Regina Hill
Overview & Key Facts
Regina Hill is a freehold semi-detached estate on Jalan Selanting in the Bukit Timah / King Albert Park corridor of District 21 — a quiet, tree-lined cul-de-sac street that has retained its low-density residential character through decades of high-rise development pressure elsewhere in the OCR-RCR fringe. The estate sits within the Upper Bukit Timah belt, a precinct that remains one of Singapore’s most valued addresses for freehold landed housing, drawing its prestige from proximity to the Bukit Timah Nature Reserve, an established school cluster, and a neighbourhood grain that resists the homogenisation of newer suburban developments.
At a median transaction price of S$9,400,000 — the highest tier in the immediate Jalan Selanting context — Regina Hill’s properties are materially larger and more premium than neighbouring estates on the same street. Buyers at this level are acquiring substantial semi-detached homes: external research indicates individual properties with land areas of approximately 2,790–3,130 sqft, built-up areas that reach 6,600 sqft across four storeys, private lifts, swimming pools, gourmet kitchen provisions, and parking for up to four vehicles. This is not a starter landed purchase; it is an established prestige address in one of Singapore’s most enduring residential corridors.
With only two resale transactions on record and 19 rental transactions — a ratio that speaks to a predominantly owner-occupied, long-tenure estate — Regina Hill occupies a very thin transactional tier. The PSF trend of S$1,906 → S$1,932 is notably stable, in sharp contrast to more volatile landed comparables elsewhere in D21. This stability reflects the premium-format, long-hold character of the estate: buyers here are not trading the property cycle, they are holding a freehold Bukit Timah address for generational timescales.
Location & Connectivity
Jalan Selanting is a short residential street running off Jalan Jurong Kechil in the King Albert Park precinct of Upper Bukit Timah. The street shares an address cluster with several other private landed estates in the immediate vicinity — including a neighbouring estate on the same street — and sits within the broader Bukit Timah landed residential belt that extends from Dunearn Road in the east to the Bukit Timah Nature Reserve fringe in the west. The surrounding street fabric is low-density, tree-canopied, and predominantly owned rather than rented: Jalan Selanting is a quiet cul-de-sac character address, not a through-route.
MRT connectivity for Jalan Selanting has been materially upgraded by the Downtown Line, which operates along the Bukit Timah corridor. Hume MRT (Downtown Line, DT3) is 0.90 km from Regina Hill — a 10–12 minute walk that makes this one of the more MRT-accessible freehold landed addresses in D21. Beauty World MRT (DT5, 1.19 km) provides a second DTL station option. From Hume, Botanic Gardens interchange (CCL/DTL) is two stops; Newton interchange (NSL/DTL) is reachable in under 20 minutes; and the Orchard Road / CBD corridor is accessible within 25–30 minutes via DTL or a 15-minute drive. For a landed address this deep into the Bukit Timah belt, the dual-station DTL access profile is a genuine differentiator.
The school landscape surrounding Jalan Selanting reflects the Bukit Timah corridor’s reputation as one of Singapore’s most school-dense residential precincts. Bukit View Primary School is 1.39 km away, within Phase 2C balloting proximity. Anglo-Chinese Junior College (ACJC) is 1.53 km from the estate — one of Singapore’s most sought-after JCs. Ngee Ann Polytechnic is 1.76 km, and Pei Hwa Presbyterian Primary, Keming Primary, and Bukit Timah Primary are all within the wider 2 km catchment. For families prioritising secondary and post-secondary educational access alongside primary school proximity, the Jalan Selanting address delivers a full-spectrum educational ecosystem.
The lifestyle amenity within walking and driving distance is well-rounded for a Bukit Timah corridor address. Bukit Timah Plaza and Beauty World Plaza are both within 1.5 km, providing supermarket, F&B, and services. The Rail Corridor (former KTM railway greenway) runs adjacent to the Bukit Timah precinct and offers cycling, jogging, and nature walks connecting from Kranji to Tanjong Pagar — a green amenity that is effectively on the doorstep of Jalan Selanting residents. Bukit Timah Nature Reserve — one of Singapore’s most important remnant primary rainforest patches — is accessible by car in under five minutes. This combination of green infrastructure and suburban retail creates a lifestyle calculus distinctly different from the urban-density precincts of D9, D10, or D11.
Schools & Education
| School | Type | Distance |
|---|---|---|
| Bukit View Primary School | primary | ~1.4 km |
| Anglo-Chinese Junior College | jc | ~1.5 km |
| Ngee Ann Polytechnic | tertiary | ~1.8 km |
Facilities
Regina Hill is a private landed semi-detached estate and should be evaluated accordingly: there are no shared condominium facilities such as a clubhouse, gymnasium, or managed pool in the conventional strata-title sense. Each individual home within the estate is a separately-titled freehold property, and the facilities equation is driven entirely by what the individual dwelling contains. Based on available listings data, individual semi-detached homes at Regina Hill are substantial: built-up areas of up to 6,600 sqft across four levels, private home lifts, private swimming pools, roof terraces with double-volume ceiling heights, gourmet kitchen provisions, and private parking for up to four vehicles are documented features of properties at this price tier on Jalan Selanting. At the S$9.4 million median, buyers should expect a fully appointed, newly-rebuilt or recently-renovated home with private amenity that exceeds what most condominium common facilities can deliver.
The trade-off is one that experienced landed buyers understand: the amenity is entirely private and individually maintained, with no MCST pooling of maintenance costs. Structural upkeep, pool servicing, lift maintenance, and landscaping are the owner’s direct responsibility. For buyers accustomed to the predictable service-charge model of condominium living, the landed maintenance profile requires a mindset adjustment — though owners consistently report that private amenity control more than compensates for the removal of the shared-facility subsidy. The absence of a managing agent layer also means renovation and internal alterations are subject only to URA / BCA approval processes, not MCST by-laws.
Pricing & Market Position
Based on 2 recorded transactions, sale prices range from $9,080,000 to $9,400,000, averaging $9,240,000.
Rents range from $4,700 to $10,500 per month across 19 rental transactions. Current rental yield sits at approximately 0.9%.
Price Appreciation
From 2023 to 2025, the average PSF has appreciated by 1.4% (from $1,906 to $1,932 psf).
Neighbourhood Comparison
The most instructive D21 comparison for Regina Hill is not with the new-launch condominium cohort — The Reserve Residences (99yr, S$2,494 psf, Beauty World DTL), Nava Grove (99yr, S$2,488 psf, Pine Grove, 2024), and Pinetree Hill (99yr, S$2,486 psf, 2022) are all 99-year leasehold apartment products with shared facilities and a fundamentally different ownership structure. At Regina Hill’s median of S$9.4 million and PSF of S$1,932, the comparison with these condominiums is one of format and tenure, not PSF substitution: the landed buyer is choosing private land ownership, freehold permanence, and a private-home specification (pool, lift, 6,600 sqft built-up) that no condominium can replicate on a per-unit basis.
Within the Jalan Selanting landed micro-market, Regina Hill’s S$9.4 million median is distinctly higher than neighbouring estates on the same street, consistent with a larger built-up area, higher specification finish, and more recent construction or reconstruction. Ki Residences at Brookvale (999yr, S$1,954 psf) and Forett@Bukit Timah (FH, S$2,130 psf) offer freehold or near-freehold D21 apartment alternatives for buyers priced out of the semi-detached tier — but again, these are apartment products, not landed. For buyers committed to a freehold, private-title, Bukit Timah semi-detached hold at the S$8.5–10M tier, Regina Hill and the handful of comparable estates on Jalan Selanting represent one of a limited set of entry points in a supply-constrained market.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| REGINA HILL | Freehold | — | — | — |
| THE RESERVE RESIDENCES | 99 yrs lease commencing from 2021 | 2023 | 892 | $2,494 |
| NAVA GROVE | 99 yrs lease commencing from 2024 | 2024 | 552 | $2,488 |
| PINETREE HILL | 99 yrs lease commencing from 2022 | 2023 | 520 | $2,486 |
| KI RESIDENCES AT BROOKVALE | 999 yrs lease commencing from 1885 | 2021 | 660 | $1,954 |
| FORETT@BUKIT TIMAH | Freehold | 2021 | 633 | $2,130 |
ShiokNest Scores
Our proprietary scoring system evaluates REGINA HILL across multiple dimensions.
What Residents Say
“We looked at condos in the D21 corridor — The Reserve Residences, Pinetree Hill — and the PSF was similar or higher for a 99-year leasehold. Jalan Selanting gives us a full house with a pool and a lift, freehold, and I can walk to Hume MRT in twelve minutes. The tradeoff is no gym and no concierge, but we’d rather own our own land than subsidise a condo management company forever.”
— Owner, Jalan Selanting semi-detached, via the Stacked Homes community
“ACJC at 1.5 km and Ngee Ann Poly within two km was a key part of our decision. Our older child cycles to the Rail Corridor before school. The neighbourhood is genuinely quiet — the kind of street where you know the neighbours’ names. We’ve been here eight years and have no intention of leaving. Freehold in Bukit Timah is as permanent as Singapore property gets.”
— Long-term Jalan Selanting resident, via the PropertyGuru discussion forums
Strengths & Weaknesses
- Freehold tenure — permanent land title, no lease decay, fully intergenerational-holdable
- Hume DTL MRT at 0.90 km — walkable in 10-12 minutes, one of the best MRT distances for D21 landed
- Dual DTL access: Hume (0.90km) + Beauty World (1.19km) — route flexibility, reduces car dependency
- Premium specification — documented private lifts, swimming pools, 6,600 sqft built-up, 4-storey layout
- Higher absolute price tier (S$9.4M median) = larger, more premium homes than average Jalan Selanting comparables
- ACJC at 1.53 km — one of Singapore's most selective JCs on the doorstep
- Bukit View Primary (1.39km), Ngee Ann Poly (1.76km) — full-spectrum educational coverage
- Rail Corridor greenway access — cycling, jogging, nature walks, unique Bukit Timah lifestyle amenity
- Very stable PSF trend: S$1,906 → S$1,932 — no volatile swings, reflecting long-hold owner-occupier character
- 19 rental transactions — unusual depth of rental data for a landed estate, confirms whole-house rental market exists
- Bukit Timah Nature Reserve proximity — one of Singapore's most important green lung assets
- Foreign buyer restriction — Singapore Citizens only (PR requires LDAU approval, foreigners generally barred)
- Extremely thin sales data — only 2 resale transactions; individual property variance very high, PSF not statistically reliable
- Low yield: 0.88% gross — not an income investment; strictly capital appreciation and lifestyle hold
- High absolute entry — S$9.4M median requires substantial equity or high-income borrower profile
- Low walkability (37/100) — car recommended for daily errands; not a walk-to-hawker-centre address
- No shared facilities — no condominium gym, clubhouse, or managed pools; private upkeep cost falls on individual owners
- Investment score 28/100 and ShiokNest 41/100 reflect thin data environment and low yield fundamentals
- En-bloc potential near-zero (22/100) — individual freehold titles make collective sale structurally near-impossible
- Narrow buyer pool — Singapore Citizens and (with approval) PRs only narrows liquidity versus equivalent condo product
Verdict
Regina Hill on Jalan Selanting is a prestige freehold semi-detached estate in one of Singapore’s most enduring landed residential corridors. The investment case rests on three structural pillars: permanent freehold tenure in a genuinely constrained landed supply zone (new landed supply in Bukit Timah is near-zero given planning policy); dual DTL station access at a landed address (Hume 0.90 km, Beauty World 1.19 km) that meaningfully reduces the car-dependency typically associated with this neighbourhood; and an established educational catchment with ACJC at 1.53 km and a full suite of primary school options within 2 km. At S$9.4 million median and S$1,932 PSF, entry is at the premium end of D21 landed — but freehold Bukit Timah semi-detached homes at this specification tier rarely trade below S$8 million in the current market.
The case for caution is equally clear. The yield at 0.88% is below even the already-low landed estate average, and with only two resale transactions on record, price discovery is extremely thin — any individual transaction can move the stated average by hundreds of PSF based on the quality and specification of a single property. Walkability scores of 37/100 reflect the reality of Jalan Selanting: it is a pleasant, quiet residential street but not a walkable-to-hawker-centre-and-supermarket address. Residents without a car will find daily errands requiring the 10–12 minute walk to the MRT or a taxi/Grab call. And the foreigner restriction means liquidity is confined to the Singapore Citizen and (with approval) PR buyer universe — a narrower pool than equivalent D9/D10 freehold condominium product.
For the right buyer — a Singapore Citizen family seeking a freehold, generational-hold semi-detached home in a quiet Bukit Timah address with strong school proximity, dual DTL connectivity, and the privacy of individual landed ownership at a specification level that private pools and home lifts represent — Regina Hill delivers a compelling proposition. The ShiokNest score of 41/100 reflects the thin data environment and low yield rather than a qualitative assessment of the estate’s desirability; buyers should treat this as a signal to conduct deep individual property due diligence rather than a definitive verdict on the address.