In our Outside Central Region property market insights, we will highlight its unique market characteristics and the investment potential it offers.

The Outside Central Region (OCR) constitutes the vast, mass-market segment of Singapore’s residential real estate. Spanning major suburban areas like Punggol, Sengkang, Jurong, Tampines, and Woodlands, to name a few, it covers about three-quarters of the island’s land.

Singapore’s private residential market is segmented into three distinct regions – Outside Central Region (OCR), Rest of Central Region (RCR), and Core Central Region (CCR). For an overview of these three regions, please refer to New Launch Market Insights for CCR, RCR, and OCR.

The Rest of Central Region (RCR) comprises city-fringe areas such as Queenstown, Toa Payoh, and Katong while the Core Central Region (CCR) encompasses prime locations, including Orchard Road, Marina Bay, and River Valley.

OCR properties appeal to a specific buyer profile – those who prioritise space over urban prestige and centrality. They also come with lower price points compared to RCR and CCR, but at the expense of being located further from the city centre.

However, recent economic shifts, strategic government decentralisation efforts, and continuous improvements under the URA Master Plans have collectively positioned new property launches in the Outside Central Region (OCR) not merely as a place for residence, but also as an investment.

Improved transport connectivity, through upcoming MRT lines, development of new integrated transport hubs, emerging employment centres, and enhanced community infrastructure, has significantly elevated living standards in suburban areas.

Detailed pricing analyses have shown that the OCR is no longer just an affordable alternative but a growth-oriented market segment offering comparable, or even better, rental yields while also offering strong long-term investment potential.

The appeal of private residential properties in the OCR can be seen from the strong demand for recent property launches like Faber Residence, Springleaf Residence, Chuan Park, and Parktown Residence.

The Outside Central Region (OCR) Housing Landscape

The Outside Central Region (OCR), which has a land mass larger than the RCR and CCR combined, is predominantly characterised by mass-market housing. Besides public housing (HDB flats), there are also a significant number of private condominium developments alongside a rising presence of Executive Condominiums (ECs).

Executive Condominiums (ECs) are a hybrid housing type that bridges Singapore’s public and private property markets. They cater to middle-income households – those earning above the $14,000 monthly income ceiling for new HDB flats but unable to afford private condominiums, as well as buyers seeking condominium-style living at a more accessible price point.

ECs can be found across major housing estates such as Jurong, Woodlands, Sengkang, and Tampines. Some of the latest executive condominium launches include Otto Place at Tengah, Coastal Cabana at Pasir Ris, and Rivelle at Tampines West.

How Singapore’s Decentralisation Strategy Benefits OCR

The appeal of the OCR, particularly for new property launches, can be traced back to Singapore’s long-term decentralisation strategy since the development of the Tampines Regional Centre in 1991

This strategic effort aims to divert economic and employment hubs across the island, bringing jobs closer to homes rather than having them concentrated in the city centre.

Today, business nodes such as the Jurong Lake District, Tampines Regional Centre, and Punggol Digital District have established self-sufficient ecosystems, complete with retail, offices, and schools, supported by enhanced transport connectivity.

This transformation has addressed the OCR’s main limitation – its distance from the city centre – by creating high-value employment opportunities closer to where people live. For residents, this shift translates not only into meaningful cost savings but also a better quality of living.

The reduced commuting time has provided them with more family time and rest.

In addition, amenities are comprehensive, with Jurong East boasting a cluster of shopping malls such as Westgate, JEM, and IMM, while Punggol offers waterfront ecological features like Punggol Waterway.

Transport connectivity has also improved significantly through the expansion of the MRT network, which has enhanced accessibility to the city centre in under an hour.

URA Master Plans for the Outside Central Region (OCR)

The URA’s Draft Master Plan 2025 is continuing to redefine the Outside Central Region (OCR), elevating it from a distant outpost to a compelling choice for both homebuyers and investors.

Enhanced transport links, proximity to job centres, and amenities are shifting perceptions, positioning OCR properties as balanced lifestyle options with promising growth potential rather than “cheap” private housing alternatives.

With decentralisation, residents can now live, work, learn, and have convenient access to leisure and lifestyle amenities within vibrant regional centres, minimising commutes to the Central Business District (CBD) and Downtown Singapore.

For investors, this translates into stronger, more sustainable demand for suburban homes, making them a viable long-term investment option.

Major Employment Hubs in the OCR

Major employment nodes in the OCR are reinforced in the URA Draft Master Plan 2025, ensuring convenient access to jobs for residents. These include the following:

Jurong Lake District: Set to become the largest central business district outside the city, there are plans to create up to 100,000 jobs in offices, retail, and hospitality, served by multiple MRT lines.

Woodlands Regional Centre: A strategic economic gateway with integrated business hubs that capitalise on the Johor-Singapore Special Economic Zone and the upcoming RTS Link to foster innovation and cross-border connectivity.

North Coast Innovation Corridor: A northern economic zone stretching from Woodlands to Punggol that hosts agri-tech and digital industries to create “work-live-play” environments and jobs closer to residential areas.

Punggol Digital District: A high-tech and digital economic zone with creative offices, waterfront living, and strong family amenities in the northeast. It is also home to the new Singapore Institute of Technology (SIT) campus.

Changi Region: Capitalising on the expansion of Changi Airport and development of Changi East Urban District to anchor Singapore as a major global air-hub.

As more high-value jobs and offices are created in these hubs, residents will have opportunities to work closer to their homes, which in turn raises the appeal of nearby OCR neighbourhoods as convenient, full-fledged places to live, work, play, and study.

Home buyers who previously considered city-fringe locations for job access may start considering well-connected OCR estates instead. At the same time, astute investors can position themselves ahead of this demand by focusing on projects near growing job centres.

Transport Upgrades And Changing Distance Perceptions

Major rail projects such as the Jurong Region Line (JRL)and Cross Island Line (CRL) will link housing estates like Jurong, Choa Chu Kang, Ang Mo Kio, Punggol, Hougang, Pasir Ris, and Tampines North more directly to business and lifestyle hubs across the island.

As most trips are set to be reduced to 45 minutes or less, the distance between the OCR’s major housing estates and central areas feels much smaller. This makes it easier for buyers to choose a bigger home in the OCR, since daily commutes seem less of a major hassle.

For investors, better rail access broadens the tenant pool, and along with their lower entry prices and higher rental yields, this makes OCR homes an attractive investment option.

New Homes, Amenities, And Everyday Lifestyle

Over the next decade or so, tens of thousands of new homes are planned across multiple estates in the OCR, along with town centres, community spaces, sports facilities, and park connectors.

These plans build on what has already taken place in areas like Jurong East, with its cluster of malls, and Punggol, with its waterfront and leisure offerings setting an example that the suburbs can offer a complete lifestyle ecosystem.

As these amenities mature, buyers and tenants are likely to judge OCR projects less by distance alone and more by the quality of the surrounding environment, which favours newer, well-planned townships with green and sustainable features.

Education Access

Many suburban housing estates are well supported by established schools, junior colleges, and higher education institutions, providing residents with convenient and reliable access to quality education.

For example, the Nanyang Technological University (NTU) is located in the West, Singapore University of Technology & Design (SUTD) in the East, and Singapore Institute of Technology (SIT) in the Northeast.

Access to quality education is often a decisive factor for families seeking long-term residence.

From an investment perspective, neighbourhoods with strong educational infrastructure tend to experience higher property demand, robust rental yields, and sustained capital appreciation, making them attractive to both homebuyers and investors alike.

This is validated by research from the NUS Institute of Real Estate Studies.

Conclusion

From a property investment standpoint, the OCR already offers the lowest average price per square foot (PSF) and some of the highest rental yields compared to the RCR and CCR.

This makes it attractive for budget-conscious buyers and yield-focused investors.

With the Draft Master Plan 2025 pushing further improvements in connectivity and employment access through hubs like Jurong Lake District, Woodlands Regional Centre and Tampines Regional Centre, as well as exciting redevelopment of the former Paya Lebar Airbase and Sembawang Shipyard, many market participants are beginning to see OCR properties as assets with investment growth potential rather than “cheaper alternatives”.

Bullish Land Bids by Housing Developers in the OCR

Lately, housing developers have shown strong confidence in Singapore’s Outside Central Region (OCR) through aggressive land bids in recent Government Land Sales (GLS) tenders.

For example, SingHaiyi Group and Haiyi Holdings secured the Bayshore Road site for S$658.9 million at a record S$1,388 psf ppr in March 2025, surpassing prior OCR benchmarks and drawing eight bidders.

Similarly, Sing Holdings and Sunway Developments clinched the Chuan Grove parcel for S$703.6 million at S$1,376 psf ppr in July 2025, the second-highest OCR bid of 2025 amid seven competitors.

These bullish bids signal strong anticipated demand for strategic sites near MRT stations and amenities, potentially pushing upcoming OCR condo launches toward S$2,700 psf.

Below is a table showing the results of the latest government land tenders.

GLS Site	Winning Developer / Consortium	Land Cost (psf ppr)	Total Bid Value	Award Date
Hougang Central	CapitaLand & UOL Group	$1,179	$1.50 Billion	December 2025
Bedok Rise	Allgreen Properties	$1,330	$464.8 Million	December 2025
Chuan Grove (Site 2)	Sing Holdings & Sunway Development.	$1,331	$623.9 Million	September 2025
Chuan Grove (Site 1)	Sing Holdings & Sunway Development.	$1,376	$703.6 Million	July 2025
Lakeside Drive	City Developments Limited (CDL)	$1,132	$608.0 Million	June 2025
Bayshore Road	SingHaiyi Group	$1,388	$658.9 Million	March 2025

20-year Average Price Comparison: OCR vs RCR & CCR

Over the past 20 years, the increase in the average price per square foot (psf) in the OCR outpaced that of the CCR but remained below the growth seen in the RCR.

• OCR: +303.23%
• RCR: +352.66%
• CCR: +202.02%

The OCR’s strong performance reflects healthy demand for affordable suburban homes and improved infrastructure and transport connectivity.

Nevertheless, the RCR outperformed as buyers still value city-fringe locations, which offer a balance of convenience, lifestyle appeal, and relative affordability, when compared to central districts.

Outside Central Region Property Reviews

The following are some of the latest property launches in the Outside Central Region (OCR):

• Coastal Cabana Executive Condominium at Pasir Ris.
• Rivelle Executive Condominium at Tampines West.
• Pinery Residences at Tampines West.
• Narra Residences at Dairy Farm.

More can be found in our property reviews.

Outside Central Region (OCR) District Numbers & Planning Areas

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

Property Resources & Guides

To help you navigate Singapore’s residential property market, please refer to our following guides:

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

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