Regency Suites
Overview & Key Facts
Regency Suites is a boutique 84-unit freehold condominium on Kim Tian Road in the heart of Tiong Bahru, District 3. Developed by Regency One Development Pte Ltd, the project occupies one of Singapore’s most culturally and architecturally significant residential precincts — the Tiong Bahru conservation estate — where demand from lifestyle-oriented buyers, expatriate professionals, and long-term Singapore investors consistently outpaces supply.
With only 84 units, Regency Suites sits firmly in the boutique development category: small enough that residents know their neighbours, low enough in density that the swimming pool and gym are never contested, and quiet enough in daily character that the development functions more like an owner-occupier private estate than a typical condominium complex. Freehold tenure adds a capital permanence that is increasingly rare in the Tiong Bahru precinct, where most remaining development land has been committed to leasehold or redeveloped under government sale programmes.
Transacted data reflects the development’s premium positioning. With an average price of $2,863,000 at approximately $2,108 PSF and an implied average unit size of around 1,358 sqft, Regency Suites delivers large-format living at a District 3 freehold address — a combination increasingly difficult to source in a market where new launch unit sizes have compressed significantly. Average rental of $6,519 per month against that purchase price implies a gross yield of approximately 2.7%, in line with freehold CCR residential yield expectations and consistent with a tenant pool drawn from the expatriate professional and senior Singaporean family segment.
The development’s dual MRT catchment — Tiong Bahru EWL and Redhill EWL both within 700–900 metres — gives residents reliable East–West Line connectivity to the CBD, Jurong, and Changi Airport without requiring a transfer. Paired with the Tiong Bahru precinct’s rich pedestrian retail environment, independent food culture, and conservation shophouse streetscape, Regency Suites occupies an address tier that few District 3 developments can replicate.
Location & Connectivity
Regency Suites sits on Kim Tian Road, a quiet residential street that runs through the heart of the Tiong Bahru estate — the same street as the larger Twin Regency development, and within easy walking distance of the Tiong Bahru conservation shophouse precinct on Tiong Bahru Road, Yong Siak Street, and Eng Hoon Street. Kim Tian Road is not a main-road address: it is a residential street with low traffic, generous tree canopy, and the characteristic terrace-and-walk-up streetscape of old Tiong Bahru, giving the development a genuine enclave character that is hard to engineer in newer districts.
MRT access is provided by two stations on the East–West Line (EWL): Tiong Bahru MRT (EW17) is approximately 700–900 metres to the north, a 9–11 minute walk via Tiong Bahru Road; Redhill MRT (EW18) is approximately 700 metres to the south via Kim Tian Road itself, making it a direct and straightforward pedestrian connection. With two EWL stations flanking the development, residents have genuine optionality: Tiong Bahru station connects directly to the CBD in under 15 minutes; Redhill connects westward to Queenstown, Jurong, and the one-north tech cluster. For commuters whose offices are at Tanjong Pagar, Raffles Place, or City Hall, the EWL corridor is one of Singapore’s most direct and reliable trunk lines.
The lifestyle geography of Tiong Bahru is arguably the strongest in all of District 3 and among the best in Singapore for urban-village living. The Tiong Bahru conservation precinct — Singapore’s most celebrated pre-war residential estate, gazetted by URA — is immediately adjacent, placing independent cafes, concept bookstores, specialty bakeries, artisan food traders, and a wet market within a 5–10 minute walk. Tiong Bahru Plaza, the precinct’s neighbourhood mall, provides day-to-day retail, a supermarket, and food court connectivity. The Alexandra Road corridor — IKEA Alexandra, Queensway Shopping Centre, Alexandra Retail Centre, and the developing one-north business park — is 5–10 minutes by car or bus.
School options in the Tiong Bahru–Buona Vista catchment include Gan Eng Seng Primary School, CHIJ (Kellock), Crescent Girls’ School, and Queenstown Secondary School. The international school cluster at Dover Road, including Dover Court International and United World College South East Asia (UWCSEA), is approximately 10–15 minutes by car — a key draw for expatriate families with children of secondary school age. The Tiong Bahru precinct’s own character — walkable, low-rise, culturally distinct — is a lifestyle premium that increasingly commands a price premium in the Singapore residential market.
Schools & Education
2 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Gan Eng Seng School | secondary | Within 1 km |
| Gan Eng Seng Primary School | primary | Within 1 km |
| Outram Secondary School | secondary | Within 1 km |
| Cantonment Primary School | primary | Within 1 km |
| Henderson Secondary School | secondary | ~1.0 km |
| Bukit Merah Secondary School | secondary | ~1.2 km |
| Kheng Cheng School | primary | ~1.3 km |
| Radin Mas Primary School | primary | ~1.5 km |
Facilities
As an 84-unit boutique development, Regency Suites offers a curated but intimate facilities deck proportionate to its scale and positioning. The core offering comprises a swimming pool, gymnasium, and the standard condominium infrastructure of 24-hour security and covered car parking. The development does not attempt to compete with the amenity show of large-format condominiums; its selling point is the quiet, uncrowded enjoyment of what it provides rather than a facilities checklist designed to impress on brochure photography.
With only 84 units sharing a pool and gym, the practical facilities experience at Regency Suites is genuinely comfortable. The swimming pool is available on demand without booking, the gym is rarely congested, and the overall environment retains the feel of a private residence rather than a managed resort. For residents who prioritise peaceful use over facilities breadth — a demographic that skews toward owner-occupiers, established professionals, and couples or small families — the scale is exactly right.
“The pool is always quiet — never more than a few people on even a Saturday afternoon. For 84 units this is exactly what you want: no booking, no crowds, just use it.”
— Resident review via PropertyGuru
The facilities limitation is the counter-argument. Buyers who want sky terraces, multiple pool zones, a tennis court, function room, steam room, or the lifestyle-grade amenity deck that large-format CCR developments such as The Regency at Tiong Bahru (UOL, 505 units) provide will find Regency Suites sparse by comparison. This is a deliberate trade-off inherent to boutique condominium development: fewer units means lower maintenance fees and less crowding, but also a narrower facilities scope. The development compensates by externalising lifestyle — the Tiong Bahru precinct’s cafes, market, and street-level amenity function as an extension of the living environment in a way that no condominium clubhouse can replicate.
Unit Sizes & Layout
Regency Suites’ 84 units are configured predominantly in larger formats, with an implied average size of approximately 1,358 sqft based on average transacted price ($2,863,000) and average PSF ($2,108). This is a notably generous unit scale for a District 3 condominium completed in the 2000s — a development era in Singapore when site coverage and unit proportions were still calibrated to owner-occupier family living rather than investor-optimised compact layouts. The result is a floor plate that delivers genuine liveable area: bedrooms with room for king beds and wardrobes, living and dining areas that can accommodate real furniture, and kitchens with counter run that modern 800–1,000 sqft units simply cannot provide.
The unit mix skews toward 2- and 3-bedroom configurations, with some larger variant units at the upper levels. At $2,108 PSF average on approximately 1,358 sqft implied scale, a 3-bedroom unit at Regency Suites represents a meaningfully larger space than the 3-bedroom product now being launched at comparable PSF levels in new District 3 and District 1 projects — where developers routinely deliver 900–1,100 sqft “3-bedroom” configurations optimised for capital efficiency rather than living area. For owner-occupiers upgrading from a 4-room or 5-room HDB, or for expatriate families accustomed to landed or semi-detached scale, the Regency Suites floor plate is immediately comfortable.
The low-rise nature of the development means upper-level units benefit from tree-canopy and conservation estate sightlines rather than the dense HDB-block views that affect many Tiong Bahru condominium stacks. Units facing south-west capture the established landscaping of the Kim Tian Road street corridor; units facing north-east may offer partial views toward the Tiong Bahru shophouse precinct depending on floor height. Unlike high-rise tower developments, the view story at Regency Suites is modest — but the street-level intimacy, mature greenery, and quiet residential environment compensate with a different quality of living experience.
Freehold tenure is a structural unit-level advantage that is worth restating in the context of District 3. The Tiong Bahru area has a mixed tenure landscape: while conservation shophouses are effectively in perpetuity, many condominium developments on the surrounding streets are leasehold — some with meaningful lease decay already underway. Regency Suites’ freehold status means buyers face no CPF usage constraints, no LTV financing complications from lease shortening, and no structural resale pool narrowing over time. These are not merely theoretical advantages; they are material factors in the development’s long-term price support and marketability.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 1 | $2,095 | $1,240,000 |
| 3 BR | 4 | $2,141 | $2,097,500 |
| 4 BR | 5 | $2,233 | $3,172,600 |
| 5 BR | 2 | $1,326 | $5,850,000 |
Pricing & Market Position
Based on 12 recorded transactions, sale prices range from $1,240,000 to $6,000,000, averaging $3,099,417 (~$2,043 psf).
Rents range from $4,000 to $18,000 per month across 137 rental transactions. Current rental yield sits at approximately 2.2%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 40.6% (from $1,292 to $1,816 psf).
Neighbourhood Comparison
The most structurally direct comparison for Regency Suites is Twin Regency, which sits on the same Kim Tian Road street. Twin Regency is a substantially larger development at 234 units, completed in 2004, and offers a broader facilities deck — including a tennis court and more extensive pool zones — that Regency Suites’ boutique scale cannot match. Twin Regency’s PSF typically runs somewhat below Regency Suites, reflecting the scale premium that boutique developments command and the different unit mix profile. For buyers who prioritise facilities breadth and a slightly lower entry PSF on the same street, Twin Regency is the natural alternative. For buyers who value the quiet community and uncrowded environment of 84 units over a larger facilities deck, Regency Suites is the differentiated choice.
The Regency at Tiong Bahru (UOL Group, 505 units, completed 2006) represents the large-format end of the Tiong Bahru condominium market. With over 500 units, it offers a full lifestyle amenity deck — multiple pools, tennis courts, function rooms, a clubhouse — that neither Regency Suites nor Twin Regency provides. Its PSF tends to be lower than Regency Suites, reflecting the economies of scale in a larger development and the loss of the boutique premium. Buyers prioritising maximum facilities for the dollar will find The Regency at Tiong Bahru compelling; buyers who specifically value the 84-unit scale and Kim Tian Road address of Regency Suites will find the comparison less relevant.
Beyond the Tiong Bahru street comparables, the broader District 3 freehold market provides context. Freehold developments in the Alexandra Road corridor — including those on Jervois Road, River Valley, and the Havelock–Robertson Quay fringe — command similar or higher PSF levels depending on address and vintage. Regency Suites at $2,108 PSF sits within the upper-mid tier of District 3 freehold residential pricing, reflecting the Tiong Bahru conservation premium without reaching the ceiling of River Valley freehold addresses. For buyers who are considering a District 3 freehold purchase and are agnostic between conservation estate and river-corridor addresses, the PSF comparison is competitive; for buyers who specifically want the Tiong Bahru lifestyle, Regency Suites is the premium boutique choice.
Against newer District 3 launches at comparable PSF levels, Regency Suites consistently wins on unit size: the ~1,358 sqft implied average materially exceeds what most new launches deliver at $2,000–$2,200 PSF in the current D3 pipeline. For buyers who value actual liveable area over new-build specification, the secondary-market Regency Suites unit offers more space per dollar than a fresh launch at an equivalent ticket price.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| REGENCY SUITES | Freehold | 2008 | 84 | $2,043 |
| ZYON GRAND | 99 yrs lease commencing from 2024 | 2025 | 1,079 | $3,052 |
| AVENUE SOUTH RESIDENCE | 99 yrs lease commencing from 2018 | 2021 | 1,074 | $2,261 |
| STIRLING RESIDENCES | 99 yrs lease commencing from 2017 | 2021 | 1,259 | $2,275 |
| PENRITH | 99 yrs lease commencing from 2024 | 2025 | 462 | $2,796 |
| ONE PEARL BANK | 99 yrs lease commencing from 2019 | 2021 | 774 | $2,569 |
ShiokNest Scores
Our proprietary scoring system evaluates REGENCY SUITES across multiple dimensions.
What Residents Say
“We bought here for the Tiong Bahru address and the freehold title. The unit size is excellent — our 3-bedroom feels genuinely spacious, not cramped like what you see in newer developments at similar price points. The neighbourhood does everything a condo clubhouse tries to do, but better.”
— Owner review via PropertyGuru
“Quiet building, very low-key community. The pool is immaculate and always available. Two MRT stations within walking distance is a practical luxury we use daily — Tiong Bahru EWL in one direction, Redhill EWL in the other.”
— Resident comment via EdgeProp
“As an expat family we specifically chose Tiong Bahru for the street life and the culture. Regency Suites is the right scale for us — 84 units, no circus at the pool, and everything we need for daily living is a 10-minute walk. The unit is large enough that we don’t feel cramped even working from home.”
— Tenant review via 99.co
“Long-term investment logic: freehold title, conservation precinct neighbourhood, two MRT stations. This is exactly the kind of D3 asset that holds value through cycles. I have owned here for several years and the capital appreciation has been consistent.”
— Owner comment via SRX
Resident and tenant feedback at Regency Suites is consistently anchored around three themes: the quality and culture of the Tiong Bahru neighbourhood, the practical advantage of dual EWL station access, and the quiet, uncrowded character of an 84-unit boutique development. Owner-occupiers emphasise the lifestyle premium of Tiong Bahru’s street-level amenity and the spatial comfort of larger unit formats; tenants — predominantly expatriate professionals and senior couples — value the walkability to the conservation estate’s cafes and market alongside the direct EWL commute. The boutique scale creates a community cohesion that is rarely achievable in larger developments, and MCST management is consistently described as attentive and responsive.
Strengths & Weaknesses
- Freehold tenure on Kim Tian Road — permanent title in the Tiong Bahru conservation precinct, no lease decay or CPF restriction
- Tiong Bahru neighbourhood — Singapore’s premier urban-village lifestyle precinct with independent cafes, conservation shophouses, wet market and walkable street amenity
- Dual EWL station access — Tiong Bahru EWL (~700–900m) and Redhill EWL (~700m) give flexible East–West Line connectivity in both directions
- Boutique 84-unit scale — pool and gym are genuinely uncrowded, community cohesion and MCST management are practical advantages over larger complexes
- Large-format units averaging ~1,358 sqft — materially bigger than new D3 launches at comparable PSF levels, ideal for owner-occupier families and expatriates
- Strong rental demand at $6,519/month — tenant pool drawn specifically to Tiong Bahru lifestyle, reducing vacancy risk versus generic CCR product
- Conservation precinct protects neighbourhood character permanently — no risk of high-density HDB or commercial redevelopment on adjacent land
- Lean facilities deck for the price point — no tennis court, sky terrace or lifestyle-grade amenity hub; larger nearby comparables offer broader facilities
- High absolute ticket price (~$2.86M average) narrows the eligible buyer pool at resale relative to sub-$2M D3 alternatives
- No tower views — low-rise format means upper floors look over street canopy rather than skyline; not a development for buyers prioritising elevated sightlines
- Units may require renovation budget — secondary-market asset means kitchens and bathrooms may be in original condition depending on incumbent owner
- Single MRT line (EWL only) — no Circle Line, TEL or Downtown Line access without a transfer; DTL/CCL commuters face an interchange leg
Verdict
Regency Suites’ investment and lifestyle case rests on a small number of durable fundamentals: a freehold title in Singapore’s most beloved conservation residential precinct, larger-than-market unit formats at PSF levels that reflect genuine scarcity value, and dual EWL station access that gives residents frictionless connectivity to the CBD and beyond. These are not features that depreciate with time or erode with new supply; they are structural characteristics of the address and the tenure that Tiong Bahru’s continuing cultural cachet has reinforced over successive property cycles.
The gross yield of approximately 2.7% at $6,519 monthly rent is consistent with freehold CCR family-format residential expectations and reflects a tenant pool — expatriate professionals, senior Singaporean couples, and well-heeled families — that is drawn to Tiong Bahru specifically rather than the generic CCR rental market. This demand specificity means vacancy risk is lower than for undifferentiated CCR product; tenants who choose Regency Suites have chosen Tiong Bahru, and Tiong Bahru’s appeal as Singapore’s definitive urban-village lifestyle precinct has consistently deepened rather than faded over the past decade.
The development’s limitations are real but bounded. The facilities deck is intentionally lean for 84 units — buyers who want a full resort amenity experience should evaluate Twin Regency or The Regency at Tiong Bahru. The average ticket price of $2,863,000 is a high absolute quantum that narrows the eligible buyer pool relative to sub-$2 million CCR alternatives. And as a secondary-market asset, units may require renovation budgeting for kitchens, bathrooms, and fittings depending on the incumbent owner’s maintenance standard.
Regency Suites is the right answer for buyers who have decided that Tiong Bahru is where they want to live or invest, and who specifically value boutique freehold quality, genuine unit size, and a low-density community over maximum facilities and lower PSF entry.
Against the capital appreciation thesis, Tiong Bahru freehold residential has historically performed well through Singapore property cycles, supported by the conservation estate’s permanent protection from high-density redevelopment and the neighbourhood’s irreproducibility — no developer can build a new Tiong Bahru. At $2,108 PSF, Regency Suites is positioned within the upper-mid band of D3 freehold pricing, leaving room for appreciation in a market where comparable boutique freehold addresses in conservation precincts trade at $2,400–$2,800 PSF in more central districts. For buyers with a 5–10 year horizon and an appreciation of what Tiong Bahru represents in Singapore’s cultural and residential landscape, the case is compelling.