CONDODistrict 19

GRAND REGALIA

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Details

Project: GRAND REGALIA
TOP year: 2004
Tenure: Freehold
Land size: 1,494 sqm (16,077 sqft)
Plot ratio: 1.4
Developer: Wu Pih Hwa
Gross rental yield: ~2.1% · ~$2.49M (est.) · low sample (1 sale)
Storeys: 5
Market segment: OCR
Total units: 20
District: 19

Upcoming MRT

1.7 km from Serangoon North (CRL Phase 1), opening 2030 · ~21 min walk

Transactions

Showing 10 of 43

Beds

Period

Size–sqft


Jan 2026		3BR	$2,488,888	2,314	$1,076
Nov 2022		3BR	$1,488,800	1,206	$1,234
Oct 2022		3BR	$1,410,000	1,206	$1,169
Feb 2022		3BR	$1,380,000	1,206	$1,144
Jan 2022		3BR	$2,180,000	2,304	$946
Jan 2022		3BR	$2,180,000	2,304	$946
Jul 2021		3BR	$1,928,000	2,368	$814
23 Apr 2021		3BR	$1,918,000	2,304	$832
15 Nov 2019		3BR	$1,050,000	1,206	$871
18 Jun 2018		3BR	$1,800,000	2,314	$778

Price Action

Not yet ratedLast 12 monthsnot rated

Beds

PSF (S$)1 sale · Sep 2024 to Aug 2026

one sale

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Demand vs Supply

Demand to supply

x.x×today→x.x×by 2030

xx,xxx households reach MOP this year, against xx,xxx units of competing supply.

Supply vs Demand Eligibility Pool

within 4 km of GRAND REGALIA

1.0x1.2x0.9x0.6x0.6x

4002000200400

Demand

2026DEMAND · MOP cohort: 260SUPPLY total: 250Resale (booked · SSD-expiry inflow): 80New launch (awarded / upcoming): 140Projected resale (modelled): 30Demand-to-supply: 1.0x

2027DEMAND · MOP cohort: 340SUPPLY total: 290Resale (booked · SSD-expiry inflow): 150New launch (awarded / upcoming): 60Projected resale (modelled): 80Demand-to-supply: 1.2x

2028DEMAND · MOP cohort: 300SUPPLY total: 350Resale (booked · SSD-expiry inflow): 190New launch (awarded / upcoming): 40Projected resale (modelled): 120Demand-to-supply: 0.9x

2029DEMAND · MOP cohort: 210SUPPLY total: 330Resale (booked · SSD-expiry inflow): 160New launch (awarded / upcoming): 20Projected resale (modelled): 150Demand-to-supply: 0.6x

2030DEMAND · MOP cohort: 150SUPPLY total: 260Resale (booked · SSD-expiry inflow): 120New launch (awarded / upcoming): 10Projected resale (modelled): 130Demand-to-supply: 0.6x

Supply

250

2026DEMAND · MOP cohort: 260SUPPLY total: 250Resale (booked · SSD-expiry inflow): 80New launch (awarded / upcoming): 140Projected resale (modelled): 30Demand-to-supply: 1.0x

290

2027DEMAND · MOP cohort: 340SUPPLY total: 290Resale (booked · SSD-expiry inflow): 150New launch (awarded / upcoming): 60Projected resale (modelled): 80Demand-to-supply: 1.2x

350

2028DEMAND · MOP cohort: 300SUPPLY total: 350Resale (booked · SSD-expiry inflow): 190New launch (awarded / upcoming): 40Projected resale (modelled): 120Demand-to-supply: 0.9x

330

2029DEMAND · MOP cohort: 210SUPPLY total: 330Resale (booked · SSD-expiry inflow): 160New launch (awarded / upcoming): 20Projected resale (modelled): 150Demand-to-supply: 0.6x

260

2030DEMAND · MOP cohort: 150SUPPLY total: 260Resale (booked · SSD-expiry inflow): 120New launch (awarded / upcoming): 10Projected resale (modelled): 130Demand-to-supply: 0.6x

20262027202820292030

Demand
Supply (resale)
Supply (new launch)
Supply · projected resale (modelled)
Ratio

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Rental Demand

Unit Mix

Bedroom type	No. of units	%	Size range	Gross rent	Gross yield	Lease volume
3BR	19	95%	1,206-2,368 sqft	S$4,300/mo*	~2.1%· low sample (1 sale)	5

1 units not yet in our catalogue.

* From a thin rental sample.

Estimate only, not financial advice.

Nearby Transactions

DistanceWithin 300 m

Beds

Size–sqft

34 condo transactions from other properties within 300 m, newest first.

Project	Distance	Date	Unit	Type	Beds	Price (SGD)	Area (sqft)	PSF
D'Pavilion	113 m	Jul 2026		Resale	2BR	$1,628,000	1,238	$1,315
Sanctuary @ 813	26 m	Jun 2026		Resale	2BR	$1,400,000	936	$1,496
Sanctuary @ 813	26 m	May 2026		Resale	2BR	$1,380,000	936	$1,474
Sanctuary @ 813	26 m	May 2026		Resale	2BR	$1,075,000	796	$1,351
The Bently Residences@Kovan	156 m	May 2026		Resale	3BR	$2,160,000	1,668	$1,295
The Bently Residences@Kovan	156 m	Apr 2026		Resale	3BR	$2,780,000	2,153	$1,291
D'Pavilion	113 m	Dec 2025		Resale	4BR	$2,530,000	1,647	$1,536
Kovana	64 m	Nov 2025		Resale	3BR	$2,200,000	1,421	$1,548
Kovan Jewel	81 m	Sep 2025		New Sale	1BR	$1,425,000	624	$2,284
D'Pavilion	113 m	Aug 2025		Resale	2BR	$1,640,000	1,130	$1,451
Kovan Esquire	122 m	Aug 2025		Resale	3BR	$1,560,000	1,001	$1,558
Park Residences Kovan	134 m	Jul 2025		Resale	1BR	$685,000	355	$1,930
Park Residences Kovan	134 m	Jun 2025		Resale	1BR	$638,000	355	$1,797
Kovan Crest	136 m	May 2025		Resale	3BR	$1,760,000	1,292	$1,362
The Bently Residences@Kovan	156 m	May 2025		Resale	3BR	$1,860,000	1,130	$1,646
Kovan Crest	136 m	Apr 2025		Resale	2BR	$1,490,000	1,087	$1,371
Kovan Jewel	81 m	Feb 2025		New Sale	3BR	$2,448,800	1,141	$2,146
Kovan Jewel	81 m	Feb 2025		New Sale	3BR	$2,406,800	1,076	$2,237
Kovan Crest	136 m	Feb 2025		Resale	3BR	$1,665,000	1,238	$1,345
Kovana	64 m	Jul 2024		Resale	3BR	$1,588,000	1,184	$1,341

Nearby Condos

En-Bloc

Profit & Loss

6 realized resale exits at GRAND REGALIA.6 profitable, 0 at a loss.Median 5.03%/yr over the 5y window.

Profit Distribution

Unit Type	Exits	Med Holding	Med PSF Buy	Med PSF Sell	Med Profit	Med Annualised
4BR	3	18y 2m	$498	$1,169	S$810,000	4.86%
5BR+	3	18y 1m	$364	$946	S$1,342,000	5.42%
Total	6	18y 2m	$433	$1,110	S$1,115,400	5.03%

Loss Distribution

No loss-making resales in this window — every matched exit sold above its matched entry price.

Exit Risk

GRAND REGALIAhas had fewer than 3 resales in the last 12 months, so there is no honest “today’s price” to score against. Where current owners entered is still on record below — n=19 traced current owners, 94.7% unit-exact.

Where current owners entered (psf)

$427 p5median $829p95 $1,176

Your entry price$830 psf

≈ 51% of the 19 current owners entered below this price (interpolated from the exact band).

Sun Exposure

What’s Around

Primary Schools

Amenities

Where Else You Can Buy

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Transactions: URA caveats and HDB resale records. Not a valuation. URA Master Plan land use via data.gov.sg — Singapore Open Data Licence. Source: Ministry of Education, Singapore — 2025 P1 Registration Exercise. © Ministry of Education, Government of Singapore. MOE P1 past vacancies & balloting data. Transit schedules © LTA; © OpenStreetMap contributors. See methodology for full source detail.

108 within 1 km

This property

$1,076

psf · 1 sale

Lowest

$825

psf

Average

$1,517

psf

Highest

$2,175

psf

Grand Regalia sits 29% below the nearby average for the last 2 years of sales.


—	Grand RegaliaThis property	FH	2004	$1,076
26 m	Sanctuary @ 813	FH	2011	$1,485
64 m	Kovana	FH	2007	$1,548
70 m	57 @ Kovan	FH	—	—
81 m	Kovan Lodge	FH	1984	—
81 m	Kovan Jewel	FH	2024	$2,175
85 m	Charlton Garden	FH	1984	—
89 m	Serangoon Apartments	FH	1978	—
113 m	D'Pavilion	FH	2010	$1,451
122 m	Kovan Esquire	FH	1998	$1,558
134 m	Park Residences Kovan	FH	2014	$1,863

Blank where there are no recent sales.

Phase 2Cis the round open to children with no prior link to the school — the one a buyer moving in is subject to. Each row below carries that school’s own most recent 2C outcome, which differs school to school.

School	Distance	Band	Ballot	Applied	Places
Paya Lebar Methodist Girls' School (Primary)Phase 2C · 110 applied · 89 places	790 m	≤ 1 km	Balloted · 1–2 km	110	89
Inside the cut — offered before any ballot.
Xinghua Primary SchoolPhase 2C · 45 applied · 140 places	950 m	≤ 1 km	No ballot	45	140

8 more schools in the 1–2 km band

School	Distance	Band	Ballot	Applied	Places
Zhonghua Primary SchoolPhase 2C · 8 applied · 133 places	1.19 km	1–2 km	No ballot	8	133
Yangzheng Primary SchoolPhase 2C · 98 applied · 47 places	1.52 km	1–2 km	Balloted · ≤ 1 km	98	47
Did not reach this home's band.
Xinmin Primary SchoolPhase 2C · 87 applied · 53 places	1.55 km	1–2 km	Balloted · ≤ 1 km	87	53
Did not reach this home's band.
Maris Stella High School (Primary)Phase 2C · 124 applied · 62 places	1.56 km	1–2 km	Balloted · ≤ 1 km	124	62
Did not reach this home's band.
Holy Innocents' Primary SchoolPhase 2C · 110 applied · 45 places	1.69 km	1–2 km	Balloted · ≤ 1 km	110	45
Did not reach this home's band.
Rosyth SchoolPhase 2C · 132 applied · 42 places	1.82 km	1–2 km	Balloted · ≤ 1 km	132	42
Did not reach this home's band.
CHIJ Our Lady Of Good CounselPhase 2C · 44 applied · 93 places	1.84 km	1–2 km	No ballot	44	93
Montfort Junior SchoolPhase 2C · 11 applied · 118 places	1.97 km	1–2 km	No ballot	11	118

Stack View

Every unit in the project — floors top to bottom, stacks left to right, tinted by bedroom type. Tap a unit to see its transactions. for GRAND REGALIA

Beds

Bedroom type	No. of units	%	Size range	Gross rent	Gross yield	Lease volume
3BR	19	95%	1,206-2,368 sqft	S$4,300/mo*	~2.1%· low sample (1 sale)	5

3BR· tile shows strata sq ft