Royalgreen

Royalgreen answers one question the rest of the enclave cannot: freehold title with a covered walk into a train station, at five storeys, with a lot in the carpark for every home. What it does not answer is the 1km school question, and that is the check to run before shortlisting rather than after. The sections below price the freehold line, walk the ladder, and read the Holland Road pocket behind it.

Royalgreen Prices: What Freehold Costs in the Sixth Avenue Belt

As of June 2026, Royalgreen’s last sixty caveats cleared between $2,592 and $3,004 psf with a median around $2,788 psf. The twelve months to June carried only eight caveats, in a $2,594 to $2,928 band at a $2,774 median, so pricing has been flat rather than climbing. That stability is unusual in a prime pocket and it is the most useful thing in the record.

The enclave reads as a legible three-point structure. Below sits the leasehold set, led by Fourth Avenue Residences at 476 units, built by the same developer in the same year 350m away, with Dunearn House adding 380 newer leasehold homes within 250m for 2029. Above sits the larger-format freehold stock: Leedon Green at 638 units from 2023 and Hyll on Holland at 319 from 2024, with Floridian’s 336 homes from 2012 at the older end. Royalgreen has generally traded between the two, which makes valuation here easier than in most prime pockets.

Tenure is what changes the arithmetic over a family-length hold. Our 99 year versus freehold guide sets out what lease decay does to a home in the second half of its life, and none of it applies at Royalgreen. In an enclave where every new project is arriving on 99-year terms, that line is an identity rather than a bullet point. Our Q2 2026 property market review reads the core market’s year, in which the central region has been leading rather than lagging.

One note before you compare anything. Royalgreen was not assessed under the harmonised gross floor area rules, so its strata areas still include aircon ledges the newer rulebook excludes. Against a post-harmonisation launch such as Dunearn House or Amberwood at Holland, the square feet are not identical and the honest comparison adjusts first.

Pricing a specific stack here? Speak to us before you offer. We’ll set the block, the floor and the facing against the caveat record with you, honest advice, no pressure. WhatsApp us.

Royalgreen Floor Plans: Two Bedrooms to Four, Nothing Either Side

The Royalgreen floor plan set runs from 635 sqft to 1,475 sqft and stops there in both directions. Price it at the June 2026 median of about $2,788 psf and the ladder reads cleanly: the 635 sqft two-bedder lands near $1.77m and the 721 sqft format about $2.01m, two-bedroom-plus-study runs $2.01m to $2.31m, the 947 to 990 sqft three-bedders $2.64m to $2.76m, three-bedroom-plus-study $2.97m to $3.3m, and the four-bedroom premium formats $3.99m to $4.11m. That is arithmetic on the caveat record, not quotes.

The trades anchor it. A 1,076 sqft penthouse changed hands in June 2026 at $2,928 psf for $3,150,000, and a 667 sqft two-bedroom in May 2026 at $2,879 psf for $1,920,000. A 980 sqft three-bedroom went at $2,980 psf for $2,920,000 in May 2025 and a 1,432 sqft four-bedroom at $2,779 psf for $3,980,000 in October 2024. The psf barely moves between the smallest home and the largest, which tells you the market is pricing the title and the address rather than the layout.

Eight blocks of five storeys is an unusual build in 2026. The estate sits flush with the bungalow streetscape instead of above it, and the facilities spread horizontally rather than stacking into a podium: the Forest Grove Courtyard and Central Green, a 50m lap pool, spa pool, children’s pool and canopy deck, a tennis court, roof gardens, meditation pavilion, reflexology deck, gymnasium, steam rooms and clubhouse. ADDP Architects designed it and Woh Hup built it, and it has aged cleanly since handover.

Is Royalgreen Worth Buying? Holland Road Supply and a Thin Resale Book

Zoom in on the pocket that sets the price. The Holland Road subzone holds 18 private developments and about 3,964 units, a deeper pocket than the Sixth Avenue frontage suggests, because Maplewoods at 697 units, The Cascadia at 536 and The Tessarina at 443 all sit inside it. Nearly all of that stock predates 2015. Two projects are on the way, Amberwood at Holland with 212 units and a 280-unit Holland Plain site, both for 2030, and both on 99-year terms.

Demand here does not come from an upgrader pool, and the numbers show why. The Bukit Timah planning area holds about 26,005 private homes against roughly 2,554 HDB flats in the town, an inversion of the national pattern. The buyers competing for Royalgreen are already private-housing owners, landed residents moving inside the belt, and families buying the 2km school map.

The wider pipeline is leasehold almost without exception. Beyond Dunearn House and the Holland Road pair, a 335-unit Dunearn Road site is under construction for 2030, while Anak Bukit and Ulu Pandan add The Reserve Residences at 732 units, Nava Grove at 552 and The Sen at 347. Every one arrives newer than Royalgreen and every one on a 99-year lease, which sharpens the freehold argument rather than blunting it.

Press on exit liquidity before anything else. 172 caveats have been lodged since August 2021, but 158 of those were the launch clearing through 2023. Since the start of 2024 there have been fourteen trades in total, three in 2024, seven in 2025 and four by June 2026. A thin book supports price and slows a sale, and our guide to boutique condos sets out both sides of that trade. For landlords, our rental yields guide explains why compact formats hold the better end of the band in prime districts, and the two-bedroom stacks that make up more than half the estate are exactly that product.

Who Royalgreen Suits

Royalgreen suits school-first families working the Bukit Timah 2km catchment, legacy buyers who want freehold with a train at the gate, and downsizers who would rather live in a five-storey block than a tower. Every home is a two-, three- or four-bedroom format, so the resident profile skews owner-occupier, and the one-to-one parking counts for more than it sounds in a belt where the street is not a fallback.

The exit audience is that same pool: private-housing families moving inside the belt, and the expatriate households the international schools bring. Renters see a completed freehold address with a 50m lap pool, tennis court, roof gardens and steam rooms, a covered walk to Sixth Avenue MRT and a school belt they shortlist first, which the enclave’s older rental stock cannot match on specification.

Fit runs the other way too. Investors who need compact stock will not find it, because nothing starts below 635 sqft. A ballot-dependent family should pick an address holding its own 1km school. If entry quantum is the binding constraint, Hyll on Holland answers the freehold brief on a smaller footprint. And the URA Master Plan is the piece to watch at the northern end of the belt, where the Turf City programme adds amenity and, in time, competing supply. Both belong in a ten-year view.

Thinking about Royalgreen? The premium over Fourth Avenue Residences, format for format and 350m apart, is the exact price of freehold in this enclave, and the thin resale volume is the risk to weigh against it. Before you commit, speak to us. We’ll run the numbers with you, honest advice, no pressure. WhatsApp us.