Answer
Singapore Condo Districts — PSF, Lifestyle & MRT Access
Where you buy matters as much as what you buy. Here's the district-by-district breakdown — no agent spin, just numbers.
Answer: Singapore's condo market splits into 3 tiers: CCR (D9/10/11 — $2,500–$4,000+ PSF, 2.5–3% yield), RCR (D3/12/14/15 — $1,400–$2,500 PSF, 3–3.5% yield), and OCR (D19/22/23 — $1,100–$1,600 PSF, 3.5–4.5% yield). For families, D21 Bukit Timah has the best schools; D19 Serangoon offers 80% of the quality at half the price. For investors, OCR near MRT consistently delivers the highest rental yield. Most undervalued in 2026: D22 Jurong (second CBD coming) and D5 West Coast (one-north proximity).
PSF & Yield by District (2026)
Resale condo median PSF, 3-bedroom entry price, and gross rental yield
| District | Area | PSF Range | 3-Bed From | Yield |
|---|---|---|---|---|
| D9 | Orchard, River Valley | $2,500–$4,000+ | $3.2M | 2.5–3.0% |
| D10 | Holland, Tanglin | $2,200–$3,500 | $2.8M | 2.5–3.0% |
| D11 | Newton, Novena | $2,000–$2,800 | $2.2M | 2.8–3.2% |
| D15 | East Coast, Katong | $1,800–$2,500 | $2.0M | 3.0–3.5% |
| D21 | Bukit Timah | $2,000–$2,800 | $2.2M | 2.8–3.2% |
| D20 | Bishan, Ang Mo Kio | $1,500–$2,000 | $1.6M | 3.0–3.5% |
| D19 | Serangoon, Punggol | $1,200–$1,600 | $1.3M | 3.8–4.5% |
| D22 | Jurong, Lakeside | $1,100–$1,500 | $1.1M | 3.5–4.2% |
| D23 | Hillview, Bukit Batok | $1,100–$1,400 | $1.1M | 3.5–4.0% |
PSF based on 2025–2026 resale transactions. 3-bed entry price assumes ~1,000–1,100 sqft. Yield = annual rent / purchase price. New launch PSF is 15–30% higher than resale.
District Profiles
Prime (D9/10/11) — Prestige + Central
- Highest PSF but weakest yield — you're paying for address, not returns
- Best for: owner-occupiers who want walkable city lifestyle
- MRT: Orchard, Newton, Stevens, Holland Village (all Circle/Downtown Line)
- Watch out: many older freehold condos with high maintenance ($600–$1,200/mo)
East Coast (D15) — Lifestyle + Expats
- Strong rental demand from expats — Marine Parade, Katong, Joo Chiat
- TEL (Tanjong Katong, Marine Parade stations) boosted connectivity
- Food, beach, parks — best lifestyle district outside CCR
- 3-bed from $2M, but rental yield justifies it (3.0–3.5%)
North-East (D19/20) — Value + Schools
- Lowest entry price for decent condos — $1.1M–$1.6M for 3-bed
- Serangoon interchange (NEL + Circle Line) = excellent connectivity
- Strong school cluster + international schools nearby
- Highest yield zone (3.8–4.5%) — best for first-time investors
West (D22/23) — Future Growth
- Jurong Lake District = government-backed second CBD
- Current PSF ($1,100–$1,500) is 30–40% below D15 with similar yield
- Jurong Region Line (2027–2028) will re-rate prices
- Risk: timeline delays, but the infrastructure spend is committed
Compare condos across districts
Plug in different condo prices and see how they affect your monthly payment, stamp duty, and cash needed.
FAQ
What are the CCR, RCR, and OCR districts in Singapore?
Singapore's 28 postal districts are grouped into 3 market segments: CCR (Core Central Region) — Districts 9, 10, 11, Downtown Core (D1), Sentosa (D4). These are prime districts with PSF averaging $2,500–$4,000+. RCR (Rest of Central Region) — Districts 2, 3, 7, 8, 12, 13, 14, 15, 20. Mid-tier, PSF $1,600–$2,200. OCR (Outside Central Region) — Districts 5, 16–19, 21–28. Mass market, PSF $1,100–$1,600. The distinction matters because: (1) CCR has the highest absolute prices but lowest rental yields (2.5–3%); (2) OCR has the lowest entry price and highest yields (3.5–4.5%); (3) RCR is the sweet spot for owner-occupiers wanting city access without CCR premiums. In 2024–2025, OCR new launches outperformed CCR in appreciation — a reversal from the historical pattern.
Which districts have the best rental yield?
Ranked by gross rental yield in 2026: (1) D19 Serangoon/Punggol — 3.8–4.5% yield, driven by low PSF ($1,200–$1,500) and strong rental demand from families near international schools. (2) D22 Jurong/Lakeside — 3.5–4.2%, boosted by Jurong Lake District development and J-Gateway/Lakeville demand. (3) D23 Bukit Batok/Hillview — 3.5–4.0%, affordable PSF ($1,100–$1,400) near Downtown Line. (4) D15 East Coast — 3.0–3.5%, higher PSF ($1,800–$2,500) but strong expat rental market. (5) D9 Orchard — 2.5–3.0%, highest PSF but rents cap out. The math: a $1.2M OCR condo renting at $3,800/mo yields 3.8% gross. A $2.5M CCR condo renting at $6,000/mo yields only 2.9%. For pure investment, OCR near MRT wins on yield every time.
What are the best districts for families with children?
Top family districts by school access + amenities: (1) D21 Bukit Timah — best school cluster in Singapore (Hwa Chong, Nanyang Primary, Pei Hwa, Methodist Girls). PSF $2,000–$2,800, 3-bed from $2.2M. Downside: older condos, limited new launches. (2) D10 Holland/Tanglin — international schools (UWC Dover, Tanglin Trust, ISS), expat enclave. PSF $2,200–$3,500, 3-bed from $2.8M. (3) D19 Serangoon — CHIJ, Rosyth, Paya Lebar Methodist + Australian International School nearby. PSF $1,200–$1,600, 3-bed from $1.3M. Best value for families. (4) D15 East Coast — strong primary schools + beach lifestyle. PSF $1,800–$2,500, 3-bed from $2M. (5) D20 Bishan/Ang Mo Kio — central, good schools, park connector network. PSF $1,500–$2,000, 3-bed from $1.6M. Budget tip: D19 gives you 80% of D21's school quality at 50% of the price.
How does MRT proximity affect condo prices?
Condos within 500m of an MRT station command a 10–20% premium over comparable units 1km+ away. The exact premium varies by line: (1) Circle Line / Downtown Line stations — 15–20% premium (most connectivity). (2) North-East Line — 12–18% premium (Serangoon, Hougang). (3) East-West Line — 10–15% premium (mature corridor). (4) Thomson-East Coast Line (TEL) — 15–25% premium at newly opened stations (price re-rating effect). In numbers: a 3-bed condo 300m from Serangoon MRT (interchange) costs ~$1,500 PSF. The same-sized unit 1.2km away costs ~$1,250 PSF. On a 1,000 sqft unit, that's a $250K price difference. Future MRT lines (Cross Island Line, Jurong Region Line) create pre-completion discounts — buy near a planned station before it opens for 5–15% appreciation when it does.
Which districts are the most undervalued in 2026?
Three districts trading below their future potential: (1) D22 Jurong East/Lakeside — PSF $1,100–$1,500 today, but Jurong Lake District is Singapore's second CBD. When the Jurong Region Line opens (2027–2028), expect 10–15% re-rating. J-Gateway already proved this — launched at $1,200 PSF, now trading at $1,500+. (2) D19 Punggol/Sengkang — PSF $1,100–$1,400, but Punggol Digital District and Cross Island Line (2032) will transform connectivity. Youngest housing stock in Singapore. (3) D5 Pasir Panjang/West Coast — PSF $1,400–$1,800, adjacent to one-north tech hub and NUS. Circle Line access, but prices trail D15 East Coast by 20–30% despite similar lifestyle appeal. The pattern: buy near infrastructure that's funded and under construction, not just proposed. Funded MRT = near-guaranteed appreciation.
What PSF should I expect to pay by district in 2026?
2026 median PSF for resale condos by popular district: D1 (Marina/Downtown) $2,200–$3,000, D2 (Tanjong Pagar) $2,000–$2,600, D3 (Queenstown) $1,800–$2,300, D5 (Pasir Panjang) $1,400–$1,800, D9 (Orchard) $2,500–$4,000+, D10 (Holland/Bukit Timah) $2,200–$3,500, D11 (Newton/Novena) $2,000–$2,800, D12 (Balestier/Toa Payoh) $1,600–$2,100, D14 (Geylang/Paya Lebar) $1,400–$1,800, D15 (East Coast) $1,800–$2,500, D16 (Bedok) $1,300–$1,700, D19 (Serangoon) $1,200–$1,600, D20 (Bishan) $1,500–$2,000, D21 (Bukit Timah) $2,000–$2,800, D22 (Jurong) $1,100–$1,500, D23 (Hillview) $1,100–$1,400, D25 (Woodlands) $1,000–$1,300, D27 (Yishun) $1,000–$1,300, D28 (Seletar) $1,100–$1,400. New launches typically carry a 15–30% premium over resale PSF in the same district.
Related
- OCR, RCR, CCR Explained — market segments and PSF ranges
- Investment Property Rental Yield — CCR 2.5%, RCR 3%, OCR 3.5%
- Freehold vs Leasehold Condo — 10–20% freehold premium
- Property Market Outlook 2026
- URA Master Plan Guide — future MRT lines and zoning
Last updated Feb 2026. PSF ranges based on 2025–2026 URA resale transaction data. Rental yields are gross estimates based on median rents and prices. New launch PSF is typically 15–30% above resale. Future infrastructure timelines are government-announced but subject to change. This is general information, not investment advice.