Regent Residences
Overview & Key Facts
Regent Residences is a 180-unit freehold development by Golden Villa Pte Ltd, designed by Ronny Chin Architects and completed in 2015–2016. Rising 27 storeys as a single iconic tower at 1091 Serangoon Road, it occupies a compact 3,610-square-metre site in District 12’s Boon Keng–Balestier corridor — a city-fringe neighbourhood that straddles Singapore’s cultural heartland and the Central Region’s employment centres. The gross floor area of 10,106 sqm across 180 units produces an average size of approximately 688 sqft, making this predominantly a compact-unit development aimed at singles, couples, and small investors rather than large families.
The development’s defining physical characteristic is its 270-degree panoramic views — a product of the single-tower design on a relatively low-rise stretch of upper Serangoon Road. Higher-floor units enjoy unobstructed sightlines toward the city skyline, Kallang River, and the Balestier heritage shophouse district. Two levels of sky terraces at the upper floors house the primary recreational facilities, an unusual and premium design choice that maximises ground-level efficiency on the tight site.
At a current average of $1,698 psf with an average transacted price of $1,167,371 and gross rental yield of approximately 3%, Regent Residences offers freehold tenure at a price point below $1.2 million for most units — a quantum that is increasingly rare for freehold city-fringe property in Singapore. The PSF trend over recent years ($1,568 → $1,591 → $1,635 → $1,658 → $1,711) shows a steady, consistent uptrend that reflects the district’s gradual revaluation as URA Master Plan transformations take effect along the Kallang–Whampoa corridor.
Location & Connectivity
Regent Residences sits at 1091 Serangoon Road, in the transitional zone where Boon Keng meets Balestier and the upper fringe of Little India. This is one of Singapore’s most characterful neighbourhoods — a tapestry of pre-war shophouses, heritage temples (Sri Srinivasa Perumal Temple and the Sakya Muni Buddha Gaya Temple are within walking distance), bustling wet markets, and some of the island’s finest hawker food. Bendemeer Market & Food Centre is a 5-minute walk, offering one of the best concentrations of affordable local food in central Singapore. A 24-hour Sheng Siong supermarket and a 24-hour McDonald’s are within 300 metres — the kind of round-the-clock convenience that only city-fringe locations deliver.
The retail landscape around Regent Residences is functional rather than glamorous. City Square Mall — Singapore’s first eco-mall, directly above Farrer Park MRT — is 1.2 km south. The Poiz Centre (a mixed-use development at Potong Pasir MRT) adds a more modern retail and dining cluster approximately 1 km east. Mustafa Centre, the legendary 24-hour department store, is 1.5 km south along Serangoon Road. For larger retail trips, NEX Serangoon (3 NEL stops north) and Velocity @ Novena Square (2 stops south via DTL transfer) provide full-scale suburban mall experiences.
The school catchment is a notable strength. Bendemeer Primary School is just 330 metres away — comfortably within the 1 km priority-enrolment radius. Bendemeer Secondary School (320 m) is equally close. St. Andrew’s Junior School, Hong Wen School, and Stamford American International School are all within 1.5 km, giving families a range of mainstream, mission, and international school options without needing to travel far.
Schools & Education
2 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Bendemeer Secondary School | secondary | Within 1 km |
| Bendemeer Primary School | primary | Within 1 km |
| Hong Wen School | primary | Within 1 km |
| Stamford Primary School | primary | ~1.3 km |
| Assumption Pathway School | secondary | ~1.3 km |
| Farrer Park Primary School | primary | ~1.5 km |
| Balestier Hill Primary School | primary | ~1.6 km |
| School of Science and Technology | jc | ~1.6 km |
Facilities
For a 180-unit development on a compact 3,610-sqm site, Regent Residences delivers a surprisingly ambitious facility set — a direct consequence of the architect’s decision to stack recreational amenities vertically across two sky-terrace levels rather than competing for limited ground-level space. The centrepiece is a 50-metre infinity lap pool located on the sky terrace, offering residents the experience of swimming above the Serangoon Road streetscape with panoramic views — a genuine amenity upgrade over ground-level pools found in most developments of this size.
The sky terraces also house a dining pavilion (a covered entertaining space that residents use for small gatherings), an indoor gymnasium, a jacuzzi, and a steam bath — spa-adjacent amenities that are uncommon at this unit count. Ground-level facilities include BBQ pits, a children’s playground, and 24-hour security with CCTV coverage. Selected penthouse units come equipped with private jacuzzis — a luxury touch that reinforces the development’s aspirational positioning within the compact-unit segment.
“The pool is really big and great for laps — it’s sheltered too, which is a big plus in Singapore. The gym is a decent size for a condo this small. Sky terrace views are the best part — you feel like you’re in a much more premium development than the price suggests.”
— Resident review (99.co)
The honest assessment is that Regent Residences punches above its weight on headline facilities (the sky-terrace pool is genuinely impressive) but is constrained by the small site on communal outdoor space. There is no tennis court, no dedicated function room for large events, and limited landscaped greenery at ground level. The 180-unit size means facilities are shared among a manageable population — overcrowding is rarely an issue — but the range is narrower than what you would find at a 500-unit development with sprawling grounds. For buyers who prioritise pool quality and views over breadth of facilities, the trade-off works well.
Unit Sizes & Layout
Regent Residences is structured around compact, efficiently designed units distributed across three main configurations: one-bedroom apartments (approximately 409 sqft, 44 units), two-bedroom apartments (667–861 sqft, 128 units including two-bedroom-plus-study and two-bedroom-plus-family-room variants), and penthouses at the crown of the 27-storey tower (8 units). This is overwhelmingly a one- and two-bedroom development — there are no three- or four-bedroom family units, which directly shapes the resident profile toward singles, couples, young professionals, and investors rather than multi-generational families.
The average unit size of approximately 688 sqft tells the story: these are compact city apartments, not spacious suburban homes. The one-bedroom at 409 sqft is tight but efficiently planned — suitable for a single occupant or couple, and popular with investors for rental. The two-bedroom units at 667–861 sqft offer meaningful variation: the lower end is a functional two-bedder for couples or a parent with one child, while the larger two-bedroom-plus-study and two-bedroom-plus-family-room variants push toward 850+ sqft and provide a small additional enclosed space that serves as a home office, nursery, or helper’s room.
The penthouses represent the development’s prestige tier, with private jacuzzis and double-height ceilings in selected units. These have historically transacted at the highest PSF premiums and appeal to owner-occupiers who want the freehold city-fringe address with a sense of exclusivity. Overall, buyers should approach Regent Residences with eyes open about the compact sizing — this is a development where space efficiency and location convenience are the value proposition, not generous living areas.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 0 BR | 10 | $1,782 | $728,889 |
| 1 BR | 11 | $1,510 | $1,040,000 |
| 2 BR | 26 | $1,560 | $1,291,525 |
| 4 BR | 3 | $1,349 | $2,020,000 |
Pricing & Market Position
Based on 50 recorded transactions, sale prices range from $665,000 to $2,100,000, averaging $1,167,371 (~$1,698 psf).
Rents range from $1,800 to $5,200 per month across 429 rental transactions. Current rental yield sits at approximately 3.0%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 17.4% (from $1,458 to $1,711 psf).
Neighbourhood Comparison
Regent Residences ($1,698 psf, freehold, 180 units, TOP 2016) competes in the Boon Keng–Balestier–Potong Pasir corridor against three principal alternatives. The Orie ($2,730 psf, 99-year leasehold, 777 units, new launch 2025) is the headline new-launch competitor in the broader Toa Payoh corridor — a large-scale development with full resort-grade facilities and brand-new finishes. However, The Orie commands a 61% PSF premium over Regent Residences and carries a 99-year lease rather than freehold tenure. For buyers who prioritise tenure security and lower quantum over new-launch sheen, Regent Residences offers a fundamentally different value proposition at roughly $1,000 psf less.
Eight Riversuites ($1,639 psf, 99-year from 2011, 862 units) at Whampoa is the closest leasehold comparator — a much larger development with a wider facility range (tennis court, function rooms, multiple pools) and direct river frontage. Eight Riversuites edges Regent Residences on facilities breadth and unit-size options (it offers three- and four-bedroom configurations), but it trades freehold for 99-year tenure and sits slightly further from the Serangoon Road food belt. At just $59 psf less than Regent Residences but with a depreciating lease, the freehold premium at Regent Residences is modest and arguably well worth paying for long-term holders.
Gem Residences ($1,831 psf, freehold, 578 units, TOP 2019) at Lorong Puntong near Aljunied is the most direct freehold peer — newer, larger, and with more comprehensive facilities. Gem Residences commands a $133 psf premium that reflects its newer build, larger site, and wider unit mix (including three-bedroom options). For buyers who need more space or a family-oriented layout, Gem Residences is the stronger pick. For buyers focused on the lowest freehold entry quantum in the RCR city fringe, Regent Residences remains the more accessible option with its sub-$1.2 million average price point.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| REGENT RESIDENCES | Freehold | 2016 | 180 | $1,698 |
| THE ORIE | 99 yrs lease commencing from 2024 | 2025 | 52 | $2,730 |
| EIGHT RIVERSUITES | 99 yrs lease commencing from 2011 | 2016 | 843 | $1,643 |
| GEM RESIDENCES | 99 yrs lease commencing from 2015 | — | 578 | $1,838 |
| TREVISTA | 99 yrs lease commencing from 2008 | — | 590 | $1,702 |
| VERTICUS | Freehold | 2021 | 162 | $2,122 |
ShiokNest Scores
Our proprietary scoring system evaluates REGENT RESIDENCES across multiple dimensions.
What Residents Say
“Excellent location! 6–8 mins walk to Boon Keng MRT, which is 4 stations away from City Hall MRT. Lots of nice eateries surrounding. Complete facilities. Lovely place to live in!”
— Owner-occupier (EdgeProp review)
“I love to stay here and my unit has a great big balcony with a nice view cause I stay at the high level. Totally unblocked view, windy, and also comes with sunset view. The pool is really big and great for laps. The pool is under shelter, and the gym is a decent size. Nice neighbours too.”
— Resident, high-floor unit (99.co review)
“A great place to live, which is close to transport links, loads of places to eat and a brand new build. Units facing the back are perfectly fine, not affected by noise at all, and mid to high floors have a very good view. There are pluses and minuses as with any place, but overall we are happy living here — and most importantly, it’s very convenient.”
— Resident (Singapore Expats directory)
“Living here means the rhythm of Boon Keng feels familiar and grounded. Mornings start with kopi at Bendemeer Market & Food Centre, evenings wind down with a walk along the Kallang or Whampoa River. The 24-hour Sheng Siong is a lifesaver — you never run out of anything at midnight. For the price of a freehold in this location, I don’t think you can do better in D12.”
— Owner-occupier, two-bedroom (PropertyGuru)
Strengths & Weaknesses
- Freehold tenure — no lease decay, no CPF pro-rating, indefinite holding period
- Sub-$1.2M average quantum — accessible entry point for freehold city-fringe property
- Steady PSF appreciation ($1,568 to $1,711 over 5 years) — consistent organic growth
- 50m infinity lap pool on sky terrace with panoramic views — headline facility for a 180-unit condo
- Dual MRT access: Boon Keng NEL (620 m) and Geylang Bahru DTL (800 m) — two rail lines within walking distance
- Dhoby Ghaut in 7 minutes via NEL — genuine CBD proximity for daily commuters
- Bendemeer Primary School 330 m away — within 1 km priority enrolment zone
- Vibrant food neighbourhood: Bendemeer Market, 24hr Sheng Siong, Balestier Road heritage eateries
- 270-degree panoramic views from higher floors — single-tower advantage on low-rise corridor
- Diverse buyer base (66% SC, 19% PR, 15% foreigner) — supports resale liquidity
- CTE on-ramp under 3 minutes — CBD reachable in 8–10 minutes by car off-peak
- Strong rental demand from city-fringe young professionals — 1BR units particularly lettable
- Compact units averaging 688 sqft — not suitable for families needing three or more bedrooms
- No three- or four-bedroom configurations — limits buyer pool to singles, couples, and small households
- Serangoon Road is a busy arterial — lower-floor units facing the road experience traffic noise
- Small site (3,610 sqm) — limited ground-level landscaping and communal outdoor space
- No tennis court, function room, or resort-grade amenity breadth — facilities constrained by site size
- En-bloc potential low (35/100) — small freehold site unlikely to attract redevelopment premium
- Neighbourhood is functional rather than polished — not a prestige address compared to Novena or River Valley
- Gross yield at 3% is adequate but not outstanding — compact freehold units cap rental upside
Verdict
Regent Residences occupies a specific and defensible niche in Singapore’s property market: freehold tenure, city-fringe location, sub-$1.2 million quantum, and a steady appreciation track record. The investment case rests on three pillars. First, the freehold title provides indefinite tenure security — no lease decay, no CPF pro-rating, no future buyer anxiety about remaining lease. In a market where 99-year RCR condominiums are launching at $2,200–$2,500+ psf, Regent Residences at $1,698 psf with freehold tenure represents a structural discount that becomes more attractive as competing leasehold projects age. Second, the PSF trajectory ($1,568 → $1,591 → $1,635 → $1,658 → $1,711) demonstrates consistent, organic appreciation — not speculative spikes, but the kind of steady upward drift that freehold city-fringe properties tend to sustain over market cycles. Third, the sub-$1.2 million average price point keeps the development accessible to a wide buyer pool including first-time purchasers, HDB upgraders, and PR/foreigner investors, supporting both liquidity and rental demand.
The limitations are equally clear. Compact units averaging 688 sqft mean this is not a family home for households beyond two adults and one child. The en-bloc potential is low (scored 35/100) — at 180 units on a small freehold site, the land rate would need to be exceptional to generate meaningful collective-sale premiums, and there is no catalyst for that in the current planning landscape. The walkability score of 65/100 reflects a neighbourhood that is functionally convenient but not pedestrian-paradise — Serangoon Road is a busy, vehicle-dominated corridor rather than a tree-lined residential street.
For the right buyer — a working professional or couple who values a freehold city-fringe base, easy MRT access to the CBD (Dhoby Ghaut in 7 minutes from Boon Keng), and the cultural vibrancy of the Balestier–Boon Keng food belt — Regent Residences delivers genuine value. The 3% gross yield is adequate for a freehold RCR property and can be optimised by targeting the one-bedroom units, which command strong rental demand from the young professional demographic drawn to the city-fringe lifestyle. Buy this as a long-term freehold hold with rental income optionality, not as a short-term flip.