Regency Park
S$6.47 million is the average price a Regency Park unit has traded at since 2021, and 45 of those transactions later, the building still has not produced a sub-2,200 sqft sale (as of 2026-04). That is not an accident of the data sample — it is the defining trait of this 1990-vintage freehold off Nathan Road. Regency Park sells exclusively in the large-format end of District 10, where the entry ticket is the floor plate, not the postcode.
The boutique-density angle is real here, not marketing copy. 292 units across eight blocks on a Tanglin–Holland flank parcel means owner-occupier turnover stays low and most resale listings are 3,175 sqft five-bedders or 2,250 sqft three-bedders — layouts that simply do not exist in the post-2010 new-launch stock down the road at Hyll on Holland or 15 Holland Hill (as of 2026-Q1). The question for any 2026 buyer is whether 36-year-old freehold finishes at S$2,281 psf still beats the alternatives once you back out the renovation reserve and the maintenance ramp.
Regency Park sits on the Nathan Road spine that connects Tanglin Road to Orchard Boulevard — physically closer to Holland Village MRT via Holland Road than to either Orchard or Great World, but realistically a chauffeured or own-car estate given the inland setback (as of 2026-05). The 1990 vintage means freehold tenure with no lease-decay clock and no en-bloc-redevelopment ceiling pressing on valuations — a meaningful divergence from the 99-year leasehold cohort that dominates new D10 launches. The URA private property transaction search records 12 caveats here in 2025 and four in YTD 2026, putting trailing-12-month liquidity at roughly 5% of stock — healthy for a boutique freehold but a long way below mass-market D15 churn.
The macro context matters too. Singapore's Q1 2026 luxury market (homes above S$5 million) cleared 188 transactions, the highest quarterly print in two years per Stacked Homes' data review (as of 2026-04), and D10 supplied a disproportionate share. Regency Park's average sale price is S$6.18 million YTD 2026 — squarely in that band. Cooling-measure ABSD rates for foreigners remain at 60% per the IRAS ABSD rate table, which mathematically thins the prime-D10 foreigner pool and tilts demand here toward Singapore citizen upgraders, PRs, and family-trust structures (as of 2026-Q2). MAS lending guardrails — TDSR capped at 55% and LTV typically 75% — remain the binding constraint on the local upgrader cohort that absorbs most of this building's resale flow.
Overview & Key Facts
Regency Park is one of those Singapore condominiums that belongs to a different era of residential development — and that is precisely its appeal. Completed in 1990 by Regency Park Pte Ltd, this 292-unit freehold estate occupies an extraordinary 47,081 sqm (roughly 12 acres) of land along Nathan Road in District 10, placing it squarely within the Core Central Region and one of Singapore’s most prestigious residential enclaves. With only 292 units spread across eight low-rise blocks of up to 25 storeys, the density ratio is almost absurdly generous by modern standards — a plot ratio that would be virtually impossible to replicate under today’s planning guidelines.
The development’s calling card is space. Units start at 2,250 sqft for a three-bedroom and stretch to 3,649 sqft for a four-bedroom — dimensions that make even the most “spacious” new launches look cramped by comparison. Every apartment features expansive balconies that function as genuine outdoor living areas, not the token ledges that pass for balconies in contemporary projects. The grounds themselves are lush and park-like, with 7.5 of the 12 acres devoted to landscaping and leisure — a ratio that creates the feel of living within a private botanical garden rather than a condominium estate.
At a current average of $2,277 PSF, Regency Park sits in an interesting pricing position within District 10. The average transaction quantum of $6.45 million reflects the sheer size of the units rather than an inflated per-square-foot premium. For buyers who measure value in liveable space per dollar, few freehold addresses in the Tanglin–Holland corridor offer comparable generosity. The development is undeniably ageing — 36 years old at time of writing — but its freehold tenure, irreplaceable land plot, and the enduring desirability of its District 10 address continue to underpin both rental demand and capital value.
Location & Connectivity
Nathan Road sits within the Tanglin–Holland residential belt, one of Singapore’s most established and sought-after neighbourhoods. Regency Park’s address at 3–15 Nathan Road places it in a quiet, predominantly low-rise residential enclave flanked by Good Class Bungalow areas and embassy land — the kind of neighbourhood buffer that money alone cannot buy. The immediate surroundings are leafy and tranquil, a stark contrast to the commercial bustle of Orchard Road just a kilometre to the northeast.
Connectivity is the development’s most notable compromise. The nearest MRT station is Orchard Boulevard (TE13) at approximately 850 metres — a walk of around 11–12 minutes that crosses busy roads and is not especially pleasant in Singapore’s heat. Great World MRT (TE15) is 930 metres away, while Orchard MRT (NS22/TE14) is about 1.03 km. None of these qualify as doorstep convenience, and the reality is that most Regency Park residents are car-dependent for their daily commute. The Thomson-East Coast Line has improved the picture somewhat, but this remains a location where a vehicle is close to essential.
Daily amenities are excellent despite the residential quietness. Great World City mall is the nearest major retail destination, offering Cold Storage supermarket, dining options, and a cinema. Valley Point and its Little Farms gourmet supermarket provide a closer, more boutique shopping option. Tanglin Mall — a favourite among the expatriate community — and Forum The Shopping Mall are within a short drive. For serious grocery shopping, Meidi-Ya at Liang Court (now Great World) and FairPrice at various nearby locations are accessible. Orchard Road’s full retail corridor is realistically five minutes by car.
The school catchment is solid. River Valley Primary School is 850 metres away, and CHIJ (Kellock) and Tanglin Secondary School are both within 870 metres. Gan Eng Seng Primary School sits at 880 metres. For international schooling, Chatsworth International School (Orchard campus) is about 1 km away, and the broader Tanglin area is home to several other international institutions including ISS International School and the nearby Tanglin Trust School. The neighbourhood’s popularity with expatriate families is partly a function of this school access.
Schools & Education
4 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| River Valley Primary School | primary | Within 1 km |
| CHIJ (Kellock) | primary | Within 1 km |
| Tanglin Secondary School | secondary | Within 1 km |
| Gan Eng Seng Primary School | primary | Within 1 km |
| Gan Eng Seng School | secondary | Within 1 km |
| Kheng Cheng School | primary | Within 1 km |
| Chatsworth International School (Orchard) | international | ~1.0 km |
| Henderson Secondary School | secondary | ~1.2 km |
Facilities
Regency Park’s facilities benefit enormously from the sheer scale of the grounds. With 7.5 acres of landscaped space, the estate feels more like a private park than a condominium compound. The centrepiece is a generous swimming pool set within mature tropical landscaping, complemented by a clubhouse, tennis courts, a squash court, gymnasium, children’s playground, and BBQ pavilions. The covered car park provides ample parking — a genuine consideration given the development’s car-dependent location. Security is 24-hour with guardhouse access control.
“Old condo but well maintained. Still looks pretty good decades old. The grounds are like a private park — you can jog through the estate without ever leaving.”
— Resident review via 99.co
The honest assessment is that the facilities are dated in specification, even if generously proportioned. The gym is functional but equipped to 1990s standards — serious fitness enthusiasts will want an external gym membership. The tennis and squash courts are a genuine plus, as many newer developments have eliminated these space-intensive amenities in favour of curated “lifestyle” facilities like co-working lounges and yoga decks. The clubhouse provides social and entertaining space that residents consistently praise. What you will not find here are the infinity pools, sky terraces, rooftop gardens, and designer lobbies of modern luxury developments — but what you gain is a sense of space and greenery that those developments simply cannot match.
The management and upkeep of the estate receive generally positive marks from residents. Multiple reviews highlight that the grounds are well maintained despite the development’s age, and security is described as attentive. For a 36-year-old estate, maintaining this standard across 12 acres requires genuine commitment from both management and the MCST — and the evidence suggests that commitment exists.
Pricing & Market Position
Based on 45 recorded transactions, sale prices range from $4,180,000 to $14,113,000, averaging $6,467,956 (~$2,276 psf).
Rents range from $5,776 to $42,000 per month across 465 rental transactions. Current rental yield sits at approximately 1.9%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 16.9% (from $1,952 to $2,281 psf).
Neighbourhood Comparison
The most relevant comparison within District 10 is with Leedon Green ($2,784 PSF, freehold, 638 units), a modern development that represents what the market builds today in the same district. Leedon Green offers contemporary finishings, smart-home features, and a full suite of lifestyle facilities — but its largest three-bedroom units top out around 1,270 sqft, barely half the size of Regency Park’s smallest unit. At a similar PSF, the absolute quantum is lower but you are buying fundamentally less space. Buyers choosing between them are really choosing between modernity and spaciousness — they are not comparable products despite similar price-per-foot metrics.
D’Leedon ($1,854 PSF, 99-year from 2010, 1,703 units) offers a closer size comparison with larger units available, but carries 99-year leasehold tenure and the density trade-offs of a 1,700+ unit mega-development. The significantly lower PSF reflects both the leasehold discount and the diluted exclusivity of a much larger project. Hyll on Holland ($2,648 PSF, freehold, 319 units) is a newer freehold option in the Holland corridor with a comparable unit count, but again with smaller units and contemporary compact layouts.
Among newer launches, Skye at Holland ($2,945 PSF, 99-year from 2024, 666 units) represents the current market’s new-launch pricing — a substantial PSF premium over Regency Park, with 99-year tenure and units designed for the era of efficient floor plans. Fourth Avenue Residences ($2,465 PSF, 99-year from 2018, 476 units) sits closer in PSF but again with leasehold tenure. The pattern is clear: Regency Park’s PSF is competitive or below that of newer District 10 stock, its freehold tenure eliminates lease decay risk, and its unit sizes are in a class entirely of their own. The trade-off is age, finishings, and the renovation budget required to bring units up to contemporary standards. For buyers who evaluate property in terms of total liveable space per dollar in a freehold District 10 address, Regency Park’s value proposition is difficult to match.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| REGENCY PARK | Freehold | 1990 | 292 | $2,276 |
| SKYE AT HOLLAND | 99 yrs lease commencing from 2024 | 2025 | 666 | $2,946 |
| LEEDON GREEN | Freehold | 2021 | 638 | $2,785 |
| D'LEEDON | 99 yrs lease commencing from 2010 | 2014 | 1,703 | $1,858 |
| 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 REGENCY PARK across multiple dimensions.
What Residents Say
“One of the best condominiums in Singapore with great apartments. Best part is the balconies in the apartments. Very quiet and very close to Orchard Street.”
— Owner review via SingaporeExpats
“Old condo but well maintained. Still looks pretty good decades old. Spacious units with proper rooms — not the shoebox type you see everywhere now.”
— Resident review via 99.co
“The grounds are beautiful and the units are massive by any standard. Balcony views are incredible from the higher floors. Downside is the fixtures are very dated and maintenance fees are not cheap.”
— Tenant review via PropertyGuru
“Spacious 3 or 4 bedroom units with big balconies, some with unblocked city views. Units have been in great demand with prospective tenants putting up with older finishes because the space is just unbeatable.”
— Agent perspective via EdgeProp
The resident feedback for Regency Park coalesces around a consistent narrative: the space and grounds are exceptional, the location is prime, and the age of the development is a trade-off that most residents accept willingly. Positive reviews overwhelmingly cite the unit sizes, the balconies, the park-like grounds, and the quiet neighbourhood character as reasons for staying long-term. Several long-term owners describe it as irreplaceable — the kind of living experience that simply does not exist in new developments at any price point.
The criticisms are equally consistent. Dated finishings and fixtures are the most common complaint, followed by maintenance fees that some feel are high relative to the age of the facilities. The lack of MRT proximity is acknowledged but generally accepted as a neighbourhood characteristic rather than a development-specific failing. A few tenants note that certain blocks experience road noise from the wider Nathan Road area, though the estate’s deep setback and landscaping buffer mitigate this for most units. The overall sentiment is that of a development whose bones and address are outstanding, even if the cosmetics need refreshing.
Freehold tenure on prime Tanglin–Holland flank land is the headline. Regency Park's 1990 completion means 36 years post-TOP with zero lease-decay drag — a structural advantage when compared like-for-like against 99-year cohort projects in the same postcode that are now 30-50 years into their clocks. For multi-generational holders and family-office structures, the absence of a lease tail is the single largest reason this address ends up on the shortlist.
Unit-size scarcity drives a real moat. Every recent transaction (as of 2026-Q2) has been a 2,250+ sqft floor plate — 3,175 sqft five-bedders cleared at S$7.10M-S$7.25M, and the outlier 3,649 sqft penthouse traded at S$8.45M in October 2025. The new-launch competitor set in D10 (15 Holland Hill, Amberwood at Holland, Hyll on Holland) ships predominantly 1,000-1,800 sqft layouts because that is what the developer-pro-forma supports at S$2,800+ psf. Buyers who actually need 2,500+ sqft of contiguous family space have to go to the resale market, and Regency Park is one of a small set of D10 addresses that delivers it without committing to a GCB.
Boutique density at 292 units across an eight-block configuration means the management bandwidth per unit is meaningfully better than the 600-1,000 unit launches now common in OCR and even RCR. Residents see consistent landscape maintenance, lift servicing, and security headcount per door. The flip side — ageing facilities — appears in the Risks section.
Pricing tape is stable, not speculative. Average PSF has moved from S$1,952 in 2021 to S$2,281 YTD 2026 (as of 2026-04), a compound annualised gain of roughly 3.2% — below the broader D10 print but in line with how older freehold stock behaves: durable, not explosive. The D10 price heatmap shows Nathan Road sitting in the second tier of D10 sub-locales, below Ardmore and Cuscaden but above Bukit Timah Road — a defensible mid-prime position. For comparable-set context, the District 10 condo area profile walks through the segment hierarchy.
Soft rental yield at 2.26% is the most quantifiable downside. Twelve months of rental caveats average S$12,185 per month on units that trade at S$6.4 million — gross yield comes in well below the 3.0-3.5% the broader D10 condo segment achieves on smaller layouts (as of 2026-Q2). The arithmetic does not flatter income-led buyers; rent grows slowly because there are simply not many tenants in Singapore willing to pay S$12K for an older finish even at this address. Investors who model entry assuming MAS Notice 645-compliant lending math should run the deal at a strict TDSR check before committing.
Ageing freehold renovation reserve is the second material consideration. A 1990-vintage building has typically had at least one round of common-area refurbishment, but unit interiors at resale almost always need a S$300,000-S$600,000 fit-out to reach 2026 family-living standards (kitchen reconfiguration, full M&E rewire, bathroom rebuilds). Some recent caveats — particularly the lower-floor S$5.15M-S$5.33M trades at S$2,289-S$2,358 psf — reflect that the seller pre-priced the renovation premium out, but the buyer must still finance and project-manage the build. Pair with our total-cost calculator to capture the renovation cash drain on top of the purchase ticket and stamp-duty load.
MRT distance is not Tanglin's strength. The site sits 600-800 metres from Holland Village MRT and a similar walk to the upcoming Orchard Boulevard TE13, with no direct station on the Nathan Road frontage. This is not a fatal flaw for a 5-bedroom luxury buyer who drives, but it does constrain the rental-tenant pool to expat families with chauffeur arrangements rather than younger MNC professionals who prefer a 5-minute MRT walk. The commute-time map shows the practical drive-time radius is excellent (CBD in ~12 minutes off-peak); the public-transit radius is mediocre.
En-bloc optionality is muted. 292 units across eight blocks on a freehold parcel is, in theory, redevelopable, but the unit count is large enough to make the per-owner redevelopment payout less compelling than a 60-100 unit boutique. The freehold tenure also removes the lease-top-up incentive that drives 99-year en-bloc activity. Treat the en-bloc thesis as a tail-end optionality, not a base case (as of 2026-05).
[
{
"persona": "Singapore citizen family upgrader (5BR floor-plate buyer)",
"fit_color": "green",
"reason": "If you need 2,500+ sqft of contiguous family living space in D10 and want freehold tenure without GCB-tier capital outlay, Regency Park is precisely targeted at you. The renovation reserve is real but you control it. Run affordability at TDSR 55% (as of 2026-05)."
},
{
"persona": "Family-office / multi-generational hold",
"fit_color": "green",
"reason": "Freehold tenure plus boutique density plus prime Tanglin postcode is a defensible 20+ year hold thesis. Yield is soft, but family-office structures are not yield-led and the lease-decay-free profile is a structural advantage over any 99-year alternative in the same band."
},
{
"persona": "PR upgrader from RCR/OCR with school-zone priority",
"fit_color": "amber",
"reason": "Proximity to Tanglin Trust and Hollandse School is real but the unit ticket sits above where most PR upgraders are comfortable. Stamp-duty load (5% BSD plus 5% ABSD as PR per IRAS as of 2026-Q2) adds roughly S$615K on a S$6.18M trade. Solvable but tight."
},
{
"persona": "Foreign professional / expat family",
"fit_color": "red",
"reason": "60% ABSD on foreign-buyer entry is a binding wall (as of 2026-Q2 per IRAS). Buying is mathematically defeated by leasing the same large floor plate at S$12K-S$14K monthly. Wait until ABSD policy normalises or rent first."
},
{
"persona": "Yield-led property investor",
"fit_color": "red",
"reason": "Gross yield of 2.26% on a S$6.4M ticket does not service a 75% LTV loan at 2026 SORA-linked rates (as of 2026-05). Even a 50% LTV deal is cash-negative on a current-rate basis. Capital appreciation has been 3.2% CAGR — respectable but not enough to rescue the income profile."
},
{
"persona": "Downsizer from a GCB or larger landed home",
"fit_color": "amber",
"reason": "The 2,250 sqft three-bedders are a credible step-down from a 5,000+ sqft GCB at a fraction of the maintenance burden. Trade is mostly amber because most downsizers in this profile gravitate to newer-vintage prime apartments where renovation is already locked in. Worth a viewing if 1990 finishes are acceptable."
}
]
Regency Park is a precision instrument: it solves one problem — large-format freehold in prime Tanglin–Holland — very well, and the wrong problems badly (as of 2026-05). Buyers who fit the use case (Singapore citizen family upgrader needing 2,500+ sqft, family-office multi-generational hold, GCB downsizer) will find that the resale market has been pricing the building at a defensible mid-tier D10 PSF for five running years, with low downside variance and stable liquidity at 5-12 caveats per year. The S$2,281 PSF entry (as of 2026-04) is roughly 20-25% below new-launch psf in the same district — the discount funds the renovation reserve and then some.
Buyers outside that profile — foreigners hit by 60% ABSD, yield-led investors looking at the 2.26% gross figure, anyone optimising for MRT-walk convenience — should not stretch to make this address work. The opportunity-cost answer is to lease here for the location and own elsewhere for the income or capital appreciation. Suggested holding horizon for fit-buyers: 10+ years, with renovation amortised across that horizon. Pair with our lease-decay calculator to compare against same-postcode 99-year competitors and the broader condo comparison tool to stress-test against Tanglin Park, Botanika, and the resale Hyll on Holland stock.
Sources & References
Frequently Asked Questions
How large are the units at Regency Park?
What is the nearest MRT station to Regency Park?
Is Regency Park a good rental investment?
How much should I budget for renovation?
Is Regency Park likely to go en bloc?
How does the site compare to modern condominiums?
Is the freehold tenure worth a premium versus a same-district 99-year leasehold?
For a 20+ year hold, yes — meaningfully. A 99-year leasehold at 30-40 years remaining trades at roughly 75-85% of an equivalent freehold (Bala's curve, accepted industry rule of thumb). The freehold premium compounds with each year held because the leasehold continues to decay while the freehold does not. Our freehold vs 99-year leasehold analysis walks through the math case-by-case, and the lease-decay calculator lets you stress-test specific scenarios.