Singapore district guides
All 7 districts, grouped the way the market actually prices them, by URA segment, not postal number. Each guide carries psf benchmarks, yield ranges, tenant profile and the risks specific to that micro-market.
New to the segments? Start with the CCR vs RCR vs OCR guide, or compare CCR against RCR and RCR against OCR directly.
Not sure which district fits your yield target? Tell us budget and hold horizon. We shortlist across CCR, RCR and OCR.
Compare districts for meCCR, Core Central Region
Districts 1, 2, 4, 6, 7, 9, 10, 11 · ~S$3,208 psf · 2.5–3.5% gross
Prime Singapore: Orchard, Marina Bay, Tanglin, Sentosa and the Downtown Core. Highest psf, deepest prestige demand, and the thinnest yields on the island. For foreign buyers at 60% ABSD this is a capital-preservation segment, not an income one.
RCR, Rest of Central Region
Districts 3, 5, 8, 12, 13, 14, 15, 20 · ~S$2,695 psf · 3.0–4.0% gross
The city fringe: Queenstown, East Coast, Toa Payoh, Geylang and Bishan. A 15–25 minute CBD commute without CCR ticket size, which is why it carries the broadest tenant pool and the most balanced entry-to-yield trade-off.
OCR, Outside Central Region
Districts 16–19 and 21–28 · ~S$2,154 psf · 3.5–4.8% gross
The heartland and growth corridors: Tampines, Punggol, Jurong, Woodlands, Lentor and Tengah. Lowest entry psf and the highest gross yields, driven by new MRT lines, decentralised employment nodes and HDB upgrader demand.
District 19 Singapore: Punggol and Sengkang Condos
District 19 Singapore condo prices 2026: OCR PSF S$2,154, gross yields 3.5-4.3%. The Punggol and Sengkang map, with each town's condo prices compared.
East Coast Condo 2026: Prices, Katong, Sea Views
East Coast condo prices 2026: RCR PSF S$2,695, gross yields 2.3-3.2%, Marine Parade and Katong. District 15 family rental map, Queenstown RCR compared.
Eunos Condo 2026: Prices, EWL Access and Paya Lebar
Eunos condo prices 2026: eleven minutes to City Hall on the EWL, Paya Lebar spillover, gross yields 3.2-3.8%. District 14, Geylang and Bedok compared.
Geylang Condo 2026: Prices, Freehold Stock, Yields
Geylang condo prices 2026: RCR fringe PSF, gross yields 3.8-4.5% on median rent S$5.13 psf, freehold stock and ABSD. District 14, the highest-yield pocket.
Orchard Condo 2026: Prices, ABSD and Expat Rents
Orchard condo prices 2026: CCR PSF S$3,208, gross yields 1.5-2.5%, expat tenancy and 60% ABSD for foreign buyers. District 9 map, RCR yields compared.
Punggol Condo 2026: Prices, Waterway, New Launches
Punggol condo prices 2026: OCR PSF S$1,950-S$2,100, gross yields 3.4-4.0%, Waterway, Digital District and Punggol Coast MRT. District 19, Sengkang compared.
Tengah Condo 2026: Prices, Launches, Jurong Line
Tengah condo prices 2026: OCR PSF S$2,154, the Jurong Region Line and the HDB upgrader pipeline in Singapore's forest town. District 24, Jurong compared.
Common questions about Singapore districts
What are CCR, RCR and OCR in Singapore property?
They are the three market segments URA uses to group Singapore’s 28 postal districts. Core Central Region covers districts 9, 10 and 11 plus the Downtown Core (1, 2, 6, 7) and Sentosa (4). Rest of Central Region is the remainder of the Central Region, districts 3, 5, 8, 12, 13, 14, 15 and 20. Outside Central Region is everything else, districts 16 to 19 and 21 to 28.
Which region should a foreign buyer look at first?
At 60% ABSD the entry cost dominates the return, so most foreign buyers underwrite RCR and OCR before CCR. OCR carries the highest gross yields at roughly 3.5 to 4.8%, RCR balances a 15 to 25 minute CBD commute against lower psf, and CCR is generally a capital-preservation decision rather than an income one at 2.5 to 3.5% gross.
Do district boundaries match the market segments exactly?
Not always. Postal districts are administrative and the URA market segments are analytical, so a single district can straddle very different micro-markets. District 14 covers both Geylang and Eunos, and District 19 covers Punggol and Sengkang, which price and rent differently. Read the individual district guide rather than relying on the segment label alone.
How many district guides are on this site?
There are 7 Singapore district guides covering all three URA market segments, each with psf benchmarks, rental yield ranges, tenant profile and the specific micro-market risks for that district.
Which district fits your budget?
Licensed CEA partner review · CCR · RCR · OCR