In our Core Central Region property market insights, we examine one of Singapore’s most prestigious residential segments. Singapore’s private properties are generally classified into three key geographical zones:

1. Core Central Region (CCR).
2. Rest of Central Region (RCR).
3. Outside Central Region (OCR).

This market insight will explore the Core Central Region’s (CCR) distinct market characteristics, its prevailing buyer profiles, and the latest developments that continue to shape demand and investment trends in this high-end property segment.

The CCR encompasses the most coveted and luxurious residential areas of the city-state. It covers prime locations such as Orchard Road, Marina Bay, Sentosa, Downtown Core, Holland Road and Bukit Timah.

Besides being home to luxurious condominiums, exclusive landed estates, and some of the city’s most sought-after addresses, it also offers a dynamic mix of world-class shopping destinations, fine dining restaurants, and vibrant entertainment options that cater to diverse lifestyles.

The district also boasts rich cultural and heritage landmarks, blending modern sophistication with timeless charm. This cosmopolitan atmosphere, together with its thriving community, has propelled Singapore into one of the most desirable and multifaceted countries to live, explore, and invest in.

When compared to the Rest of Central Region (RCR) and Outside Central Region (OCR), the CCR offers a unique and premier urban living experience.

For a quick overview of the characteristics of Singapore’s three main regions, please refer to CCR, RCR, and OCR Market Insights.

Unique Characteristics of Singapore’s Core Central Region

The CCR is highly valued for its central location and is at the very core of Singapore’s urban landscape, which includes the Central Business District (CBD) and Marina Bay.

Its access to high-end shopping and dining, as well as abundant entertainment options, and major transportation nodes clearly differentiate it from the RCR (city fringe) and OCR (suburbs).

Beyond commercial vibrance, the CCR also offers a distinctive cultural vibe that enriches its residential appeal.

The Civic District enhances this allure with heritage landmarks like the National Gallery Singapore, Asian Civilisations Museum, Fort Canning Park, and Victoria Concert Hall, blending colonial architecture, cultural exhibitions, and green spaces for an enriching, walkable lifestyle.

Meanwhile, the Arts District around Waterloo Street and Bras Basah offers a vibrant creative ecosystem with museums, galleries, performance venues, and cultural spaces that further enhance CCR’s urban lifestyle.

Not forgetting, the annual Formula One’s inaugural night race held at Singapore’s Marina Bay Street Circuit attracts a global audience of 70 to 80 million.

The high prices in the Core Central Region (CCR) can be attributed to its limited land supply and sustained demand from affluent locals, expatriates, and foreign investors.

This demand is further reinforced by the region’s cosmopolitan lifestyle, where luxury living is seamlessly integrated with vibrant cultural diversity and premium urban conveniences.

On the other hand, the RCR offers a mix of convenience and affordability, while the OCR offers a more peaceful, suburban living at a lower price point.

Chart 1 below shows the 20-year average price per square foot (psf) appreciation of residential properties across the CCR, RCR, and OCR.

Chart 1: 20-Year Average PSF Gain in CCR, RCR & OCR

The Core Central Regions (CCR) Investment Potential

Despite the high land prices and entry costs, the property investment potential of the CCR is still strong.

Long-term data have consistently displayed capital growth, driven mainly by land scarcity and steady demand for luxury residences.

In the rental market, CCR properties are attractive to expatriates and high-income professionals who value exclusivity and convenience. They include those working in Singapore’s Downtown Core, covering areas such as the Central Business District and Singapore’s financial centres in Raffles Place and Marina Bay.

Although rental yields may be lower than the RCR and OCR due to their higher property prices, CCR properties are valued for their long-term capital gains, ideal for those seeking wealth accumulation and asset preservation over time.

Reflecting the area’s prestige, new property launches in the CCR offer premium fittings, fixtures, equipment, and finishes, as well as extensive facilities, which attract well-heeled and discerning home buyers and investors.

However, in recent years, they have also attracted young professionals and rich empty-nesters seeking a vibrant and dynamic lifestyle.

Sales of New Property Launches in Core Central Region

Recent new launches in the CCR include Union Square Residences, One Sophia, The Robertson Opus, One Marina Gardens, Upperhouse At Orchard Boulevard and Skye At Holland.

Of these projects, Skye at Holland performed the best, selling 658 (98.8%) of its 666 units at an average price of $2,953 psf during its sales launch. The strong demand can be attributed to its attractive price point, vibrant locale near Holland Village and a short stroll to the Holland MRT station.

Although most buyers in Singapore’s residential market are Singapore Citizens and Permanent Residents – largely due to the 60% Additional Buyer’s Stamp Duty (ABSD) imposed on foreign purchasers – there are still notable exceptions.

In a recent case, a Cambodian national acquired a unit at One Marina Gardens despite being subject to the full 60% tax on the property’s purchase price.

Also, the strong growth of family offices in Singapore has further underpinned demand for prime residential assets. Many of these ultra-high-net-worth individuals have sought stability and wealth preservation by taking advantage of Singapore’s political stability, robust governance, favourable tax framework, and strong financial ecosystem.

To avoid the hefty 60% ABSD, many of them have acquired Singapore citizenship or permanent resident status, which eliminates or reduces the ABSD payment substantially.

The above developments underscore the enduring appeal of Singapore’s real estate. Even in the face of stringent policies, it is highly regarded as a safe-haven asset amid the ongoing global economic and geopolitical uncertainties.

Units at Ultra-Luxury Market Transacted Above $6,000 psf

In 2025, Singapore’s ultra-luxury property market witnessed a significant surge, with five transactions surpassing the $6,000 psf threshold – nearly matching the total of six such deals recorded between 2011 and 2024.

These transactions were driven by high-net-worth individuals, including Singaporeans and Permanent Residents, seeking rare, move-in-ready assets in the Core Central Region.

A Park Nova penthouse led the way, achieving the second-highest psf price in Singapore’s history.

These high-value deals reflect a narrowing price gap between prime and city-fringe properties, further boosting the appeal of top-tier luxury developments.

Properties breaching $6,000 psf in 2025

• Park Nova: A 5,899 sq ft penthouse sold for $38.89 million ($6,593 psf).
• Skywaters Residences: An Aman-branded residence sold for $11.69 million ($6,501 psf).
• The Marq on Paterson Hill: A resale unit sold for $19.18 million ($6,274 psf).
• Sculptura Ardmore: Two units were sold for $20 million – one at $6,193 psf and the other at $6,013 psf.

Navigating Singapore’s Residential Real Estate Market

Nevertheless, investing in Singapore’s residential real estate requires the necessary knowledge to navigate the complex regulatory environment and market dynamics. These include government policies, economic factors, and market trends that can significantly impact property values and investment returns.

Some of the key government regulations – including strict foreign ownership rules, property cooling measures such as Additional Buyer’s Stamp Duty (ABSD), and stringent loan-to-value (LTV) limits – are crucial instruments in shaping Singapore’s residential property market.

These policies directly influence eligibility, affordability, and overall investment viability. As such, understanding them is fundamental to mitigating regulatory risk, structuring purchases effectively, and ultimately optimising returns within Singapore’s highly controlled and tightly regulated property landscape.

In addition, keeping tabs on macroeconomic developments such as supply-demand balance, GDP growth, employment rates, and interest rate movements are crucial, as these factors will influence the market’s performance.

For a more detailed understanding of Singapore’s residential, please refer to our property resources and guides.

URA Master Plans – Shaping Singapore’s Core Central Region

Understanding Singapore’s Urban Redevelopment Authority (URA) master plans is crucial in making informed investment decisions.

These include the Master Plan and Concept Plan, formulated to meet the long-term needs of land-scarce Singapore.

The Master Plan covers a 10 to 15-year period into the future and is reviewed every five years. It works in tandem with the broad long-term strategies outlined in the Concept Plan, which provides land use plans covering a 40 to 50-year period.

In this regard, the URA Master Plan plays a crucial role in guiding the phased development of the CCR, which includes new homes, offices, hotels, and lifestyle precincts, alongside transport upgrades and green networks.

The aim is to create round-the-clock “live-work-play” districts, moving beyond the traditional work-centric model. The plan also emphasises enhanced pedestrian connectivity and preservation of heritage sites to boost liveability and vibrancy within the city core.

This will help to maintain its position as Singapore’s premier business and residential hub.

Undertaking such a forward-looking approach will ensure that the CCR remains attractive and investment-worthy, with a well-calibrated pipeline of future projects supporting both liveability and long-term investment value.

Government Land Sales (GLS)

The Core Central Region (CCR) has seen some of the most competitive bidding in 2025, particularly for sites located in the prime District 10 (Holland) and District 11 (Newton/Bukit Timah) areas.

Recent government land tenders have attracted strong developer appetite for Core Central Region (CCR) sites, signalling confidence in Singapore’s prime residential market.

For example, the Bukit Timah Road (Newton) site attracted eight bids, with HH Investment securing it at $1,820 per square foot per plot ratio in November 2025.

Similarly, the Dunearn Road (Turf City) parcel generated nine competing bids, awarded to a consortium comprising Frasers, Sekisui House, and CSC Land at $1,410 psf ppr in July 2025.

As for the Holland Link site, it drew five bids and was awarded to Sim Lian at $1,432 psf ppr in July 2025.

Based on these land prices, new projects in these areas may be launched at prices up to $3.400 psf to $3,600 psf.

These competitive bids reflect several converging factors.

1. Pent-up demand from high-net-worth individuals and expatriates seeking premium residences has strengthened amid Singapore’s favourable economic outlook.
2. The scarcity of well-located CCR land creates supply constraints that support prices and future capital appreciation potential.
3. Developers recognise that CCR properties’ unique attributes – including proximity to the CBD, cultural precincts, prestigious schools, and lifestyle amenities – justify their premium positioning.

The narrowing price gap between CCR and city-fringe/suburban properties further enhances the former’s investment appeal. Chart 2 below shows the 10-year average price per square foot (psf) trends for CCR, RCR, and OCR.

• CCR vs RCR: from +31.88% to +5.48%.
• CCR vs OCR: from +73.54% to +57.76%.

Chart 2: Narrowing Price Gaps – CCR vs RCR and CCR vs OCR

Developers are also capitalising on improved market sentiment following policy stabilisation and economic resilience, viewing CCR acquisitions as strategic long-term investments that align with Singapore’s continued urbanisation and wealth accumulation trends.

Conclusion

In conclusion, Singapore’s Core Central Region (CCR) stands as the island’s unrivalled prime residential enclave, defined by its exclusivity, comprehensive urban integration, and exceptional lifestyle offerings.

CCR properties offer far more than just a shelter over your head; they represent a strategic asset, providing investors with solid capital preservation, good long-term appreciation prospects, and consistent rental demand from a high-calibre tenant pool.

For discerning homeowners, the CCR represents the epitome of luxury urban living – a singular address that encapsulates status, convenience, and unparalleled access to the very best the city has to offer.

The premium attached to CCR ownership is ultimately the premium paid for world-class assets, enduring value, and unrivalled prestige.

Core Central Region Property Reviews

The following are some of the latest property launches in the Core Central Region (RCR):

• Newport Residences at Anson Road.
• W Residences at Marina View.
• Upperhouse At Orchard Boulevard.
• Robertson Opus at Robertson Quay.
• Union Square Residences at Clarke Quay.
• The Collective @ One Sophia at Sophia Road.

For a more information on Singapore’s residential, please refer to our property resources and guides. These include:

• Property Investment Guides
• Property Regulations
• Private Property Guides
• Executive Condo Guides
• HDB Guides
• Property Finance & Costs
• Property Marketing
• Property Hotspots

WhatsApp me if you have any questions about Singapore’s residential real estate market.

Core Central Region District Numbers and Planning Areas