The Regency at Tiong Bahru: Freehold Condo in D3 Guide

If you’ve wandered through Tiong Bahru’s Art Deco streets and wondered what it might be like to live there, you’re not alone. The Regency at Tiong Bahru, a freehold condominium completed in 2010 by UOL Homes, sits right in the thick of this heritage neighbourhood. This guide walks through what makes the project tick—from its verified pricing history and floor plans to the real-world implications of buying freehold in Singapore’s District 3.

Year completed: 2010 ·
Tenure: Freehold ·
Nearest MRT: Tiong Bahru (EW17) ·
Developer: UOL Homes

Eight key specs define the project at a glance.

What is the Regency at Tiong Bahru known for?

Key features and amenities

• Freehold condominium in Singapore’s heritage District 3 (99.co)
• 158 units across two towers, with layouts ranging from 2-bedroom (926–958 sqft) to 4-bedroom (1,636 sqft) (PropertyGuru)
• Facilities include a swimming pool, gymnasium, and landscaped gardens (per typical property listings)

Developer and tenure details

• Developed by UOL Homes, completed with TOP on 1 Jan 2010 (99.co)
• Freehold tenure – no lease decay, full land ownership (99.co)

The implication: Freehold status in a heritage zone means the property holds its value differently than leasehold neighbours, as land scarcity in District 3 only grows.

The pattern: Owners prize the freehold for its long-term stability and intergenerational value.

How much does a condominium cost in Singapore?

Price range for freehold vs. leasehold condos

• Freehold condos like The Regency at Tiong Bahru typically command a premium of 15–30% over equivalent 99-year leasehold units in the same area (EdgeProp)
• As of 2025, the average PSF for The Regency is around S$2,304, with recent highs of S$2,411 psf (Sep 2023, 1,281 sqft) (EdgeProp)

Average price per square foot in District 3

• District 3 (Bukit Merah) resale condo average in 2024 was approximately S$1,850–S$2,000 psf, making The Regency’s current listing PSF of S$2,520–S$2,615 a clear premium (PropertyGuru)

The pattern: Freehold status lifts entry price, but the absence of lease decay makes it a different asset class for buyers measuring decades, not years.

What this means: The premium paid now may be recouped through capital appreciation over a long holding period.

How much is the Regency at Tiong Bahru?

Recent transaction prices and trends

• Recent 12-month transactions show an average PSF of S$2,304, with a high of S$2,411 psf (Sep 2023, 1,281 sqft) and a historical low of S$725 psf (Dec 2006) (EdgeProp)
• Current sale listings range from S$2.4M to S$3.35M, translating to S$2,520–S$2,615 psf (PropertyGuru)
• Rental range is S$5,600–S$7,600 per month; one 3-bed unit reportedly tenanted at a record S$6,600 (99.co)

Factors affecting the price of this condo

• Freehold tenure, low supply (158 units), heritage location, and unit size/layout variety drive prices (PropertyGuru)
• Corner units with L-shaped windows and dual balconies command a premium, as seen in video tours (YouTube – PropertyLimBrothers (real estate agency))

The catch: With only 158 units, resale inventory is thin. Price discovery depends on the few sellers who list each year, which can lead to volatility.

Is it worth buying a condo in Singapore?

Pros of buying a freehold condo

Cons and considerations for buyers

• Compare freehold vs. 99-year: freehold’s premium pays off only if held long-term (>10 years) (EdgeProp)
• Loan eligibility capped at 75% of property value for Singapore citizens; foreigners must factor additional buyer’s stamp duty (Monetary Authority of Singapore (financial regulator))

Why this matters: For a first-time buyer, the Regency’s freehold status is less about monthly cash flow and more about intergenerational wealth transfer. If you can afford the entry, the long-term math works.

What is the 99 1 rule in Singapore?

How the 99:1 decoupling rule works

• The 99:1 rule refers to a property ownership structure where a married couple holds a property in unequal shares (99% and 1%) to minimise Additional Buyer’s Stamp Duty (ABSD) when one party buys a second property (IRAS (tax authority))
• For a freehold condo like The Regency, decoupling allows the spouse holding 1% to transfer their share and buy another property without the full ABSD penalty (EdgeProp)

Impact on ABSD and property ownership

• ABSD rates in 2025 range from 0% (first property, citizen) to 60% (foreigners, second property) – 99:1 decoupling reduces future tax hits (IRAS)
• Freehold properties are especially suitable for decoupling because there is no lease expiry to complicate the transfer (EdgeProp)

The trade-off: Decoupling works best for married couples with clear financial separation. It requires careful legal structuring and is not a loophole for flippers.

Unit type comparison

Three main layout categories, one pattern: square footage correlates directly with price per square foot discounts.

Sources: PropertyGuru for sizes and price ranges; YouTube – PropertyLimBrothers for specific unit examples.

The catch: The 3-bedroom units offer the best PSF value, especially when comparing high-floor city-view layouts against 2-bedroom smaller floor plans.

Specifications

Twelve specs that matter to buyers, with the freehold tenure as the standout.

Sources: 99.co, PropertyGuru, YouTube – PropertyLimBrothers.

The pattern: The Regency’s layout versatility—especially the 3-bedroom semi-dumbbell design—offers living space that many new 99-year condos can’t match.

What residents say

“A freehold condominium completed in 2010 with 158 units across two blocks, located in the heart of Tiong Bahru’s heritage district.”

— 99.co property listing

“Unit types include 2-bedroom (926–958 sqft), 3-bedroom (1,270–1,281 sqft), and 4-bedroom (1,636 sqft) configurations.”

— PropertyGuru project page

These two sources consistently highlight the size variety and freehold attribute as the project’s defining features.

The Regency at Tiong Bahru is not a mass-market product. With 158 freehold units in a heritage zone, it serves a narrow buyer: someone who prioritises long-term land ownership over upfront cost savings. For Singaporean upgraders with capital, the decoupling option via the 99:1 rule makes it a strategic fit. For foreign buyers, the ABSD hurdle is steep but the freehold land asset remains attractive. The choice is clear: pay the premium for permanence, or buy leasehold and accept the clock.