In this Rest of Central Region property market insights, we will examine its unique city-fringe market characteristics and investment opportunities.
Situated between the prestigious Core Central Region (CCR) and the suburban Outside Central Region (OCR), it offers a blend of accessibility, affordability, and abundant amenities, alongside excellent MRT connectivity, which provides an attractive investment option.
The long-term investment prospects of RCR properties are further reinforced by the Urban Redevelopment Authority’s (URA) master plans to enhance the region’s connectivity, vibrancy, and overall liveability.
Prices of private residential properties in the Rest of Central Region (RCR) often lie between the ultra-premium levels of those in the city and more affordable price points in the suburbs.
The Rest of Central Region (RCR) generally covers areas in the city fringes and some portions of Singapore’s Central Region that lie outside the CCR.
Unlike the Core Central Region, which includes prime districts such as Orchard, Marina Bay, Downtown Core and Sentosa, the RCR comprises established and lively neighbourhoods like Queenstown, Bishan, Thomson Road, Katong, and Toa Payoh.
The RCR benefits from extensive transportation links, supported by multiple MRT lines, including the expanding Thomson-East Coast Line and the development of the new Cross Island Line, helping to facilitate convenient access to the Central Business District (CBD), Downtown Singapore, Changi Airport, and many key employment hubs, as well as recreational and lifestyle destinations across the island.
Residents also enjoy access to well-developed urban amenities, such as shopping malls, medical facilities and recreational centres, as well as established neighbourhoods and employment hubs, which include One-North, Bishan and Paya Lebar Sub-regional Centre, appealing to both young families and professionals seeking a balanced urban-suburban lifestyle. More information can also be found in new launch market insight for CCR, RCR & OCR.
The CCR is synonymous with Singapore’s luxury and high-end residential market. It comprises the historic and commercial heart of the city, featuring exclusive condominiums, landed properties, and prestigious landmarks.
As such, property prices reflect this highly coveted status, with premiums that often deter buyers with tighter budgets.
In contrast, the OCR covers residential estates in the suburbs like Tampines, Jurong, and Woodlands, characterised by larger public housing estates and more affordable executive condominiums and mass-market private housing options.
The OCR appeals mainly to those prioritising space and lower entry prices, often at the expense of longer commutes to the city centre.
However, with the expanding MRT network, it has become more accessible, while the government decentralisation efforts have given rise to vibrant, self-contained housing estates in the suburbs.
The RCR’s key advantage lies in its strategic position as a “sweet spot” between the Core Central Region (CCR) and Outside Central Region (OCR). It offers a balance of affordability compared to the CCR, while delivering stronger connectivity, urban conveniences, and lifestyle appeal than the OCR.
This positioning supports a diverse range of residential options, from mid-tier condominiums to landed homes and heritage conservation shophouses in Katong and Joo Chiat, for example, catering to varied lifestyle preferences and investment profiles.
In addition, the RCR features several notable heritage districts and areas, which include Chinatown, Little India, Kampong Glam, Katong, and Tiong Bahru. These areas offer a unique lifestyle that blends cultural authenticity and contemporary living conveniences.
RCR Investment Potential
Properties in the Rest of Central Region (RCR) present an appealing investment opportunity for discerning buyers. They are well-served by an excellent MRT network, supported by comprehensive amenities, and situated near reputable schools – factors that enhance both liveability and long-term value.
Additionally, the rental market remains robust due to the proximity to major business hubs. These include the Central Business District (CBD), Greater One-North, Mapletree Business City, and Paya Lebar Sub-Regional Centre, to name a few.
This rental demand is driven by professionals working in the city who seek reasonable commute times without the expensive price tags of CCR properties – a key factor for achieving higher rental yields compared to properties in the ultra-premium CCR – coupled with a significant tenant pool.
The access to many top educational institutions is another key attraction, particularly for families prioritising quality schooling for their children.
Access to a strong concentration of renowned schools and tertiary institutions is especially evident in the Dover–Clementi area, which is situated near the One-North high-tech and innovation hub.
In this regard, the planned Dover–Medway housing precinct highlighted in the latest URA Master Plan is well positioned to draw substantial demand from both owner-occupiers and investors.
The first phase will provide around 6,000 public and private homes. Development is set to begin in November 2025, starting with a Government Land Sales site in Dover Road that can yield 625 private apartments.
In addition, there are many international schools such as Tanglin Trust, United College of Southeast Asia, and Nexus International Schools, among many others, which will attract rental demand from expatriate families.
As illustrated in the 20-year price chart below, property values in the RCR have shown steady appreciation over the years.
20-Year Average PSF Gain in CCR, RCR & OCR
Hence, it is unsurprising that recent new launches such as Zyon Grand, Promenade Peak, and Penrith have attracted strong demand for properties in the Rest of Central Region (RCR).
The URA Master Plan for Singapore’s Rest of Central Region (RCR) can be expected to underpin long-term property values.
Major development plans in the Greater Southern Waterfront, Kallang Alive precinct, and the redevelopment of the former Bukit Timah Turf Club and Mount Pleasant will introduce substantial new housing supply alongside lifestyle, recreational, and employment amenities.
This will reinforce sustained owner-occupier demand rather than purely speculative interest.
At the same time, the decentralisation of jobs to areas such as the Greater One-North and planned Bishan Sub-Regional Centre will further strengthen the live-work-play integration.
These developments will support housing and rental demand from professionals seeking proximity to both the city and emerging employment hubs.
Improved transport connectivity, greener urban environments, and mixed-use planning further strengthen the RCR’s appeal.
Taken together, these developments will strengthen the RCR’s investment prospects offer long-term property investors a more favourable balance between risk and returns.
The recent strong interest in Singapore’s government land sales (GLS) has demonstrated sustained resilience, particularly for strategically positioned sites with strong locational attributes.
The Dorset Road is a prime example, benefitting from its proximity to Farrer Park MRT station, City Square Mall, and several educational institutions, boosting its investment appeal.
The positive sentiment for city-fringe homes can also be attributed to its steady growth over the years (refer to chart above). Though lower than the OCR, it outperformed the CCR.
Those interested to invest in RCR properties can look forward to new launches in the following areas after the successful conclusion of their respective government land tenders.
| GLS Site | Winning Developer / Consortium | Land Cost (psf ppr) | Award Date |
| Dorset Road | United Venture Development (UOL, SingLand, Kheng Leong) | $1,338 | October 2025 |
| Telok Blangah Road | Kingsford Huray Development | $1,326 | November 2025 |
| Media Circle (Parcel A) | Qingjian Realty, Forsea Holdings & Hoovasun | $1,037 | March 2025 |
In conclusion, the Rest of Central Region (RCR) presents a unique position within Singapore’s residential property landscape, straddling between the premium Core Central Region (CCR) and the more affordable Outside Central Region (OCR).
Combining relative price accessibility with strong urban connectivity and diverse amenities, it continues to attract both homeowners and investors seeking risk-adjusted returns.
Backed by URA’s long-term master planning and infrastructure investments, the RCR continues to offer a compelling blend of liveability, resilience, and sustainable capital appreciation.
Nevertheless, successful investment outcomes require prudent decision-making grounded in detailed research and rigorous due diligence.
Staying abreast of both micro-level considerations – such as individual project fundamentals, pricing trends, and local supply-demand dynamics – and broader macro-economic factors, including interest rate movements, regulatory policies, and economic cycles, is essential.
A disciplined assessment of these variables enables investors to identify favourable entry points, mitigate risks, and maximise long-term returns on investment.
To keep abreast of the latest developments, check out our comprehensive property resources, which include the following:
The following are some of the latest new launches reviews for the Rest of Central Region (RCR):
| District Number | Planning Area |
| 1 (Part) | Marina South. |
| Chinatown | Chinatown. |
| 3 | Queenstown, Alexandra, Tiong Bahru. |
| 4 (Part) | Harbourfront, Keppel, Telok Blangah. |
| 5 (Part) | Buona Vista, Dover, Pasir Panjang. |
| 6 (Part) | Fort Canning. |
| 7 (Part) | Rochor. |
| 8 | Little India, Farrer Park. |
| 12 | Balestier, Whampoa, Toa PayohBoon Keng, Bendemeer, Kampong Bugis. |
| 13 (Part) | Potong Pasir, Bidadari, MacPherson, Upper Aljunied. |
| 14 (Part) | Geylang, Dakota, Paya Lebar CentralEunos, Ubi, Aljunied. |
| 15 (Part) | Tanjong Rhu, Amber, Meyer, KatongDunman, Joo Chiat, Marine Parade. |
| 20 (Part) | Bishan, Thomson. |
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