Overview & Key Facts
CITY REGENCY is a freehold condominium at ST. MICHAEL'S ROAD in District 12 (RCR), developed by FRAGRANCE HOMES PTE LTD, comprising 56 units, completed in 2009.
Location & Connectivity
CITY REGENCY is approximately 790m from Potong Pasir MRT station, with 4 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Potong Pasir | North-East Line | 790m |
| Boon Keng | North-East Line | 810m |
| Geylang Bahru | Downtown Line | 1 km |
| Bendemeer | Downtown Line | 1.4 km |
Schools & Education
12 schools within 2 km (2 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Bendemeer Primary School | Primary | 540m |
| Bendemeer Secondary School | Secondary | 540m |
| Assumption Pathway School | Secondary | 1 km |
| Stamford Primary School | Primary | 1 km |
| Hong Wen School | Primary | 1.2 km |
| Balestier Hill Primary School | Primary | 1.3 km |
| School of Science and Technology | Jc | 1.4 km |
| Beatty Secondary School | Secondary | 1.4 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| Studio | 7 | $1,493 psf | $723,000 |
| 1 BR | 2 | $1,415 psf | $731,000 |
| 2 BR | 4 | $1,457 psf | $1,247,000 |
| 4 BR | 2 | $1,206 psf | $1,870,000 |
Market Position
CITY REGENCY has recorded 15 sales at an average price of $1,016,733.
Rental Yield by Bedroom Type
Blended yield hides the spread between unit sizes — smaller units at CITY REGENCY typically rent harder per dollar of purchase price:
| Type | Avg Rent | Avg Price | Gross Yield |
|---|---|---|---|
| 1 BR | $2,491/mo | $731,000 | 4.09% |
| 2 BR | $3,697/mo | $1,247,000 | 3.56% |
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Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 2 | $1,321 psf | — |
| 2022 | 3 | $1,386 psf | ↑ 4.9% |
| 2023 | 3 | $1,372 psf | ↓ 1.0% |
| 2024 | 2 | $1,378 psf | ↑ 0.4% |
| 2025 | 5 | $1,569 psf | ↑ 13.9% |
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CITY REGENCY prices sit at a fresh series high after a 13.9% gain on the prior period, now 18.8% above the 2021 starting level.
Price Index Check
The ShiokNest Price Index for District 12 reads 136.8 as of May 2026 — down 6.2% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
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Neighbourhood Comparison
| Condo | Tenure | Avg PSF | Sales |
|---|---|---|---|
| THE ORIE | 99 yrs lease commencing from 2024 | $2,730 psf | 741 |
| EIGHT RIVERSUITES | 99 yrs lease commencing from 2011 | $1,649 psf | 311 |
| GEM RESIDENCES | 99 yrs lease commencing from 2015 | $1,843 psf | 200 |
| TREVISTA | 99 yrs lease commencing from 2008 | $1,709 psf | 149 |
| VERTICUS | Freehold | $2,126 psf | 130 |
What Could Work Against You
- Only 4 transactions were recorded in the past 12 months, so the price figures here rest on a thin sample — a single outlier deal can move the averages.
- At 56 units, this is a boutique development — fewer comparable sales to anchor valuations, and maintenance costs spread across a smaller fee base.
Best suited for
Who This Actually Suits
The profile fits car-owning households, international school families, hawker / food enthusiasts and yield-focused investors best. At ~786m from the nearest MRT, this property suits households with a car who value arterial road access over transit proximity.
It is a weaker fit for resort facilities — other options likely serve them better. Resort-grade amenity stack including multiple pools, clubhouse, and recreational facilities.
Verdict
CITY REGENCY is a freehold development in District 12 (RCR), with 56 units, offering a gross yield of 3.5%.
At ~$1,569 psf, it sits at a city-fringe price point balancing accessibility and value.
Explore the full CITY REGENCY dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing CITY REGENCY against staying public? These HDB towns sit within walking or short-drive distance:
- Kallang/whampoa — 4-room average $882,887 (180m away), an upgrader gap of about $150,000
- Toa Payoh — 4-room average $929,793 (710m away), an upgrader gap of about $100,000
- Geylang — 4-room average $761,443 (1.7 km away), an upgrader gap of about $250,000
FAQ
What is the average PSF for CITY REGENCY?
Is CITY REGENCY freehold?
What is the rental yield for CITY REGENCY?
Which MRT is nearest to CITY REGENCY?
Sources & Next Steps
- CITY REGENCY Dashboard — Live charts and analytics
- URA REALIS — Official transaction data
- District 12 (Toa Payoh, Serangoon, Balestier) — District 12 neighbourhood guide
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 15 transactions
- Rental data: 84 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Nov 2025 · 15 records analysed · Source: URA private-sale caveats