Table of Contents
Property Investment Insights: Comprehensive Guide to Singapore Outside Central Region (OCR) Districts
The Outside Central Region (OCR) is Singapore’s largest and most diverse real estate zone, offering a wealth of opportunities for homeowners and investors alike. Comprising vibrant towns such as Tampines, Punggol, and Woodlands, the OCR is known for its family-friendly environment, affordable housing options, and extensive amenities. As Singapore continues its efforts to decentralize economic activities, the OCR is evolving into a self-sufficient region with well-connected transport networks and thriving commercial hubs.
This Comprehensive Guide to Singapore OCR Districts explores the unique characteristics and investment potential of key areas within the region. From emerging tech hubs like Punggol Digital District to mature estates like Pasir Ris and the transformative developments in Woodlands and Tengah, the OCR offers properties that cater to diverse needs. Whether you’re a first-time buyer seeking affordability, an upgrader looking for spacious family homes, or an investor eyeing high-growth areas, the OCR provides a variety of options with promising capital appreciation and rental demand.
Map of Outside Central Region (OCR)
Past 10 Years Trend For New Sales Vs Resale In Outside Central Region (OCR)
Key Districts in the OCR
District 5 (Part): Clementi, West Coast
Clementi and West Coast, located within District 5, are well-established residential areas known for their family-friendly environment and excellent connectivity. Clementi is a bustling town with a wide range of amenities, including The Clementi Mall, West Coast Plaza, and reputable schools such as Nan Hua Primary School and NUS High School of Math and Science. Its strategic location near employment hubs like Jurong Lake District and one-north makes it a prime choice for families and professionals.
West Coast, adjacent to Clementi, offers a quieter, suburban atmosphere with ample green spaces like West Coast Park and Clementi Woods Park. The area’s proximity to the coastline and the Jurong Industrial Estate provides residents with unique lifestyle and employment opportunities. West Coast is also set to benefit from enhancements under the Jurong Region Line and improved road networks, further boosting connectivity and accessibility.
Real estate in Clementi and West Coast offers a diverse range of housing options, from HDB flats and private properties like Parc Clematis, Whistler Grand, Twin Vew and Clavon to landed properties. For investors, the strong demand for rental housing from students, professionals, and expatriates ensures consistent returns. With upcoming infrastructure upgrades and the district’s established reputation, Clementi and West Coast remain attractive choices for homeowners and investors alike.
New launch projects in District 5 (Part): Clementi, West Coast
| Property Name | Location | Developer |
|---|---|---|
| Elta (Coming Soon – Feb 2025) | Clementi Ave 1 | MCL Land & CSC Land |
| Clavon (Sold Out) | Clementi Ave 1 | UOL Group (UOL & UIC) |
| Parc Clematis (Sold Out) | 2 – 20 Jalan Lempeng | Sing-HaiYi Gold Pte Ltd |
| Whistler Grand (Sold Out) | 105 – 109 West Coast Vale | CDL Pegasus Pte Ltd |
| Twin Vew (Sold Out) | 91, 93 West Coast Vale | CSC Land Group (Singapore) Pte Ltd |
| Lattice One (Sold Out) | 1 & 3 Seraya Crescent | Amcorp Development Pte Ltd |
District 14 (Part): Kembangan, Kaki Bukit
Kembangan and Kaki Bukit are quieter residential enclaves within District 14, offering a serene environment while maintaining proximity to the city. Kembangan is known for its low-density housing, with landed homes and boutique condominiums providing a tranquil living experience. Nearby parks and cycling paths, such as those along the Siglap Park Connector, enhance the appeal of this laid-back neighborhood. Kaki Bukit, traditionally a light industrial area, has seen an increase in residential developments, catering to professionals seeking affordable housing close to their workplaces.
These areas are well-connected by the East-West MRT Line (Kembangan MRT) and the Downtown MRT Line (Kaki Bukit MRT), ensuring seamless access to key parts of Singapore. The proximity to Paya Lebar Central and the upcoming Paya Lebar Air Base redevelopment adds to the potential for increased vibrancy and property demand in the future. Enhanced public spaces and better connectivity planned under the URA Master Plan will further improve the quality of life for residents in Kembangan and Kaki Bukit.
Kembangan and Kaki Bukit offer excellent opportunities for homebuyers seeking affordability and tranquility within easy reach of the city. Properties like euHabitat and Urban Treasures cater to buyers who value privacy and accessibility. Investors will also benefit from the increasing demand for rental properties in this area, driven by its growing population of professionals and its strategic location. With ongoing developments in the surrounding districts and future infrastructure improvements, Kembangan and Kaki Bukit are poised for steady growth and long-term investment potential.
New launch projects in District 14 (Part): Kembangan, Kaki Bukit
| Property Name | Location | Developer |
|---|---|---|
| Tedge (Sold Out) | 501 Guillemard Road | Macly 18 Pte Ltd |
| Urban Treasures (Sold Out) | 205 & 207 Jalan Eunos | Fragrance Treasures Pte Ltd |
District 15 (Part): Telok Kurau, Siglap, Frankel
Telok Kurau, Siglap, and Frankel offer a more tranquil and laid-back lifestyle characterized by low-density housing, boutique condominiums, and landed properties. Telok Kurau is known for its serene residential streets, enhanced by green spaces and park connectors like the Siglap Park Connector, which links the neighborhood to East Coast Park. Siglap and Frankel, on the other hand, are established neighborhoods with a vibrant community vibe, featuring charming cafes, local eateries, and proximity to good schools like Victoria School and St. Patrick’s School.
This area is well-connected via the Thomson-East Coast Line (TEL), with Siglap MRT station providing convenient access to the city center. Proximity to the upcoming Long Island reclamation development and nearby recreational amenities enhances the long-term appeal of these neighborhoods. Improvements to cycling paths and public transport infrastructure under the URA Master Plan will further elevate their livability.
Telok Kurau, Siglap, and Frankel offer a mix of boutique developments like Siglap V and landed homes that appeal to families and individuals seeking privacy and a relaxed lifestyle. The low-density nature of the area ensures exclusivity, while its strategic location near East Coast Park and the TEL ensures strong rental demand. These neighborhoods present excellent opportunities for buyers and investors looking for a balance of tranquility, accessibility, and long-term growth potential.
New launch projects in District 15 (Part): Telok Kurau, Siglap, Frankel
| Property Name | Location | Developer |
|---|---|---|
| Straits at Joo Chiat | 303 Joo Chiat Place | RH Katong Pte Ltd |
| K Suites | 21 Lorong K Telok Kurau | E G Properties Pte Ltd |
| Infini at East Coast | 363 East Coast Road | GDL Land Pte Ltd |
| Baywind Residences (Sold Out) | 95 Lor N Telok Kurau | Baywind Properties Pte Ltd |
| 77 @ East Coast (Sold Out) | 77 Upper East Coast Road | KDC (77) Development Pte Ltd |
| Seaside Residences (Sold Out) | 10 – 18 Siglap Link | East Vue Pte Ltd |
| Rymden 77 (Sold Out) | 77 Lor H Telok Kurau | QHS Development Pte Ltd |
District 16: Bedok, Upper East Coast, Bayshore, Tanah Merah, Upper Changi
Bedok, Upper East Coast, Bayshore, Tanah Merah, and Upper Changi, is a well-established residential area known for its family-friendly environment, excellent amenities, and proximity to nature. Bedok, one of Singapore’s largest and most vibrant neighborhoods, is home to a bustling town center, popular hawker centers, and shopping malls like Bedok Mall and Bedok Point. Upper East Coast and Bayshore offer a serene coastal lifestyle with easy access to East Coast Park, making them highly desirable for those seeking tranquility and recreation. Meanwhile, Tanah Merah and Upper Changi cater to families and professionals with a mix of HDB flats, private condominiums, and landed properties.
The district enjoys excellent connectivity with MRT stations such as Bedok MRT (East-West Line) and Tanah Merah MRT, which serve as key transit points for the area. The Thomson-East Coast Line (TEL) will further enhance connectivity, with new stations like Bayshore and Bedok South providing direct access to the city and other parts of Singapore. Additionally, the area is set to benefit from the Bayshore Precinct Development, which will introduce approximately 12,500 new homes, green boulevards, and community-centric amenities to create a modern, car-lite neighborhood.
District 16 offers diverse housing options, from affordable HDB flats in Bedok to premium condominiums like The Bayshore, Seaside Residences, and Grandeur Park Residences. The Upper East Coast and Bayshore areas are particularly popular with expatriates and locals looking for waterfront living, while Tanah Merah appeals to families due to its proximity to reputable schools and business hubs like Changi Business Park. With ongoing infrastructure upgrades, the Bayshore Precinct development, and the TEL, District 16 is poised for long-term growth. Its mix of vibrant community spaces, excellent connectivity, and lifestyle amenities makes it an attractive choice for homeowners and investors alike.
New launch projects in District 16: Bedok, Upper East Coast, Bayshore, Tanah Merah, Upper Changi
| Property Name | Location | Developer |
|---|---|---|
| Bagnall Haus (Coming Soon – Jan 2025) | 811 – 815 Upper East Coast Road | RL Bagnall Pte Ltd |
| Sceneca Residence | 26 Tanah Merah Kechil Link | MCC Land (Singapore) Pte Ltd |
| Sky Eden @ Bedok (Sold Out) | 1 Bedok Central | Chempaka Development Pte Ltd |
| Grandeur Park Residences (Sold Out) | 1 Bedok South Ave 3 | CEL Changi Pte Ltd |
District 17: Flora Drive, Loyang, Changi
Flora Drive, Loyang, and Changi, is a unique residential area that offers a mix of serene living environments, accessibility, and strategic economic importance. Flora Drive, known for its peaceful, low-density housing developments, provides a tranquil retreat with modern condominiums set amidst lush greenery. Loyang, a coastal neighborhood, combines a charming blend of residential enclaves and light industrial zones, while Changi is home to Singapore’s world-renowned Changi Airport and the upcoming Changi East Urban District, making it a key gateway to the world.
The district is well-served by the East-West MRT Line and the upcoming Cross Island Line, improving connectivity between Changi and the rest of Singapore. Changi’s ongoing transformation under the Changi Region Master Plan includes the development of Changi East Urban District, featuring business hubs, lifestyle facilities, and a vibrant waterfront area. The Changi Aviation Park expansion will also boost employment opportunities, attracting professionals and families to the area. Loyang is set to benefit from improved road networks and transport upgrades, enhancing access to surrounding neighborhoods and employment hubs.
District 17 offers a wide range of residential options, from private condominiums like The Jovell, Parc Komo and Palm Isles at Flora Drive to landed homes in Loyang. Changi’s proximity to the airport and Changi Business Park ensures consistent rental demand, making it a popular choice among professionals. The tranquil setting of Flora Drive appeals to families and individuals seeking a peaceful environment with modern amenities. The district’s ongoing development, particularly with the Changi East Urban District and improved transport links, positions it as a strategic area for both homeowners and investors. With a balance of serenity, connectivity, and economic potential, District 17 continues to grow as an attractive location for living and long-term investment.
New launch projects in District 17: Flora Drive, Loyang, Changi
| Property Name | Location | Developer |
|---|---|---|
| Kassia | Flora Drive | Tripartite Developers Pte Limited & Hong Leong Holdings Limited |
| The Shorefront | 165 Jalan Loyang Besar | 165 @ Loyang Pte Ltd |
| Parc Komo (Sold Out) | 963 – 981 Upper Changi Road North | CEL Real Estate Development Pte Ltd |
| The Jovell (Sold Out) | 11 – 27 Flora Drive | Tripartite Developers Pte Limited & Hong Leong Holdings Limited |
District 18: Tampines, Pasir Ris
Tampines and Pasir Ris, is a vibrant and family-friendly region that offers a balance of urban conveniences, recreational amenities, and excellent connectivity. Tampines, a key regional center in Singapore, is home to a wide array of retail and commercial facilities, including Tampines Mall, Century Square, and Our Tampines Hub, the first integrated community and lifestyle hub in Singapore. Meanwhile, Pasir Ris is known for its tranquil, coastal living with proximity to green spaces like Pasir Ris Park and the Pasir Ris Mangrove Boardwalk, offering residents a relaxed lifestyle close to nature. Besides green spaces, the retail and commercial facilities include Pasir Ris Mall, White Sands Mall, Downtown East, and Wild Wild Wet, to name a few.
Connectivity in District 18 is seamless, with MRT stations like Tampines MRT (East-West and Downtown Lines) and Pasir Ris MRT (East-West Line) providing direct links to the city. The upcoming Cross Island Line (CRL) will further enhance accessibility, making travel to other parts of Singapore even more convenient. Under the URA Master Plan, Pasir Ris is set to benefit from the Pasir Ris Town Renewal Plan, which includes an integrated transport hub, upgraded parks, and new residential developments. Tampines, as a regional center, will continue to see enhancements to its infrastructure and lifestyle amenities to support its growing population.
District 18 offers a diverse range of housing options, from HDB flats and executive condominiums to private condominiums like Treasure at Tampines, The Tapestry, and Pasir Ris 8. Pasir Ris is particularly appealing to families due to its proximity to schools, recreational spaces, and a quieter coastal lifestyle. Tampines attracts professionals and expatriates working in nearby business parks like Changi Business Park, ensuring strong rental demand. With the upcoming CRL and the revitalization of Pasir Ris, District 18 presents excellent opportunities for both homeowners and investors. Its blend of urban convenience, green living, and strategic developments makes it a compelling choice for those seeking a vibrant yet balanced lifestyle.
New launch projects in District 18: Tampines, Pasir Ris
| Property Name | Location | Developer |
|---|---|---|
| Aurelle of Tampines (EC) (Coming Soon – 1Q/2Q 2025) | Tampines St 62 | Sim Lian Group |
| Parktown Residence (Coming Soon – 1Q 2025) | Tampines Ave 11 | UOL, Singapore Land & CapitaLand |
| Parc Central Residences (EC) (Sold Out) | Tampines Ave 10 | Hoi Hup Sunway Tampines JV Pte Ltd |
| Pasir Ris 8 (Sold Out) | 8 Pasir Ris Dr 8 | Allgreen Properties Ltd & Kerry Properties Ltd |
| Treasure at Tampines (Sold Out) | 118 Tampines St 11 | Sim Lian (Treasure) Pte Ltd |
| Casa Al Mare (Sold Out) | 75 Jalan Loyang Besar | Sustained Land Pte Ltd |
| The Tapestry (Sold Out) | 51 – 63 Tampines St 86 | CDL |
| Coco Palms (Sold Out) | 11 Pasir Ris Grove | Hong Realty (Private) Limited |
District 19: Punggol, Sengkang, Hougang, Kovan, Serangoon, Lorong Ah Soo
District 19, encompassing Punggol, Sengkang, Hougang, Kovan, Serangoon, and Lorong Ah Soo, is a vibrant and fast-growing region that blends modern urban living with green spaces and excellent connectivity. Punggol, Singapore’s first “Digital District,” is at the forefront of smart city innovation, integrating technology, education, and sustainable living. The Punggol Digital District will create high-value jobs and enhance the area’s appeal as a self-contained hub for work, live, and play. Sengkang, a neighboring town, offers a family-friendly environment with amenities like the Sengkang Riverside Park and Anchorvale Community Club, while Hougang retains its charm as a mature estate with a mix of modern developments and established amenities.
Connectivity in District 19 is robust, with multiple MRT stations along the North-East Line and the Sengkang LRT network ensuring seamless access to other parts of Singapore. The upcoming Cross Island Line (CRL) will further enhance accessibility, especially in Hougang and Serangoon, making travel even more efficient. As part of the URA Master Plan, Punggol will continue to see developments in its waterfront areas, while Sengkang and Hougang will benefit from upgraded amenities and expanded public spaces to support growing communities.
District 19 offers a diverse range of housing options, from waterfront developments like Piermont Grand in Punggol to family-friendly condominiums like High Park Residences in Sengkang and The Florence Residences in Hougang. Kovan and Serangoon are known for their proximity to reputable schools and vibrant local food scenes, making them popular choices for families. The district’s strategic location and ongoing development ensure strong rental demand, particularly from professionals working in Punggol’s Digital District and other nearby employment hubs. With its combination of modern infrastructure, lifestyle amenities, and future growth potential, District 19 is a prime choice for homebuyers and investors seeking a well-rounded living environment.
New launch projects in District 19: Punggol, Sengkang, Hougang, Kovan, Serangoon, Lorong Ah Soo
| Property Name | Location | Developer |
|---|---|---|
| Chuan Park | Lorong Chuan | Kingsford Property Development Pte Ltd |
| Jansen House | 25 Jansen Road | Macly Group |
| Kovan Jewel | 51 Kovan Road | Soon Lian Realty Pte Ltd |
| Parkwood Residences (Sold Out) | 208 Yio Chu Kang Road | Oxley Garnet Pte Ltd |
| Sengkang Grand Residences (Sold Out) | Compassvale Bow | CapitaLand & CDL |
| Piermont Grand EC (Sold Out) | 22 – 46 Sumang Walk | CDL & TID |
| The Lilium (Sold Out) | How Sun Road | SingHaiYi Group |
| The Gazania (Sold Out) | 5 – 19 How Sun Drive | SingHaiYi Group |
| Stars of Kovan (Sold Out) | 984 Upper Serangoon Road | Kovan Treasure Pte Ltd |
| The Florence Residences (Sold Out) | Hougang Ave 2 | FLorence Development Pte Limited |
| Riverfront Residences (Sold Out) | 41 Hougang Ave 7 | Rio Casa Venture Pte Ltd |
| Affinity at Serangoon (Sold Out) | 10 – 64 Serangoon North Ave 1 | Oxley Serangoon Pte Ltd |
| Forest Woods (Sold Out) | 1 Lor Lew Lian | Serangoon Green Pte Ltd |
| The Garden Residences (Sold Out) | 1 – 9 Serangoon North View | Gardens Development Pte Ltd |
| Parkwood Collection (Sold Out) | Lor 1 Realty Park | Fantasia Investment (Singapore) Pte Ltd |
| OLA EC (Sold Out) | 70 – 86 Anchorvale Crescent | Anchorvale Pte Ltd |
| Burghley Drive (Sold Out) | 10 – 64 Serangoon North Ave 1 | Oxley Serangoon Pte Ltd |
District 20 (Part): Ang Mo Kio
Ang Mo Kio is a vibrant and self-sufficient residential town within District 20, known for its family-friendly environment and strong community spirit. It offers a wide range of amenities, including AMK Hub, Ang Mo Kio Town Garden, and numerous hawker centers and wet markets. The town is also home to reputable schools such as Anderson Secondary School and Ai Tong School, making it a popular choice for families. With a mix of HDB flats, private condominiums, and landed properties, Ang Mo Kio caters to a diverse range of residents.
Connectivity is a key strength of Ang Mo Kio, with Ang Mo Kio MRT (North-South Line) providing direct links to the CBD, and the upcoming Cross Island Line further enhancing accessibility. The Ang Mo Kio Town Renewal Plan under the URA Master Plan will bring new housing developments, improved green spaces, and upgraded transport infrastructure, ensuring the town remains vibrant and livable for future generations.
Ang Mo Kio offers a variety of housing options, including modern condominiums like Grandeur 8 and Centro Residences, which cater to young families and professionals. The district’s strong connectivity and proximity to employment hubs such as Seletar Aerospace Park drive consistent rental demand. With infrastructure upgrades and the introduction of the Cross Island Line, Ang Mo Kio is poised for long-term growth, making it an attractive option for both homebuyers and investors seeking a well-rounded community with excellent amenities.
New launch projects in District 20 (Part): Ang Mo Kio
| Property Name | Location | Developer |
|---|---|---|
| Amo Residence (Sold Out) | 21 & 23 Ang Mo Kio Rise | UOL, Singapore Land Group & Kheng Leong |
District 21: Upper Bukit Timah, Ulu Pandan, Clementi Park
District 21 is renowned for its lush greenery, serene living environment, and proximity to top schools and nature reserves. Upper Bukit Timah is home to the Rail Corridor and landmarks like Bukit Timah Nature Reserve and Dairy Farm Nature Park, making it ideal for nature lovers. Ulu Pandan and Clementi Park provide quiet residential enclaves with easy access to amenities like Holland Village and Clementi Mall. This district is a favorite for families seeking spacious homes close to reputable schools such as Methodist Girls’ School and Hwa Chong Institution.
Connectivity in District 21 is robust, with MRT stations like Beauty World MRT (Downtown Line), King Albert Park MRT (Downtown Line) and nearby Clementi MRT (East-West Line) linking the district to the city. The upcoming Cross Island Line will enhance access to key employment hubs and recreational areas. Under the URA Master Plan, the district will see improvements to the Rail Corridor, with enhanced trails and community spaces, ensuring residents enjoy an active and vibrant lifestyle.
Properties in District 21 range from luxury condominiums like Forett at Bukit Timah, Mayfair Modern, Mayfair Gardens and Daintree Residence to exclusive landed homes. The district’s green surroundings, proximity to top schools, and excellent connectivity make it a highly desirable area for families and expatriates. With ongoing infrastructure upgrades and strong rental demand, District 21 presents a solid investment opportunity for both homebuyers and investors.
New launch projects in District 21: Upper Bukit Timah, Ulu Pandan, Clementi Park
| Property Name | Location | Developer |
|---|---|---|
| Ki Residences at Brookvale (Sold Out) | 2 – 22 Brookvale Drive | Hoi Hup Sunway Clementi Pte Ltd |
District 22: Jurong East, Jurong West, Boon Lay
District 22 is transforming into Singapore’s second Central Business District (CBD) under the Jurong Lake District (JLD) initiative. Jurong East serves as a commercial hub with developments like JEM, Westgate, and the upcoming Jurong Innovation District, making it a hotspot for business and retail. Jurong West and Boon Lay offer vibrant residential communities with amenities like Jurong Point and lush green spaces such as Jurong Lake Gardens, providing a balanced lifestyle for residents.
The district is well-connected via MRT stations on the North-South Line, East-West Line, and Jurong Region Line (JRL), with the JRL set to significantly enhance accessibility. The ongoing transformation of the Tuas Mega Port and improved transport infrastructure will drive economic growth and attract professionals to the area.
Jurong offers a mix of affordable HDB flats, executive condominiums, and private properties like J Gateway and Lake Grande. Investors can expect strong rental demand from professionals working in the JLD and nearby industrial hubs. With the area’s continuous development and infrastructure upgrades, District 22 offers excellent potential for both residential living and long-term investment.
New launch projects in District 22: Jurong East, Jurong West, Boon Lay
| Property Name | Location | Developer |
|---|---|---|
| Sora | 72 – 78 Yuan Ching Road | Lakeside Residential Pte Ltd |
| J’den | 2 Jurong East Central 1 | Tanglin R.E Holdings Pte Ltd |
| The LakeGarden Residences | 80 & 82 Yuan Ching Road | Winville Investment Pte Ltd |
District 23: Hillview, Bukit Panjang, Bukit Batok, Choa Chu Kang
District 23 offers a peaceful suburban lifestyle surrounded by nature, making it an attractive area for families and nature enthusiasts. Hillview is known for its exclusivity, with low-density housing nestled amidst greenery, including Bukit Timah Nature Reserve and Dairy Farm Nature Park. Bukit Panjang combines affordable housing with a well-connected town center, while Bukit Batok provides a mix of mature residential estates and newer developments. Choa Chu Kang, with its sprawling HDB towns and amenities like Lot One Shoppers’ Mall, is a family-friendly neighborhood with a strong community focus.
The district boasts excellent connectivity, with MRT stations on the Downtown Line, North-South Line, and the Bukit Panjang LRT network. The Rail Corridor redevelopment also offers opportunities for recreational activities, promoting a healthier and more active lifestyle for residents.
District 23 offers a variety of housing options, including private condominiums like Midwood, The Hillier, Dairy Farm Residences, and Le Quest, as well as affordable HDB flats. The district’s combination of tranquil green spaces, strong community ties, and ongoing connectivity enhancements makes it appealing to families and professionals alike. With affordable property prices and the potential for future growth driven by infrastructure developments, District 23 remains a promising choice for both homebuyers and investors.
New launch projects in District 23: Hillview, Bukit Panjang, Bukit Batok, Choa Chu Kang
| Property Name | Location | Developer |
|---|---|---|
| Lumina Grand (EC) | 1 – 21 Bukit Batok West Ave 5 | CDL |
| Hillhaven | Hillview Rise | Far East Organization & Sekisui House Ltd |
| Altura (EC) | 111 – 123 Bukit Batok West Ave 8 | Qingjian Realty & Santarli Construction |
| The Arden | 2 – 6 Phoenix Road | CNQC Realty (Phoenix) Pte Ltd |
| The Myst | 800 & 802 Upper Bukit Timah Road | CDL |
| The Botany at Dairy Farm | Dairy Farm Walk | Sim Lian Land Pte Ltd |
| Phoenix Residences | 81 – 85 Phoenix Ave | USB (Phoenix) Pte Ltd |
| Midwood (Sold Out) | 8 – 10 Hillview Rise | Hong Leong Group |
| Mont Botanik Residence (Sold Out) | 2K & 2L Jalan Remaja | Episcia Land Pte Ltd |
| Dairy Farm Rersidences (Sold Out) | 4 – 12 Dairy Farm Lane | UE Dairy Farm Pte Ltd |
District 24: Kranji, Lim Chu Kang, Sungei Gedong, Tengah
District 24 is undergoing a significant transformation, spearheaded by the development of Tengah, Singapore’s first “Forest Town.” This innovative township emphasizes sustainability, featuring smart technologies, energy-efficient housing, and car-free town centers. Tengah is designed to accommodate approximately 42,000 homes, offering a mix of public and private housing. The district also includes rural areas like Kranji, Lim Chu Kang, and Sungei Gedong, known for agriculture, reservoirs, and nature reserves.
The district is supported by the new Jurong Region Line (JRL), enhancing connectivity to nearby employment hubs like the Jurong Lake District and Tuas Mega Port. Under the URA Master Plan, Tengah will feature green corridors, rooftop gardens, and extensive cycling networks, making it a model for sustainable urban living.
Tengah represents an excellent opportunity for young families and first-time homebuyers, offering affordable and eco-friendly housing options. Its innovative design, combined with strong infrastructure support, positions District 24 as a rising area of interest for homeowners and investors seeking long-term growth potential. With ongoing developments, District 24 is transforming into a desirable residential hub that balances urban living with nature.
New launch projects in District 24: Kranji, Lim Chu Kang, Sungei Gedong, Tengah
| Property Name | Location | Developer |
|---|---|---|
| Novo Place (EC) | 4 – 18 Plantation Close | Hoi Hup Sunway Jurong Pte Ltd |
District 25: Woodlands, Admiralty
District 25, encompassing Woodlands and Admiralty, is set to become a thriving regional hub under the North Coast Innovation Corridor. Woodlands Regional Centre, already a major retail and commercial destination with Causeway Point and Woodlands Civic Centre, will be further developed into a vibrant economic hub. The Woodlands Health Campus was officially in operation in 2024 to provide healthcare services in District 25. Admiralty, a quieter residential neighborhood, offers affordable housing options with easy access to amenities and green spaces like Woodlands Waterfront Park and Admiralty Park.
The district enjoys strong connectivity via the North-South MRT Line and will benefit from the upcoming Rapid Transit System (RTS) Link to Johor Bahru. The North-South Corridor, currently under construction, will further enhance accessibility to the city and reduce commuting times. These infrastructure improvements, combined with the district’s strategic location as a gateway to Malaysia, position District 25 as an important economic and residential area.
District 25 offers a wide range of housing options, from affordable HDB flats to private condominiums like Parc Rosewood, Rosewood Suites, Woodhaven, Forestville, and Twin Fountain. Its proximity to future economic hubs and cross-border connectivity ensures strong rental demand and long-term property value appreciation. For families and investors seeking affordable housing with future growth potential, District 25 is a promising choice.
New launch projects in District 25: Woodlands, Admiralty
| Property Name | Location | Developer |
|---|---|---|
| Norwood Grand | 2 – 10 Champions Way | CDL |
District 26: Lentor, Springleaf, Mandai
District 26 offers a serene living environment surrounded by lush greenery and low-density housing. Lentor and Springleaf are emerging residential enclaves, featuring boutique developments that cater to those seeking exclusivity and tranquility. Mandai, known for its wildlife attractions like the Singapore Zoo and Night Safari, is a green sanctuary with plans to further develop its eco-tourism appeal.
Connectivity in District 26 has been significantly enhanced by the Thomson-East Coast Line (TEL), linking Lentor and Springleaf to the city center and other key destinations. Future infrastructure upgrades include expanded park connectors and community spaces, promoting a healthy and active lifestyle. The district’s location near the Central Catchment Nature Reserve adds to its appeal for nature lovers and families.
Residential developments around Lentor MRT like Lentor Modern, Hillock Green, Lentor Hills Residences, and Lentor Mansion provide luxurious and modern housing options. Landed homes in Springleaf offer exclusivity, attracting families who value privacy and access to nature. With improved connectivity and the ongoing development of eco-tourism in Mandai, District 26 presents excellent potential for both long-term residential living and investment.
New launch projects in District 26: Lentor, Springleaf, Mandai
| Property Name | Location | Developer |
|---|---|---|
| Lentor Central Residences (coming soon – Feb 2025) | Lentor Central | GuocoLand & CSC Land Group & Intrepid Investments Pte Ltd |
| Lentor Mansion | Lentor Garden Road | GuocoLand & Hong Leong Holdings Limited |
| Lentoria | 32, 34, 36, 38 Lentor Hills Road | Hong Leong Holdings Limited & Mitsui Fudosan |
| Hillock Green | 22 – 28 Lentor Central | United Engineers Limited, Forsea Holdings & Soilbuild Group Holding |
| Lentor Hills Residences | 31, 33, 35, 37, 39 Lentor Hills Road | GuocoLand, Hong Leong Holdings Limited & TID |
| Lentor Modern (Sold Out) | Lentor Central | GuocoLand |
| Roots @ Transit (Sold Out) | 9 Transit Road | Soonbee Investment Holdings Pte Ltd |
| The Essence (Sold Out) | 1 Chong Kuo Road | Chong Kuo Development Pte Ltd |
District 27: Yishun, Sembawang
District 27, comprising Yishun and Sembawang, offers a blend of mature residential estates and new developments. Yishun is a self-sufficient town with amenities like Northpoint City, Yishun Park, and Khoo Teck Puat Hospital, making it an ideal choice for families. Sembawang, known for its quieter charm, features coastal attractions such as Sembawang Park and the iconic Sembawang Hot Spring.
Connectivity is a strong point for District 27, with MRT stations on the North-South Line and improved road networks planned under the URA Master Plan. Future enhancements, including better park connectors and community spaces, will further elevate the district’s livability. The Bukit Canberra Integrated Hub, a new lifestyle and sports center, will provide residents with state-of-the-art facilities.
District 27 offers a mix of affordable housing and private developments like Symphony Suites, Canberra Residences, The Brownstone EC and The Criterion EC. The district’s affordability and strong community focus make it appealing to families, while its proximity to key amenities and future infrastructure upgrades ensure long-term investment potential.
New launch projects in District 27: Yishun, Sembawang
| Property Name | Location | Developer |
|---|---|---|
| North Gaia (EC) | Yishun Close | Sing Holdings (Yishun) Pte Ltd |
| Provence Residence (EC) (Sold Out) | 23 – 39 Canberra Crescent | MCC Land (Canberra) Pte Ltd |
| Parc Canberra (EC) (Sold Out) | Canberra Walk | Hoi Hup Realty & Sunway Developments |
| The Watergardens at Canberra (Sold Out) | 27 Canberra Drive | UOL, Kheng Leong Co. & Singapore Land Group |
| Kandis Residence (Sold Out) | 2 Kandis Link | Tuan Sing Holdings Limited |
| The Commodore (Sold Out) | 59 Canberra Drive | JBE Holdings |
District 28: Seletar, Seletar Hill, Sengkang West
District 28, anchored by Seletar Aerospace Park, is a unique residential and business district that combines exclusivity with growth potential. Seletar Hill offers tranquil landed properties, while Sengkang West features newer residential developments catering to young families and professionals. The district’s proximity to nature reserves and its low-density living environment add to its appeal.
Connectivity is improving with the North-South Corridor, which will enhance access to the city. Future plans include the development of new parks and recreational spaces, creating a vibrant and livable environment for residents. The district’s strategic location near growing employment hubs like Seletar Aerospace Park ensures continued demand for housing.
Properties in District 28, such as Parc Botannia and boutique landed homes in Seletar Hill, appeal to families and professionals seeking exclusivity and tranquility. With its proximity to nature, growing employment hubs, and enhanced connectivity, District 28 is poised for steady growth, making it an excellent choice for long-term residential living and investment.
New launch projects in District 28: Seletar, Seletar Hill, Sengkang West
| Property Name | Location | Developer |
|---|---|---|
| Nim Collection | Nim Road / Ang Mo Kio Ave 5 | Bukit Sembawang Estates Limited |
| Parc Greenwich (EC) (Sold Out) | 31 Fernvale Lane | Frasers Property & CSC Land Group |
| Parc Botannia (Sold Out) | 10, 12, 16, 18 Fernvale Street | Sing Holdings Limited & Wee Hur Holdings Ltd |
| Belgravia Green (Sold Out) | Belgravia Drive | Fairview Developments Pte Ltd |
Summary
The Outside Central Region (OCR) is a vital segment of Singapore’s property market, appealing to families, young professionals, and value-conscious investors. With its mix of established towns and rapidly developing areas like Tengah Forest Town, Jurong Lake District, and Woodlands Regional Centre, the OCR offers a compelling blend of affordability and growth potential. Enhanced connectivity through new MRT lines like the Cross Island Line (CRL) and Jurong Region Line (JRL), coupled with sustainable urban planning, makes the OCR an increasingly desirable place to live and invest. This guide provides detailed insights into the key OCR districts, empowering you to navigate the region’s diverse property landscape and make informed investment decisions.
Read More About CCR and RCR
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Senior Associate District Director
Huttons Asia Pte Ltd
CEA Registration No.: R026434F
Agency License: L3008899K
Contact: +65 9383 9588
