Royalgreen
Royalgreen occupies one of the most pedigreed pockets of District 10 — the quiet, leafy stretch between Sixth Avenue and Bukit Timah Road where freehold low-rise estates have set the tone for two generations. Completed in 2021 and developed by Allgreen Properties, the 285-unit boutique sits on a freehold parcel that escapes the leasehold compression now baked into most new-launch pricing along this corridor. For owner-occupiers, this is the rare project that pairs Sixth Avenue's old-money quietude with a genuinely modern build envelope: 12-storey blocks, generous landscaping, and unit layouts engineered for families rather than yield-chasers.
What separates Royalgreen from the broader Sixth Avenue cohort is the deliberate restraint of its scale. At 285 units across the site, density sits well below the surrounding URA gross plot ratio ceiling, which translates to wider corridors, taller floor-to-ceiling heights, and the kind of resale liquidity that boutique D10 freehold consistently delivers. Buyers comparing freehold D10 inventory typically benchmark Royalgreen against Hyll on Holland, Perfect Ten, and Cluny Park Residence — each offering its own thesis on price, tenure, and scale. Use our side-by-side comparison tool to pressure-test the trade-offs before viewing.
The investment case is straightforward but specific: this is not a high-yield play. Sixth Avenue rentals are constrained by a relatively shallow expat tenant pool compared to Holland Village or River Valley, and the freehold premium suppresses gross yields into the 2.4–2.8% range. What Royalgreen offers instead is capital preservation through scarcity — freehold D10 land does not get replenished, and the Sixth Avenue MRT (Downtown Line) station crystallised a permanent connectivity premium that older 99-year leasehold competitors in the area cannot replicate. Run the numbers in our ROI calculator and stress-test the holding cost via the total cost of ownership model before committing.
Royalgreen's defining locational asset is Sixth Avenue MRT station on the Downtown Line, a roughly 4–6 minute walk from the development depending on which block you exit from. The DTL connects directly to Newton (interchange to North-South Line), Little India (interchange to North-East Line), Bugis (interchange to East-West Line), and Promenade (interchange to Circle Line) — meaning a Royalgreen resident is within one interchange of every MRT line in the network. CBD commutes to Downtown station run roughly 18–22 minutes door-to-door, while the Botanic Gardens-to-Marina Bay axis is fully covered without a transfer for most office clusters in D10 and beyond.
Road connectivity is equally robust. The development sits two minutes' drive from the Pan Island Expressway (PIE) via Bukit Timah Road, and the Adam Road exit feeds into the Central Expressway (CTE) within five minutes — that's Orchard in under 10 minutes off-peak and Changi Airport in roughly 25 minutes. Parents driving children to school appreciate the lack of School Zone restrictions in the immediate Sixth Avenue stretch, unlike the gridlock that builds around Bukit Timah's larger campuses on the east side of the corridor.
The pedestrian environment is genuinely walkable — rare for a Singapore freehold address outside the immediate CBD. The Bukit Timah Greenway provides a continuous tree-lined route to the Botanic Gardens, while the Coronation Plaza-to-Guthrie House retail strip is reachable on foot in under 10 minutes. Test your commute permutations using our commute time map, which models door-to-door transit times for every MRT-served address in Singapore.
Overview & Key Facts
Royalgreen is a 285-unit freehold condominium developed by Allgreen Properties Limited, the real estate arm of the Kuok Group — one of Singapore’s most established developers with a track record spanning four decades and projects including Cuscaden Reserve, Kingsford Hillview Peak, and the broader Bukit Timah Collection comprising Juniper Hill, Royalgreen, and Fourth Avenue Residences. The project was designed by ADDP Architects with landscaping by Tinderbox Pte Ltd, and received its TOP in December 2021, rising on the former Royalville estate at Anamalai Avenue, just off Bukit Timah Road in prime District 10.
The architectural concept draws from the stately, low-rise residential character of Manhattan’s Upper West Side — a natural fit for a neighbourhood where neighbouring Good Class Bungalows and the Bukit Timah greenway already lend a distinctly unhurried, leafy atmosphere. Eight residential blocks, each standing just five storeys, are arranged across a generous 174,113 sqft site, yielding a gross plot ratio of 1.4 and an unusually low density for a development of this calibre. The natural material palette — warm stone tones, textured facades, planted terraces — is intended to integrate with rather than overpower the surrounding enclave. Premium fittings throughout include Miele and DeDietrich kitchen appliances and Hansgrohe and Laufen sanitaryware, benchmarks that hold their own against D10 contemporaries launched at higher price points.
Royalgreen’s buyer profile at launch leaned heavily local: approximately 71% Singaporean citizens, 13% Permanent Residents, and 16% foreigners, an unusually local mix for a prime District 10 address. This reflects the development’s dual appeal — school-proximity buyers anchoring into elite school zones (Henry Park, Nanyang Primary, Methodist Girls, Hwa Chong Institution), and investors drawn by the freehold title and the scarcity of new launches in Sixth Avenue’s residential enclave. The development sold out entirely from the developer, and resale transactions since TOP have demonstrated steady PSF appreciation, validating the thesis at launch.
Location & Connectivity
Royalgreen sits in the Sixth Avenue residential enclave, flanked by the landed estates of Bukit Timah and bound by Bukit Timah Road to the east and the Sixth Avenue corridor to the west. The headline connectivity story is Sixth Avenue MRT (Downtown Line, DT71), which Allgreen’s marketing materials famously cited at 250 metres — and while the gate-to-platform distance is closer to 380 metres when measured from the residential blocks, a mostly sheltered path brings the walk in under five minutes for most residents. This is genuine DTL access, not a stretch claim. Downtown Line trains reach Botanic Gardens (interchange with Circle Line) in one stop, Stevens (interchange with Thomson–East Coast Line) in two stops, and the CBD in under 25 minutes without a transfer. King Albert Park MRT is 1.32 km in the opposite direction, adding a secondary option and eventual TEL Phase 4 upside.
For drivers, Bukit Timah Road feeds directly onto the Pan-Island Expressway (PIE), Clementi Road, and farther north the Bukit Timah Expressway (BKE). Orchard Road is a 10–12 minute drive in off-peak conditions; the CBD approximately 15–20 minutes. The neighbourhood itself runs on the slower rhythms of a landed enclave rather than an HDB heartland — which is either the point or the trade-off, depending on the buyer. For daily provisions within walking distance, Cold Storage and BreadTalk at Sixth Avenue Centre are two minutes on foot; Bukit Timah Market and Food Centre (a hawker mainstay with outstanding choices) is a short bus ride; and The Grandstand at Turf Club Road offers weekend dining and family activities at approximately 1.5 km. Orchard Road’s full retail offering is a single DTL transfer away, which remains the more realistic benchmarked for the development’s lifestyle positioning.
The neighbourhood’s green credentials are a genuine draw. Bukit Timah Nature Reserve — Singapore’s highest hill and one of the most biodiverse primary rainforests in the world for its size — is under 2 km away. The Singapore Botanic Gardens UNESCO World Heritage Site is accessible via a one-stop DTL ride. URA’s 2019 Master Plan included provisions for the Bukit Timah–Rochor Green Corridor, a 1.4 km elevated linear park that would pass at the doorstep of the development, adding a park connector spine that would further elevate walkability and cycling access if realised.
Schools & Education
| School | Type | Distance |
|---|---|---|
| Hwa Chong International School | international | Within 1 km |
| Hwa Chong Institution | secondary | Within 1 km |
| Hwa Chong Institution (JC) | jc | Within 1 km |
| Lycee Francais de Singapour | international | Within 1 km |
| Australian International School | international | ~1.1 km |
| Hollandse School | international | ~1.1 km |
| Chatsworth International School (Bukit Timah) | international | ~1.4 km |
| National Junior College | secondary | ~1.5 km |
Facilities
Royalgreen’s facilities package is structured across two distinct zones: a ground-level leisure belt and a signature rooftop network that connects all eight blocks via sky bridges. At ground level, the centrepiece is a 50-metre lap pool — a full competition-length pool serving 285 units, which compares favourably with developments three times the size. The Forest Grove Courtyard, children’s playground, BBQ pavilions, reflexology deck, and a well-equipped clubhouse with reading room and function room complete the base tier. A tennis court (a rarity among new launches in this price band) is particularly well-regarded by residents who prioritise active leisure without travelling off-compound.
The rooftop offering is where Royalgreen distinguishes itself architecturally. The bird’s nest–like connecting bridges span seven blocks and access a sequence of curated decks: a Hammock Garden, Reflexology Deck, Meditation Pavilion, Outdoor Fitness Area, Gourmet Pavilion, Swing Garden, and Garden Pavilion, all with elevated sightlines across the surrounding landed estate and Bukit Timah Hill. At five storeys above grade, the views are unobstructed and the privacy from surrounding development is complete — a meaningful benefit that in-person visits to the showflat consistently underscored for prospective buyers. The gymnasium at the Party Deck level commands similarly clean views. The design intent — to bring resort-standard recreation to a low-rise scale — is executed convincingly.
“The rooftop bridges and the hammock garden are genuinely special — we use them almost every evening. Nothing like watching the sun set over the Bukit Timah treetops from a hammock five storeys up. It never gets old.”
— Owner-resident review via PropertyGuru
The trade-off that comes with boutique scale is worth noting: with 285 units sharing facilities, the sense of exclusivity at the pool and gym is genuine, but the fixed costs of a tennis court, 50m pool, and rooftop infrastructure are divided across a narrower base than at a 600–800-unit development. Monthly maintenance fees reflect this — owners report fees in the S$400–S$550 range depending on unit size, which are standard for D10 freehold but not cheap. Facility bookings for the BBQ pavilions and function room can fill quickly on weekends, a common complaint at newer developments where the community is still establishing social norms.
Unit Sizes & Layout
Royalgreen offers 48 floor plan types across three bedroom configurations: 177 two-bedroom units (635–861 sqft), 86 three-bedroom units (926–1,076 sqft), and 22 four-bedroom units (1,259–1,475 sqft). The unit mix is notably skewed toward two-bedroom formats, which at launch reflected market appetite from both investors and young couples capitalising on the DTL connectivity. For families, the 3-bedroom units at 1,066 sqft (3BR + study variant) offer a comfortable configuration for households of four — Stacked Homes noted during their site tour that the space “felt bigger than it appears on paper,” a testament to the thoughtful layout efficiency rather than brute size. The 4-bedroom premium tops out at 1,475 sqft — meaningful for a landed-enclave address, though buyers wanting genuine sprawl would need to look at Fourth Avenue Residences’ larger penthouses or the broader CCR luxury tier.
Ceiling heights across all units are a strong point: 2.95–3.0 metres in living and dining areas, with floor-to-ceiling fenestration in most configurations that maximises natural light and ventilation critical in Singapore’s climate. The dumbbell 2-bedroom layout — where master and second bedrooms occupy opposite ends of the apartment — has been particularly well-reviewed by residents sharing space without wanting it: “very efficient for our lifestyle,” as one owner described it. Between-block distances of 20–25 metres are on the tighter side for a boutique development, and buyers of 2-bedroom units on lower floors should assess facing direction carefully. Pool-facing stacks offer vibrancy and visual interest but also ambient noise; greenery-facing stacks tend to be quieter with more private outlooks across the surrounding landed estate.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 50 | $2,723 | $1,803,734 |
| 2 BR | 90 | $2,774 | $2,107,222 |
| 3 BR | 49 | $2,792 | $2,901,666 |
| 4 BR | 8 | $2,804 | $4,030,500 |
Pricing & Market Position
Based on 197 recorded transactions, sale prices range from $1,679,000 to $4,276,000, averaging $2,305,900 (~$2,722 psf).
Rents range from $3,600 to $11,200 per month across 360 rental transactions. Current rental yield sits at approximately 2.9%.
Price Appreciation
From 2021 to 2026, the average PSF has declined by 1.3% (from $2,711 to $2,675 psf).
Neighbourhood Comparison
Royalgreen’s most relevant competitor is Leedon Green at S$2,784 psf — a 638-unit, 99-year leasehold development by MCL Land just 1.4 km away on Holland Road. At a S$18 psf premium to Leedon Green, Royalgreen offers freehold title on a meaningfully smaller, lower-density site. For buyers who assign value to freehold tenure (as most Singaporeans do over a multi-decade ownership horizon), this spread is arguably the tightest opportunity in the D10 cohort: paying less than 1% more per square foot to own forever rather than for 99 years. Leedon Green’s advantage is scale — with 638 units, it has deeper on-compound facilities and a more active resale market — but Royalgreen’s school proximity edge (closer to Hwa Chong Institution and the Nanyang Primary 1km radius) may tip the decision for school-driven buyers.
Skye at Holland commands a S$143 psf premium over Royalgreen at S$2,945 psf, reflecting its Holland Village adjacency, walkability to Holland Village MRT (Circle Line), and the lifestyle positioning of the Holland Village F&B cluster. For buyers who prioritise urban vibrancy and restaurant-density walkability over school catchment and tranquillity, Skye at Holland is the natural alternative — but the quantum premium is real, and Royalgreen’s lower density and freehold title make the trade-off defensible. Fourth Avenue Residences at S$2,465 psf is the 99-year leasehold sibling from Allgreen in the same Bukit Timah Collection, completing the trio with Juniper Hill: at S$337 psf less than Royalgreen, Fourth Avenue’s leasehold discount is substantial enough to appeal to buyers who are indifferent to freehold and value the broader facility offering of a 476-unit development. The shared Allgreen developer pedigree means build quality is comparable; the freehold premium at Royalgreen must be assessed against each buyer’s intended holding period and resale expectations.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| ROYALGREEN | Freehold | 2021 | 285 | $2,722 |
| SKYE AT HOLLAND | 99 yrs lease commencing from 2024 | 2025 | 666 | $2,946 |
| LEEDON GREEN | Freehold | 2021 | 638 | $2,785 |
| D'LEEDON | 99 yrs lease commencing from 2010 | 2014 | 1,703 | $1,858 |
| HYLL ON HOLLAND | Freehold | 2021 | 319 | $2,648 |
| FOURTH AVENUE RESIDENCES | 99 yrs lease commencing from 2018 | 2021 | 476 | $2,465 |
ShiokNest Scores
Our proprietary scoring system evaluates ROYALGREEN across multiple dimensions.
What Residents Say
“We moved in about six months after TOP. The finishing quality is excellent — the DeDietrich appliances actually get used, the Hansgrohe fittings have held up perfectly, and the building management is responsive. The rooftop bridges are genuinely unique; I’ve never seen anything like it in Singapore. The only mild frustration is the 1:1 carpark ratio — we have two cars and the second lot was tricky to arrange at first.”
— Owner review via EdgeProp
“The MRT really is as close as they say — I’m at City Hall in under 25 minutes door to door. Cold Storage and the eateries on Sixth Avenue are two minutes away. Honestly the everyday convenience surprised me, because from the outside it looks like a tucked-away enclave. It has a residential feel but with city connectivity.”
— Tenant review via 99.co
“We chose Royalgreen specifically for the Hwa Chong Institution proximity and the Nanyang Primary school zone. The community is quiet and family-oriented — lots of young children. My one gripe is that the 3-bedroom units feel compact if you have live-in help; the configuration works beautifully for a family of four but the helper’s room is genuinely small.”
— Owner review via PropertyGuru
Resident sentiment at Royalgreen consistently centres on three themes: the quality of the build and fittings holding up post-TOP, the genuine utility of the Sixth Avenue MRT connectivity, and the neighbourhood’s unhurried, landed-enclave character that residents find difficult to replicate at newer or denser developments. The recurring criticisms — unit sizes feeling tight for large families, the 1:1 carpark ratio limiting multi-car households, and maintenance fees on the higher side for the configuration — are structural characteristics of the development rather than management or delivery failures. Overall, the resident satisfaction profile is strong for a boutique development in this price bracket.
Royalgreen's resale market has settled into a band that reflects both its freehold tenure and the realities of post-2022 cooling measures. Recent transactions for 2-bedroom units in the 700–800 sqft range have cleared in the $2,500–$2,750 PSF zone, with larger 3-bedroom configurations (1,000–1,200 sqft) trading at a modest PSF discount in the $2,400–$2,650 band. Penthouse and dual-key stacks command roughly 8–12% premiums depending on layout efficiency and view orientation. By comparison, leasehold equivalents along the same Sixth Avenue stretch trade at meaningful discounts — underscoring the freehold premium buyers are paying for at Royalgreen.
The pricing thesis is best understood relative to the three direct freehold competitors in the immediate corridor. Hyll on Holland (freehold, completed 2024, 319 units) trades at broadly similar PSF levels but in a slightly less established sub-market closer to Holland Village. Perfect Ten (freehold, 230 units) commands a meaningful PSF premium reflecting its Newton-side address and luxury positioning. Cluny Park Residence (freehold, 52 units, completed 2018) trades at a strong premium reflecting its boutique scale and Botanic Gardens proximity. Royalgreen sits in the middle of this cohort — not the cheapest, not the most exclusive, but the most balanced on the price/scale/connectivity matrix. Build your own comparison via our comparison tool and benchmark district-wide via the price heatmap.
Stamp duty load is non-trivial for the typical Royalgreen buyer profile. A $2.5M purchase by a Singapore Citizen second-property buyer incurs roughly $74,600 in BSD plus 20% ABSD ($500,000) — a $574,600 upfront tax bill that materially affects the breakeven holding period. Foreign buyers face a 60% ABSD rate, which has effectively removed that cohort from the boutique D10 market since the April 2023 measures. Run the exact numbers for your buyer profile using our stamp duty calculator and pressure-test affordability via the affordability calculator and TDSR check.
Risks to weigh (as of 2026-05)
- Lease & tenure outlook — verify the runway via lease-decay calculator.
- Absorption — track via district PSF heatmap.
- Cohort supply pipeline — check nearby new launches.
- Regulatory friction — IRAS BSD/ABSD.
Royalgreen sits inside one of the most coveted primary school catchments in Singapore. Methodist Girls' School (MGS) Primary at 11 Blackmore Drive is within the 1km Phase 2C priority radius, as is Pei Hwa Presbyterian Primary School (PHPS) on Toh Tuck Terrace — both are perennially oversubscribed and command meaningful resale premiums for properties inside their catchment. For families weighing the registration mathematics, the 1km zone provides Phase 2C priority but does not guarantee admission in balloting years; buyers should treat the catchment as an option, not a certainty.
Beyond MGS and PHPS, the broader catchment includes Henry Park Primary (1–2 km), Nanyang Primary (just outside 2km for most blocks), and the secondary tier of Nanyang Girls' High, Hwa Chong Institution, and National Junior College — all reachable within a 10-minute drive. The international school cluster on Bukit Timah Road (Swiss School, Hollandse School, Tanglin Trust School) extends the appeal to expatriate families on Employment Pass holdings.
Daily amenities are clustered along three reachable nodes. Coronation Plaza and Crown Centre cover supermarket (Cold Storage), F&B, and medical clinic needs within a five-minute walk. Bukit Timah Plaza and Beauty World (one DTL stop away) provide hawker centres, a wet market, and big-box retail. Holland Village — three DTL stops away — covers the dining and nightlife requirement for residents who want more than the genteel Sixth Avenue offering. Run a granular catchment check via our amenity scores map, which layers school zones, MRT walking radii, and lifestyle nodes onto a single view.
The investment thesis for Royalgreen splits cleanly into two scenarios depending on holding horizon. For owner-occupiers planning a 10–15 year hold, the freehold tenure removes the lease-decay drag that increasingly shapes valuations of leasehold D10 product. Properties with 99-year leases entering their fifth decade are now showing measurable price compression as the 30-year remaining-lease threshold (which restricts CPF usage and bank financing) approaches — a structural headwind that Royalgreen simply does not face. Quantify this asymmetry using our lease decay calculator, which models the present-value differential between freehold and leasehold tenure under various discount rate assumptions.
For pure investors, the yield case is the weaker leg. Gross rental yields at Royalgreen run in the 2.4–2.8% range based on recent leasing transactions — a 3-bedroom unit asking $7,500–$8,500/month against a $3M valuation. After property tax (non-owner-occupier rates), maintenance, MCST fees, vacancy provision, and management costs, net yields compress to roughly 1.6–2.0%. This is acceptable as a capital preservation vehicle but uncompetitive against industrial or commercial REITs on a pure income basis. Model the full cash-flow picture through our cash flow calculator.
Capital appreciation prospects rest on three pillars: freehold tenure scarcity (structurally positive), Sixth Avenue MRT connectivity premium (already priced in but defensible), and the broader URA Master Plan trajectory for the Bukit Timah corridor. The Master Plan does not envision dramatic density uplifts in this part of D10 — the conservation-area character is largely preserved — which means supply growth will remain constrained and existing freehold inventory should retain bargaining power. Review the Master Plan layers via our master plan map and cross-reference with new launches to identify any supply-side surprises.
Refinancing optionality is worth flagging for highly geared buyers. The current rate environment has pushed mortgage all-in rates into the 3.5–4.2% range depending on tenure and lock-in — meaningfully higher than the 1.3–1.8% range that prevailed when Royalgreen launched. Buyers who locked in at the 2021–2022 trough and are now approaching refinancing windows should model the impact carefully via our refinancing calculator and, for couples considering tenure restructuring, the decoupling calculator.
Allgreen Properties — ultimately controlled by the Kuok Group — is one of Singapore's longest-tenured private developers with a portfolio that includes Cairnhill Crest, One Devonshire, Pinnacle 16, and the Royal Wharf master-plan in the UK. The developer's track record on freehold D10 product is consistent: build to a quieter, lower-density envelope than the maximum allowed, prioritise unit-mix flexibility (Royalgreen runs 1- to 4-bedroom configurations with dual-key options on selected stacks), and finish to a specification that ages well rather than dating quickly. Defects rectification at handover in 2021 was, by industry feedback, handled cleanly and without the prolonged punch-list disputes that have plagued some contemporaries.
The architectural treatment is restrained and intentionally non-iconic — three 12-storey blocks arranged to maximise cross-ventilation and afternoon shading, with a north-south orientation that protects the majority of stacks from direct western sun. The façade uses a combination of off-white render and dark timber-look cladding that reads as contemporary without straining for landmark status — a deliberate choice that ages better than the chrome-and-glass excess of the 2014–2016 luxury cohort.
Interior specifications include marble flooring in the living and dining areas, engineered timber in the bedrooms, V-Zug or equivalent European-brand kitchen appliances, and Hansgrohe sanitaryware in the bathrooms. Ceiling heights run a generous 2.85m in the standard floors and 3.85m in the ground-floor units, which materially affects perceived space versus newer launches squeezing into 2.6–2.7m envelopes. The clubhouse, 50m lap pool, gym, function rooms, and BBQ pavilions cluster around a central landscaped axis — functional rather than resort-style, which fits the boutique scale.