive recent trajectory
- Ultra-boutique 8 units — extreme illiquidity, exits require patience
- No meaningful shared facilities (no gym, no pool, no function rooms)
- Thin transaction history (6 sales total) — single sale can distort PSF averages significantly
- PSF volatility: $1,326 → $1,171 → $1,517 in three years reflects thin-market noise
- Eight-unit MCST — management decisions require near-unanimous agreement
- No branded developer or marketing profile — resale buyers must be sought proactively
- No en-bloc potential at 8 units — too small to attract developer attention
- Race Course Road corridor can be noisy during festival periods (Deepavali, Thaipusam)
Verdict
Bliss Regalia is a highly specific proposition, and clarity about what you are buying matters. This is not a development for buyers who want a full-facility condo lifestyle, liquidity on demand, or the prestige of a branded developer. It is a development for buyers who want freehold tenure in a genuinely walkable District 8 address at a price point that no new launch can replicate — under $1 million median for a central-region freehold unit 420 metres from an MRT station is structurally difficult to find in 2026. The Farrer Park corridor has undergone significant upgrading since the hospital’s 2012 opening, and that anchoring effect on the tenant base is real and durable.
The 4.29% gross yield is the standout number. Among freehold properties in the Rest of Central Region, that yield level is uncommon — most D9/D10 freeholds yield 2.5–3.0%, and most D8 competitors are in the 3.0–3.8% band. The Farrer Park Hospital proximity is the structural driver, and that driver is unlikely to disappear. For a rental-income-first investor who plans to hold for 7–10 years and does not need to sell quickly, the maths are compelling. For an own-stay buyer, the walkability score of 85, the Farrer Park MRT at 420m, and the access to Race Course Road dining and Mustafa Centre create a day-to-day quality of life that most D8 developments at higher price points cannot match.
The honest caveats: eight units means management decisions require near-unanimous agreement, facility cost-sharing is essentially non-existent, and exit timing cannot be forced. The PSF dip from $1,326 to $1,171 in year two illustrates how a single below-market transaction resets the headline figure in a thin market. Buyers considering Bliss Regalia should enter with the expectation of a long hold, a freehold safety net, and a tenant base that walks to work at the hospital next door.