CONDODistrict 10

ROYALGREEN

Details

Project: ROYALGREEN
TOP year: 2021
Tenure: Freehold
Land size: 16,182 sqm (174,177 sqft)
Plot ratio: 1.4
Developer: Allgreen Properties
Gross rental yield: ~2.9% · ~$2.15M (est.)
Total units: 285
Blocks: 8
District: 10

Unit Catalogue for ROYALGREEN

Bedroom type	No. of units	%	Size range	Gross rent
2-bedroom	172	61%	635–861 sqft	S$4,600/mo
3-bedroom	86	31%	926–1,076 sqft	S$6,700/mo*
4-bedroom	22	8%	1,259–1,475 sqft	—

* Gross rent is a trailing-12-month median; a starred figure is from a thin rental sample.

Gross Rental Yield by Bedroom

haio estimate — median rent ÷ modelled price (median PSF × median size), trailing 12 months. Gross only; excludes maintenance, tax and vacancy.

Bedrooms	Gross yield	Est. price	Leases (12m)
2 BR	~3.0%	~$1.84M	100
3 BR	~2.6%· low sample (1 sale)	~$3.15M	31

Relevant market insights

Primary Schools Within 1 km / 2 km

Methodist Girls' School (Primary)1–2 km1.14 km
Raffles Girls' Primary School1–2 km1.38 km
Nanyang Primary School1–2 km1.87 km
Henry Park Primary School1–2 km1.9 km

Distances are measured per block (straight-line, MOE method) and the nearest block’s distance is shown; where blocks differ, the qualifying blocks are named. The balloting distance is from your exact unit’s block. Distance sets priority within each registration phase; balloting still applies — see MOE’s P1 registration rules.

En-bloc likelihood

Very low likelihood

Very low because this development is young — recently completed condos see almost no collective-sale interest.

ROYALGREEN was completed too recently to attract redevelopment interest: little remaining-lease pressure, no realised plot-ratio headroom, and developers do not target near-new sites. We show a relative tier, not a percentage — and this tier comes from the project's age alone, not a model score.

A ranking signal, not advice or a prediction of any specific outcome. How this is calculated

Selling Pressure

haio estimate

Lower selling pressure

Fewer neighbours are free or motivated to sell than at most comparable properties.

haio has transaction records for 273 of 285 units at ROYALGREEN — the units we can track. Of those, 95% are past Singapore’s 3-year Seller’s Stamp Duty (SSD) period, so their owners can sell today without paying SSD, and 0% have been held for more than 10 years.

95%

Free to sell (no SSD)

258 of 273 tracked units are past the 3-year SSD period

75%

Sitting on a gain

47 of 63 resales sold above what the seller paid

Price Action

Beds

Transaction History

Beds

Period

Size–sqft

Showing 10 of 287 total recorded transactions.


Jun 2026	3BR	$3,150,000	1,076	$2,928
May 2026	2BR	$1,920,000	667	$2,879
Apr 2026	2BR	$1,730,000	667	$2,594
Apr 2026	2BR	$1,840,000	667	$2,759
Nov 2025	2BR	$1,801,888	667	$2,701
Aug 2025	2BR	$1,860,000	667	$2,789
Aug 2025	2BR	$2,350,000	828	$2,838
Aug 2025	2BR	$1,918,000	721	$2,660
May 2025	3BR	$2,920,000	979	$2,983
Apr 2025	3BR	$3,038,000	1,065	$2,853

Nearby Transactions

DistanceWithin 300 m

Beds

Size–sqft

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

Project	Distance	Date	Type	Beds	Price (SGD)	Area (sqft)	PSF
Villa Azura	110 m	Jun 2026	Resale	2BR	$2,500,000	1,496	$1,671
Sixth Avenue Ville	249 m	Apr 2026	Resale	3BR	$3,220,000	1,582	$2,035
Fifth Avenue Condominium	266 m	Apr 2026	Resale	4BR	$4,800,000	2,432	$1,974
Fifth Avenue Condominium	266 m	Mar 2026	Resale	2BR	$3,000,000	1,345	$2,230
Fifth Avenue Condominium	266 m	Mar 2026	Resale	2BR	$3,000,000	1,345	$2,230
Sixth Avenue Centre	123 m	Feb 2026	Resale	2BR	$1,808,000	1,205	$1,500
Sixth Avenue Ville	249 m	Dec 2025	Resale	4BR	$3,508,000	1,754	$2,000
Sixth Avenue Ville	249 m	Sep 2025	Resale	3BR	$3,100,000	1,550	$2,000
Sixth Avenue Centre	123 m	Sep 2024	Resale	3BR	$2,280,000	1,442	$1,581
Villa Azura	110 m	Jun 2024	Resale	3BR	$2,730,000	1,603	$1,703
Sixth Avenue Centre	123 m	Jan 2024	Resale	2BR	$1,935,000	1,173	$1,650
Villa Azura	110 m	Apr 2023	Resale	3BR	$1,950,000	1,356	$1,438

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 ROYALGREEN

Beds

	01	02	03	04	05	06	07	08
05	#05-017212BR	#05-027212BR	#05-037212BR	#05-046892BR	#05-057212BR	#05-061,0763BR	#05-078292BR	#05-087212BR
04	#04-016672BR	#04-027102BR	#04-037102BR	#04-046352BR	#04-056672BR	#04-061,0663BR	#04-078182BR	#04-086672BR
03	#03-016672BR	#03-027102BR	#03-037102BR	#03-046352BR	#03-056672BR	#03-061,0663BR	#03-078182BR	#03-086672BR
02	#02-016672BR	#02-027102BR	#02-037102BR	#02-046352BR	#02-056672BR	#02-061,0663BR	#02-078182BR	#02-086672BR
01	#01-017212BR	#01-027212BR	#01-038072BR		#01-057212BR	#01-061,0763BR	#01-078292BR	#01-087212BR

2BR3BR4BR· tile shows strata sq ft

Profit & Loss

haio estimate

63 realized resale exits at ROYALGREEN over the 5y window — 47 profitable, 16 at a loss, a median 1.27%/yr.

Profit Distribution

Unit Type	Exits	Med Holding	Med PSF Buy	Med PSF Sell	Med Profit	Med Annualised
2BR	28	2y 6m	$2,712	$2,802	S$83,000	1.22%
3BR	18	2y 6m	$2,601	$2,846	S$170,175	2.31%
4BR	1	5y 0m	$2,779	$2,781	S$3,000	0.01%
Total	47	2y 6m	$2,614	$2,822	S$119,000	2.04%

Loss Distribution

Unit Type	Exits	Med Holding	Med PSF Buy	Med PSF Sell	Med Loss	Med Annualised
2BR	9	3y 4m	$2,727	$2,681	S$-33,000	-0.50%
3BR	6	0y 11m	$2,965	$2,798	S$-115,000	-5.98%
4BR	1	0y 7m	$2,940	$2,925	S$-18,200	-0.81%
Total	16	3y 3m	$2,727	$2,687	S$-59,810	-0.75%

Realized resales: each resale / sub-sale (the exit) is matched to a comparable new-sale (the entry) at the same project by floor band and strata area, then the annualised return is (exit ÷ entry) ^ (1 ÷ years held) − 1. URA caveats only. haio estimate — URA masks unit numbers after May 2021, so entries are matched by area + floor, not exact unit. Executive Condos are shown as a separate segment.

RadiusWithin 4.0 km

Buyer Demand vs Competing Supply

haio estimate

x.x×demand vs supply · this year

Demand

xx,xxx

Nearby upgraders becoming able to buy a unit like yours this year

xx,xxx in the standing upgrader pool today

Supply

xx,xxx

Competing units coming up for sale nearby this year

xx,xxx competing units in the standing pool today

xx% demandxx% supply

xx,xxx HDB households within 4km of ROYALGREEN. xx,xxx are in the addressable upgrader pool — MOP-eligible blocks, net of recent resale resets.

xx,xxx sellable now+xx,xxx on resale clock+xx,xxx future MOP=xx,xxx total

xx,xxx households are in past-MOP blocks but were resold in the last 5 years — the new buyer's own MOP restarted, so these are excluded from the sellable-now pool.

Supply vs Demand Eligibility Pool by year within 4km · actual

In plain English: what’s free to sell right now — units that have already cleared their SSD/MOP lock-up.

Actual= booked supply only — real resale caveats coming off their seller’s stamp duty (SSD) holding period (3 or 4 years, by purchase date) plus GLS-awarded new launches. Every figure is a recorded transaction or an awarded parcel: what is genuinely on the SSD/MOP clock today. The demand:supply ratio (top row) is computed on this booked supply.

Neutral read: a higher ratio = demand outweighs supply; the trend shows if it’s tightening or easing. A haio estimate.

MOP estimated as HDB completion year + 5 (standard scheme); +10 for Plus/Prime/PLH blocks. Able-to-sell figure nets out resale transactions in the last 5 years (those buyers' own MOP restarted). haio estimate — not guaranteed to reflect individual flat eligibility.

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Exit Audience is a haio+ feature

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Exit Risk

haio unit-level records

If you bought at ROYALGREEN today at ~$2,774 psf (the recent resale median — last 12 months, 8 sales)…

55.7%

of current owners hold at a lower PSF — they could sell below your entry and still profit.

n=273 traced current owners, 97.4% unit-exact

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the Exit-Risk band is a haio+ feature

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The headline share is an exact count over haio’s unit-level records — one entry price per traced current owner. “Today’s price” is the last-12-months resale median, an anchor, not a valuation. In appreciated projects most owners naturally hold cheaper — long holders rarely sell low, so read it with the SSD-free share. Not advice. How this is calculated

West Sun Exposure

When direct sun lands on a West-facing window at ROYALGREEN, for the date you pick.

Unit facing (your selection)

Date

6 am9 am12 pm3 pm6 pm8 pm

Direct sun on this facing
Worst window (overlaps 2–6 pm peak heat)

Direct sun on a West-facing window: 2:02 pm – 7:14 pm (5 h 12 m total). Worst stretch: 2:02 pm – 6:00 pm (falls in the 2–6 pm peak-heat band).

Sun at 3:30 pm on 2026-07-11: azimuth 304° (NW), elevation 50°.

Estimated from solar geometry — nearby buildings and blockage are not modelled.

Where Else You Can Buy

Anchored to this project's estimated price (~S$2.35M, the median of recent sale transactions at ROYALGREEN) — drag to explore what else that budget buys across Singapore.

Nearby Condos

19 within 1 km

Lowest

$1,541

psf

Average

$1,998

psf

Highest

$2,552

psf

This propertyNearby condo


110 m	Villa Azura	FH	1999	$1,671
123 m	Sixth Avenue Centre	FH	1986	$1,541
249 m	Sixth Avenue Ville	FH	1999	$2,035
266 m	Fifth Avenue Condominium	FH	1998	$2,230
426 m	The Tessarina	FH	2003	$2,301
463 m	The Sixth Avenue Residences	FH	2009	$2,188
469 m	Fourth Avenue Residences	LH	2023	$2,552
586 m	Orchid Apartments	FH	1977	$1,807
642 m	Second Avenue Junction	FH	1996	$1,625
734 m	The Cascadia	FH	2010	$2,281

Project-level medians from haio’s own transaction data — median sale $ psf (last 2 years) and, in each pin, median monthly rent $ psf. Distances are straight-line from this property. Blank where there are no recent sales.

Amenities

MOE Primary One priority (1 km / 2 km) is measured from your home’s postal address — see the full Valuation Report for your unit.