Overview & Key Facts
GRAND REGENCY is a freehold condominium at JALAN RAJAWALI in District 21 (RCR), developed by GREAT HEIGHTS PTE LTD & LAND RESOURCES REALTY PTE LTD (LAND RESOURCES GROUP), comprising 34 units, completed in 2000.
Location & Connectivity
GRAND REGENCY is approximately 870m from Beauty World MRT station, with 2 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Beauty World | Downtown Line | 870m |
| Hume | Downtown Line | 1.2 km |
Schools & Education
5 schools within 2 km.
| School | Type | Distance |
|---|---|---|
| Anglo-Chinese Junior College | Jc | 1.2 km |
| Ngee Ann Polytechnic | Tertiary | 1.4 km |
| Henry Park Primary School | Primary | 1.7 km |
| Bukit View Primary School | Primary | 1.7 km |
| Singapore University of Social Sciences | Tertiary | 1.8 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 3 | $1,508 psf | $1,233,333 |
| 3 BR | 1 | $1,697 psf | $1,900,000 |
Market Position
GRAND REGENCY has recorded 4 sales at an average price of $1,400,000.
Rental Yield by Bedroom Type
Blended yield hides the spread between unit sizes — smaller units at GRAND REGENCY typically rent harder per dollar of purchase price:
| Type | Avg Rent | Avg Price | Gross Yield |
|---|---|---|---|
| 2 BR | $2,829/mo | $1,233,333 | 2.75% |
| 3 BR | $3,850/mo | $1,900,000 | 2.43% |
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Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 1 | $1,406 psf | — |
| 2022 | 1 | $1,455 psf | ↑ 3.5% |
| 2024 | 1 | $1,697 psf | ↑ 16.7% |
| 2026 | 1 | $1,662 psf | ↓ 2.0% |
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From the 2024 high, GRAND REGENCY prices have given back 2.0% — still 18.3% above the 2021 baseline.
Price Index Check
The ShiokNest Price Index for District 21 reads 114.8 as of June 2026 — down 6.0% 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 RESERVE RESIDENCES | 99 yrs lease commencing from 2021 | $2,494 psf | 723 |
| NAVA GROVE | 99 yrs lease commencing from 2024 | $2,493 psf | 550 |
| PINETREE HILL | 99 yrs lease commencing from 2022 | $2,486 psf | 519 |
| KI RESIDENCES AT BROOKVALE | 999 yrs lease commencing from 1885 | $1,956 psf | 485 |
| FORETT@BUKIT TIMAH | Freehold | $2,131 psf | 358 |
What Could Work Against You
- With just 1 sales in the trailing year, pricing signals are indicative rather than definitive; expect wider bid-ask spreads when you negotiate.
- The 34-unit size cuts both ways: exclusivity, but thinner resale liquidity and higher per-unit maintenance contributions than larger estates.
Best suited for
Who This Actually Suits
This is a strong match for car-owning households, nature / park-fronting, long-term hold (10+ yr) and freehold / generational hold. At ~874m from the nearest MRT, this property suits households with a car who value arterial road access over transit proximity.
international school families and en-bloc speculators should treat this as a shortlist candidate, not a default choice.
yield-focused investors should probably look elsewhere. RCR (Rest of Central Region) location with rental demand profile worth running through our Rental Yield Calculator.
One caution flagged here: avoid if mrt-dependent — MRT access is meaningfully constrained — transit-dependent buyers should consider better-connected alternatives.
Verdict
GRAND REGENCY is a freehold development in District 21 (RCR), with 34 units, offering a gross yield of 2.9%.
At ~$1,662 psf, it sits at a city-fringe price point balancing accessibility and value.
Explore the full GRAND REGENCY dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing GRAND REGENCY against staying public? These HDB towns sit within walking or short-drive distance:
- Central Area — 4-room average $1,088,814 (540m away), an upgrader gap of about $300,000
- Bukit Timah — 4-room average $846,049 (570m away), an upgrader gap of about $550,000
- Bukit Batok — 4-room average $626,224 (920m away), an upgrader gap of about $750,000
FAQ
What is the average PSF for GRAND REGENCY?
Is GRAND REGENCY freehold?
What is the rental yield for GRAND REGENCY?
Which MRT is nearest to GRAND REGENCY?
Sources & Next Steps
- GRAND REGENCY Dashboard — Live charts and analytics
- URA REALIS — Official transaction data
- District 21 (Upper Bukit Timah, Ulu Pandan, Clementi Park) — District 21 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: 4 transactions
- Rental data: 45 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Feb 2026 · 4 records analysed · Source: URA private-sale caveats