Regent Grove
Overview & Key Facts
Regent Grove is a 553-unit privatised HUDC development in District 23, tucked along Choa Chu Kang North 7 in the heart of Singapore’s western suburban belt. Developed by Orchard Parade Holdings (now Far East Hospitality Holdings) and completed in 2000, it sits on a 99-year lease commencing 1997 — leaving approximately 70 years on the clock as of 2026.
At an average PSF of around S$1,030, Regent Grove occupies a rare position in the current market: a genuinely affordable private condo with exceptional profitability metrics. Its ShiokNest Profit Score of 89 places it near the very top of the entire dataset — meaning the overwhelming majority of sellers here have walked away with a profit. Combined with a gross rental yield of approximately 4%, this is one of the strongest income-generating condos in the OCR segment.
The development’s HUDC origins are visible in its generous unit sizes and relatively low-density layout. At 553 units across a substantial land parcel, it offers a spaciousness that newer BTO-adjacent launches in the Choa Chu Kang corridor simply cannot replicate. The trade-off is age — the development is 26 years old — and the lease runway that demands serious attention from any prospective buyer.
Location & Connectivity
Regent Grove’s location story is anchored by one standout fact: Yew Tee MRT station is approximately 250 metres away. That is a genuine 3-minute walk, placing it firmly in the top tier of MRT-adjacent condos across the entire OCR. Yew Tee sits on the North-South Line, providing direct access to Orchard (roughly 30 minutes), Raffles Place, and Marina Bay without transfers.
For drivers, the Kranji Expressway (KJE) and Bukit Timah Expressway (BKE) are both accessible within minutes, connecting to the PIE and the rest of the island. Jurong East — Singapore’s emerging second CBD — is about 15 minutes by car, while the traditional CBD is roughly 30 minutes in off-peak conditions.
Daily conveniences cluster around the Yew Tee area. Lot One Shoppers’ Mall at Choa Chu Kang MRT (one stop away) is the main suburban retail hub, with a FairPrice supermarket, food court, and essential services. The immediate surroundings are characteristically suburban — HDB blocks, neighbourhood shops, and kopitiam culture rather than lifestyle dining or boutique retail.
The area is well-served by green space. Zhenghua Nature Park and the Bukit Timah Nature Reserve corridor are accessible for weekend hikes, and Choa Chu Kang Park is within walking distance for daily exercise. For families, the suburban quiet is a genuine lifestyle benefit — though those accustomed to central-region vibrancy may find the pace too slow.
Schools & Education
2 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Yew Tee Primary School | primary | Within 1 km |
| Choa Chu Kang Primary School | primary | Within 1 km |
| Kranji Primary School | primary | ~1.0 km |
| Regent Secondary School | secondary | ~1.3 km |
| Unity Primary School | primary | ~1.9 km |
Facilities
As a privatised HUDC development from 2000, Regent Grove’s facilities reflect its era and origins. The amenity set is functional rather than resort-style: a swimming pool, wading pool, tennis court, gymnasium, BBQ pits, a clubhouse, and basic landscaped gardens. There is no lap pool, no sky terrace, no co-working lounge — amenities that buyers accustomed to post-2015 launches may expect as standard.
The facilities score of 5.5 reflects this honest positioning. What Regent Grove offers is adequate and well-maintained for its age, but it does not compete with the lifestyle packaging of newer developments. The gymnasium is compact, the pool is a single main pool without infinity edges or resort theming, and common areas show their 26 years.
For buyers focused on value and fundamentals rather than Instagram-ready amenities, this is a reasonable trade-off. The maintenance fees benefit from the relatively modest facilities — there are no expensive water features, sky gardens, or smart-home systems to maintain. Practically speaking, most residents use the pool, gym, and BBQ pits, and these are all present and functional.
Unit Sizes & Layout
Regent Grove’s HUDC heritage translates directly into generous floor plates. Units here are substantially larger than their modern equivalents — a characteristic that HUDC-to-private conversions consistently offer and that new launches at S$1,700+ psf cannot replicate without pricing themselves into the stratosphere.
The layout philosophy is pre-efficiency-era: proper bedrooms that fit a queen bed plus a wardrobe, living-dining areas that don’t require creative furniture placement, and kitchens with actual counter space. Ceiling heights and window proportions are standard for the period — adequate but not loft-like.
The value proposition here is straightforward. At S$1,030 psf, a buyer gets meaningfully more liveable square footage per dollar than virtually any new launch in D23 or adjacent districts. Sol Acres at S$1,380 psf and Midwood at S$1,729 psf offer newer finishings and facilities, but at a significant premium with smaller layouts.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 15 | $974 | $901,767 |
| 3 BR | 85 | $891 | $1,059,850 |
| 4 BR | 6 | $864 | $1,284,500 |
Pricing & Market Position
Based on 106 recorded transactions, sale prices range from $708,000 to $1,480,000, averaging $1,050,196 (~$1,004 psf).
Rents range from $1,900 to $5,500 per month across 364 rental transactions. Current rental yield sits at approximately 4.1%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 35% (from $735 to $992 psf).
Neighbourhood Comparison
The competitive landscape in D23 is instructive. Sol Acres, the mega EC-turned-private at Choa Chu Kang Grove, trades at approximately S$1,380 psf — a 34% premium over Regent Grove. Sol Acres offers a much newer development (TOP 2017), larger facilities roster, and a lease starting from 2013. For buyers who want modern amenities and a longer lease runway, Sol Acres is the obvious upgrade — but at a meaningful cost.
Midwood, the freehold development at Hillview Rise, sits at approximately S$1,729 psf — a 68% premium. Midwood offers freehold tenure (eliminating lease anxiety entirely), Hillview MRT proximity, and contemporary finishings. However, the much higher psf means significantly less space per dollar, and the Hillview micro-location, while pleasant, is not necessarily superior to Yew Tee for daily commuting.
Regent Grove’s positioning is clear: it is the value anchor of the D23 private condo market. Buyers who prioritise affordability, rental yield, and space will find it compelling. Buyers who prioritise lease security, modern facilities, or capital appreciation potential should look to Sol Acres or Midwood — and pay accordingly.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| REGENT GROVE | 99 yrs lease commencing from 1997 | 2000 | 553 | $1,004 |
| SOL ACRES | 99 yrs lease commencing from 2014 | 2018 | 1,327 | $1,383 |
| MIDWOOD | 99 yrs lease commencing from 2018 | 2021 | 564 | $1,731 |
| LUMINA GRAND | 99 yrs lease commencing from 2022 | 2024 | 512 | $1,515 |
| DAIRY FARM RESIDENCES | 99 yrs lease commencing from 2018 | 2021 | 460 | $1,659 |
| THE BOTANY AT DAIRY FARM | 99 yrs lease commencing from 2022 | 2023 | 386 | $2,053 |
Lease Decay Analysis
The 99-year lease runs from 1997, meaning approximately 29 years have already been consumed. Roughly 70 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~70 years | Full bank financing available |
| 2027 | ~69 years | CPF usage still unrestricted for most buyers |
| 2036 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2056 | ~39 years | Significant financing restrictions for next buyer |
| 2096 | Expiry | Lease reverts to state |
For a buyer purchasing today with a 10-year horizon (exit around 2036), the lease situation is essentially a non-issue — you’d be selling a property with ~60 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates REGENT GROVE across multiple dimensions.
What Residents Say
“Very convenient location, just a short walk to Yew Tee MRT. Spacious units compared to newer condos. The downside is the age — everything needs updating, but the space makes it worthwhile.”
— Resident review via PropertyGuru
“Good rental returns in this area. Tenants love the MRT proximity. Facilities are basic but functional — don’t expect new condo standards.”
— Owner-investor review via 99.co
“Quiet suburban living. The units are old but big. If you’re willing to renovate, it’s one of the best value propositions in the west for private condo living.”
— Resident review via EdgeProp
The resident consensus aligns with the data: Regent Grove is valued for its MRT convenience, spacious layouts, and affordability. The recurring criticisms centre on ageing facilities, dated common areas, and the general wear expected of a 26-year-old development. Long-term residents tend to speak positively about the community atmosphere — a holdover from its HUDC roots — while newer owners and tenants focus more on the practical value proposition.
Strengths & Weaknesses
- Exceptional Profit Score (89) — near top of entire dataset
- Strong 4% gross rental yield — well above island average
- Yew Tee MRT just 250m — genuine 3-minute walk
- Affordable sub-$1,050 psf entry — lowest in D23 private market
- Generous HUDC-era unit sizes vs modern equivalents
- Strong Investment Score (75) — productive income-generating asset
- North-South Line direct to Orchard, Raffles Place, Marina Bay
- Steady 5-year price appreciation (S$856 → S$1,029 psf)
- Low-density suburban living with genuine community feel
- Proximity to Zhenghua Nature Park and Bukit Timah corridor
- Only 70 years remaining on 99-year lease — crosses 60-year threshold ~2037
- Ageing facilities reflect 2000 completion — no resort-style amenities
- Units require substantial renovation (26 years old)
- Suburban location lacks lifestyle dining and retail vibrancy
- PSF showing slight year-5 dip — possible early lease discount signal
- Low facilities rating (5.5) vs newer competing developments
- Tightening bank financing as lease shortens below 60 years
- CPF usage restrictions will progressively limit buyer pool
- En-Bloc Score of 38 — collective sale unlikely given unit count
Verdict
Regent Grove is a numbers play, and the numbers are remarkably strong. A Profit Score of 89 — near the top of the entire ShiokNest dataset — means that the vast majority of sellers here have made money. A gross yield of 4% is well above the island-wide condo average of roughly 3.2%. And at sub-S$1,050 psf, the entry price leaves substantial headroom compared to newer competitors.
The Investment Score of 75 confirms the picture: Regent Grove is a productive asset that generates income and has historically rewarded holders. The 5-year PSF trend (S$856 → S$945 → S$962 → S$1,029 → S$1,011) shows steady appreciation with a slight dip in year five — a pattern that likely reflects the market beginning to price in the advancing lease.
And that lease is the central risk. With 70 years remaining and the critical 60-year threshold arriving in approximately 2037, buyers must think carefully about exit timing. Below 60 years, bank financing terms tighten progressively — maximum loan tenure shortens, LTV ratios may decrease, and the pool of eligible buyers narrows. CPF usage restrictions also become more restrictive. For own-stay buyers planning to hold 10+ years, this is not a distant concern — it is the defining constraint.
The ideal buyer here is someone who values income generation and current affordability over long-term capital appreciation. A rental investor with a 5–7 year horizon can capitalise on the 4% yield and strong profitability track record, exiting before the 60-year cliff begins to bite. An own-stay buyer who plans to live here for 15–20 years gets genuine space, MRT convenience, and a low entry price — provided they accept that the exit price may plateau or decline as the lease shortens.