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ROYALGREEN

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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: ~3.0% · ~$2.14M (est.)
Storeys: 5
Market segment: CCR
Total units: 285
Blocks: 8
District: 10

Transactions

Showing 10 of 287

Beds

Period

Size–sqft


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	829	$2,835
Aug 2025		2BR	$1,918,000	721	$2,660
May 2025		3BR	$2,920,000	980	$2,980
Apr 2025		3BR	$3,038,000	1,066	$2,850

Price Action

Flat−2.9%Last 12 months$2,759 psf

Beds

PSF (S$)13 sales · Sep 2024 to Aug 2026

typical range, $2,759 to $2,87912 month medianone 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 ROYALGREEN

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
2BR	172	60%	635-861 sqft	S$4,700/mo*	~3.1%· low sample (4 sales)	99
3BR	86	30%	926-1,076 sqft	S$6,725/mo*	~2.6%· low sample (1 sale)	32
4BR	22	8%	1,259-1,475 sqft	—	—	—

5 units not yet in our catalogue.

* From a thin rental sample.

Estimate only, not financial advice.

Nearby Transactions

DistanceWithin 300 m

Beds

Size–sqft

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

Project	Distance	Date	Unit	Type	Beds	Price (SGD)	Area (sqft)	PSF
Dunearn House	243 m	Aug 2026		New Sale	4BR	$3,849,000	1,184	$3,251
Dunearn House	243 m	Aug 2026		New Sale	2BR	$1,562,000	527	$2,964
Dunearn House	243 m	Aug 2026		New Sale	4BR	$3,880,000	1,184	$3,277
Sixth Avenue Ville	249 m	Aug 2026		Resale	4BR	$4,000,000	1,927	$2,076
Fifth Avenue Condominium	266 m	Aug 2026		Resale	1BR	$1,988,888	1,023	$1,944
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	2,433	$1,973
Fifth Avenue Condominium	266 m	Mar 2026		Resale	2BR	$3,000,000	1,346	$2,229
Sixth Avenue Centre	123 m	Feb 2026		Resale	2BR	$1,808,000	1,206	$1,499
Sixth Avenue Ville	249 m	Dec 2025		Resale	4BR	$3,508,000	1,754	$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	1,604	$1,702
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

Nearby Condos

En-Bloc

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.

Profit & Loss

63 realized resale exits at ROYALGREEN.47 profitable, 16 at a loss.Median 1.00%/yr over the 5y window.

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	$2,599	$2,843	S$170,175	2.31%
4BR	1	5y 0m	$2,777	$2,779	S$3,000	0.01%
Total	47	2y 6m	$2,614	$2,818	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%

Exit Risk

If you bought at ROYALGREEN today: ~$2,759 psf.Resale median, last 12 months, 5 sales.

Where current owners entered (psf)

today ~$2,759

$2,579 p5median $2,760p95 $2,908

Your entry price$2,760 psf

49.1%

≈ lower mid-range for this project

of current owners entered below $2,759 psf — they could sell below your entry and still profit.

47.7%

bought cheaper than today’s median and are already past their seller’s-stamp-duty window — free to sell below your entry today, penalty-free.

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.

20 within 1 km

This property

$2,835

psf · 13 sales

Lowest

$1,540

psf

Average

$2,064

psf

Highest

$3,109

psf

Royalgreen sits 37% above the nearby average for the last 2 years of sales.


—	RoyalgreenThis property	FH	2021	$2,835
110 m	Villa Azura	FH	1999	$1,671
123 m	Sixth Avenue Centre	FH	1986	$1,540
243 m	Dunearn House	LH	2030	$3,109
249 m	Sixth Avenue Ville	FH	1999	$2,056
266 m	Fifth Avenue Condominium	FH	1998	$2,229
426 m	The Tessarina	FH	2003	$2,293
463 m	The Sixth Avenue Residences	FH	2009	$2,176
469 m	Fourth Avenue Residences	LH	2022	$2,540
586 m	Orchid Apartments	FH	1977	$1,807
642 m	Second Avenue Junction	FH	1996	$1,624

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
Methodist Girls' School (Primary)Phase 2C · 78 applied · 45 places	960 m	≤ 1 km	Balloted · ≤ 1 km	78	45
Within 1 km of blocks 2B, 2C & 6; blocks 2, 2A, 2D, 6A & 6B borderlineYour band is exactly the cut — priority, but contested.

4 more schools in the 1–2 km band

School	Distance	Band	Ballot	Applied	Places
Raffles Girls' Primary SchoolPhase 2C · 143 applied · 115 places	1.25 km	1–2 km	Balloted · beyond 2 km	143	115
Inside the cut — offered before any ballot.
Nanyang Primary SchoolPhase 2C · 63 applied · 42 places	1.69 km	1–2 km	Balloted · ≤ 1 km	63	42
Did not reach this home's band.
Henry Park Primary SchoolPhase 2C · 93 applied · 63 places	1.79 km	1–2 km	Balloted · ≤ 1 km	93	63
Did not reach this home's band.
Pei Hwa Presbyterian Primary SchoolPhase 2C · 84 applied · 41 places	1.97 km	1–2 km	Balloted · ≤ 1 km	84	41
Within 2 km of blocks 2B, 2C & 6; blocks 2, 2A, 2D & 6A borderlineDid not reach this home's band.

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