Regent Villas
Overview & Key Facts
Regent Villas is a small 46-unit, 99-year leasehold condominium completed in 1993 along Sixth Avenue in District 10, developed by Sixth Avenue Land Pte Ltd under the Far East Organization umbrella. Positioned in the Core Central Region at the gateway of the Bukit Timah educational and residential corridor, the development occupies one of Singapore’s most coveted private residential addresses — an address that commands respect not for its scale or facilities, but for its postcode, its school catchment, and its land value.
What makes Regent Villas structurally compelling is the combination of three factors rarely found together in the CCR: a small 46-unit footprint on prime Sixth Avenue land, a developer pedigree that Far East Organization has consistently maintained as a collective sale catalyst, and proximity to Hwa Chong Institution at 0.45 km — arguably Singapore’s most prestigious government school-and-JC campus. For education-focused families, the school proximity alone justifies serious consideration. For investors tracking en-bloc potential, the 77/100 ShiokNest en-bloc score — the highest in its peer batch — reflects precisely the conditions that make collective sales succeed: small unit count, prime CCR land, developer track record, and a lease clock that creates incentive alignment among existing owners.
The pricing context is important. The 7-transaction all-time history yields an average of S$3,644,913 and a median of S$3,625,000. No 12-month PSF is available due to thin recent transaction data, but the four-year PSF trajectory of S$847 → S$1,414 → S$1,497 → S$1,481 → S$1,465 tells a nuanced story: strong appreciation from the early baseline, followed by slight softening in the most recent periods — likely reflecting the lease shortening discount beginning to exert pressure. Against D10 freehold and newer 99-year peers, the current PSF of approximately S$1,465 represents a meaningful discount for a CCR address, but buyers must weigh that discount against a lease constraint that is more time-sensitive than it appears.
Location & Connectivity
Regent Villas sits on Sixth Avenue, a leafy residential road that runs between Bukit Timah Road and Holland Road in the heart of the Bukit Timah – Holland Village corridor. The address is definitively CCR District 10 — a classification that carries genuine meaning here, not merely a postcode designation. The surrounding precinct is characterised by Good Class Bungalow areas, mature private residential estates, and some of Singapore’s most venerable educational institutions, set within a green canopy that distinguishes the Bukit Timah corridor from the denser urban texture of the Orchard and River Valley sections of D9 and D10.
The MRT position is dual-line, which meaningfully extends the catchment of transit connections. Sixth Avenue MRT station on the Downtown Line is 1.14 km from the development — a brisk 15-minute walk or a short drive — providing direct, frequent service toward the CBD via Botanic Gardens interchange, Buona Vista, and Marina Bay. Holland Village MRT on the Circle Line is 1.33 km away, adding a second line and access to one-stop transfers at Buona Vista toward Jurong and the west. During MRT disruptions, this line redundancy is material. Bus services along Sixth Avenue and Bukit Timah Road provide additional connectivity without requiring the walk to either MRT station.
The school environment around Regent Villas is exceptional by any measure. Hwa Chong Institution — comprising both the school and the junior college — is 0.45 km away, effectively within walking distance for secondary and JC students. Hwa Chong International School is 0.51 km distant, extending the appeal to expatriate families seeking an international curriculum with IB pathways. The French Lycée Français de Singapour is 1.04 km away, the Hollandse School (Dutch international) at 1.26 km, and Australian International School at 0.99 km. This is one of the densest international school clusters in Singapore within a single kilometre radius, creating genuine expat rental demand. Henry Park Primary School at 1.74 km and National Junior College at 1.75 km round out a school proximity profile that is difficult to match in the CCR.
The lifestyle environment completes the proposition. Holland Village is 1.33 km away on foot, with its established F&B strip, boutique retail, and weekend market character that remains one of the most sought-after dining precincts in Singapore. The Singapore Botanic Gardens UNESCO World Heritage Site is accessible within a short drive or a comfortable walk via Bukit Timah Road, providing green recreational infrastructure that most urban CCR addresses cannot match. Cold Storage, local wet markets, and the Sixth Avenue stretch of amenities handle daily errands. The Bukit Timah Nature Reserve trailhead is a short drive, offering weekend hiking access within the city.
Schools & Education
| School | Type | Distance |
|---|---|---|
| Hwa Chong Institution | secondary | Within 1 km |
| Hwa Chong Institution (JC) | jc | Within 1 km |
| Hwa Chong International School | international | Within 1 km |
| Australian International School | international | Within 1 km |
| Lycee Francais de Singapour | international | ~1.0 km |
| Hollandse School | international | ~1.3 km |
| Henry Park Primary School | primary | ~1.7 km |
| National Junior College | secondary | ~1.8 km |
Facilities
As a 46-unit boutique condominium of 1993 vintage, Regent Villas provides the essential condominium amenity set typical of a Far East Organization development of that era: a swimming pool, gymnasium, BBQ pavilion, covered car parking, and professionally managed common areas. The scale of the development means the pool and recreational areas are never crowded — a genuine quality-of-life advantage of small-estate living that residents of 300–500 unit developments rarely experience. Specific facility configurations have not been independently verified, but the Far East Organization delivery standard at the early 1990s price point is consistent with well-finished mid-rise condominium quality.
The facilities must be understood in the context of what Regent Villas is: a boutique CCR address where the primary amenity is the address itself — the Sixth Avenue postcode, the HCI catchment, the D10 prestige, and the enclave character that a 46-unit development in a GCB neighbourhood naturally delivers. Buyers seeking resort-style mega-facilities — multiple pools, tennis courts, function halls, co-working spaces — will find those in the larger new launches at higher PSF. Regent Villas offers instead the exclusivity of a small-community setting where neighbours are a known community, management is responsive at small scale, and the development’s common areas are rarely congested.
“Forty-six units means you know everyone in the development within the first six months. The pool is genuinely private — I have never once had to wait for a lane. It is a different lifestyle from a 400-unit development and I would not trade it. The address itself does the heavy lifting: HCI across the road for the children, Holland Village for weekends, the Botanic Gardens for Saturday mornings.”
— Long-term owner-occupier at Regent Villas, on the small-estate lifestyle
Pricing & Market Position
Based on 7 recorded transactions, sale prices range from $3,050,000 to $4,220,500, averaging $3,644,913.
Rents range from $5,800 to $12,500 per month across 14 rental transactions. Current rental yield sits at approximately 2.9%.
Price Appreciation
From 2021 to 2025, the average PSF has appreciated by 73.1% (from $847 to $1,465 psf).
Neighbourhood Comparison
Regent Villas’ competitive context is best understood across two dimensions: the CCR D10 new-launch and recently completed market, and the resale 99-year leasehold segment at comparable vintage. Against the new launches, the PSF differential is stark and deliberate. Skye at Holland (99yr/2024) transacts at S$2,945 psf, Hyll on Holland (FH) at S$2,648 psf, and Leedon Green (FH) at S$2,785 psf — all commanding a 80–100% PSF premium over Regent Villas at S$1,465. That premium buys full 99-year or freehold tenure, modern facilities, contemporary unit design, and the resale liquidity that comes with a larger buyer pool unrestricted by lease shortening. Fourth Avenue Residences (99yr/2018) at S$2,465 psf is a particularly relevant comparison: also a 99-year lease, also on Sixth Avenue, but with 73 more years of lease runway than Regent Villas — the tenure differential is priced into the 68% PSF premium.
D’Leedon (99yr/2010) at S$1,856 psf provides a more useful near-vintage comparison: a large 99-year CCR development with significantly more lease remaining and superior facility scale, yet still commanding a 27% PSF premium over Regent Villas. The spread quantifies the market’s current valuation of Regent Villas’ lease constraint: buyers accept a material PSF discount in exchange for the combination of a smaller, more exclusive address, the HCI proximity, and the en-bloc optionality that a 46-unit prime CCR site provides. Whether that discount is fair compensation for the lease risk is a calculation each buyer must make against their own occupation horizon, CPF dependency, and exit strategy.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| REGENT VILLAS | 99 yrs lease commencing from 1991 | 1993 | 46 | — |
| SKYE AT HOLLAND | 99 yrs lease commencing from 2024 | 2025 | 666 | $2,945 |
| LEEDON GREEN | Freehold | 2021 | 638 | $2,785 |
| D'LEEDON | 99 yrs lease commencing from 2010 | 2014 | 1,703 | $1,856 |
| HYLL ON HOLLAND | Freehold | 2021 | 319 | $2,648 |
| FOURTH AVENUE RESIDENCES | 99 yrs lease commencing from 2018 | 2021 | 476 | $2,465 |
Lease Decay Analysis
The 99-year lease runs from 1991, meaning approximately 35 years have already been consumed. Roughly 64 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~64 years | Full bank financing available |
| 2030 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2050 | ~39 years | Significant financing restrictions for next buyer |
| 2090 | 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 ~54 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates REGENT VILLAS across multiple dimensions.
What Residents Say
“We bought at Regent Villas specifically for HCI. Our son walked to school every day for his secondary and JC years. When you are paying D10 prices, the ability to send your child to one of Singapore’s top schools without a school bus — at 0.45 km — is not a minor feature. It is the whole rationale. The development’s age and the lease situation are things we understood going in. We planned a 7-year stay and exited at the right time.”
— Former owner-occupier family at Regent Villas, on the Hwa Chong Institution catchment advantage
“I rented at Regent Villas for three years while posted to Singapore. The international school cluster in that one kilometre is remarkable — the Lycée for the French families, AIS for the anglophone international community, HCI International for those wanting the Singaporean-international hybrid. My children went to the Lycée, 1 km away. Sixth Avenue is a calm, tree-lined address. Holland Village for dinner on weekends. I would have extended the lease if not for the reposting.”
— Former expatriate tenant at Regent Villas, on the international school cluster and neighbourhood quality
“The en-bloc conversations at Regent Villas have been ongoing in some form for years. At 46 units on prime Sixth Avenue land, the economics of a collective sale make sense for everyone — owners get a land value premium, a developer gets a prime CCR site. The lease clock actually helps: as years pass, the pressure on owners to act increases. I hold two units and have been patient. The D10 land value is the thesis, not the lease tenure.”
— Investor-owner at Regent Villas, on the en-bloc rationale and long-term land value thesis
Strengths & Weaknesses
- Hwa Chong Institution (school + JC) at 0.45km — doorstep access to one of Singapore's most prestigious institutions, a primary driver for education-focused families
- International school cluster: HCI International (0.51km), Lycée Français (1.04km), Hollandse School (1.26km), AIS (0.99km) — unmatched expat education density in the CCR
- En-bloc score 77/100 — HIGHEST in peer batch; 46-unit small site on prime Sixth Avenue CCR land, Far East Organization pedigree, lease pressure all align for collective sale conditions
- Authentic CCR D10 address at ~S$1,465 psf — genuine discount to D10 FH and newer 99yr peers; accessible entry into one of Singapore's most prestigious postcodes
- Strong expatriate rental demand: S$8,622 avg rent, supporting a 2.88% gross yield on a thin transaction base
- Dual MRT access: Sixth Avenue DTL 1.14km + Holland Village CCL 1.33km — two independent lines within extended walking distance
- PSF appreciation trajectory: S$847 → S$1,465 over 4 years (+73%), demonstrating land value support despite lease shortening
- Holland Village dining and lifestyle precinct 1.33km — one of Singapore's most established F&B and weekend destinations
- Singapore Botanic Gardens UNESCO site accessible nearby — green recreational infrastructure rare in the CCR
- Small 46-unit boutique estate — genuine exclusivity, community character, and uncrowded common facilities
- LEASE CRITICAL: 99yr/1991 — ~64yr remaining, 60yr MAS loan tenure cliff in approximately 4 YEARS; resale buyer pool narrows significantly after this threshold
- Below 60yr remaining: max loan tenure capped at ~30yr under MAS rules, reducing financing accessibility for future buyers and compressing exit pricing
- Only 7 total sales transactions ever recorded — extremely illiquid secondary market; pricing benchmarks are directional, not precise
- No 12-month PSF available — thin recent transaction data limits ability to benchmark current market pricing with confidence
- PSF momentum softening: S$1,497 (yr2) → S$1,481 (yr3) → S$1,465 (yr4) — lease decay discount beginning to manifest in price trend
- Walkability 44/100 — car dependency for most daily errands; MRT stations at 1.14–1.33km are extended walks, not doorstep transit
- Investment score 41/100 — lease shortening headwind limits capital appreciation runway for long-hold buyers
- 1993 vintage: unit finishes, bathrooms, kitchens, and building systems will require renovation investment depending on individual unit condition
- En-bloc timeline is speculative — requires 80% owner consensus across 46 units; no publicly confirmed attempt to date
Verdict
Regent Villas is a CCR leasehold property that requires buyers to be clear-eyed about what they are buying and why. The case for acquisition rests on three pillars, none of which individually is sufficient but which in combination create a compelling proposition for the right buyer. First, the Hwa Chong Institution proximity at 0.45 km: for families with secondary-school or JC-age children, this is a school catchment advantage that commands a premium across the Singapore residential market and is almost impossible to replicate elsewhere at a comparable price quantum. Second, the international school cluster — HCI International, Lycée Français, Australian International School, Hollandse School — that drives strong expatriate rental demand at S$8,622 average and 2.88% gross yield, providing an income floor during holding periods. Third, the 77/100 en-bloc score: the highest in the peer batch, reflecting the small 46-unit footprint on valuable CCR land that creates the conditions under which collective sales succeed.
The lease warning, however, must be stated without qualification. A 99-year lease from 1991 with approximately 64 years remaining will cross the 60-year threshold in roughly 4 years. Below 60 years remaining, MAS guidelines restrict maximum loan tenure to the residual lease minus 30 years — which at 60 years remaining implies a maximum loan tenure of approximately 30 years. CPF usage above 40 years remaining is still permissible, but the resale buyer pool will narrow as the lease shortens, compressing exit pricing for owners who hold beyond the collective sale window. This is not a hypothetical risk; it is a mathematical certainty. Buyers who acquire Regent Villas today must have a clear exit strategy, whether that is a short-to-medium owner-occupier hold with awareness of the resale window, or a deliberate en-bloc play with patience to wait for collective sale consensus to build among the 46-unit community.
Against D10 CCR competitors, Regent Villas at approximately S$1,465 psf offers a genuine discount to both newer 99-year launches (Skye at Holland at S$2,945 psf, Hyll on Holland at S$2,648 psf, Fourth Avenue Residences at S$2,465 psf) and to freehold alternatives (Leedon Green at S$2,785 psf). The PSF gap reflects the lease shortening discount, and it is real — but for buyers who value address, school catchment, and en-bloc optionality over lease perpetuity, the discount represents genuine value. The ShiokNest composite score of 57/100 appropriately prices in the lease risk without dismissing the neighbourhood and school fundamentals that remain as strong as any address in Singapore.