Highest Rental Yield Districts Singapore, 2026 Map
Highest rental yield districts Singapore: D14 Geylang, D18 Tampines, D25/D27 Woodlands/Yishun at 3.8–4.8% gross vs D9/D10 at 1.5–2.5%. PSF, net yield, ABSD.
By Invest Singapore Editorial · Updated June 17, 2026 · 22 min read
Quick answer: Highest gross yield districts in 2026 include D25 Woodlands and D27 Yishun at 4.0–4.8%, D14 Geylang and D18 Tampines at 3.8–4.5%, against URA median rent S$5.13 psf. Low-yield prestige districts D9 and D10 run 1.5–2.5% gross. OCR averages S$2,154 psf; CCR averages S$3,208 psf. Foreign buyers at 60% ABSD were 1.2% of 26,492 private sales in 2025, district yield must clear all-in cost, not headline gross alone.
Invest Singapore 2026 highest-yield district lens
Invest Singapore ranks districts by verified gross yield on transacted PSF first, then stress-tests net yield after maintenance, property tax, and stamp duty. We do not publish a “top yield district” list from agent marketing decks. Our starting inputs are fixed: URA median private rent at S$5.13 psf, OCR benchmark PSF near S$2,154, CCR benchmark near S$3,208, and district-level transact history from REALIS where available. When a broker quotes 5% gross in D18, we ask for the OTP price, the lease psf, and the MCST monthly contribution before we repeat the number.
The pattern is stable year to year. Rent psf in Singapore moves gradually. Purchase PSF in prestige districts moves faster. That divergence creates permanent yield geography: heartland and fringe-central districts where families and regional workers rent absorb stock at moderate psf, while trophy addresses in D9 and D10 trade on wealth storage and resale liquidity. URA recorded 26,492 private residential sales in 2025. Foreign buyers were 1.2% of that volume. Stamp duty at 60% ABSD filters foreign demand toward OCR and selective RCR yield pockets more than brokers admit in CCR showflats.
This guide maps the highest rental yield districts Singapore investors actually underwrite in 2026: D14 Geylang, D18 Tampines, D25 Woodlands, D27 Yishun, and the low-yield contrast districts D9 and D10. You get gross and net bands, regional context from our CCR vs RCR vs OCR guide, formula links to gross vs net rental yield, portfolio framing from the Singapore Property Investment Guide, and live OCR/RCR project anchors including Rivelle Tampines EC and Tengah Garden Residences.
Why District Matters More Than Region Label Alone
Singapore property search tools filter by CCR, RCR, and OCR. Yield investors need one layer deeper: URA district number. Two OCR towns can sit 0.8 percentage points apart on gross yield because launch PSF, MRT distance, and competing supply differ.
Region sets average PSF. District sets whether your unit beats or loses against that average.
| Region | 2026 indicative avg PSF | Typical gross yield band | Highest-yield districts named in industry data |
|---|---|---|---|
| OCR | ~S$2,154 | 3.5–4.8% | D18 Tampines, D25 Woodlands, D27 Yishun |
| RCR | ~S$2,695 | 3.0–4.0% | D14 Geylang (pockets 3.8–4.5%) |
| CCR | ~S$3,208 | 2.5–3.5% (often lower in D9/D10) | Rare yield pockets; D9/D10 often 1.5–2.5% |
At constant median rent S$5.13 psf, yield percentage is mostly a purchase-price problem. Districts with transacted PSF at or below regional averages rank highest. Districts with super-prime PSF rank lowest even when absolute rent dollars are similar per square foot.
The Singapore Rental Yield Guide carries the full regional math. This page names the districts where that math lands best and worst.
Master Table: Highest and Lowest Yield Districts (2026)
Use this table as your first screen when someone says “high yield Singapore condo.” Verify every cell against project-level URA rental submissions before OTP.
| District | Area | Region | Gross yield band (indicative) | PSF tendency vs benchmark | Primary tenant pool |
|---|---|---|---|---|---|
| D25 | Woodlands | OCR | 4.0–4.8% | Below OCR ~S$2,154 avg | Causeway corridor workers, regional hubs |
| D27 | Yishun | OCR | 4.0–4.8% | Below OCR average | Families, north-east workforce |
| D14 | Geylang | RCR | 3.8–4.5% | Mixed; resale below RCR ~S$2,695 avg possible | Fringe central renters, professionals |
| D18 | Tampines | OCR | 3.8–4.5% | Near OCR average | Families, airport corridor, HDB upgraders |
| D19 | Serangoon / Hougang | OCR | 3.5–4.2% | Near or below OCR average | Young families |
| D23 | Hillview / Bukit Panjang | OCR | 3.5–4.3% | Below average in spots | Owner-occupier heavy; selective yield |
| D9 | Orchard / River Valley | CCR | 1.5–2.5% | Above CCR ~S$3,208 avg | Expat executives, luxury end-users |
| D10 | Tanglin / Holland | CCR | 1.5–2.5% | Above CCR average | HNW tenants, embassy corridor |
Woodlands and Yishun lead on percentage because entry PSF is structurally lower and family tenant depth keeps occupancy high. Geylang and Tampines appear on almost every institutional yield screen because rent psf holds while resale PSF in older stock sits below newer fringe-central launches.
D9 and D10 are the deliberate contrast: lowest gross yield districts Singapore still liquidates quickly in downturns. Investors buy them for balance-sheet quality, not monthly cash flow.
Median Rent S$5.13 psf: The Neutral Benchmark
Every district comparison in this guide assumes URA’s city-wide median private residential rent near S$5.13 psf unless we note a premium or discount pocket.
Translation for underwriting:
| Unit size | Monthly rent at S$5.13 psf | Annual gross rent |
|---|---|---|
| 700 sq ft | S$3,591 | S$43,092 |
| 750 sq ft | S$3,848 | S$46,176 |
| 850 sq ft | S$4,361 | S$52,326 |
| 1,000 sq ft | S$5,130 | S$61,560 |
High-yield districts often achieve rent at or slightly above S$5.13 psf on well-maintained two-bed units near MRT. D9 luxury stock may achieve S$6.00 psf or higher on small prime units, but when you divide by CCR purchase PSF near S$3,208 the percentage still loses to D18 at median rent on OCR PSF.
Pull four quarters of project-specific URA rental data before you treat S$5.13 psf as achievable for your stack. City median is a discipline tool, not a lease guarantee.
D14 Geylang: RCR Yield Pocket at 3.8–4.5% Gross
Geylang sits in the Rest of Central Region fringe: close enough to the CBD for a short MRT ride, far enough from Orchard that PSF does not carry trophy premium. Invest Singapore tracks D14 gross yields in the 3.8–4.5% band on verified resale transactions where purchase PSF sits below the RCR average near S$2,695.
Why Geylang ranks high:
- Mixed-age condo stock with entry prices below newer city-fringe launches
- Strong rental demand from professionals who reject hour-long heartland commutes
- Dakota and Paya Lebar MRT nodes feeding tenant turnover
- Rent psf often near or above city median on compact two-bed layouts
Yield risks investors must underwrite:
- Building age and renovation capex on 15–20 year old stacks
- Management by-laws vary; short-stay restrictions are standard
- Micro-location within D14 matters; not every Geylang stack clears 3.8% gross
- MCST fee spikes on older estates erode net yield faster than in new OCR launches
Worked example (illustrative D14 resale, 750 sq ft):
| Input | Value |
|---|---|
| Purchase price | S$1,725,000 (~S$2,300 psf) |
| Monthly rent at S$5.40 psf | S$4,050 |
| Annual rent | S$48,600 |
| Gross yield on price | ~2.82% |
Same unit bought at S$1,950,000 drops gross toward 2.5%. Geylang yield is transaction-specific. The 3.8–4.5% band references older resale bases and selective stacks, not every 2026 asking price.
For RCR fringe comparison without Geylang’s age profile, see Chuan Grove in D21 Lorong Chuan, higher PSF, lower gross percentage, stronger central commute narrative.
D18 Tampines: OCR Family Hub at 3.8–4.5% Gross
Tampines is the east-region OCR anchor URA watchers cite alongside Woodlands for yield leadership. D18 gross bands run 3.8–4.5% on purchase price when PSF tracks the OCR average near S$2,154 or below on resale stock.
Why Tampines persists on yield shortlists:
- Deep family tenant pool from surrounding HDB heartland
- MRT connectivity on the East-West and Downtown lines via interchange nodes
- Changi business park and airport corridor employment base
- Consistent rental volume in two-bed and three-bed layouts
Supply caution: multiple launches and EC sites in the east cluster compete at TOP. When three projects deliver within 18 months, rent psf can stall even if city median holds S$5.13 psf. Underwrite vacancy at five to ten percent in heavy supply years.
Rivelle Tampines EC illustrates D18 new-product entry with EC eligibility constraints. Foreign investors cannot buy EC at launch; the project still signals OCR east demand and PSF direction for adjacent private stock. Private OCR launches in Tampines should be compared against EC pricing and resale parity at MOP.
Worked example (D18 OCR, 750 sq ft at OCR average PSF):
| Input | Value |
|---|---|
| Purchase price | S$1,615,500 (S$2,154 psf) |
| Monthly rent at S$5.13 psf | S$3,848 |
| Annual rent | S$46,176 |
| Gross yield on price | ~2.86% |
To reach 3.8–4.5% gross in D18 you typically need at least one of: below-average PSF on resale, above-median rent psf on renovated unit, or smaller quantum with efficient two-bed layout. New launch at S$2,400 psf will not deliver 4% gross at median rent without exceptional lease psf.
D25 Woodlands and D27 Yishun: Northern OCR at 4.0–4.8% Gross
Woodlands and Yishun in districts D25 and D27 often top Singapore yield screens at 4.0–4.8% gross on purchase price. Both sit in OCR with PSF structurally below the S$2,154 regional average and tenant demand anchored by regional centres, Causeway-linked workforce, and large HDB upgrader flows.
| Factor | D25 Woodlands | D27 Yishun |
|---|---|---|
| Gross yield band | 4.0–4.8% | 4.0–4.8% |
| PSF vs OCR avg | Often 10–20% below | Often 10–18% below |
| Tenant profile | Regional workers, families | Families, north-east employment |
| Commute to CBD | Longer than D14; acceptable to value renters | Similar; North-South MRT dependent |
| Foreign investor fit | Yield on all-in cost; not prestige | Same |
Northern OCR yield leadership is not free money. Longer CBD commute shrinks expatriate tenant pool versus Geylang. Capital appreciation cycles can lag OCR east when government land sales concentrate elsewhere. Foreign buyers at 60% ABSD must model net yield on all-in cost, gross 4.5% on price can fall toward 2.8% on ABSD-inclusive denominator per our gross vs net guide.
Selection checklist for D25/D27:
- MRT walking distance under 800 metres
- MCST monthly under S$350 on 750 sq ft equivalent
- No more than two competing TOP projects within 1 km over next 24 months
- Primary school and amenity cluster for family tenant depth
D9 and D10: Low-Yield Prestige Districts at 1.5–2.5% Gross
Every highest-yield map needs a low-yield counterweight. D9 Orchard and D10 Tanglin commonly run 1.5–2.5% gross on transacted purchase price because CCR PSF near S$3,208 and super-prime launches above that average outrun rent psf.
| District | Typical buyer thesis | Gross yield band | Median rent relationship |
|---|---|---|---|
| D9 Orchard, River Valley | Wealth storage, luxury end-user | 1.5–2.5% | Rent psf premium does not close PSF gap |
| D10 Tanglin, Holland | Landed proximity, embassy corridor | 1.5–2.5% | Family units; lower rent psf on large floor plates |
Investors accept D9/D10 yields when:
- US or Swiss FTA relief delivers 0% ABSD on first property
- Hold period exceeds fifteen years and amortises stamp duty
- Portfolio requires CCR liquidity and expatriate tenant quality
- Capital preservation outweighs cash-flow hurdle
Investors should avoid D9/D10 when:
- Primary metric is net yield above 2% on all-in foreign cost
- Hold under ten years with 60% ABSD unpaid down
- Comparing Singapore to 5% gross markets without adjusting for rule-of-law premium
At S$3,208 psf CCR average on 750 sq ft (S$2,406,000 purchase) and S$5.13 psf median rent (S$46,176 annual), gross yield on price is about 1.92%. That is the structural ceiling at median rent, not a failure of asset management. Prestige districts require premium rent psf or capital gain to justify ownership.
Gross vs Net Yield by District Tier
Headline district yields are gross on purchase price. Singapore landlords always face operating friction. Net yield typically falls one to two percentage points below gross on domestic cost basis, wider on foreign all-in cost.
| District tier | Gross band | Estimated net on price (domestic) | Net on all-in w/ 60% ABSD (foreign) |
|---|---|---|---|
| D25/D27 high OCR | 4.0–4.8% | 2.8–3.6% | 1.7–2.2% |
| D14/D18 yield pockets | 3.8–4.5% | 2.6–3.3% | 1.6–2.0% |
| OCR median ~S$2,154 psf | 3.2–3.8% | 2.0–2.8% | 1.2–1.7% |
| D9/D10 prestige | 1.5–2.5% | 0.8–1.8% | 0.5–1.2% |
Maintenance contributions drive most of the gross-to-net gap. Older D14 stock may show attractive gross until MCST levies S$450 monthly. New OCR at Tengah Garden Residences trades lower gross on higher PSF but predictable fee structures at launch.
Full formulas and line-item tables live in Gross vs Net Rental Yield Singapore.
Foreign Buyers: 60% ABSD and the 1.2% Market Share
URA data places foreign participation at 1.2% of 26,492 private residential sales in 2025. Stamp duty policy shapes that share more than district yield rankings. A foreign buyer paying 60% ABSD must divide net rent by purchase price plus stamp duty plus legal fees, not OTP price alone.
Illustrative all-in cost on S$1,615,500 OCR purchase (750 sq ft at S$2,154 psf):
| Cost line | Amount |
|---|---|
| Purchase price | S$1,615,500 |
| BSD (foreign profile) | ~S$55,000 |
| ABSD 60% | ~S$969,300 |
| Legal and misc | ~S$5,000 |
| All-in approximate | S$2,644,800 |
At S$46,176 annual rent and S$12,000 operating costs, net rent is S$34,176. Net yield on all-in cost is about 1.29%, even in a high-yield district, unless purchase PSF is materially below average or FTA grants 0% ABSD.
District choice still matters for foreigners. D25 at 4.5% gross on price beats D9 at 2.0% gross on both price and all-in denominators. Neither clears a 3% net hurdle on ABSD-inclusive cost without long hold and capital gain. The Singapore Property Investment Guide frames when Singapore fits foreign portfolios despite compressed yield.
Buyer Scenarios: Which High-Yield District Fits You
Use these scenarios after you know ABSD status, hold period, and whether you need monthly cash flow or balance-sheet property.
Scenario A: Maximum gross yield on domestic cost basis
Profile: Singapore citizen or PR, no ABSD surcharge, ten-year hold, cash-flow focused.
District shortlist: D25 Woodlands, D27 Yishun, resale D18 Tampines below OCR average PSF.
Project anchor: Compare resale near Tampines MRT against Rivelle Tampines EC pricing for market direction (EC not foreign-eligible at launch).
Underwriting rule: Target net yield above 2.5% after maintenance and tax. Reject MCST above S$400 monthly on 750 sq ft.
Scenario B: Fringe central yield without full OCR commute penalty
Profile: EP holder or foreign buyer with long hold, wants shorter CBD commute than Woodlands.
District shortlist: D14 Geylang selective resale stacks; verify building age and by-laws.
RCR alternative: Chuan Grove in D21, lower gross percentage, newer product, Lorong Chuan MRT.
Underwriting rule: Gross above 3.5% on price only counts if renovation capex is budgeted in year one.
Scenario C: US or Swiss FTA 0% ABSD first property
Profile: Foreign national with treaty relief, twelve-year hold, balanced yield and liquidity.
District shortlist: D18 Tampines OCR new launch or resale; D14 Geylang if comfortable with older stock.
Avoid: D9/D10 unless end-user occupation planned, 1.5–2.5% gross rarely clears income hurdle on S$3,208 psf CCR entry.
Underwriting rule: Calculate net on BSD-inclusive all-in only; skip 60% ABSD line.
Scenario D: Prestige district despite low yield
Profile: HNW foreign buyer, ABSD sunk cost, capital preservation priority.
District: D9 or D10 CCR.
Accept: 1.5–2.5% gross on price; underwrite tenant quality and resale liquidity instead of cash flow.
Cross-read: CCR vs RCR vs OCR guide for D9/D10 district detail.
Scenario E: New launch OCR yield hunt
Profile: Buyer targeting payment plan cash flow before TOP rental income.
District: D24 Tengah OCR below regional PSF average, different micro-market from D18 but same yield logic.
Project anchor: Tengah Garden Residences at indicative S$1,400 psf versus S$2,154 OCR average.
Underwriting rule: Model yield at expected TOP PSF parity, not launch discount alone. Supply in Tengah node is clustered.
District Yield vs Capital Appreciation Trade-off
High-yield districts and high-appreciation districts are rarely the same in Singapore over a single five-year window.
| District cluster | Yield rank (1 = highest) | Typical capital resilience | Combined investor fit |
|---|---|---|---|
| D25/D27 north OCR | 1 | Moderate | Cash-flow domestic landlords |
| D18 east OCR | 2 | Moderate to strong | Family tenant stability |
| D14 Geylang RCR | 2 | Moderate | Fringe central professionals |
| OCR average | 3 | Q1 2026 OCR +2.2% q/q momentum | Balanced long hold |
| D9/D10 CCR | 5 (lowest yield) | Strongest prime liquidity | Wealth storage |
Foreign 60% ABSD investors need capital appreciation scenario in bull case to compensate stamp duty because district yield alone will not. Domestic investors can weight yield more heavily in D25 or D18.
How to Verify a “High Yield” District Claim
Brokers advertise yield. Invest Singapore verifies it. Run this sequence before any booking fee:
- Confirm transacted PSF: URA REALIS or caveats for the exact stack, not district average alone.
- Pull project rent psf: four quarters of URA rental submissions or executed leases redacted.
- Request MCST budget: last two years of contributions and sinking fund status.
- Calculate gross: annual rent divided by your OTP price.
- Calculate net: subtract maintenance, tax, agent, vacancy, insurance per Singapore Rental Yield Guide.
- Calculate foreign all-in: add 60% ABSD if applicable.
- Compare districts: same unit size across D18, D25, and D14 shortlist on identical spreadsheet.
Reject any claim above 5% gross on 2025–2026 transacted PSF without line-item proof. Singapore at median rent S$5.13 psf does not sustain city-wide 5% gross on new OCR pricing.
Supply and Infrastructure Risks by Yield District
High yield often correlates with higher supply exposure. Map these risks district by district.
| District | Supply risk | Infrastructure upside |
|---|---|---|
| D18 Tampines | EC and private launches in east cluster | Changi connectivity, existing MRT mesh |
| D25 Woodlands | JB corridor competition for rents | RTS Link long-term north demand |
| D27 Yishun | North-east new town pipeline | Regional centre amenities |
| D14 Geylang | Limited new land; resale age risk | Paya Lebar airbase redevelopment narrative |
| D9/D10 | Luxury launch pipeline | Orchard and Holland enduring prestige |
Yield investors should prefer districts where infrastructure is proven today, not promised in decade-two master plans, unless purchase PSF discounts that uncertainty heavily.
Worked Comparison: Same Rent, Three Districts
Hold rent constant at S$5.13 psf on 750 sq ft (S$46,176 annual) to isolate PSF effect across districts.
| District | Indicative PSF | Purchase price | Gross yield on price |
|---|---|---|---|
| D27 Yishun | S$1,750 | S$1,312,500 | ~3.52% |
| D18 Tampines | S$2,154 | S$1,615,500 | ~2.86% |
| D14 Geylang resale | S$2,300 | S$1,725,000 | ~2.68% |
| D9 Orchard | S$3,400 | S$2,550,000 | ~1.81% |
| D10 Tanglin | S$3,208 | S$2,406,000 | ~1.92% |
Yishun leads on percentage because PSF entry is lowest. Orchard loses despite prestige rent potential because purchase PSF is highest. This is the mechanical reason highest rental yield districts Singapore lists always skew OCR north and east, with Geylang as the RCR exception.
Linking District Choice to Live OCR and RCR Projects
District theory should terminate in project due diligence. Invest Singapore batch-one anchors by region:
| Region | District | Project | Indicative PSF | Yield relevance |
|---|---|---|---|---|
| OCR | D18 | Rivelle Tampines EC | ~S$1,200 EC psf | D18 demand signal; EC eligibility rules |
| OCR | D24 | Tengah Garden Residences | ~S$1,400 | Below OCR avg; supply cluster risk |
| RCR | D21 | Chuan Grove | ~S$2,300 | Central commute; lower gross than D14 resale |
| RCR | D20 | Thomson Reserve | ~S$1,900 | Fringe central; between OCR and RCR yield |
None of these projects replaces district-level spreadsheet work. They show where developers price new stock relative to S$2,154 OCR and S$2,695 RCR averages in 2026.
Quarterly District Yield Review Discipline
District rankings shift slowly but shift. Every quarter:
- Refresh URA median rent versus S$5.13 psf baseline
- Check district transacted PSF trend versus OCR S$2,154 and CCR S$3,208 anchors
- Monitor TOP pipeline in D18, D25, and D27 for rent psf pressure
- Re-run net yield after MCST notices on owned stock
When median rent moves 0.20 psf, gross yield on a 750 sq ft unit shifts roughly 0.15 percentage points at S$2,154 psf purchase. Material over ten-year holds.
Honourable mentions: D16 Bedok and D19 Serangoon
Yield maps change slowly, but two east-side districts deserve a screen after D18 Tampines:
| District | Region | Gross yield band | Why investors watch it |
|---|---|---|---|
| D16 Bedok | OCR | 3.6–4.2% | Mature town, strong family rental, Changi corridor |
| D19 Serangoon | OCR/RCR fringe | 3.5–4.0% | Central-east commute without CCR PSF |
Both trade near OCR average PSF on many stacks. Gross yield beats D9/D10 because purchase price sits closer to S$2,154 than S$3,208. Net yield still depends on MCST on 1990s stock and void assumptions. Cross-read District 22 Jurong if you want west-side OCR yield instead of east-side family towns.
Red flags when agents quote “5% gross” in high-yield districts
High-yield districts attract inflated marketing. Invest Singapore rejects these patterns before we repeat a number:
- Launch PSF compared to asking rent on a different bedroom count — always match 2-bed transact to 2-bed lease evidence.
- Gross yield on developer list price before ABSD — foreigners must divide rent by all-in cost including 60% duty.
- Ignoring vacancy on small OCR units — one void month on a S$1.6M purchase costs more than 0.3 percentage points of annual yield.
- MCST brochure fees on resale — request last three years of audited accounts; special levies destroy net yield in D14 and D18 alike.
- District average applied to trophy stack — a Geylang premium tower is not the same yield story as a heartland walk-up fringe.
Pull URA REALIS rental submissions for your exact project before OTP. If gross yield on transacted PSF fails your hurdle after maintenance, the district label does not save the deal.
Highest Yield Districts: Closing Summary
Highest rental yield districts Singapore in 2026 cluster in OCR north and east, D25 Woodlands and D27 Yishun at 4.0–4.8% gross, D18 Tampines at 3.8–4.5%, with D14 Geylang as the standout RCR fringe pocket at similar gross bands. Prestige D9 and D10 Orchard and Tanglin sit at 1.5–2.5% gross because CCR PSF near S$3,208 outruns URA median rent at S$5.13 psf. Foreign buyers at 60% ABSD must rank districts on net yield over all-in cost; 1.2% foreign share of 26,492 private sales in 2025 reflects stamp duty economics as much as location preference.
Start district screening here. Deepen regional context in CCR vs RCR vs OCR. Build net yield spreadsheets from Gross vs Net Rental Yield Singapore and the Singapore Rental Yield Guide. Frame portfolio fit in the Singapore Property Investment Guide. Then compare live OCR and RCR projects, Rivelle Tampines EC, Tengah Garden Residences, Chuan Grove, against your district PSF and rent psf assumptions before any OTP.
Frequently Asked Questions
D25 Woodlands and D27 Yishun often lead at 4.0–4.8% gross on purchase price when PSF sits below the OCR average. D14 Geylang and D18 Tampines follow at 3.8–4.5% gross on verified resale and selective stacks.
Rent psf does not rise proportionally with prestige PSF. At median rent near S$5.13 psf, D9 units bought near CCR PSF S$3,208 deliver 1.5–2.5% gross while D14 and D18 units bought closer to OCR PSF capture more rent per dollar of price.
Prestige districts D9 Orchard and D10 Tanglin commonly run 1.5–2.5% gross on transacted price. Investors accept that band for capital resilience and tenant quality, not monthly cash flow.
S$5.13 psf is URA's city-wide private residential median. Districts with lower purchase PSF relative to achievable rent psf rank highest on yield percentage. Always verify project-level leases before booking.
Yes. Foreigners were 1.2% of 26,492 private sales in 2025 partly because stamp duty dominates. High-yield OCR districts improve all-in yield versus D9, but net yield on ABSD-inclusive cost still requires long hold or FTA 0% relief.
No. Subtract maintenance, property tax, agent renewal, vacancy, and insurance for net yield. High-gross districts with heavy MCST fees can underperform on net. Use the gross vs net rental yield guide for full formulas.
Start with D18 Tampines OCR, D14 Geylang RCR resale, and D25/D27 northern heartland below OCR average PSF. Cross-check URA transacts, maintenance fees, and ABSD before any OTP.
Get a Singapore property shortlist
Share your budget, target region (CCR, RCR, or OCR), and FTA status. We reply within one business day with matched new launch and resale options.