Le Regal
Overview & Key Facts
Le Regal is an 88-unit freehold mixed-use development at 340 Geylang Road in District 14, completed in 2016 by Fragrance Realty Pte Ltd. Rising five storeys above a podium of 48 commercial shop units, Le Regal sits on one of Singapore’s most strategically positioned urban corridors — a freehold address on Geylang Road, approximately 820 metres from Aljunied MRT (EWL) and within reach of the Paya Lebar interchange, with full freehold land tenure in a district undergoing progressive urban transformation.
Fragrance Realty’s product philosophy is well established in the Singapore market: compact, efficiently planned residential units above commercial podiums, targeted at investors and owner-occupiers who prioritise freehold tenure and central-fringe accessibility over large living areas and resort-style facilities. Le Regal follows this template precisely. The 88 units are exclusively one- and two-bedroom configurations, and the development’s facilities — swimming pool, gymnasium, children’s playground, BBQ area — are practical rather than aspirational. The investment case centres on the combination of freehold tenure, below-$1.2 million entry price, proximity to the East West Line, and the long-term transformation of the Geylang–Paya Lebar corridor.
At an average transacted PSF of $1,256 and an average rent of $2,456 per month, Le Regal offers one of the stronger gross yield profiles among freehold condominiums in the inner city fringe — approximately 5.6% on a typical one-bedroom unit depending on floor and orientation. This yield premium relative to CCR and prime RCR developments reflects the Geylang address discount, the compact unit sizes, and the mixed-use ground-floor character of the development. For yield-focused investors willing to accept the neighbourhood context, Le Regal presents a compelling entry into the freehold D14 market at sub-$1 million price points.
The broader District 14 transformation story adds a medium-term capital appreciation dimension to the yield thesis. URA’s long-term plan for the Geylang area includes rezoning of lorong 4 to 22 sites from their historically mixed-use character toward predominantly residential use, with Paya Lebar Airbase relocation (targeted for post-2030) set to unlock an estimated 800 hectares for new development immediately to the north-east. The cumulative effect of these structural changes — combined with the existing Paya Lebar commercial hub and the established connectivity of the East West–Circle Line interchange at Paya Lebar — positions D14 freehold addresses for gradual re-rating over the coming decade.
Location & Connectivity
Le Regal’s address at 340 Geylang Road places it within one of Singapore’s most nuanced residential geographies. Geylang Road is a major arterial that runs east–west through District 14, connecting the Kallang basin to Paya Lebar and Eunos. The immediate surroundings are characteristically mixed-use: shophouses, F&B establishments, provision shops, and light commercial activity coexist with residential blocks in the pattern that has defined this corridor for generations. For residents accustomed to the sanitised environments of newer suburban or CCR developments, the Geylang address requires a degree of tolerance for urban density and street-level activity that is absent from more homogeneous residential catchments.
MRT accessibility is the headline location advantage. Aljunied MRT (EW9) on the East West Line is approximately 820 metres from Le Regal — a 10–12 minute walk that is manageable for most residents, with bus alternatives along Geylang Road reducing that commute for those who prefer not to walk. From Aljunied, the East West Line provides direct access to City Hall (4 stops), Raffles Place (5 stops), and Changi Airport (approximately 25 minutes). Paya Lebar MRT (EW8/CC9), a dual East West Line and Circle Line interchange, is approximately 1.4 km from Le Regal, accessible via bus or a 15–18 minute walk. The Paya Lebar interchange significantly expands connectivity options, adding the Circle Line’s arc toward Bishan, Serangoon, and Harbourfront.
Daily convenience amenities are well represented within the immediate vicinity. Geylang Road and its side streets offer some of Singapore’s most concentrated and affordable F&B offerings — a genuinely distinctive feature of the neighbourhood that attracts food enthusiasts from across the island. Sheng Siong supermarket and FairPrice outlets serve daily grocery needs. The development’s own 48-unit commercial podium provides ground-floor retail and F&B directly accessible to residents. Geylang Serai Market and the surrounding Malay cultural quarter — approximately 1.2 km east — add a further layer of neighbourhood character. PLQ Mall (Paya Lebar Quarter), a modern mixed-use commercial complex at the Paya Lebar interchange, provides mainstream retail, cinema, and dining at a short bus ride or brisk walk.
The medium-term neighbourhood transformation is Le Regal’s most significant location tailwind. The URA Master Plan has identified the Geylang lorong area (Lorong 4–22) for progressive rezoning from its current mixed commercial/residential character to predominantly residential use, which will progressively reduce the adult entertainment and transient commercial activity that has historically defined Geylang Road’s street character. The planned relocation of Paya Lebar Airbase post-2030 will unlock 800 hectares of land immediately to the north-east, expected to accommodate approximately 150,000 new homes and a mix of commercial and community uses — a structural transformation that will meaningfully improve the D14 residential environment and support long-term property value appreciation.
For families, the D14 address provides access to Geylang Methodist School (Primary), Kong Hwa School, and a range of secondary and tertiary institutions via the EWL. The neighbourhood skews toward young working professionals, dual-income couples, and investor-owners rather than multi-generational family households — a demographic profile consistent with the compact unit sizes and investor-focused positioning of Le Regal itself.
Schools & Education
1 primary school within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| One World International School (Mountbatten) | international | Within 1 km |
| Geylang Methodist School (Primary) | primary | Within 1 km |
| Geylang Methodist School (Secondary) | secondary | Within 1 km |
| Kong Hwa School | primary | ~1.1 km |
| Macpherson Primary School | primary | ~1.7 km |
| Haig Girls' School | primary | ~1.7 km |
| Hong Wen School | primary | ~1.8 km |
| Tanjong Katong Primary School | primary | ~2.0 km |
Facilities
Le Regal’s facilities reflect Fragrance Realty’s standard compact-development programme: functional, well-maintained, and appropriately scaled for an 88-unit building without the resort-style amenity architecture of larger premium developments. Residents will find a swimming pool (with separate children’s pool), a gymnasium, a children’s playground, an outdoor fitness corner, a function room, and a BBQ pavilion. The facilities are adequate for residents seeking basic recreational amenity without paying the maintenance fee premium associated with large-scale clubhouse developments.
The swimming pool is the development’s primary communal amenity. Resident feedback consistently describes it as clean and well-maintained, and the relatively small community of 88 units means the pool is never overcrowded. The gymnasium is compact — in keeping with the development’s scale — and equipped with basic cardio and resistance equipment suitable for residents who treat their condominium gym as a supplement to an external gym membership rather than a standalone training facility. For residents who want premium gym facilities, the Paya Lebar area offers multiple commercial gym options within a short commute.
“Nice modest condo, awesome location. No chilling area at the pool, but the pool is clean, also has a small gym and a fitness corner.”
— Resident review via PropertyGuru
The 48-unit commercial podium below the residential floors is an under-appreciated amenity advantage for Le Regal residents. Having ground-floor F&B and retail directly accessible from the residential lobby without stepping off the development premises is a practical daily convenience that many comparable compact developments lack. Depending on tenancy mix, residents benefit from direct access to coffee, convenience retail, and food options at ground level — a meaningful lifestyle advantage over freestanding residential developments with no associated commercial element.
Unit Sizes & Layout
Le Regal’s 88 units are exclusively one-bedroom and two-bedroom configurations spread across five residential levels — a unit mix that reflects Fragrance Realty’s explicit investor targeting and the sub-$1.2 million price positioning of the development. One-bedroom units range from approximately 300 to 500 sqft; two-bedroom units from approximately 500 to 700 sqft. These are compact configurations by Singapore condominium standards, designed to maximise unit count on a freehold Geylang Road site while keeping absolute entry prices below levels that would exclude the investor-buyer segment.
The unit specification is functional and practical rather than luxury-grade. Finishes are standard mid-market: tiled or laminate flooring, fitted kitchen with standard appliances, and bathroom fittings appropriate for the price tier. Buyers comparing finishes to premium CCR or RCR developments will find Le Regal’s specification unremarkable; buyers who approach this as an investment property or an affordable city-fringe residence will find the specification adequate. The compact footprints reward tenants who prioritise location and commute over living space, and the development’s tenant demographic reflects this — predominantly young professionals and couples who treat the unit as an urban base rather than a multi-generational family home.
The mixed-use structure of the development — residential above commercial — has important practical implications for unit selection. Lower-floor residential units (Levels 1 and 2 above podium, effectively Levels 2–3 of the building) may be exposed to some degree of ground-level commercial activity, traffic noise from Geylang Road, and the operational sound of the commercial podium below. Upper residential levels (Levels 4 and 5) will generally offer a quieter living environment and, depending on orientation, city-fringe views. Buyers should request specific floor and facing information when evaluating units, as the floor differential in a five-storey development translates meaningfully to the ambient noise and outlook experience.
The freehold tenure is the defining unit-quality argument at Le Regal. In a Singapore residential market where the majority of sub-$1 million condominiums are 99-year leasehold, acquiring a freehold unit in the inner city fringe at this price point is structurally differentiated. The freehold land status means the site is permanently vested in the strata owners, with no lease decay, no CPF usage restrictions, and a theoretical en-bloc redevelopment optionality that leasehold sites do not carry. For buyers with a 15–20 year investment horizon, freehold tenure in a rezoning and transformation corridor like D14 Geylang is a meaningful long-run structural advantage over equivalent-priced leasehold alternatives.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 0 BR | 12 | $1,438 | $555,250 |
| 1 BR | 11 | $1,157 | $738,143 |
| 2 BR | 4 | $978 | $763,000 |
Pricing & Market Position
Based on 27 recorded transactions, sale prices range from $490,000 to $800,000, averaging $660,540 (~$1,371 psf).
Rents range from $1,500 to $4,500 per month across 193 rental transactions. Current rental yield sits at approximately 4.2%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 27.1% (from $1,180 to $1,500 psf).
Neighbourhood Comparison
The most directly comparable development to Le Regal within the D14 freehold compact-investor segment is Guillemard Suites at Guillemard Road (88 units, freehold, 2015 TOP, also by a compact-investor developer profile). Guillemard Suites sits at approximately 1,300–1,500 PSF for recent transactions — a PSF premium over Le Regal’s $1,256 average that reflects Guillemard Road’s slightly more sanitised residential character and somewhat closer proximity to Paya Lebar interchange. The comparison is useful: both developments serve the same investor-buyer segment at roughly the same price tier, and the $100–$200 PSF differential is broadly consistent with the Geylang Road street-character discount versus the Guillemard Road address.
Suites at Eunos (freehold, 2016, Eunos Avenue) is another relevant comparable — a compact freehold development targeting the same investor demographic, positioned slightly further east along the EWL corridor at Eunos MRT. Suites at Eunos transacts at approximately $1,100–$1,300 PSF, broadly in line with Le Regal, reflecting the comparable Geylang-adjacent freehold-compact positioning. The yield profiles are similar, and buyers who are comparing these two developments should focus primarily on the MRT station (Aljunied at Le Regal versus Eunos at Suites at Eunos) and the specific neighbourhood micro-environment as the primary differentiating factors.
Against larger-scale D14 developments, Parc Esta (99-year, 2022, Eunos MRT integrated, 1,399 units) represents the premium-mainstream comparison at approximately $1,800–$2,100 PSF. Parc Esta’s 99-year leasehold structure is a significant contrast to Le Regal’s freehold tenure at roughly 40–60% premium PSF. The comparison illustrates the freehold value: Le Regal offers permanent land tenure at a PSF that is 60–70% of Parc Esta’s level, accepting smaller units, modest facilities, and the Geylang Road street-character trade-off in exchange. For investors with a long-hold thesis, the freehold–leasehold differential at this PSF gap is worth serious consideration.
Within the broader compact freehold investor segment across Singapore, Le Regal competes with numerous Fragrance Realty and similar developer products scattered across the city fringe. Fragrance Realty’s other Geylang-corridor developments — including developments at Lorong 13 and Lorong 16 Geylang — follow a similar template and transact at comparable PSF levels. The Fragrance Realty brand carries specific associations in the Singapore market: efficient compact layouts, investor-focused management, and consistent yield delivery, but not the architectural aspiration or amenity scale of GuocoLand, CapitaLand, or CDL developments. Buyers who understand and accept this positioning will find Le Regal a competent execution of the model; buyers who arrive expecting premium-developer quality at a compact price point will be disappointed.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| LE REGAL | Freehold | 2016 | 88 | $1,371 |
| PARC ESTA | 99 yrs lease commencing from 2018 | 2021 | 1,399 | $2,184 |
| SIMS URBAN OASIS | 99 yrs lease commencing from 2014 | 2020 | 1,024 | $1,762 |
| PENROSE | 99 yrs lease commencing from 2019 | 2021 | 566 | $1,928 |
| EUHABITAT | 99 yrs lease commencing from 2010 | 2016 | 697 | $1,326 |
| THE ANTARES | 99 yrs lease commencing from 2018 | 2021 | 265 | $1,833 |
ShiokNest Scores
Our proprietary scoring system evaluates LE REGAL across multiple dimensions.
What Residents Say
“I have been renting here for two years. The unit is compact but functional for a single professional. Aljunied MRT is walkable and City Hall is four stops away. Geylang has some of the best food in Singapore — midnight supper at the beef hor fun places on the lorongs is something you simply cannot get anywhere else.”
— Tenant review via 99.co
“Bought for investment in 2019 at under $700k for a one-bedder. Freehold, good yield, and the area is slowly gentrifying. Pool is clean, building is well managed. Not glamorous but solid.”
— Owner-investor comment via PropertyGuru
“The shops downstairs are handy — there is a coffee shop and some convenience retail. Noisy on the lower floors because of Geylang Road traffic but quieter on the higher floors. For the price and freehold status in D14, this is good value.”
— Resident comment via EdgeProp
“The yield has been consistently around 5.5–6% since I bought. I have two units here. Simple management, freehold land, and the transformation of Geylang and Paya Lebar Airbase relocation makes this an interesting long-hold thesis at a price most Singaporeans can actually afford.”
— Multi-unit investor via SRX
The resident and tenant feedback pattern at Le Regal reflects its positioning accurately: a practical, yield-oriented freehold development whose appeal is rooted in accessible entry prices, the EWL commute advantage, and the neighbourhood’s F&B and cultural richness rather than aspirational amenities or prestige address. Owner-investors dominate the buyer profile, with tenants typically comprising young working professionals who prioritise affordability and central-fringe connectivity. The Geylang address is accepted rather than celebrated by most residents, with the understanding that the neighbourhood’s gradual transformation is a positive medium-term trend. Building management is consistently described as adequate and the community of 88 units is small enough that the condominium retains a low-key, residential character.
Strengths & Weaknesses
- Freehold tenure — permanent land ownership with no lease decay, no CPF usage restrictions, and theoretical en-bloc redevelopment optionality in a rezoning corridor
- Sub-$1 million entry price for freehold D14 property — one-bedroom units from approximately $650,000–$800,000 represent some of the most accessible freehold entry points in Singapore’s inner city fringe
- Gross yield approximately 5.5–6% on one-bedroom units — among the better-performing yield metrics in the Singapore freehold condo sector, potentially positive-carry at current mortgage rates
- Aljunied MRT (EW9) approximately 820 metres away — East West Line direct to City Hall (4 stops), Raffles Place (5 stops), Changi Airport (under 30 minutes)
- Mixed-use development: 48 ground-floor commercial units provide direct F&B and retail convenience accessible from the residential lobby
- Geylang Road F&B ecosystem — some of Singapore’s most celebrated and affordable local food is within walking distance, a genuine lifestyle advantage for food enthusiasts
- Paya Lebar transformation tailwind — Airbase relocation post-2030 to unlock 800 hectares for development, combined with URA rezoning of Geylang lorong areas, creates a credible long-term appreciation corridor
- Small 88-unit community — pool and facilities are never crowded; management is straightforward and maintenance fees stay manageable
- PLQ Mall (Paya Lebar Quarter) accessible via short bus ride or walk, providing mainstream retail, F&B, and entertainment in a modern mall environment
- Geylang Road ambient character — dense urban commercial activity, street-level noise, and the historically mixed-use Geylang environment require tolerance that not all buyers and tenants will have
- Very compact unit sizes (300–700 sqft) — functional for singles and couples, but limiting for any household whose space needs grow with family or lifestyle change
- Aljunied MRT is a 10–12 minute walk — not within the 5-minute radius that maximises daily convenience, particularly in Singapore’s rain and heat
- Modest facilities relative to larger-scale developments — compact gym, small pool, no tennis court or large clubhouse; buyers who value resort-style amenity will be disappointed
- Fragrance Realty developer positioning — not an aspirational brand for buyers whose ownership experience is influenced by developer prestige or high-end marketing
- Lower-floor units face road noise from Geylang Road and potential commercial podium operational noise; unit selection requires careful floor and orientation evaluation
- Limited owner-occupier appeal for families or long-term residents who will outgrow the compact footprint over time
Verdict
Le Regal’s investment thesis is straightforward and internally consistent: freehold tenure in the inner city fringe at a sub-$1 million entry price, with a gross yield of approximately 5.5–6%, East West Line accessibility, and a medium-term neighbourhood transformation tailwind from the Geylang rezoning and Paya Lebar Airbase relocation programme. For yield-focused investors who have evaluated the neighbourhood context and accept the Geylang Road character as a feature (unbeatable F&B, dense urban energy, improving URA trajectory) rather than a dealbreaker, Le Regal delivers a compelling and rare combination in the Singapore residential market.
The financial metrics are the development’s clearest strength. An average PSF of $1,256 for freehold D14 property is structurally attractive relative to the broader CCR and prime RCR market. The rental yield of approximately 5.5–6% on one-bedroom units is among the better-performing yield metrics in the Singapore freehold condo sector, and the sub-$700,000 absolute price for a freehold one-bedder places ownership within reach of buyers who are priced out of freehold product elsewhere in the island. For investors who use leverage (bank loan at TDSR-compliant level), the yield covers financing costs at current interest rate levels — a positive carry position that many higher-PSF freehold developments cannot match.
Le Regal is the right answer for yield-focused investors who want freehold tenure in Singapore’s inner city fringe at an accessible price point, understand the Geylang Road neighbourhood context, and have a long-hold thesis aligned with the D14 transformation trajectory. It is not the right answer for buyers seeking premium amenities, prestigious address, or a large living space.
The freehold tenure is, in the long run, the development’s most durable asset. With no lease decay and full CPF usage rights, a freehold unit at Le Regal purchased today retains its structural investment optionality indefinitely. The Geylang rezoning, the Paya Lebar Airbase transformation, and the progressive improvement of the Geylang–Paya Lebar corridor are structural, not speculative, urban trends — driven by URA masterplan decisions that have the policy weight and capital investment to deliver over a decade-plus horizon. A freehold D14 address bought at $1,200–$1,300 PSF today is acquiring optionality on a corridor whose long-term trajectory is more clearly defined than most Singapore city-fringe locations.
The trade-offs are real and should not be minimised. The Geylang Road address carries an ambient urban character — street noise, dense commercial activity, a historically mixed-use environment — that will not suit every buyer or tenant. The compact unit sizes (300–700 sqft) impose genuine lifestyle constraints for owner-occupiers whose space needs grow over time. The facilities are modest, the developer brand is not aspirational, and the immediate street environment requires a specific personality fit. Buyers who approach Le Regal with clear-eyed awareness of these trade-offs and whose investment or lifestyle priorities align with what the development delivers will find it a sound and well-performing asset. Buyers who are comparing it against developments at 1.5–2 times the price point and expecting comparable quality will be dissatisfied.