Table of Contents
Property Investment Insights: Comprehensive Guide to Singapore Districts 01 to District 28
Singapore’s property market is uniquely organized into 28 distinct districts, each with its own character, amenities, and investment potential. These districts mapped out decades ago, are still widely referenced today by property buyers, sellers, and investors. They offer a convenient way to identify the location and value of properties across the island, making the district system an essential part of navigating Singapore’s real estate landscape.
The Importance of Knowing Singapore's Districts
Whether you’re a first-time buyer, a seasoned investor, or simply looking to relocate, understanding the various districts can help you make informed decisions. Each district offers a unique blend of amenities, transportation connectivity, and community vibes. Some districts, such as Districts 09 and 10, are synonymous with luxury living, while others, such as Districts 18 and 19, are prized for their family-friendly neighborhoods.
Breaking Down Singapore's Districts: CCR, RCR, and OCR
To simplify things, Singapore’s districts are categorized into three main regions: the Core Central Region (CCR), the Rest of Central Region (RCR), and the Outside Central Region (OCR).
- Core Central Region (CCR): Known for its prestige and exclusivity, the CCR covers prime locations such as Orchard, Marina Bay, and Bukit Timah. It is the epitome of luxury living, featuring high-end condominiums, Grade A offices, and proximity to top-tier amenities.
- Rest of Central Region (RCR): The RCR serves as the middle ground between the bustling city center and the suburban outskirts. It is highly sought after for its balance of accessibility, affordability, and convenience, encompassing areas like Queenstown, Tiong Bahru, and Katong.
- Outside Central Region (OCR): The OCR encompasses Singapore’s suburban heartlands, offering affordability and space. Districts such as Tampines, Punggol, and Jurong fall within this category, making them popular among families and those looking for value-for-money properties.
Why Knowing the Districts Matters
Singapore’s districts are not just about location—they influence property prices, rental yields, and long-term investment potential. For instance:
- Investors: Understanding which districts are up-and-coming or have strong rental demand can boost your property portfolio.
- Homebuyers: Knowing which districts suit your lifestyle, whether you prioritize convenience, schools, or greenery, ensures you make the right choice.
- Sellers: Highlighting a property’s location within a desirable district can enhance its appeal and marketability.
How This Article Will Help You
This guide will provide a district-by-district breakdown, covering all 28 districts in Singapore. You will learn which districts fall under CCR, RCR, and OCR, respectively. For each district, you’ll find:
- Locality Introduction: An overview of the area’s character and vibe.
- What Makes It Unique: Highlights that set the district apart from others.
By the end of this article, you’ll have a comprehensive understanding of what makes each district in Singapore unique. Whether you’re planning your next home purchase, selling your property, or exploring investment opportunities, this guide will equip you with the knowledge to navigate Singapore’s vibrant real estate market confidently.
Core Central Region (CCR): The Heart of Singapore
The Core Central Region (CCR) encompasses Singapore’s most prestigious and strategically located districts. Spanning parts of Districts 1, 2, 4, 6, and 7, as well as the entirety of Districts 9, 10, and 11, the CCR is synonymous with luxury, exclusivity, and unparalleled convenience.
Known for its world-class amenities, seamless connectivity, and high investment value, the CCR represents the epitome of urban living and remains a top choice for affluent homebuyers, expatriates, and seasoned investors.
Past 10 Years Trend For New Sales Vs Resale In Core Central Region (CCR)
What Makes the CCR the Pinnacle of Real Estate in Singapore?
- Prime Locations
The CCR includes Singapore’s most iconic and sought-after areas:
- District 1 (Part): Boat Quay, Raffles Place, Marina Downtown, Suntec City.
- District 2 (Part): Shenton Way, Tanjong Pagar.
- District 4 (Part): Sentosa.
- District 6 (Part): City Hall.
- District 7 (Part): Bugis.
- District 9: Orchard, Somerset, River Valley.
- District 10: Tanglin, Bukit Timah, Holland.
- District 11: Newton, Novena, Dunearn, Watten.
These districts represent the heart of Singapore’s business, lifestyle, and cultural activities, offering unmatched prestige and convenience.
World-Class Amenities
Living in the CCR means having access to:
- The iconic shopping destinations such as Orchard Road and Marina Bay Sands Mall.
- Renowned cultural and entertainment landmarks include Esplanade – Theatres on the Bay, Gardens by the Bay, and ArtScience Museum.
- Prestigious schools and education hubs, including Singapore Chinese Girls’ School (SCGS), Anglo-Chinese School (ACS), and St. Joseph’s Institution (SJI).
- High-end recreational options, from the exclusive Sentosa Golf Club to serene spaces like Singapore Botanic Gardens (a UNESCO World Heritage Site).
Excellent Transportation Connectivity
The CCR boasts seamless connectivity with:
- Major MRT lines include the North-South, East-West, Downtown, and Thomson-East Coast Lines.
- Accessibility to expressways like the Pan Island Expressway (PIE), Central Expressway (CTE), and East Coast Parkway (ECP).
- Proximity to the Central Business District (CBD) allows quick commutes.
Exclusive Residential Options
The CCR offers an array of premium housing options, including:
- Luxury Condominiums: Featuring state-of-the-art facilities, concierge services, and panoramic city or waterfront views.
- Landed Properties: Nestled in exclusive neighborhoods like Bukit Timah and Holland Road, offering spacious living amid lush greenery.
- Integrated Developments: Mixed-use projects like Marina One and South Beach Residences that combine residential units with retail, dining, and office spaces.
Why the CCR Appeals to Homebuyers and Investors
- Prestige and Exclusivity
Owning a property in the CCR is a statement of success. Its prime location and high-end developments cater to those who value luxury and convenience.
- Strong Investment Potential
Properties in the CCR enjoy robust demand from high-net-worth individuals and expatriates, ensuring steady rental yields and long-term appreciation.
- Convenient Lifestyle
Residents benefit from unparalleled access to Singapore’s finest amenities, cultural attractions, and recreational facilities.
Challenges of the CCR
While the CCR offers significant advantages, it also comes with certain challenges, such as:
- High Property Prices: CCR properties’ exclusivity and prime location make them among the most expensive in Singapore.
- Limited Supply: The high demand and limited availability of land in the CCR make property purchases highly competitive.
Ongoing and Future Developments/Plans in the CCR
Singapore’s Core Central Region (CCR) is set to experience transformative growth beyond 2024, driven by a series of key developments that will further enhance its appeal as a global hub for business, lifestyle, and tourism. The iconic Marina Bay area will evolve with new mixed-use developments, cultural attractions, and public spaces, strengthening its position as a premier live-work-play destination. Orchard Road, Singapore’s world-renowned shopping street, will undergo revitalization with innovative retail concepts, more green spaces, and improved pedestrian infrastructure, ensuring it remains a vibrant lifestyle and retail hub.
Connectivity within the CCR will be significantly improved through the expansion of MRT lines, such as the Thomson-East Coast Line (TEL) and the Cross Island Line (CRL). These upgrades will provide faster and more efficient access to key areas, linking the CCR seamlessly to other parts of Singapore. Additionally, projects like the Sentosa-Brani Master Plan will transform Sentosa and Pulau Brani into a premier leisure and tourism hotspot. At the same time, the CBD Incentive Scheme will encourage the conversion of older office buildings into mixed-use developments, fostering a vibrant, round-the-clock city center. The Rail Corridor, a former railway line, will be redeveloped into a green, connected recreational space, enhancing community and urban living. With the Greater Southern Waterfront and these new transport networks, the CCR will emerge as a dynamic, sustainable, and inclusive region catering to residents, businesses, and visitors alike.
Rest of Central Region (RCR): The Balanced Heartlands
The Rest of Central Region (RCR) is a diverse and vibrant area situated between Singapore’s Core Central Region (CCR) and Outside Central Region (OCR). It offers a perfect balance of urban convenience and suburban tranquility, making it highly attractive to homebuyers and investors. Known as the “Balanced Heartlands,” the RCR combines historical heritage, modern developments, and excellent connectivity, offering residents the best of both worlds.
The RCR spans parts of Districts 1, 2, 4, 5, 6, 7, 13, 14, 15, and 20 and the entirety of Districts 3, 8, and 12. Each district is uniquely characterized by its blend of heritage, vibrant communities, and accessibility, making the RCR a diverse and dynamic region to live, work, and invest in.
Past 10 Years Trend For New Sales Vs Resale In Rest of Central Region (RCR)
Why the RCR is the Perfect Balance
- RCR Areas and Districts
The RCR includes a mix of partial and full districts, each with unique characteristics. Below is a breakdown of the districts and their respective areas:
- District 1 (Part): Marina South
- District 2 (Part): Chinatown
- District 3: Queenstown, Alexandra, Tiong Bahru
- District 4 (Part): Harbourfront, Keppel, Telok Blangah
- District 5 (Part): Buona Vista, Dover, Pasir Panjang
- District 6 (Part): Fort Canning
- District 7 (Part): Rochor
- District 8: Little India, Farrer Park
- District 12: Balestier, Whampoa, Toa Payoh, Boon Keng, Bendemeer, Kampong Bugis
- District 13: Potong Pasir, Bidadari, MacPherson, Upper Aljunied
- District 14 (Part): Geylang, Dakota, Paya Lebar Central, Eunos, Ubi, Aljunied
- District 15 (Part): Tanjong Rhu, Amber, Meyer, Katong, Dunman, Joo Chiat, Marine Parade
- District 20 (Part): Bishan, Thomson
- Strategic Location
- Situated between the CCR and OCR, the RCR offers easy access to the city center while maintaining a more relaxed environment.
- Its location makes it ideal for working professionals and families seeking accessibility without the intensity of city living.
- Rich in Heritage and Modernity
- The RCR preserves Singapore’s cultural and historical identity with areas like Chinatown, Little India, and Tiong Bahru, while embracing modernity with urban redevelopments in districts such as Paya Lebar Central and Bidadari.
- Strong Investment Potential
- With its strategic location, diverse housing options, and ongoing urban renewal projects, the RCR continues to attract interest from local and foreign investors.
Key Features of the RCR
- Vibrant Neighborhoods
The RCR is home to a variety of communities, from trendy Tiong Bahru to the artistic enclaves of Rochor and Bugis.
- Comprehensive Amenities
Residents in the RCR enjoy excellent amenities, including retail hubs, top schools, healthcare facilities, and recreational spaces.
- Seamless Connectivity
The RCR is well-served by multiple MRT lines (East-West, North-East, Circle, Downtown) and major expressways, providing easy access to the CCR and other regions of Singapore.
Why the RCR Appeals to Homebuyers and Investors
- Accessibility Without the CCR Premium
The RCR’s strategic location ensures proximity to the city center at a more affordable price than the CCR.
- Diverse Living Options
From heritage shophouses to modern condominiums, the RCR caters to a variety of preferences and budgets.
- High Rental Demand
Its connectivity and amenities attract professionals and expatriates, making RCR properties lucrative for investors.
- Ongoing Developments
Urban renewal projects, such as the transformation of Paya Lebar and Bidadari, continue to enhance the RCR’s appeal.
Ongoing and Future Developments/Plans in the RCR (Rest of Central Region)
The Rest of Central Region (RCR) is set to undergo significant transformation, driven by urban rejuvenation projects and large-scale developments like the Greater Southern Waterfront (GSW). Spanning 30 kilometers along Singapore’s southern coastline, the GSW will impact RCR areas such as Tanjong Pagar and Alexandra. Key developments include transforming the Keppel Club site into a vibrant waterfront precinct with around 9,000 new homes and green recreational spaces. These projects will integrate sustainability and inclusivity, enhancing the region’s appeal for both residents and businesses.
Other notable RCR projects include the Kampong Bugis Redevelopment, which will create a car-lite, eco-friendly precinct along the Kallang River, and the rejuvenation of mature towns like Toa Payoh and Queenstown. The upcoming Mount Pleasant Estate will add around 5,000 homes, blending urban convenience with greenery. These initiatives aim to modernize the region while preserving its charm and livability.
Paya Lebar and Bidadari are underwent significant urban renewal, transforming into vibrant and sustainable precincts that cater to modern living, commerce, and community needs. These developments are part of Singapore’s broader effort to optimize land use, decentralize economic activities, and create dynamic urban spaces that integrate seamlessly with nature.
Under the Paya Lebar Central Master Plan, Paya Lebar has evolved into a bustling commercial hub. The future plans, including the relocation of Paya Lebar Air Base, will free up 800 hectares of land for a new township, creating opportunities for sustainable housing, green corridors, and lifestyle amenities. Bidadari, once a quiet cemetery site, is being reimagined as a tranquil, green town. Together, the transformations of Paya Lebar and Bidadari exemplify Singapore’s vision of sustainable urban development, enhancing quality of life and boosting property values in these emerging hotspots.
Connectivity improvements will further boost the RCR’s attractiveness. The completion of the Thomson-East Coast Line (TEL) and the future Cross Island Line (CRL) will enhance access to the Central Business District (CBD) and employment hubs. Pedestrian-friendly networks and cycling paths will also promote sustainable urban mobility. Together, these developments position the RCR as a dynamic and well-connected region, offering significant opportunities for both homeowners and investors.
Outside Central Region (OCR): Affordable Living and Growth Potential
The Outside Central Region (OCR) is Singapore’s largest residential zone, encompassing suburban areas that are both affordable and family-friendly. Known for its tranquil environment and spacious housing, the OCR is particularly popular among families, first-time homebuyers, and investors looking for long-term potential. This region includes parts of Districts 5, 14, 15, and 20, as well as the entirety of Districts 16 through 28.
The OCR offers a wide range of housing options, from HDB flats and private condominiums to landed properties. With ongoing developments and improved connectivity, the OCR is transforming into a vibrant and self-sufficient region that combines affordability with growth potential.
Past 10 Years Trend For New Sales Vs Resale In Outside Central Region (OCR)
Why the OCR is Attractive
OCR Areas and Districts
Below is a list of the OCR districts and the areas they cover:
- District 5 (Part): Clementi, West Coast
- District 14 (Part): Kembangan, Kaki Bukit
- District 15 (Part): Telok Kurau, Siglap, Frankel
- District 16: Bedok, Upper East Coast, Bayshore, Tanah Merah, Upper Changi
- District 17: Flora Drive, Loyang, Changi
- District 18: Tampines, Pasir Ris
- District 19: Punggol, Sengkang, Hougang, Kovan, Serangoon, Lorong Ah Soo
- District 20 (Part): Ang Mo Kio
- District 21: Upper Bukit Timah, Ulu Pandan, Clementi Park
- District 22: Jurong East, Jurong West, Boon Lay
- District 23: Hillview, Bukit Panjang, Bukit Batok, Choa Chu Kang
- District 24: Kranji, Lim Chu Kang, Sungei Gedong, Tengah
- District 25: Woodlands, Admiralty
- District 26: Lentor, Springleaf, Mandai
- District 27: Yishun, Sembawang
- District 28: Seletar, Seletar Hill, Sengkang West
- Affordability
The OCR offers relatively lower property prices compared to the CCR and RCR, making it ideal for young families and first-time buyers.
- Family-Oriented Environment
Many districts feature larger homes, green spaces, and schools, catering to families seeking a serene lifestyle.
- Future Growth Potential
Significant infrastructure projects and urban renewal initiatives are underway in the OCR, enhancing its appeal to homebuyers and investors.
Key Features of the OCR
- Diverse Housing Options
From affordable HDB flats to private condominiums and landed properties, the OCR caters to various budgets and lifestyles.
- Self-Sufficient Townships
Each district in the OCR is designed to be self-sufficient, with malls, schools, healthcare facilities, and parks conveniently located within the neighborhood.
- Improving Connectivity
The OCR is well-served by MRT lines, buses, and expressways, with ongoing transportation enhancements further boosting accessibility.
Why the OCR Appeals to Buyers and Investors
- Affordable Entry Point
OCR properties are more budget-friendly compared to CCR and RCR, making them ideal for first-time buyers.
- Diverse Housing Options
The OCR offers a variety of housing types, including HDB flats, executive condominiums, private condominiums and landed properties.
- Future Growth Potential
Urban renewal projects and infrastructure upgrades, such as the Jurong Lake District and Tengah Forest Town, ensure long-term appreciation.
- Family-Friendly Environment
With larger homes, green spaces, and quality schools, the OCR is a top choice for families.
Ongoing and Future Developments/Plans in the OCR (Outside Central Region)
The Outside Central Region (OCR) is undergoing transformative growth, with major developments enhancing livability, connectivity, and economic opportunities. The Punggol Digital District (PDD) leads innovation, integrating a business park, the Singapore Institute of Technology (SIT) campus, and community facilities. With 28,000 new jobs, improved amenities, and the upcoming Punggol Coast MRT Station, PDD sets the benchmark for a smart and vibrant live-work-play district.
In the west, the Jurong Lake District (JLD) is being developed into Singapore’s second Central Business District (CBD). It will feature mixed-use developments, housing options, and new transport links, including the Jurong Region Line (JRL). Nearby, the Tuas Mega Port is set to become the world’s largest container port by 2040, positioning the west as a key economic hub. Similarly, the Woodlands Regional Centre in the north is evolving into a vibrant economic and lifestyle hub, supported by the Rapid Transit System (RTS) Link to Johor Bahru.
Eastern OCR areas like Pasir Ris are undergoing a renewal plan with an integrated transport hub, upgraded parks, and enhanced residential developments. Tengah, Singapore’s first “Forest Town,” emphasizes sustainability with smart technologies, energy-efficient housing, and car-free zones. Connectivity across the OCR is further enhanced by the expansion of MRT lines such as the Thomson-East Coast Line (TEL), Cross Island Line (CRL), and Jurong Region Line (JRL).
Additionally, recreational spaces are expanding with projects like the Round Island Route, a 150-km green corridor connecting parks and cycling paths across Singapore. These developments aim to decentralize economic activities, reduce commuting times, and bring quality amenities closer to homes, ensuring the OCR’s continued growth as a desirable and sustainable region for residents and investors alike.
Summary
The Core Central Region (CCR)
The Core Central Region (CCR) is the beating heart of Singapore’s property market, offering an unmatched blend of luxury, convenience, and investment potential. Whether you’re seeking a prestigious address, a high-yield investment, or the ultimate urban lifestyle, the CCR is a top-tier choice.
The Rest of Central Region (RCR)
The Rest of Central Region (RCR) is a vibrant and dynamic area offering a balance of convenience, diversity, and affordability. Its blend of modern amenities, rich heritage, and strategic location makes it an excellent choice for both homebuyers and investors. Whether you’re seeking a vibrant urban lifestyle or a high-potential investment, the RCR is a compelling option.
The Outside Central Region (OCR)
The Outside Central Region (OCR) offers affordable housing, a family-friendly atmosphere, and strong growth potential. With its self-sufficient townships and improving connectivity, the OCR is becoming an increasingly attractive option for homebuyers and investors. Whether you’re looking for an affordable home or a promising investment, the OCR has something for everyone.
Upcoming New Launch Property
- Jan 2025 – Bagnall Haus 113 Units (D16 – Upper East Coast Road) Freehold
- Jan 2025 – The Orie 777 Units (D12 – Lorong 1 Toa Payoh) 99 Years Leasehold
- Feb 2025 – Elta 501 Units (D05 – Clementi Ave 1) 99 Years Leasehold
- Feb 2025 – Lentor Central Residences 477 Units (D26 – Lentor Central) 99 Years Leasehold
- 1Q 2025 – Arina East Residences 107 Units (D15 -Tanjong Rhu Road) Freehold
- 1Q 2025 – Aurea 186 Units (D07 – Beach Road) 99 Years Leasehold
- 1Q 2025 – Marina Gardens Lane 937 Units (D01 – Marina Lane) 99 Years Leasehold
- 1Q 2025 – W Residences Singapore Marina View 683 Units (D01 – Marina View) 99 Years Leasehold
- 1Q 2025 – Parktown Residence 1193 Units (D18 – Tampines Ave 11) 99 Years Leasehold
- 1Q 2025 – Bloomsbury Residences 358 Units (D05 – Media Circle) 99 Years Leasehold
- 1Q/2Q 2025 – Aurelle of Tampines (EC) 700 Units (D18 – Tampines Street 62) – 99 Years Leasehold
If you’re ready to explore the CCR, RCR, or OCR to find your ideal property for your own occupancy or investment, connect with me today for unbiased advice and guidance tailored to your needs.
Read More About CCR, RCR and OCR
Connect With Me If You Need Any Consultation.
If you’re ready to explore the CCR, RCR, or OCR to find your ideal property for your own occupancy or investment, connect with me today for unbiased advice and guidance tailored to your needs.
Need Real Estate Consultation?
Contact Me
Feel free to connect with me!
Senior Associate District Director
Huttons Asia Pte Ltd
CEA Registration No.: R026434F
Agency License: L3008899K
Contact: +65 9383 9588
