Robin Regalia

Overview & Key Facts

Robin Regalia sits on Robin Road in District 10 — one of those quiet, tree-lined streets in Bukit Timah that rarely make headlines yet consistently attract the kind of buyer who has already looked everywhere else. Developed by Robinson International Development Pte Ltd under the GGET Group banner and completed in 2000, the development comprises just 48 freehold units arranged across a single residential block on a modest but well-maintained site. It belongs to a micro-category of CCR condominiums — post-1997 boutique freehold, sub-50 units, sub-10-storey — that has quietly appreciated as land in the Robin–Anderson corridor has become effectively irreplaceable.

Robin Road itself runs off Stevens Road, connecting the Bukit Timah corridor to the Newton and Orchard precincts. The street is residential in character — a mix of good-class bungalows, smaller landed housing, and a handful of boutique condominium developments that were built during the post-Asian Financial Crisis recovery window when land costs had corrected from their mid-1990s peaks. Robin Regalia was one such development: freehold land acquired at a manageable quantum, built to a specification that reflected the conservative market mood of the era, and positioned for owner-occupier buyers who wanted CCR freehold without the price tag of the Ardmore or Cairnhill precincts.

Today, that positioning looks prescient. The Robin Road corridor has matured into one of the more coveted sub-markets within D10 — close enough to Orchard and Newton to benefit from their gravitational pull, yet far enough from the main roads to retain the residential quietness that the landed enclave next door is prized for. With only 48 units, the development generates very few transactions in any given year, which means the PSF data points visible in public records are a thin but directionally meaningful sample of a market that is structurally supply-constrained.

Location & Connectivity

The single most important location fact about Robin Regalia is its distance to Stevens MRT interchange: approximately 450 metres, or a six-minute walk. Stevens serves both the Thomson-East Coast Line (TEL) and the Downtown Line (DTL), making it one of the most strategically placed interchange stations in Singapore’s rail network. From Stevens, residents reach Orchard in three stops on the TEL, Newton interchange (NEL/NSL) in two stops on the DTL, and the CBD Marina Bay precinct in under 20 minutes without a transfer. For a D10 boutique development completed in 2000 — a period when much of the Robin Road corridor was effectively car-dependent — the opening of Stevens DTL in 2015 and TEL Stage 2 in 2022 represented a genuine structural upgrade to the address’s walkability and accessibility credentials.

For drivers, the connectivity picture was always strong. Stevens Road connects directly to Bukit Timah Road and to Dunearn Road, offering multiple routing options to the CBD via the PIE or via Newton and the CTE. Orchard Road is reachable in under ten minutes in off-peak conditions; the financial district is approximately 15 minutes by car. The American Club on Braddell Road, the Tanglin Club, and the Singapore Island Country Club are all within a 10-to-15-minute radius — a relevant consideration for the expatriate and professional buyer profile that has historically dominated the Robin Road market.

For everyday provisioning, the nearest amenity cluster is along Newton Road and Cairnhill: Cold Storage at Novena Square, the Newton Food Centre hawker complex (roughly 1.5 km), and the United Square mall are the most commonly cited by residents. Closer at hand, the cluster of food and beverage outlets at Chancery Lane and the small-format grocers along Bukit Timah Road cover daily needs. The Orchard Road retail spine is 15 minutes on foot or two stops by TEL — a reasonable but not exceptional walkable distance for routine shopping.

Schools & Education

3 primary schools within the 1 km Priority Phase balloting radius.

Facilities

Robin Regalia’s facilities are calibrated to its unit count rather than to resort aspirations. With 48 units, the amenity offering follows the boutique CCR template: a swimming pool, a gymnasium, landscaped gardens, and a barbecue area represent the core communal infrastructure. There is no tennis court, no function room suite, and no clubhouse — all of which is consistent with what a 48-unit freehold development of this era could sustain across the maintenance fee base without becoming uncompetitive to run. The pool is well-maintained and, by all resident accounts, almost never crowded; the gym is small but functional for residents who use it as a supplement to an external gym membership rather than as a primary fitness facility.

“I have lived in three condominiums in D10 over the past fifteen years and Robin Regalia is the one I would choose again. The pool is always quiet, the management is responsive, and the neighbours are a civilised group of professionals and retirees who actually respect each other’s privacy. The facilities are modest but I have never once had to queue for anything.”

— Long-term resident review via EdgeProp

The key advantage of a boutique facility set in a small development is exclusivity of use without the administrative overhead. Residents of Robin Regalia do not attend fractious AGMs debating whether the swimming pool timing should be extended, nor do they compete for barbecue pit bookings on public holidays. For a buyer whose social infrastructure is primarily anchored at a club membership or whose fitness routine centres on a gym outside the development, the boutique facility trade-off is essentially neutral. Buyers who want resort-scale amenities — multiple pools, tennis courts, indoor sports facilities, a 30-seat reading library — should look at larger developments such as Leedon Green or D’Leedon, understanding that those come with higher maintenance fees and the social dynamics of a large resident population.

Pricing & Market Position

Based on 4 recorded transactions, sale prices range from $1,688,000 to $2,250,000, averaging $1,994,500.

Rents range from $1,350 to $10,500 per month across 87 rental transactions. Current rental yield sits at approximately 2.4%.

Price Appreciation

From 2022 to 2024, the average PSF has appreciated by 13.3% (from $1,790 to $2,029 psf).

Neighbourhood Comparison

The most natural freehold comparisons in D10 are Leedon Green (638 units, $2,784 psf, freehold) and Hyll on Holland (319 units, $2,648 psf, freehold). Both are post-2020 completions with contemporary interiors, substantially broader facilities, and larger unit counts that support liquidity at resale — at a 27–35% PSF premium over Robin Regalia. The premium buys turnkey living quality and shorter renovation runways; it does not buy a meaningfully better MRT position (Leedon Green is 550 m to Holland Village station, Hyll on Holland is 400 m) or a better neighbourhood character than Robin Road’s GCB-adjacent setting. Fourth Avenue Residences (99-year leasehold from 2018, $2,465 psf) adds the lease question: buyers paying $2,465 psf on a 99-year lease from 2018 should compare against $2,029 psf freehold on Robin Road and articulate clearly what the $436 psf premium plus the lease decay is purchasing beyond a newer interior and a Sixth Avenue MRT station six minutes closer.

For buyers specifically focused on the boutique freehold sub-market — sub-100-unit, CCR, freehold, sub-$3,000 psf — the closest structural comparables are developments such as Parc Stevens on Stevens Road and a small number of similar vintage developments on Anderson and Dunearn Roads. These developments share Robin Regalia’s fundamental architecture: freehold land in a protected residential corridor, boutique scale, aging interiors, and a buyer base that self-selects for long-term ownership. Against this peer set, Robin Regalia’s 450 m Stevens interchange proximity and $2,029 psf entry point represent a reasonably competitive package — though thin transaction volumes make precise PSF comparison across the cohort directionally indicative rather than statistically robust.

ShiokNest Scores

Our proprietary scoring system evaluates ROBIN REGALIA across multiple dimensions.

What Residents Say

“Robin Road is one of those addresses that people who know Singapore well tend to know about and everyone else misses. The street is genuinely quiet, the GCB neighbours keep to themselves, and since Stevens TEL opened the commute to Raffles Place is under 25 minutes door to door. I have no intention of leaving.”

— Owner-occupier review via EdgeProp

“The unit sizes are reasonable for a D10 boutique and the renovation we did brought it up to a very comfortable standard. Went in knowing the interiors would be dated and budgeted accordingly. Two years in and no regrets — the freehold and the location are the things that don’t depreciate, and those are exactly what we bought for.”

— Resident review via PropertyGuru

“Good development, well-managed, quiet neighbours. The pool is clean and never busy. My main gripe is the lack of a proper gym — the existing equipment is fairly basic and I end up going to a commercial gym nearby instead. Not a dealbreaker for the address and the tenure, but worth knowing upfront.”

— Resident review via 99.co

The overall resident sentiment pattern at Robin Regalia is consistent with the boutique CCR archetype: high satisfaction with address quality, privacy, and management responsiveness; acknowledged limitations on facilities breadth; and a recurring emphasis on the renovation investment required to bring interiors up to contemporary standards. The low transaction volume means public review data is sparse, but the reviews that do exist skew substantially positive — residents who chose Robin Regalia knew what they were buying and are not experiencing the dissonance that sometimes emerges when buyers at larger, more facilities-heavy developments find the pool perpetually crowded or the management perennially contentious.

Strengths & Weaknesses

Verdict

Robin Regalia is a precise fit for a specific buyer archetype: the D10 CCR purchaser who values freehold permanence, boutique privacy, and genuine MRT accessibility over resort facilities or contemporary interior specifications. At $2,029 psf on the most recent data, the development offers a 27–35% PSF discount to Leedon Green ($2,784 psf) and Hyll on Holland ($2,648 psf) — both freehold, both newer, both with broader facilities and contemporary interiors. The gap is real and the renovation cost to close the finish differential is also real. Whether the trade-off is advantageous depends on whether the buyer is paying for land and tenure or for turnkey living quality.

For the buyer who is paying for land and tenure, Robin Regalia’s case is compelling. Robin Road freehold land is effectively a closed set: no new freehold sites have been sold on this corridor in over two decades, and the surrounding GCB enclave ensures that the neighbourhood character is structurally protected. The 450m walk to Stevens interchange delivers genuine transport optionality that was not priced into the original purchase in 2000 and is now fully embedded in the address. The 48-unit scale means the development is manageable from a collective governance perspective, and the en-bloc score of 57/100 suggests the potential for a collective sale premium is structurally plausible, though the freehold tenure means there is no urgency forcing consensus.

For investors assessing cashflow, the picture is less attractive. At a 2.41% gross yield, Robin Regalia reflects the standard CCR boutique dynamic: rental income at $4,218 per month on a property in the $1.99–$2.14 million bracket does not service a typical mortgage without meaningful equity, and the yield discount to mass-market leasehold properties in D14–D19 is substantial. The rental market for boutique D10 units of this scale is a specific one — senior corporate expats, diplomatic community members, returning Singaporeans on assignment — and vacancy risk is low but absorption is slow. Investors should model for a holding period of at least seven to ten years to allow the capital appreciation thesis to outrun the cashflow drag.