Regent Park
Overview & Key Facts
Regent Park is a 276-unit leasehold condominium on Jalan Lempeng in Clementi, completed in 1998 by Regenthill Properties Pte Ltd — a subsidiary of Far East Organization, one of Singapore’s largest and most prolific private developers. The development comprises three nine-storey blocks set within landscaped grounds that, by late-1990s standards, were designed with a resort-style sensibility: generous communal spaces, mature planting, and a layout that prioritises low-density living over maximising unit count. In an era when Clementi’s condominium stock was still sparse, Regent Park was among the first private developments to establish the Jalan Lempeng corridor as a viable residential address.
Far East Organization’s track record spans thousands of residential units across Singapore, from the mass-market Watertown in Punggol to the luxury Scotts Square on Orchard Road. Regent Park sits squarely in their suburban family segment: practical two- and three-bedroom layouts designed for livability rather than architectural spectacle. The unit mix — predominantly two-bedroom and three-bedroom apartments — reflects a development conceived for young families and upgraders moving from nearby HDB estates in Clementi and West Coast. At 276 units across three blocks, the density is moderate and the communal atmosphere is noticeably quieter than the mega-developments that have since arrived next door.
At a current average of $1,371 PSF with a median price of $1.19 million, Regent Park occupies the value end of District 5’s private condominium spectrum. That positioning is a function of age and lease: with 66 years remaining on the 99-year lease, the development sits in an awkward middle ground — old enough that the lease is beginning to weigh on financing terms, but not old enough to be a credible en-bloc candidate. For buyers who can look past the ageing exteriors and focus on what Regent Park delivers — a quiet, well-located home near Clementi MRT, top-tier schools, and the NUS-one-north knowledge corridor — the value proposition remains surprisingly compelling.
Location & Connectivity
Jalan Lempeng is a quiet residential street running off Commonwealth Avenue West in Clementi, wedged between the established HDB heartland and the newer condominium developments that have transformed the area. Regent Park sits at 22–26 Jalan Lempeng, flanked by the much newer Parc Clematis (1,450 units, TOP 2023) and within the broader Clementi precinct that has seen significant rejuvenation. The immediate surroundings are low-rise and leafy, giving the estate a sense of seclusion that belies its proximity to major amenities.
Clementi MRT station on the East-West Line is approximately 540 metres away — a genuine 7–8 minute walk that qualifies as comfortably accessible. The East-West Line connects directly to Jurong East (one stop), Buona Vista (one stop), and the CBD via Raffles Place in about 25 minutes. For drivers, the Ayer Rajah Expressway (AYE) is minutes away, and the Pan-Island Expressway (PIE) is accessible via Clementi Avenue 6, making cross-island commutes straightforward. The upcoming Clementi MRT interchange — when the Cross Island Line arrives — will add a second rail line to the station, further boosting connectivity.
Daily amenities are anchored by Clementi Mall, a modern integrated development directly above Clementi MRT that houses a FairPrice Finest supermarket, food court, retail shops, and the Clementi Public Library. For a fuller shopping experience, the 321 Clementi mall and the upcoming Clementi Town Centre redevelopment promise further retail depth. Hawker food is abundant at Clementi 448 Market and Food Centre, and the Sunset Way enclave — a 10-minute walk south — offers a charming cluster of cafes, restaurants, and a community library that has become one of the West’s most popular lifestyle pockets.
The education catchment is Regent Park’s strongest locational asset. Nan Hua Primary School is just 430 metres away — well within the coveted 1 km priority enrolment radius. Clementi Primary School (550m) and Pei Tong Primary School (980m) provide additional options. For secondary education, Clementi Town Secondary and Nan Hua High School are both under 800 metres. The National University of Singapore main campus is a short bus ride away, and the one-north business park — home to Biopolis, Fusionpolis, and a growing cluster of tech companies — is accessible via Buona Vista MRT, just one stop east.
Schools & Education
4 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Clementi Town Secondary School | secondary | Within 1 km |
| Nan Hua Primary School | primary | Within 1 km |
| Clementi Primary School | primary | Within 1 km |
| One World International School (Nanyang) | international | Within 1 km |
| Nan Hua High School | secondary | Within 1 km |
| Pei Tong Primary School | primary | Within 1 km |
| Qifa Primary School | primary | Within 1 km |
| NUS High School of Mathematics and Science | jc | ~1.8 km |
Facilities
Regent Park’s facilities are honest rather than flashy — the product of a late-1990s development philosophy that prioritised usable communal space over Instagram-ready infinity pools. The centrepiece is a swimming pool with a separate children’s wading pool, set within mature landscaping that has had nearly three decades to grow into lush canopy cover. A tennis court, gymnasium, clubhouse, library room, jacuzzi and sauna, BBQ pits, children’s playground, and sunning lawn round out the amenity set. Security is 24-hour, and the grounds benefit from the kind of settled, well-tended character that only comes with time.
“The condo may be a bit old but very well maintained and clean. Very quiet and cosy. The large swimming pool is a highlight — rarely crowded.”
— Resident review via PropertyGuru
The candid assessment: facilities are showing their age. The gym is basic — functional for light cardio and stretching, but not equipped for serious fitness routines. The clubhouse and common areas have a dated aesthetic that contrasts sharply with the gleaming facilities decks at neighbouring Parc Clematis or Normanton Park. Multiple residents describe the development as looking “tired” relative to the newer mega-condos that now surround it. However, the trade-off is real: at 276 units, facilities are rarely overcrowded. The pool is consistently described as peaceful, the BBQ pits are bookable without weeks of advance notice, and the tennis court is actually usable on weekends — luxuries that residents of 1,000+ unit developments cannot take for granted.
Unit Sizes & Layout
Regent Park offers a straightforward unit mix of two-bedroom and three-bedroom apartments, with some two-bedroom-plus-study configurations. By today’s compact new-launch standards, the units are generously proportioned — two-bedrooms range from approximately 900 to 1,100 sqft, while three-bedrooms occupy roughly 1,200 to 1,400 sqft. These are genuine family-sized layouts where bedrooms can accommodate queen beds with furniture, and living-dining areas allow for a proper dining table rather than the fold-away solutions that newer compact units demand. The nine-storey height means no unit is particularly high-rise, but upper floors enjoy decent greenery views across the Clementi landed housing estate.
The layout design reflects practical 1990s sensibilities: regular rectangular rooms, dedicated kitchen spaces (not the open-concept galley kitchens of modern units), and a separate utility area in three-bedroom configurations. Ventilation is natural and effective thanks to the building orientation and generous window proportions. Ceiling heights are standard at approximately 2.6 metres, and most units feature a balcony that provides genuine outdoor space rather than the token planter boxes of newer developments. The car park ratio is comfortable at approximately one lot per unit — a consideration that matters increasingly as newer developments tighten parking allocations.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 20 | $1,217 | $1,050,200 |
| 3 BR | 30 | $1,264 | $1,382,926 |
Pricing & Market Position
Based on 50 recorded transactions, sale prices range from $880,000 to $1,810,000, averaging $1,249,836 (~$1,373 psf).
Rents range from $2,000 to $5,800 per month across 395 rental transactions. Current rental yield sits at approximately 3.8%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 33.2% (from $1,049 to $1,398 psf).
Neighbourhood Comparison
The most direct comparisons are with Regent Park’s newer District 5 neighbours. Parc Clematis ($1,884 PSF, 99-year from 2019, 1,450 units) sits literally next door on Jalan Lempeng and represents the modern mega-development alternative: extensive facilities deck, contemporary finishings, and a fresh 99-year lease with 92 years remaining. The PSF premium of roughly 37% over Regent Park buys you newness and facilities, but also the density trade-offs of a 1,450-unit project. Normanton Park ($1,866 PSF, 99-year from 2019, 1,840 units) is even larger and positioned slightly further from Clementi MRT near Kent Ridge, with a stronger NUS affiliation but weaker primary school access.
The newest entrants command significantly higher premiums. Elta ($2,557 PSF, 99-year from 2024, 501 units) represents the latest Clementi new launch pricing, while Faber Residence ($2,155 PSF, 99-year from 2025, 399 units) targets the mid-to-upper segment. At these prices, a two-bedroom at Elta costs more in absolute terms than a three-bedroom at Regent Park — a comparison that illustrates the space-versus-newness trade-off starkly. For families who need three bedrooms and prefer to spend under $1.3 million, Regent Park is effectively the only private condominium option within walking distance of Clementi MRT and Nan Hua Primary. The catch, of course, is that the newer developments carry leases with 90+ years remaining, while Regent Park’s 66 years creates a fundamentally different long-term value trajectory.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| REGENT PARK | 99 yrs lease commencing from 1993 | 1998 | 276 | $1,373 |
| LANDED HOUSING DEVELOPMENT | Freehold | 2021 | 156 | $1,842 |
| NORMANTON PARK | 99 yrs lease commencing from 2019 | 2021 | 1,840 | $1,866 |
| PARC CLEMATIS | 99 yrs lease commencing from 2019 | 2021 | 1,450 | $1,888 |
| ELTA | 99 yrs lease commencing from 2024 | 2025 | 501 | $2,556 |
| FABER RESIDENCE | 99 yrs lease commencing from 2025 | 2025 | 399 | $2,158 |
Lease Decay Analysis
The 99-year lease runs from 1993, meaning approximately 33 years have already been consumed. Roughly 66 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~66 years | Full bank financing available |
| 2032 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2052 | ~39 years | Significant financing restrictions for next buyer |
| 2092 | 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 ~56 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates REGENT PARK across multiple dimensions.
What Residents Say
“Very quiet and cosy. Great location — walking distance to Clementi MRT, direct access to PIE and AYE. Very peaceful and relaxing environment. The pool is large and rarely crowded.”
— Resident review via PropertyGuru
“Facilities are old but OK. The condo looks tired and dwarfed because of the age and surrounding new condos. Not for those who desire big function rooms, big lap pools and a modern look — but if you want peace and quiet, this is the place.”
— Long-term resident via SingaporeExpats
“Moved here for Nan Hua Primary. The school is literally across the road. The condo itself is nothing fancy, but it’s clean, well-managed, and the neighbours are friendly. Maintenance fees are reasonable for what you get.”
— Parent owner via 99.co
The pattern across review platforms is remarkably consistent: residents who chose Regent Park for practical reasons — school proximity, quiet environment, MRT access — are satisfied with their decision. Those who compare it against the newer mega-developments on Jalan Lempeng acknowledge that Regent Park looks and feels its age. The word “quiet” appears in virtually every positive review, and the maintenance standards are consistently praised despite the ageing facilities. The most common criticism is aesthetic rather than functional — the development’s dated appearance relative to Parc Clematis and other newer neighbours. Residents who prioritise substance over style find Regent Park delivers exactly what it promises: an unpretentious, well-maintained, and conveniently located family home.
Strengths & Weaknesses
- Clementi MRT (East-West Line) only 540m away — genuine walkable commute
- Nan Hua Primary School just 430m away — within 1 km priority enrolment zone
- Strong rental demand from NUS and one-north corridor tenants, supporting 3.83% gross yield
- Median price of $1.19M offers affordable District 5 private condo entry
- Generous unit sizes — three-bedrooms up to 1,400 sqft, substantially larger than new launches
- Only 276 units across 3 blocks — quiet, low-density living with uncrowded facilities
- Mature landscaping and well-maintained grounds consistently praised by residents
- Excellent expressway access via AYE and PIE for cross-island driving commutes
- Clementi Mall and town centre provide comprehensive daily amenities within walking distance
- Upcoming Cross Island Line at Clementi will add second rail line to nearest MRT station
- Only 66 years remaining on lease — drops below critical 60-year mark in 6 years, capping max loan tenure at 30 years
- Facilities and common areas show their age — gym is basic, aesthetics dated compared to newer neighbours
- Development visually dwarfed by newer mega-condos Parc Clematis and Normanton Park
- En-bloc potential is uncertain (score 48/100) — site not optimally shaped for redevelopment premium
- Units require significant renovation budget ($50K–$80K) after nearly 28 years
- ShiokNest score of 45/100 reflects compounding lease and age concerns
- No private lift or modern security features found in newer developments
- Nine-storey height limits views — no high-floor panoramic vistas
- CPF usage will be restricted when lease drops below 40 years (in 26 years)
Verdict
Regent Park is not the kind of development that wins beauty contests or generates social media buzz. It is, however, the kind of development that quietly delivers on the fundamentals that matter for daily life: a walkable MRT commute, some of the best primary schools in Singapore within 1 km, proximity to NUS and one-north, and unit sizes that allow families to live comfortably rather than efficiently. At $1,371 PSF and a median price of $1.19 million, it offers an entry point into District 5 private living that is roughly 30–40% below the cost of newer neighbours like Parc Clematis ($1,884 PSF) and Normanton Park ($1,866 PSF).
The lease situation demands honest scrutiny. With 66 years remaining, Regent Park will drop below the critical 60-year threshold in just six years. Beyond that point, maximum loan tenure is capped at 30 years, and banks may apply stricter lending criteria. The CPF usage restriction kicks in at the 40-year mark (26 years from now), and below 30 years the property becomes effectively cash-only. For buyers planning to hold long-term, these milestones create a progressively narrowing exit window. The en-bloc score of 48/100 reflects the reality that collective sale is possible but far from certain — the site is not large enough nor optimally shaped to command the kind of redevelopment premium that makes en-bloc arithmetic compelling for all owners.
Where Regent Park genuinely makes sense is as a medium-term family home for buyers who prioritise schools, location, and space over prestige and newness. A family with children entering primary school can buy in today, enjoy 6–12 years of Nan Hua Primary access and comfortable living, and exit while the lease still supports healthy financing for the next buyer. The 3.83% gross yield also makes it a credible rental investment for the NUS and one-north tenant pool — though investors should model their exit timeline carefully against the lease decay curve. Regent Park is not a forever home, but for the right buyer at the right life stage, it is a remarkably practical one.