Grand Regency
Overview & Key Facts
Grand Regency occupies a quiet plot along Jalan Rajawali in District 21 — a short drive from the green corridors of Bukit Timah and the established landed enclave that gives this part of Singapore its unhurried, residential character. Developed by Great Heights Pte Ltd and Land Resources Realty Pte Ltd (part of Land Resources Group), the development was completed in 2000 and comprises just 34 units across a single residential block, placing it firmly in the category of boutique freehold condominiums that characterise much of upper-middle Singapore.
With only 34 homes, Grand Regency offers the kind of exclusivity and community that large-scale developments cannot replicate. Residents typically know their neighbours by name, facilities are rarely crowded, and the development carries a low-density feel that appeals strongly to those who have outgrown the anonymity of mega-developments. The freehold tenure underscores this positioning: this is a home meant to be held for life, passed to the next generation, or sold without the ticking urgency of a lease clock.
The address on Jalan Rajawali situates Grand Regency within a broader Bukit Timah residential pocket defined by proximity to Anglo-Chinese Junior College, Ngee Ann Polytechnic, and Henry Park Primary School — schools that carry meaningful weight in Singapore’s education landscape. For households with educational planning as a real priority, the 1 km and 2 km school catchment circles from this address offer a quietly compelling advantage.
Location & Connectivity
Grand Regency sits in the Bukit Timah sub-market of District 21, a pocket of Singapore where landed housing estates, nature reserves, and established institutions create an atmosphere that feels noticeably different from the HDB-adjacent condo corridors of the east and north. Jalan Rajawali is a quiet residential street with low traffic; the development itself has no direct expressway noise exposure, a meaningful quality-of-life detail in a city where the PIE, AYE, and BKE carve through many otherwise desirable addresses.
The nearest MRT station is Beauty World MRT (Downtown Line) at approximately 0.87 km — within the upper end of what most Singaporeans consider walkable, though the walk involves navigating residential streets rather than sheltered corridors. In practice, car-owning households will drive to Beauty World or to Sixth Avenue to access the Downtown Line’s direct city connection. The Hume MRT station on the same line is 1.21 km away, providing an alternative exit point toward Hillview and Cashew. Neither station is an interchange, though Beauty World connects conveniently to the Bukit Timah Shopping Centre bus hub for cross-island bus routes.
For drivers, the location is considerably more competitive. The Bukit Timah Expressway (BKE) is accessible within minutes, and Orchard Road is reachable in approximately 15 minutes in off-peak conditions via Dunearn Road. The Upper Bukit Timah corridor gives access to Jurong and the west in the other direction. Everyday retail is served by the Beauty World / Cheong Chin Nam Road cluster of shophouses, King Albert Park Mall, and the Junction 10 mall at Bukit Timah Road, all within a short drive. For grocery shopping, Cold Storage at King Albert Park and FairPrice outlets along Upper Bukit Timah Road are both practical options. The Bukit Timah Nature Reserve is accessible within 10 minutes by car, and the Rail Corridor runs through the broader neighbourhood for residents who cycle or jog.
Schools & Education
| School | Type | Distance |
|---|---|---|
| Anglo-Chinese Junior College | jc | ~1.2 km |
| Ngee Ann Polytechnic | tertiary | ~1.4 km |
| Henry Park Primary School | primary | ~1.7 km |
| Bukit View Primary School | primary | ~1.7 km |
| Singapore University of Social Sciences | tertiary | ~1.8 km |
Facilities
As a 34-unit boutique development, Grand Regency does not attempt to compete with the resort-style amenity lists of mega-condominiums. What it offers instead is a practical, well-maintained set of facilities that are, in contrast to those larger developments, almost never crowded. The typical complement for a development of this scale includes a swimming pool, gymnasium, and landscaped grounds — amenities used by fewer than 35 households, which means booking conflicts and queue culture are essentially non-existent. The pool and gym are effectively private to residents in all but name.
“Facilities are just right for the number of units — pool is always quiet, and the gym is well maintained. You won’t find yourself competing with a hundred neighbours for a lane.”
— Resident review via PropertyGuru
The trade-off is obvious: buyers accustomed to the indoor badminton domes, function rooms, and multi-court complexes of 500+ unit developments will find the amenity set here deliberately modest. Grand Regency is not the right home for households whose lifestyle revolves around on-site club facilities. What it excels at is providing a clean, private environment with minimal maintenance-fee overhead relative to more lavishly facilitated developments. For residents who belong to external sports clubs or use the Bukit Timah area’s abundant recreational infrastructure — the nature reserve, PCN, and club facilities — the in-compound amenities become secondary.
Unit Sizes & Layout
Grand Regency’s 34 units were designed for the pre-2010 Singapore market, when unit sizes were less compressed by land cost optimisation. Transaction data shows a mix of unit types, with the limited sales history (4 recorded transactions) suggesting strong owner-occupier retention rather than frequent turnover. Freehold boutique condominiums of this vintage tend to feature generous floor plans by contemporary standards — buyers considering units here should expect layouts that feel appreciably more spacious than equivalent-bedroom new launches in the same district. The typical 2- and 3-bedroom configurations in comparable D21 developments from this era run 1,100 sqft to 1,600 sqft respectively, offering room for full dining sets, dedicated work-from-home areas, and storage that new 2-bedroom units at 700–900 sqft cannot accommodate.
Jalan Rajawali is a cul-de-sac-adjacent residential road, meaning most stack orientations face neighbouring low-rise and landed housing rather than commercial or traffic-facing frontage. Views from upper floors encompass the Bukit Timah green corridor to the west and the low-rise residential roofline to the north — the kind of urban outlook that is increasingly difficult to find in newer D21 developments, which tend toward denser site coverage. Finishings at this vintage will require assessment unit by unit; buyers should commission a pre-purchase inspection and budget for bathroom and kitchen refreshes if units have not been renovated recently.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 3 | $1,508 | $1,233,333 |
| 3 BR | 1 | $1,697 | $1,900,000 |
Pricing & Market Position
Based on 4 recorded transactions, sale prices range from $1,150,000 to $1,900,000, averaging $1,400,000 (~$1,662 psf).
Rents range from $2,100 to $5,300 per month across 44 rental transactions. Current rental yield sits at approximately 2.7%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 18.3% (from $1,406 to $1,662 psf).
Neighbourhood Comparison
The most relevant comparisons in D21 are Forett@Bukit Timah (freehold, 633 units, S$2,130 PSF) and The Reserve Residences (99-year leasehold, 892 units, S$2,494 PSF). Forett is the closest peer on tenure — freehold, Bukit Timah address, similar catchment schools — but at a ~28% PSF premium and with 18 times the unit count, it offers a fundamentally different product. Buyers choosing between Grand Regency and Forett are choosing between price efficiency and boutique exclusivity (Grand Regency) versus newer facilities, larger communal amenities, and a more liquid resale pool (Forett). The Reserve Residences adds a further dimension: an integrated development with direct Beauty World MRT access and 892 units priced at the top of the D21 band, appealing primarily to buyers who prioritise connectivity and new-supply freshness over freehold permanence and quiet.
Ki Residences at Brookvale (999-year tenure, 660 units, S$1,954 PSF) offers another angle: near-freehold tenure at a price point between Grand Regency and the new launches, with a large community and well-landscaped grounds in the Clementi-Brookvale neighbourhood. Ki Residences suits buyers who want tenure security with a larger community and better-scaled facilities than a 34-unit development can offer. For buyers with clear priorities around boutique exclusivity and genuine freehold tenure, Grand Regency’s PSF discount to all four comparables — ranging from S$292 to S$832 per square foot — provides a compelling capital efficiency argument.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| GRAND REGENCY | Freehold | 2000 | 34 | $1,662 |
| THE RESERVE RESIDENCES | 99 yrs lease commencing from 2021 | 2023 | 892 | $2,494 |
| NAVA GROVE | 99 yrs lease commencing from 2024 | 2024 | 552 | $2,487 |
| PINETREE HILL | 99 yrs lease commencing from 2022 | 2023 | 520 | $2,486 |
| KI RESIDENCES AT BROOKVALE | 999 yrs lease commencing from 1885 | 2021 | 660 | $1,954 |
| FORETT@BUKIT TIMAH | Freehold | 2021 | 633 | $2,130 |
ShiokNest Scores
Our proprietary scoring system evaluates GRAND REGENCY across multiple dimensions.
What Residents Say
“Very peaceful and private. Only 34 units so you know everyone — feels like a small landed community. The pool is like having a private pool. Would not swap for a bigger development.”
— Resident review via PropertyGuru
“Great freehold address in D21. Near good schools. Quiet street, no expressway noise. The units are old but very spacious. Renovation needed if buying resale, but well worth it for the space and tenure.”
— Resident review via EdgeProp
“Nice development but very car-dependent. If you don’t drive, Beauty World MRT is a 10-minute walk which is okay but not great. Otherwise the neighbourhood is excellent — Bukit Timah is a lovely area to live in.”
— Resident review via 99.co
The consistent theme across resident feedback is the premium placed on privacy, quiet, and the boutique community atmosphere. Negative comments centre on the walkability gap to MRT — honest about the 0.87 km to Beauty World being a stretch for daily commuters — and the renovation requirement for units that have not been updated since TOP. Both are known quantities for buyers doing proper due diligence, rather than hidden defects. For owner-occupiers in the target demographic (car-owning, school-focused families), resident satisfaction is high.
Strengths & Weaknesses
- Genuine freehold tenure — no lease clock, permanent ownership
- PSF discount of 20–35% vs new-launch D21 comparables (Forett, Reserve Residences)
- Boutique exclusivity — 34 units means no facility queues, known-neighbour community
- Quiet residential street with no expressway or MRT noise exposure
- Strong school catchment: ACJC (1.18km), Henry Park Primary & Bukit View Primary (1.73km)
- Low-density Bukit Timah address with landed-enclave surroundings
- Generous unit sizes by contemporary standards — D21 vintage circa 2000
- Moderate en-bloc score (52/100) — small unit count simplifies collective sale if desired
- Rising PSF trend: S$1,406 → S$1,662 over 4 years (+18%)
- MRT gap — 0.87km to Beauty World (walkable but marginal in Singapore heat/rain)
- Car-dependent neighbourhood: walkability score 37/100
- Very low transaction volume (4 sales recorded) — limited price discovery and resale liquidity
- Boutique facility set — no courts, clubhouse, or multi-function amenities
- Units circa 2000 will require renovation budget (budget S$60K–S$100K)
- Low investment score (35/100) reflects limited rental yield upside
- Gross yield 2.74% — below D21 district average for newer developments
- No integrated retail, childcare, or F&B within development
Verdict
Grand Regency is a calm, freehold bet in a district that routinely commands a premium for exactly this combination of attributes: landed-enclave surroundings, respected school catchment, greenery, and tenure security. At S$1,662 PSF, it sits roughly 20–35% below the PSF of nearby leasehold launches like The Reserve Residences (S$2,494 PSF, 99-year) and Pinetree Hill (S$2,486 PSF, 99-year), creating a meaningful entry-price advantage for buyers who value floor area and permanence over newness and scale. The development’s en-bloc score of 52 — moderate by Singapore standards — suggests there is some collective sale optionality for a site of this size, though with 34 units the coordination mechanics are straightforward if appetite ever materialises.
The investment case is more measured. A gross yield of 2.74% (averaging S$3,331 per month on rents) reflects the premium that freehold, low-density D21 addresses command from tenants, but also the relatively high capital base. Rental demand in this sub-market is steady, driven by expatriate families tied to the international schools and Anglo-Chinese institutions in the area, but not deep enough to guarantee rapid tenancy for every vacancy. The investment score of 35/100 reflects this reality: Grand Regency rewards patient capital and generational holding rather than short-to-medium cycle trading.
For the right buyer — a family that wants a permanent address in the Bukit Timah corridor, values quiet over vibrancy, drives rather than commutes by MRT, and understands that boutique freehold is a long-duration asset class — Grand Regency offers a compelling case that the data undersells. The walkability score of 37 and investment score of 35 reflect a car-dependent, low-yield property, and those numbers are accurate. But for the buyer who ticks all those boxes, the combination of address prestige, tenure, school proximity, and PSF discount to new supply is genuinely difficult to replicate elsewhere in D21 today.