District 2 Shenton Way Property, CBD CCR Guide 2026
District 2 Shenton Way: Tanjong Pagar, Anson Road CBD CCR property at ~S$3,208 psf. Newport Residences, yield benchmarks, ABSD, and D2 vs D1 investor guide.
By Invest Singapore Editorial · Updated June 17, 2026 · 22 min read
Quick answer: District 2 (Shenton Way, Tanjong Pagar, Anson Road) is Core Central Region CBD property at PSF near S$3,208. Gross yields run 1.8-2.4% on URA CCR benchmarks. Newport Residences by CDL anchors the 2026 pricing signal for the district. Primary tenants are financial sector professionals and senior expatriate hires on corporate housing packages. Compare District 1 Marina South for waterfront alternative and cross-read the CCR vs RCR property investment guide before committing at this PSF tier.
Invest Singapore 2026 District 2 lens
District 2 is where Singapore’s financial ecosystem parks its senior talent and where landlords accept that yield percentage is the price of admission to CCR capital stability. Invest Singapore tracks D2 because it represents the purest test of CCR logic: high PSF, low gross yield on paper, but compressed void risk, deep resale liquidity from owner-occupier professionals, and a tenant base that wires rent from HSBC, DBS, or Citigroup payroll rather than personal accounts.
We classify D2 inside CCR per the Singapore property investment guide. CCR averaged S$3,208 psf against RCR S$2,695 and OCR S$2,154 in PropertyNet 2026 benchmarks. Q1 2026 quarter-on-quarter growth was CCR +0.6%, lagging OCR at +2.2%, which reflects CCR’s lower volatility in both directions. D2 is not a district for capital momentum trading; it is a district for professional tenancy and generational wealth holding.
What District 2 covers on the map
URA District 2 spans the CBD southern belt running from Anson Road in the west through Shenton Way and into the Tanjong Pagar MRT corridor. The district borders District 1 Marina South along the reclaimed waterfront to the north and reaches the Tanjong Pagar conservation shophouse cluster on its southern edge.
Shenton Way is the spine: Grade A office towers, mixed-use commercial-residential buildings, and the fast-growing office-to-residential conversion pipeline define the street-level character. Tanjong Pagar MRT station serves as the anchor transit node with direct East-West Line access to Raffles Place in one stop. Anson Road runs parallel to Shenton Way and carries similar mixed-use character at slightly lower land values, making it the relative value sub-corridor within the district.
| Sub-area | Character | Primary use | Investor note |
|---|---|---|---|
| Shenton Way core | Financial district towers, mixed-use | Office and residential | Highest PSF in district |
| Tanjong Pagar MRT belt | Transit-oriented condos, converted offices | Residential and F&B | Shortest void risk |
| Anson Road corridor | Mixed commercial-residential | Office and residential | Relative value within CCR |
| Tanjong Pagar conservation belt | Shophouse dining, boutique residential | F&B, selective residential | Lifestyle premium, limited stock |
Land in D2 is almost entirely built out. New supply comes from office demolition-and-rebuild, strata commercial conversions, and mixed-use tower redevelopments of the Newport Residences type, not greenfield launches. This supply constraint supports PSF floors on established resale but makes entry-level ticket sizes large relative to yield payoff.
Newport Residences: the 2026 pricing anchor
Newport Residences by City Developments Limited (CDL) is the redevelopment of the former International Plaza in Tanjong Pagar, one of Singapore’s most recognisable mixed-use buildings. The project delivers residential units above a Grade A commercial podium on a freehold site, which is rare inside the CBD core.
Freehold tenure in D2 CCR carries meaningful value over 99-year leasehold stock on the same street because financing restrictions kick in at sub-60-year leasehold and buyer psychology discounts decay. Newport Residences anchors new-build CCR pricing expectations for 2026, with indicative PSF above S$3,500 on premium mid-to-high floors.
Investors who benchmark Newport Residences pricing against older D2 resale stock should note that renovation-obsolete 1990s towers can trade at 10-15% discount to new launch PSF, creating selective arbitrage when tenant demand is indifferent to building age as long as common areas and unit fit-out meet corporate expectations.
Read the full project breakdown at Newport Residences before using it as a PSF ceiling for comparable analysis.
PSF benchmarks and 2026 price behaviour in D2
CCR PSF near S$3,208 represents the regional average, not the D2 floor. Shenton Way prime floors and Tanjong Pagar freehold new launches transact above S$3,400-3,600 psf. Anson Road older resale can be found in the S$2,800-3,100 band when buildings carry leasehold decay or deferred maintenance.
Q1 2026 CCR growth of 0.6% quarter-on-quarter is slower than OCR momentum but reflects deliberate demand rather than speculative activity. D2 buyers are typically executives, senior professionals, and institutional investors who underwrite on yield-plus-liquidity rather than short-cycle capital gains.
| Segment | Indicative PSF | Typical unit | Resale notes |
|---|---|---|---|
| Freehold new launch (Newport type) | S$3,500-3,700+ | 1-2 bed studio to 2-bed | Freehold tenure premium, Q1 2026 anchor |
| CCR premium resale (post-2010) | S$3,100-3,400 | 1-3 bed, 500-1,200 sq ft | Full CCR benchmark band |
| Anson Road older resale | S$2,800-3,100 | 1-2 bed, 450-900 sq ft | Relative value, verify leasehold tenure |
Compare District 1 Marina South for waterfront-facing CCR PSF that can run 5-12% above the Shenton Way core on Marina Bay address premium.
Rental yield and professional tenancy economics in D2
At CCR benchmark PSF near S$3,208, gross yield on typical D2 residential stock runs 1.8-2.4%. URA median CCR rent in the Shenton Way and Tanjong Pagar corridor tracks near S$5.80-6.20 psf for one-bedroom and studio formats targeting single financial sector professionals. Larger three-bedroom units serving senior expatriate families on corporate housing leases can achieve S$5.50-6.00 psf gross but yield closer to 1.8-2.1% because entry PSF is highest on that format.
D2 rental demand drivers:
- Financial sector professionals at Shenton Way and Raffles Place banks and asset managers
- Senior expatriate hires on two-year corporate housing packages from regional HQ postings
- Legal and consulting professionals working in the CBD core who value walkable commutes
- Digital nomad visa holders and regional fintech talent relocating to Singapore’s CBD
- Couple-income households prioritising MRT access over park or school proximity
Studio and one-bedroom units near Tanjong Pagar MRT absorb single professional demand with lower void risk than larger units dependent on corporate housing deal flow. Corporate lease landlords targeting three-bedroom formats should budget for relocation agent fees, furnished package costs, and diplomatic break clauses that retail rental avoids.
| Unit type | Typical rent psf | Gross yield band | Void risk |
|---|---|---|---|
| Studio or 1-bed professional | S$5.90-6.30 | 2.2-2.5% | Low on MRT proximity |
| 2-bed couple or senior expat | S$5.70-6.10 | 2.0-2.3% | Low-medium |
| 3-bed senior corporate lease | S$5.50-5.90 | 1.8-2.1% | Medium, corporate channel dependent |
Use the Singapore property investment guide for net yield line items specific to ABSD tiers, property tax, and financing limits on CCR stock.
CCR vs RCR: what D2 delivers that Queenstown or East Coast cannot
D2 CCR and D3 or D15 RCR are not interchangeable even when gross yield percentages look comparable on paper. The CCR premium buys three things RCR does not: walkable CBD for financial sector tenants who refuse 25-minute MRT rides on principle, freehold site availability that RCR almost never offers in this bracket, and liquidity from a buyer pool that includes Singapore permanent residents and FTA nationals who can eliminate ABSD.
| Factor | D2 CCR Shenton Way | RCR Queenstown D3 | RCR East Coast D15 |
|---|---|---|---|
| CCR / RCR / OCR | CCR | RCR | RCR |
| PSF benchmark | S$3,208+ | S$2,695 | S$2,695 |
| Gross yield | 1.8-2.4% | 2.2-3.0% | 2.3-3.2% |
| Primary tenant | Financial sector, senior expat | CBD professional, tech, medical | Expat family |
| Commute to Raffles Place | Under 5 min walk or 1 MRT stop | 15-20 min MRT | 25-40 min combined |
| Freehold availability | Yes (Newport and select resale) | Limited | Limited |
| ABSD sensitivity | High (60% foreign, unless FTA) | High | High |
The full CCR versus RCR investment logic is in the CCR vs RCR property investment guide. Read that comparison before assuming D2 yield compression means worse risk-adjusted return than D3 or D15.
Commute and walkability: D2’s strongest tenant retention tool
Tanjong Pagar MRT gives D2 residents a single-stop connection to Raffles Place, two stops to City Hall, and direct East-West Line service toward Changi Business Park in the east or Jurong Lake District in the west. No other residential district in Singapore offers sub-five-minute walk to this level of CBD network access combined with residential stock above the S$1.5M bracket.
Walkability to Shenton Way Grade A offices eliminates commute friction for financial sector tenants who benchmark housing decisions on minutes from desk to door. This tenant psychology makes D2 one-bedroom and studio units rare to sit vacant for more than four to six weeks even when wider CCR demand softens.
Tanjong Pagar conservation shophouse belt delivers F&B and lifestyle amenity within street-level walking distance, distinguishing D2 from pure-office CBD districts where evening and weekend vibrancy is absent. This matters for owner-occupier resale depth: buyers pay lifestyle premium on top of PSF when the district functions outside business hours.
Upcoming Greater Southern Waterfront development plans connect D2 to the Sentosa and southern coast transformation zone over the medium term. Investors who buy freehold Tanjong Pagar stock today with a ten-plus-year horizon are, in part, buying optionality on that planning corridor.
Foreign buyer considerations in D2 CCR
Foreign nationals face ABSD at 60% on all residential purchases unless FTA remission applies. At CCR PSF near S$3,208, ABSD on a S$2M one-bedroom can exceed S$1.2M, making sub-ten-year hold loss-making unless capital appreciation runs well above CCR historical norms or FTA relief zeroes the duty.
FTA nationals from the US, UK, Iceland, Norway, Liechtenstein, and Switzerland qualify for ABSD remission on first residential purchase under existing FTA terms. D2 CCR is a natural fit for this cohort because financial sector expat hiring skews toward these nationalities and corporate housing budgets support S$3,000-5,000 monthly rent outlays that justify S$2M-3.5M purchase at CCR PSF.
Non-FTA foreign buyers should model:
- Minimum eight to twelve-year hold to amortise ABSD against realistic CCR capital appreciation
- Exit targeting Singapore PR or local buyer rather than foreign buyer competing at the same ABSD disadvantage
- Corporate tenancy channel to ensure 2.0%+ gross yield covers holding cost without relying on price appreciation alone
Singapore PRs pay 5% ABSD on second residential purchase; the D2 CCR entry thesis works best for PRs upgrading from OCR or RCR who want to consolidate into a single higher-quality CCR holding with minimal ABSD friction.
Worked example: 700 sq ft one-bedroom Shenton Way
Assume purchase at S$3,250 psf (S$2,275,000), rent at S$6.00 psf, maintenance S$350 monthly, property tax S$6,600 annually, agent and vacancy costs S$4,800 annually, no major renovation (post-2015 building, minor refresh S$30,000 amortised over seven years at S$4,286 annually).
| Line item | Amount |
|---|---|
| Purchase price | S$2,275,000 |
| Monthly rent | S$4,200 |
| Annual gross rent | S$50,400 |
| Gross yield on price | 2.22% |
| Operating costs ex-renovation | S$15,600 |
| Net operating income before renovation | S$34,800 |
| Net yield before renovation amortisation | ~1.53% |
| Net yield after renovation amortisation | ~1.34% |
The example illustrates why D2 investors target tenant quality and void minimisation rather than annual yield surplus. At S$2.275M purchase, 1.34% net yield produces S$30,500 annually, which does not justify the position on yield alone. The investment case rests on CCR capital preservation, freehold or long-leasehold tenure, and liquidity from a buyer pool deeper than OCR heartland on exit.
Buyer scenarios for District 2 Shenton Way
These five decision frameworks help you match investor profile to D2 entry point versus District 1 Marina South or RCR alternatives.
Scenario A, Singapore PR single financial sector buyer: You are a Singapore PR on one private property. You upgrade from an RCR two-bedroom at S$1.6M into a D2 one-bedroom at S$2.2-2.5M. ABSD is 5% at PR second purchase, adding S$110-125K duty. Gross yield of 2.2% on a rented period or future rental after self-use covers holding cost against property tax and maintenance. Resale exit targets fellow PRs and FTA nationals who can buy at ABSD parity. Hold five to eight years minimum; evaluate Greater Southern Waterfront plans at year three for exit pricing signal.
Scenario B, FTA national corporate lease landlord: You are a US or UK national buying first residential property in Singapore under FTA remission with 0% ABSD. Target a one-bedroom at S$2.0-2.4M near Tanjong Pagar MRT and rent to a financial sector peer on a two-year corporate lease at S$4,000-4,500 per month. Gross yield reaches 2.3-2.5% before fees. Net yield after management, tax, and maintenance settles near 1.5%. The investment is a low-volatility SGD asset paired with your Singapore employment income rather than a high-yield play.
Scenario C, Senior expatriate owner-occupier on regional HQ posting: You receive a corporate housing allowance of S$5,500-7,000 monthly for a two-bedroom in CBD walking distance. You compare buying versus renting for a three-year posting. At S$3,200 psf and 60% ABSD as a non-FTA foreign buyer, purchase is loss-making unless posting extends beyond seven years. Rent at S$5,500-6,500 monthly; do not buy at foreign ABSD unless FTA relief applies or posting converts to PR application.
Scenario D, Investor targeting Anson Road relative value: You buy an older post-2000 two-bedroom on Anson Road at S$2,900 psf (S$1,885,000 on 650 sq ft), targeting S$5.80 psf rent. Gross yield reaches 2.4%; net near 1.6% after costs. Anson Road older stock carries leasehold decay risk if remaining tenure is below 60 years; confirm bank valuation before committing. The relative value versus Shenton Way core of S$300-400 psf discount shrinks your ticket size but amplifies tenure risk.
Scenario E, Long-hold freehold CCR portfolio builder: You are a high-net-worth individual consolidating Singapore CCR exposure into freehold assets. Newport Residences or comparable Tanjong Pagar freehold new launch at S$3,500-3,700 psf represents a twenty-plus-year hold. Yield near 1.9% gross does not cover the carry cost on leverage; you hold unencumbered or at low LTV. The thesis is SGD-denominated store of value in a CCR freehold district with Greater Southern Waterfront option value. Exit timeline is generational, not a property cycle.
| Scenario | Unit focus | PSF band | Yield target |
|---|---|---|---|
| A PR single upgrade | 1-bed Shenton Way | S$3,000-3,300 | 2.2% gross, PR ABSD 5% |
| B FTA corporate lease | 1-bed Tanjong Pagar MRT | S$2,900-3,200 | 2.3-2.5% gross, 0% ABSD |
| C Senior expat OO | Rent, do not buy | N/A | Allowance arbitrage |
| D Anson Road relative value | 2-bed older resale | S$2,800-3,000 | 2.4% gross, tenure check |
| E Freehold portfolio hold | Newport-type new launch | S$3,500-3,700+ | 1.9% gross, no leverage |
Tanjong Pagar conservation belt and lifestyle premium
The Tanjong Pagar conservation shophouse cluster immediately south of the MRT station adds a lifestyle quality to D2 that pure CBD districts rarely achieve. F&B density along Tanjong Pagar Road, Neil Road, and Duxton Hill creates evening and weekend vibrancy that makes residential units in this micro-belt easier to rent and easier to resell to lifestyle-conscious buyers.
Boutique residential buildings within 400 metres of the conservation cluster can command 5-8% rent psf premium over equivalent Shenton Way tower units because tenant preferences skew toward walkable dining and community character over pure commute optimisation. Senior expats and dual-income couple households on second Singapore posting particularly value this mix.
Investors in Tanjong Pagar conservation-adjacent stock should note that planning protections on conservation shophouses limit densification of direct neighbours, supporting long-term character preservation. This is a positive planning moat that Marina Bay and Anson Road corridors do not have.
D2 versus D1 Marina South: same CCR tier, different investment thesis
Both D2 and District 1 Marina South sit in CCR and trade near or above S$3,208 psf. The investment thesis diverges significantly.
D1 Marina Bay waterfront is newer supply on reclaimed land with Marina Bay Sands adjacency and iconic Singapore skyline premiums baked into launch PSF. Tenant and buyer pool is thinner than D2 because the residential cluster is smaller and less transit-connected without walking distance to Tanjong Pagar MRT depth. D1 is more suitable for investors willing to hold ten-plus years as the Greater Southern Waterfront and Marina Bay extensions develop.
D2 Shenton Way and Tanjong Pagar is established, dense, transit-rich, and walking distance to the largest concentration of financial sector employers in Southeast Asia. Tenant demand is near-immediate on well-prepared units because financial sector hiring is continuous regardless of economic cycle pauses.
For side-by-side scenario tables, cross-read District 1 Marina South and the CCR vs RCR property investment guide.
Stock mix, building age, and leasehold risk in D2
D2 residential stock splits roughly into three cohorts: pre-2000 mixed-use office-residential towers with remaining 99-year leasehold above 50 years; 2000-2015 purpose-built residential condos in the CCR mid-tier; and post-2015 or under-construction new launches including Newport Residences.
Older Shenton Way and Anson Road towers built before 1990 can carry remaining leasehold in the 60-70 year range. At this tenure, banks apply stricter valuation haircuts and CPF usage for local buyers becomes restricted. These units can trade at 10-18% PSF discount to comparable freehold or long-leasehold stock on the same street, creating selective value for cash buyers targeting yield premium on discounted entry, but representing a liquidity trap for leveraged investors who rely on standard mortgage financing for exit buyers.
Freehold D2 residential stock is concentrated in the Tanjong Pagar belt and in select converted commercial buildings. Newport Residences is the most prominent 2026 freehold new launch. Freehold tenure adds 8-12% to PSF versus comparable leasehold in the same street; whether that premium is justified depends on your hold horizon.
Greater Southern Waterfront: medium-term option value for D2
Singapore’s Greater Southern Waterfront masterplan proposes transforming the Pasir Panjang industrial waterfront and Keppel area into a mixed residential, commercial, and recreational district over a thirty-year horizon. D2 Tanjong Pagar sits at the northern gateway of this planning corridor.
Investors who hold D2 freehold or long-leasehold stock in the 2026-2036 window are buying option value on this planning pipeline. If the Greater Southern Waterfront delivers residential density and lifestyle infrastructure within walking distance of Tanjong Pagar over the next decade, the southward price gradient from D2 into currently lower-value southern districts compresses, supporting D2 PSF floors from both north (Raffles Place) and south (new waterfront).
This option value does not substitute for yield underwriting. D2 is not a development speculation play. The waterfront factor is a long-hold tailwind for investors who already accept CCR yield compression and want planning upside on top of tenant quality.
Risks and red flags in District 2
CCR yield compression is the primary risk disclosure investors need to absorb before buying D2 at S$3,208 psf. Gross yields of 1.8-2.4% and net yields near 1.3-1.7% do not support leveraged positions at standard Singapore mortgage rates unless rental income consistently covers mortgage interest plus holding costs. Model a scenario where rent drops 15% in a financial sector retrenchment cycle before accepting the position.
Leasehold decay on pre-1990 Shenton Way and Anson Road towers is a structural risk that does not appear in headline PSF comparisons. At sub-60 years remaining, the tenant and buyer pool for exit shrinks to cash buyers and specific institutional funds. Always verify remaining lease and check CPF and bank eligibility before purchase.
Supply from office-to-residential conversion in Shenton Way can add competing units in short windows as commercial floor space obtains planning approval for residential change-of-use. Track URA Gross Floor Area approvals in D2 annually to anticipate competing supply ahead of market.
ABSD at 60% for non-FTA foreign buyers makes D2 high-risk for short-to-medium hold periods. Foreign buyers without FTA relief should not enter D2 CCR unless they have a minimum eight-year hold conviction or are buying as an SGD asset store rather than an income position.
Financing notes for D2 CCR buyers
Singapore citizen first residential purchase qualifies for 75% LTV at standard rates with 0% ABSD. At S$2.2M purchase, total commitment including stamp duty, agent fees, and renovation is approximately S$2.45M before ABSD tiers for second and subsequent properties.
PR second purchase ABSD at 5% adds S$110K on a S$2.2M purchase; model this into total acquisition cost. Third and subsequent property ABSD for citizens and PRs runs 15% or above, making concentrated D2 CCR accumulation expensive relative to portfolio diversification across CCR and RCR.
Foreign buyers on FTA remission should verify passport eligibility with a qualified property lawyer before execution. FTA terms are subject to bilateral negotiation updates; confirm current remission applicability at time of purchase, not at time of initial research.
Cross-read Singapore property investment guide for current ABSD tables, BSD calculations, LTV limits by loan count, and CPF usage rules for CCR purchases.
Second worked example: 900 sq ft two-bedroom Tanjong Pagar new launch
Assume purchase at S$3,400 psf (S$3,060,000), rent at S$5.90 psf, maintenance S$420 monthly, property tax S$8,800 annually, agent and vacancy S$5,500 annually, furnished package S$50,000 amortised over eight years (S$6,250 annually).
| Line item | Amount |
|---|---|
| Purchase price | S$3,060,000 |
| Monthly rent | S$5,310 |
| Annual gross rent | S$63,720 |
| Gross yield on price | 2.08% |
| Operating costs ex-furnished amortisation | S$19,340 |
| Net operating income before furnish amort | S$44,380 |
| Net yield before furnish amortisation | ~1.45% |
| Net yield after furnish amortisation | ~1.24% |
A two-bedroom at Tanjong Pagar new launch PSF is a wealth preservation asset. At 1.24% net after all costs, the investor accepts modest income for CCR address, low vacancy, and freehold or long-leasehold capital protection. Financial sector senior expats on S$120K-200K annual salary packages readily pay S$5,000-6,000 monthly for walkable Tanjong Pagar MRT access without negotiating on furnished quality.
Who should buy District 2 Shenton Way
Singapore PR upgraders from RCR: Moving S$1.8-2.2M equity from RCR into CCR with 5% ABSD and ten-year hold conviction for CCR portfolio consolidation.
FTA nationals on Singapore employment: 0% ABSD first purchase, corporate lease channel, two-plus-year hold without exit timeline pressure.
High-net-worth freehold buyers: Unencumbered or low-leverage purchase of Newport Residences or similar for twenty-plus-year SGD asset preservation with Greater Southern Waterfront option.
Who should skip D2: Yield hunters requiring 3.0%+ gross on day one, foreign buyers without FTA relief on sub-eight-year timelines, investors relying on leveraged position at standard LTV where rental income does not cover mortgage plus costs.
What to verify before buying in District 2
Pull URA caveats for your target building and three comparables within 600 metres. In D2, the comparable set is small; one outlier distress transaction can create misleading PSF floor impressions.
Verify remaining leasehold tenure with a qualified lawyer and confirm CPF and bank LTV eligibility for that specific building at that remaining tenure. Do not rely on advertised PSF as a proxy for financing eligibility.
Request MCST minutes and sinking fund balance for any building built before 2005. D2 mixed-use towers with residential floors above commercial podiums can carry complex MCST structures where residential owners share maintenance costs with commercial lot holders on different upkeep standards.
Walk commute from unit to Tanjong Pagar MRT and to target employer offices at peak hour. Shenton Way east of the MRT and Anson Road west of the station vary significantly in walkability despite similar PSF. Tenant and buyer preference for sub-five-minute walk to MRT can create a 5-8% rental premium on walkable streets versus one longer block away.
Compare District 1 Marina South when your buyer or tenant profile skews toward Marina Bay waterfront rather than Tanjong Pagar financial district depth. Read CCR vs RCR property investment guide when the same investment budget spans both regions and yield versus stability trade-off is unresolved.
Closing view on District 2 Shenton Way
District 2 is Singapore’s most financially dense residential district: Shenton Way Grade A offices, Tanjong Pagar MRT in one stop to Raffles Place, Newport Residences anchoring 2026 CCR pricing expectations, and a conservation shophouse lifestyle belt that gives evening and weekend character most CBD districts cannot replicate. CCR benchmark PSF near S$3,208 compresses gross yields to 1.8-2.4% and net yields to 1.3-1.7%, which means D2 is not a yield play. It is a capital preservation, tenant quality, and low-void investment for PRs, FTA nationals, and unencumbered high-net-worth buyers who accept that income modesty is the price of CCR tenure and walkable CBD liquidity.
Frequently Asked Questions
District 2 suits investors targeting CCR prestige addresses with walkable CBD commutes and financial-sector tenants. PSF near S$3,208 compresses gross yields toward 1.8-2.4%, so the thesis is capital preservation and low vacancy rather than income maximisation. Newport Residences is the benchmark launch for 2026 pricing signals.
District 2 covers Shenton Way, Tanjong Pagar, Anson Road, and the CBD southern fringe between Raffles Place and Tanjong Pagar MRT. The area is URA Core Central Region and borders District 1 Marina South along the waterfront.
CCR benchmark PSF sits near S$3,208 in PropertyNet 2026 estimates. Prime Shenton Way and Tanjong Pagar new launches can exceed S$3,500 psf; older Anson Road stock in the S$2,800-3,100 band represents relative value within the CCR tier.
Gross yields in D2 CCR typically run 1.8-2.4% at current PSF. Studio and one-bedroom units near Tanjong Pagar MRT can touch 2.3-2.5% on short professional leases; larger three-bedroom layouts serving senior financial sector tenants yield closer to 1.8-2.1% gross before fees and tax.
Newport Residences is CDL's mixed-use redevelopment of the former International Plaza in Tanjong Pagar, delivering residential units above a Grade A commercial podium. It anchors D2 CCR pricing expectations for 2026 and beyond, setting the ceiling PSF that older resale stock is benchmarked against.
District 1 Marina South offers newer waterfront stock on reclaimed land with Marina Bay address premium; District 2 offers walkable CBD depth, Tanjong Pagar MRT direct access, and an established financial-sector tenant base. D1 suits long-term capital speculation on Marina Bay growth; D2 suits near-term rental stability from bank and professional tenants.
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