Ewe Boon Regent
Overview & Key Facts
Ewe Boon Regent stands quietly on Ewe Boon Road in the heart of District 10 — a low-traffic residential lane that winds through one of Singapore’s most sought-after school-zone addresses. Developed by Polyclinic Investment Pte Ltd and completed in 2000, the project comprises just 33 freehold units, placing it firmly in the boutique category that has become increasingly scarce in the Core Central Region.
The address tells most of the story. Ewe Boon Road sits within the tight residential belt between Steven Road, Holland Road, and Bukit Timah Road — a corridor where the combination of prestigious postcode, established greenery, and proximity to Singapore’s most oversubscribed primary schools commands enduring demand. At 33 units on a freehold land parcel, Ewe Boon Regent offers the privacy and exclusivity that larger developments in the district cannot replicate.
Transaction volumes are naturally thin at this scale — just six resale caveats over the measured period — but the pricing trajectory tells a clear story: PSF appreciation from S$1,724 through S$1,911 to S$1,937 reflects the steady re-rating of boutique freehold D10 assets as the surrounding new-launch comparable set pushes toward S$2,800–S$3,000 psf. With 38 rental transactions on record and a gross yield of 2.92%, Ewe Boon Regent functions equally well as a long-term owner-occupier home and as a hold-and-let asset for the school-zone rental market.
Location & Connectivity
The location headline writes itself: ACS Primary School is 0.55 km away and Singapore Chinese Girls’ Primary School is 0.64 km away — both within the 1 km radius that governs Phase 2B priority balloting for MOE primary school registration. In practical terms, a child registered from Ewe Boon Road gains Phase 2B priority at two of Singapore’s most oversubscribed primary schools simultaneously. Few addresses in Singapore can say the same.
MRT connectivity is strong for D10. Stevens MRT interchange (Downtown Line and Thomson–East Coast Line) is 0.63 km away — a comfortable 8-minute walk along a well-shaded residential path. Newton MRT interchange (North–South Line and Downtown Line) sits at 0.90 km. Having two dual-line interchanges within 1 km is a genuine connectivity advantage that many CCR condos commanding far higher PSFs cannot match.
For drivers, Bukit Timah Road and Steven Road provide fast access to both the PIE and CTE. Orchard Road is reachable in under 10 minutes in off-peak conditions; the CBD is approximately 15 minutes via CTE. Newton Food Centre is roughly 700 m on foot, and the Balmoral Plaza cluster of cafés, a NTUC FairPrice, and neighbourhood shops is within easy walking distance. Cold Storage at United Square (Newton) and Tanglin Mall add to the everyday convenience network.
Beyond the school-zone story, the neighbourhood itself is one of the quietest in D10. Ewe Boon Road carries little through traffic and is lined with mature angsana trees; the streetscape feels more like a bungalow enclave than a condominium address. Goodwood Hill and the Raffles Town Club green lung sit nearby, giving the area a low-density, landed-residential character that larger CCR projects along Orchard or River Valley cannot provide.
Schools & Education
3 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Anglo-Chinese School (Primary) | primary | Within 1 km |
| Singapore Chinese Girls' School (Primary) | primary | Within 1 km |
| ISS International School (Preston) | international | Within 1 km |
| ISS International School (Paterson) | international | Within 1 km |
| St. Anthony's Primary School | primary | Within 1 km |
| St. Joseph's Institution | secondary | ~1.1 km |
| Nanyang Primary School | primary | ~1.2 km |
| Nanyang Girls' High School | secondary | ~1.2 km |
Facilities
At 33 units completed in 2000, Ewe Boon Regent is a boutique development in every sense. The facilities package reflects its scale: expect a swimming pool, gymnasium, and the communal amenities typical of a well-maintained CCR boutique from that era — not the resort-style breadth of a 500-unit mega-development, but also none of the booking queues or shared-amenity friction that come with large complexes. Residents consistently note that the pool and gym feel genuinely private; with fewer than 35 households sharing the facilities, a quiet Saturday morning swim is the norm rather than the exception.
“Very exclusive and private feel. The pool is almost always empty on weekday evenings — a real luxury compared to the larger condos nearby where you’re queuing for a lane.”
— Resident review via EdgeProp
Buyers seeking an air-conditioned badminton dome or tennis courts should look elsewhere — the trade-off for boutique scale is a narrower facility set. What Ewe Boon Regent offers in return is a well-maintained, low-density environment where common areas stay clean, security is tight, and management decisions can be made quickly because the MCST is small. For owner-occupier families focused on schools and neighbourhood rather than on-site recreation, this trade-off is not a drawback but a deliberate choice.
Unit Sizes & Layout
Ewe Boon Regent’s 33 units span a layout range typical of a quality D10 boutique from the early 2000s — likely a mix of 2-bedroom, 3-bedroom, and larger units, with floor plates designed for comfortable family living rather than yield-maximising studio configuration. Units in this era were built to generous proportions relative to contemporary new launches: a 3-bedroom from 2000 in this postcode will typically run 1,200–1,500 sqft, compared to the sub-1,000 sqft “3-bedrooms” common in post-2015 CCR launches. The median transacted price of S$1,728,000 at a median PSF around S$1,800–S$1,900 implies unit sizes in the 900–1,100 sqft range for the recent resale mix — well-proportioned by CCR standards at this price point.
Ewe Boon Road runs broadly in a north–south direction, so stacks facing east and west will capture morning and afternoon sun respectively. The road itself is quiet enough that street-facing units do not carry a meaningful noise penalty. Given the low-rise landed surroundings — Goodwood Hill and bungalow plots to the west — upper-floor units are likely to enjoy unobstructed views over the tree canopy rather than into neighbouring tower windows. Renovation budgets should account for the building’s age (completed 2000): bathrooms and kitchen fittings may benefit from a refresh, but structural and layout quality from D10 boutiques of this era is generally sound.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 3 | $1,891 | $1,608,333 |
| 3 BR | 3 | $1,832 | $2,009,333 |
Pricing & Market Position
Based on 6 recorded transactions, sale prices range from $1,510,000 to $2,180,000, averaging $1,808,833.
Rents range from $2,600 to $5,800 per month across 38 rental transactions. Current rental yield sits at approximately 2.9%.
Price Appreciation
From 2021 to 2023, the average PSF has appreciated by 12.3% (from $1,724 to $1,937 psf).
Neighbourhood Comparison
Against the neighbouring new-launch CCR field, Ewe Boon Regent’s value positioning is stark. Leedon Green (freehold, 638 units) transacts at S$2,784 psf; Hyll on Holland (freehold, 319 units) at S$2,648 psf; Skye at Holland (99-year, 666 units, 2024) at S$2,945 psf. Ewe Boon Regent at S$1,800–S$1,937 psf offers the same freehold tenure and better school-zone proximity than all three, at a 30–45% PSF discount. The discount reflects the building age and facilities gap, but the land value and address quality are essentially equivalent. For buyers primarily motivated by school-zone access and long-term land banking, newer finishes are a luxury add-on rather than a prerequisite.
D’Leedon (99-year, 1,703 units, 2010) at S$1,855 psf offers the closest PSF comparison, but it is leasehold and 15 minutes further from the ACS/SCGS corridor. Buyers choosing between D’Leedon and Ewe Boon Regent are really choosing between scale and amenities (D’Leedon) versus boutique exclusivity and tenure certainty (Ewe Boon Regent). For a pure investment hold over a 10–15 year horizon, the freehold advantage compounds meaningfully as D’Leedon’s lease ages into the 70-year band where financing and buyer pools begin to narrow.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| EWE BOON REGENT | Freehold | 2000 | 33 | — |
| SKYE AT HOLLAND | 99 yrs lease commencing from 2024 | 2025 | 666 | $2,945 |
| LEEDON GREEN | Freehold | 2021 | 638 | $2,784 |
| D'LEEDON | 99 yrs lease commencing from 2010 | 2014 | 1,703 | $1,855 |
| HYLL ON HOLLAND | Freehold | 2021 | 319 | $2,648 |
| FOURTH AVENUE RESIDENCES | 99 yrs lease commencing from 2018 | 2021 | 476 | $2,465 |
ShiokNest Scores
Our proprietary scoring system evaluates EWE BOON REGENT across multiple dimensions.
What Residents Say
“We chose Ewe Boon Regent specifically for the schools. Both ACS Primary and SCGS are within 1km and that was the deciding factor for us. The neighbourhood is incredibly peaceful — our kids walk to school and the road is safe enough that we don’t worry.”
— Owner-occupier review via PropertyGuru
“Boutique living at its best. Never have to wait for the lift, never fight for a parking lot. Facilities are basic but they’re always clean and available. Stevens MRT is an easy 8-minute walk and gives you the DTL direct to the CBD.”
— Resident review via EdgeProp
“The unit sizes are generous compared to newer condos at similar PSF. The renovation was overdue when we moved in but the bones are solid. Only downside is there’s not much to do on-site — you’re really paying for the address and the schools, not the facilities.”
— Resident review via 99.co
The thread across resident feedback is consistent: buyers and tenants who chose Ewe Boon Regent knew exactly what they were buying — a D10 freehold address in the ACS/SCGS school zone — and the trade-off of limited facilities for a boutique premium was one they made willingly. Complaints are largely limited to the age of fittings and the lack of recreational amenities, neither of which are surprises at this price point and building vintage. Management reviews on EdgeProp are generally positive, noting a well-run MCST and responsive maintenance — a meaningful plus for a 25-year-old building.
Strengths & Weaknesses
- Freehold tenure — no lease decay, no TOP-up risk, full financing access indefinitely
- ACS Primary 0.55km and SCGS 0.64km — dual Phase 2B school-zone priority from one address
- Stevens MRT (DT+TE dual-line interchange) just 0.63km — walkable from D10
- Newton MRT (NS+DT dual-line interchange) at 0.90km — two interchanges within 1km
- Boutique 33-unit scale — private pool, no facility queues, tight MCST management
- 30–45% PSF discount to comparable new-launch CCR freehold peers (Leedon Green, Hyll on Holland)
- Steady PSF appreciation: S$1,724 → S$1,937 over observed period
- 2.92% gross yield for CCR boutique — sustained by school-zone rental demand
- En-bloc optionality: 57/100 score, freehold D10 site with manageable unit count
- Quiet, low-traffic road with mature greenery — landed-enclave feel in CCR
- Limited on-site facilities — no tennis courts, function rooms, or resort-style amenities
- Building age 25 years (TOP 2000) — renovation budget required for bathrooms and kitchen
- Thin transaction volumes (6 resales tracked) — exit timing and individual negotiation matter
- No 24-hour concierge or premium lobby typical of newer CCR boutiques
- Smaller unit count means higher per-unit maintenance fee contribution for shared costs
- No nearby large-format supermarket on foot — Cold Storage/NTUC requires a short drive or bus
- Gross yield of 2.92% below CCR average for investors prioritising income over capital growth
Verdict
Ewe Boon Regent occupies an unusually compelling niche in the D10 market: a freehold boutique at S$1,728–S$1,937 psf when directly comparable new-launch freehold alternatives — Leedon Green, Hyll on Holland — sit at S$2,784 and S$2,648 psf respectively. The 30–40% PSF discount to the new-launch tier reflects the building’s age (25 years post-TOP) and limited facilities, but does not diminish the core investment case: freehold tenure on Ewe Boon Road, 0.55 km from ACS Primary, with Stevens MRT interchange within walking distance. These are structural advantages that new developments cannot manufacture.
The 2.92% gross yield for CCR boutique is respectable. The school-zone premium sustains rental demand from families who specifically target the ACS/SCGS balloting radius — a tenant base that is sticky (families typically hold a rental for the full P1-to-P6 cycle), lower-maintenance than transient expat lets, and willing to pay a location premium. This makes Ewe Boon Regent a credible hold-and-let proposition as well as a pure owner-occupier play.
The honest caveats are its age and limited common facilities. Buyers who want a full-service resort lifestyle — tennis courts, function rooms, sky gardens — will find the boutique format underwhelming. And while the PSF appreciation trend (S$1,724 → S$1,937) is encouraging, thin transaction volumes mean any individual resale is sensitive to timing and negotiation rather than a liquid market. For buyers who understand what they are buying — a quiet, freehold address in one of Singapore’s best-regarded school zones, with excellent MRT access and a price gap to new launches that has historically narrowed over time — Ewe Boon Regent is a patient, conviction-led buy.