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The Ultimate Singapore District Map: CCR, RCR, RCR Explained

Maelyn Lagman

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In Singapore’s real estate market, the island is divided into three main regions that are crucial for understanding property classifications and market trends: the Core Central Region (CCR), the Rest of Central Region (RCR), and the Outside Central Region (OCR). Here, we list down all the Singapore districts that comprise each region.

Singapore District Map: Breaking Down CCR, RCR, OCR

Core Central Region (CCR)

CCR Map in Singapore

A map depicting 2023 property transactions in the CCR.

This area includes the central and most prime residential districts of Singapore, such as Districts 9, 10, 11 (better known as the central area), Downtown Core, and Sentosa. Properties in the CCR are highly sought after due to their prime locations, proximity to the Central Business District (CBD), luxury amenities, and prestigious addresses. The CCR is popular among high-net-worth individuals, expats, and investors looking for premium residential properties.

Do you live in the Core Central Region (CCR)?

Singapore Postal DistrictArea
Prime Central Area
District 9 (Central – Orchard)Orchard, Cairnhill, River Valley
District 10 (Central – Near Orchard)Bukit Timah, Holland Road, Tanglin
District 11 (Central – Near Orchard)Newton, Novena
Downtown Core
Part of District 1 (Business District)Raffles Place, Cecil, Marina, People’s Park
Part of District 2 (Business District)Anson, Tanjong Pagar
District 6 (City/ Business District)City Hall, High Street
Part of District 7 (City)Beach Road, Bencoolen Road, Bugis, Rochor
Sentosa
District 4 (South)Sentosa, Harbourfront

Should you sell your CCR property?

If you own a condo unit at any of these D10 new launch projects — 19 Nassim, Grange 1886, and Park Nova — or Midtown Modern at D07, you can consider selling it in 2024 without paying Seller’s Stamp Duty (SSD).

CCR condos to be SSD-free from 2024

Project NameDistrictTotal No. of Units
19 Nassim10 101
Grange 18861060
Park Nova1054
Midtown Modern7200

In 2023, there were over 17,600 private property transactions in the CCR, a majority of which were resale transactions. Here’s a general overview of CCR property prices at a glance:

Maximum Sale Price$75,000,000
Minimum Sale Price$550,000
Average Sale Price$2,924,518
Average $ PSF$2,303
Average SQ FT1,276

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Central area condo prices from 2023 transactions

Here are the top 10 new launch condo projects in the central area that were transacted in the past year, ranked from the highest price per square foot. 

Project Name$ PSF
Les Maisons Nassim$5,635
Eden$5,165
Park Nova$4,859
Sculptura Ardmore$4,444
Le Nouvel Ardmore$4,324
Skyline @ Orchard Boulevard$4,200
The Marq On Paterson Hill$4,082
Boulevard Vue$4,052
Klimt Cairnhill$3,839
The Ritz Carlton Residences$3,746

Downtown Core condo prices from 2023 transactions

Here are the top 10 new launch condo projects in Downtown Core that were transacted in the past year, ranked from the highest price per square foot. 

Project Name$ PSF
Wallich Residence$3,427
South Beach Residences$3,365
Eden Residences Capitol$3,307
Midtown Bay$2,969
Midtown Modern$2,776
One Bernam$2,519
The M$2,513
Robinson Suites$2,469
Marina One Residences$2,447
Marina Bay Residences$2,306

Sentosa condo prices from 2023 transactions

Here are the top 10 new launch condo projects in Sentosa that were transacted in the past year, ranked from the highest price per square foot. 

Project Name$ PSF
Seven Palms Sentosa$2,843
Cape Royale$2,196
Seascape$2,011
Marina Collection$1,784
The Oceanfront @ Sentosa Cove$1,613
The Coast At Sentosa Cove$1,563
Turquoise$1,472
The Azure$1,450
The Berth By The Cove$1,365

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Should you buy a CCR property?

While central region properties are known to be priced higher than those in the OCR and RCR, the truth is that there are always units for sale that are affordable for the average buyer. Here are 10 freehold condo projects at lower than $1,500 PSF.

10 freehold CCR condos lower than $1,500 PSF

Leasehold properties tend to depreciate in value over time, so we compiled a list of freehold condos in the CCR for you to consider instead, in a price range lower than $2,000 PSF, which has become the market norm today. 

Project Name$ PSFSales Volume
Cavenagh Gardens$1,290.2434
Orchard Towers$1,371.6010
The Axis$1,395.4416
Adam Park Condominium$1,396.1128
Mandale Heights$1,403.1323
The Ansley$1,431.1020
Parc Mackenzie$1,437.1414
Jervois Regency$1,448.5511
Parc Centennial$1,452.0727
Thomson 800$1,459.8451

Should you rent out your CCR property?

A table depicting CCR Condo Rental Transactions in 2023, by Ohmyhome

The number of rental transactions in the CCR was on a downward trend throughout 2023, starting from a high in January. November and December recorded the lowest transaction volume at 1,407 and 1,434 rentals, respectively.

There was moderate growth in rental prices from January to October, though this did not persist. Rental prices slid to $6,630 in December following a spike in May where prices rose sharply to $9,334 from the previous month.

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Rest of Central Region (RCR)

RCR Map in Singapore

A map depicting 2023 property transactions in the RCR.

Surrounding the CCR, the RCR includes areas that are within the central region but are not classified as core central. This includes locations like Bukit Merah, Geylang, Kallang, and Queenstown. Properties in the RCR offer a balance between proximity to the city center and more affordable prices compared to the CCR. The RCR is attractive to buyers and investors looking for properties that are close to the city but at a lower entry price point.

Do you live in the Rest of Central Region (RCR)?

Singapore Postal DistrictArea
Part of District 1 (City – Business District)Marina South
Part of District 2 (City – Business District)Chinatown
District 3 (Central South)Queenstown, Tiong Bahru
Part of District 4 (South)Telok Blangah, Harbourfront
Part of District 5 (South West)Pasir Panjang, Clementi New Town
Part of District 6 (City – Business District)City Hall, High Street
Part of District 7 (City)Middle Road, Golden Mile
District 8 (Central)Little India, Farrer Park, Serangoon Road
District 12 (Central)Balestier, Toa Payoh, Serangoon
Part of District 13 (Central East)Macpherson, Braddell
Part of District 14 (Central East)Geylang, Eunos
Part of District 15 (East Coast)Katong, Joo Chiat, Amber Road
Part of District 19 (North East)Paya Lebar
District 20 (Central North)Bishan, Ang Mo Kio
District 21 (Central West)Upper Bukit Timah, Clementi Park, Ulu Pandan
District 23 (North West)Bukit Batok, Bukit Panjang, Choa Chu Kang

Should you sell your RCR property?

If you own a condo unit at any of these new launch projects in the RCR, you can consider selling it in 2024 without paying SSD. 

RCR condos to be SSD-free from 2024

Project NameDistrictTotal No. of Units
Midtown Modern7200
Liv @ MB15298
Meyer Mansion15200
Forett at Bukit Timah21633
Ki Residences at Brookvale21660

In 2023, there were over 35,800 private property transactions in the RCR, a majority of which were resale transactions. Here’s a general overview of RCR property prices at a glance:

RCR condo prices from 2023 transactions

Maximum Sale Price$48,000,000
Minimum Sale Price$445,000
Average Sale Price$1,651,070
Average $ PSF$1,748
Average SQ FT975

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Should you buy an RCR property?

10 freehold RCR condos lower than $1,500 PSF

Leasehold properties tend to depreciate in value over time, so we compiled a list of freehold condos in the RCR for you to consider instead, in a price range lower than $2,000 PSF, which has become the market norm today. 

Project Name$ PSFSales Volume
Signature Park$1,331.49104
Pandan Valley$1,248.0772
The Sunny Spring$1,167.9061
Park Natura$1,123.7046
The Beverly$1,146.2139
Le Crescendo$1,247.1539
Casa Fortuna$1,274.8336
The Verve$1,339.1435
Atrium Residences$1,041.2331
Tivoli Grande$1,230.2331

Should you rent out your RCR property?

A table depicting RCR Condo Rental Transactions in 2023, by Ohmyhome

The condo rental market in the RCR was moderately stable throughout the year, with prices exhibiting a slight upward trend from January to October, despite the fluctuations in transaction volume. RCR rental prices saw a significant 39.68% surge, recording an overall 22.84% increase in 2023. Rental transactions fell from January to March, and continued to fluctuate in the remaining months. Overall, there was a 45.06% fall in RCR rentals.

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Outside Central Region (OCR)

OCR Map in Singapore

A map depicting 2023 property transactions in the OCR.

This region encompasses the suburban areas and is the largest of the three regions. It includes towns like Bedok, Bukit Batok, Hougang, and Tampines. The OCR is known for its more affordable residential options, comprehensive amenities, and good connectivity to the rest of the island. Properties in the OCR are popular among a wide range of buyers, including first-time homeowners and those looking for more spacious living options at a lower cost.

Do you live in the Outside Central Region (OCR)?

Singapore Postal DistrictArea
Part of District 5Clementi, West Coast
District 13Bradell
Part of District 14Kemabangan, Kaki Bukit
Part of District 15Telok Kurau, Siglap, Frankel
District 16Bedok, Upper East Coast, Bayshore, Tanah Merah, Upper Changi
District 17Flora Drive, Loyang, Changi
District 18Tampines, Pasir Ris
District 19Punggol, Sengkang, Hougang, Kovan, Serangoon, Lorong Ah Soo
Part of District 20Ang Mo Kio
District 21Upper Bukit Timah, Ulu Pandan, Clementi Park
District 22Jurong East, Jurong West, Boon Lay
District 23Hillview, Bukit Panjang, Bukit Batok, Choa Chu Kang
District 24Kranji, Lim Chu Kang, Sungei Gedong, Tengah
District 25Woodlands, Admiralty
District 26Lentor, Springleaf, Mandai
District 27Yishun, Sembawang
District 28Seletar, Seletar Hill, Sengkang West

Should you sell your OCR property?

If you own a condo unit at any of these new launch projects in the OCR, you can consider selling it in 2024 without paying SSD. 

OCR condos to be SSD-free from 2024

Project NameDistrictTotal No. of Units
Liv @ MB15298
Meyer Mansion15200
Forett at Bukit Timah21633
Ki Residences at Brookvale21660

In 2023, there were over 59,600 private property transactions in the OCR, a majority of which were resale transactions. Here’s a general overview of OCR property prices at a glance:

OCR condo prices from 2023 transactions

Maximum Sale Price$6,800,000
Minimum Sale Price$376,000
Average Sale Price$1,234,306
Average $ PSF$1,255
Average SQ FT1,027

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Should you buy an OCR property?

10 freehold OCR condos lower than $1,500 PSF

Leasehold properties tend to depreciate in value over time, so we compiled a list of freehold condos in the OCR for you to consider instead, in a price range lower than $2,000 PSF, which has become the market norm today. 

Project Name$ PSFVolume
Vacanza @ East$1,217.86132
The Parc Condominium$1,348.39113
Flamingo Valley$1,472.01103
Meadows @ Peirce$1,199.88101
Clementi Park$1,219.1568
Parc Palais$1,206.5768
The Infiniti$1,164.5062
The Gale$1,001.4062
Sunhaven$1,016.6761
Glendale Park$1,297.9060

Should you rent out your OCR property?

A table depicting OCR Condo Rental Transactions in 2023, by Ohmyhome

There has been a consistent downward trend in both monthly rental prices and transaction volume for OCR condos throughout 2023. Rental prices fell from $6,807 in January to $6,630 in December, reflecting a 2.6% downturn by the end of the year. The number of transactions also dropped by 45% from 2,604 rentals in January to 1,434 in December.

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Average PSF price growth of private projects in the past 10 years: CCR vs OCR vs RCR

Looking at the average PSF prices of private properties in the CCR, OCR, and RCR, we can see a steady growth in prices for all three regions.

A table depicting the growth of PSF prices for private properties in the CCR, OCR, and RCR

However, property prices in the CCR have grown at a faster pace than in the OCR and RCR. This also means more fluctuations in the market trend, owing to the constant shifts in demand and supply in prime central properties. As property prices grow at a faster pace, buyers tend to move to the city-fringe, which results in rising prices in those areas. And so it goes for RCR properties. 

What’s interesting is that prices have risen significantly in the last two years, from 2022 to 2024, when Singapore opened its borders following nationwide restrictions and heightened alert measures at the height of the pandemic. 

Considering to buy, sell, rent properties in CCR, OCR, or RCR?

Drop us a message on WhatsApp to speak with any of our property agents or ask us a question on the Live Chat at the bottom, right-hand corner of the screen. We’ll respond to you in less than 3 minutes — promise.

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