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Core Central Region (CCR), Rest of Central Region (RCR), and Outside Central Region (OCR) describe Singapore’s main regions, comprising 28 main postal districts. It is important to understand how to use this guide before making a property investment considering your family’s needs, financial status, and risk tolerance.
There is no right or wrong decision but a choice that best suits your needs with affordability after your financial health check. Whether you buy a property as a home or investment, you need to know your net worth and cash flow to assess the risks and financial goals you want to achieve.
Without further ado, let’s start to understand Singapore by the district before investing in the property market.
Outside Central Region (OCR) - Low Tier Properties
Non-Landed Psf: Range between $12xx - $16xx
Outside Central Region (OCR) comprises the Singapore property district of suburban areas. Compared to the other regions, the OCR has the largest number of HDB flats, which makes it highly populated.
In terms of private residential properties, there is also a wide array of mass-market condominiums, exclusive landed properties, and an increasing number of Executive Condominiums (ECs). For homeowners, the OCR is attractive due to lower prices that make properties affordable.
Due to the government’s decentralization strategies, big companies such as JP Morgan and Credit Suisse became tenants in offices and regional centers at these suburban locations. These strategies have become a lot easier for Singaporeans and expatriates to get to work since tech companies and banks have gradually relocated to the suburbs.
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Rest of Central Region (RCR) – Mid-Ter Properties
Non-Landed Psf: Range between $17xx - $20xx
Rest of Central Region (RCR) is merely outside of the districts of the Core Central Region (CCR) and right before the districts of Outside Central Region (OCR).
Living in the RCR will cost you relatively lesser than the costly CCR, usually labeled as the host to mid-tier private residential properties. It is a trendy area due to its proximity to the CBD. HDB developments in this region will cost more than those located in Singapore’s other regions. Due to the slightly more affordable property prices, while enjoying almost the same benefits of a property within the CCR, these areas are very popular amongst young working adults and expatriates.
RCR has a reputation for high-quality bungalows and mid-tier value condominiums, offering home buyers or tenants a wide array of residency choices. The following are the districts within the RCR.
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Core Central Region (CCR) – High Tier Properties
Non-Landed Psf: Mid-Luxury Range between $17xx - $20xx
Non-Landed Psf: Luxury Above $3xxx
Core Central Region (CCR) is widely known as the heart of Singapore due to its location in Singapore’s primary metropolitan location. Owning any private residential property here would consider one as a ‘high net-worth individual.’ This is largely due to its locational attributes, proximity to the central business district (CBD), the quality of the properties, and the high property values compared to the rest of the regions.
CCR is home to Singapore’s famed districts 9, 10, and 11, which you can expect to find luxury condominiums, Good Class Bungalows (GBS), and costly landed properties in these districts.
In addition to high-end properties, districts 9, 10, and 11 are also known for their reputable cafes, bars, and restaurants, which have helped establish CCR as the home of the elite.
Key Regional Highlights
Singapore government has its long-term planning and policy decisions which is done in two segments: the Concept Plan, and the Master Plan.
This guides Singapore’s development over the next 40 to 50 years, and covers strategic land use and transportation. It ensures that there is sufficient land available to meet the needs of long-term population and economic growth, balanced with a quality living environment. This long-term land use plan is reviewed regularly.
The Master Plan translates the broad, long-term strategies set out in the Concept Plan into more detailed plans for implementation. It specifies permissible land use and densities, with the aim of guiding development over the next 10 to 15 years. The Master Plan is reviewed every five years. his includes specifying the permissible land use and densities. The master plan is reviewed every five years, with the last review done in 2019.
Why Is The URA Master Plan Useful
Having to understand the Government’s long-term plan and knowing which locations will be targeted for development in the near future gives investors invaluable insight into where they should look for opportunities. Knowing what and where are the upcoming residential projects are just not good enough. Gaining knowledge on the new amenities and the future development of transport nodes will better equip homeowners or property investors to estimate the potential value of the development.
The Central Area – Illustrated Plan
The Central Area stands as Singapore’s dynamic city centre – home to a global business and financial hub, and a vibrant 24/7 lifestyle destination. The area will continue to grow and become even more vibrant, by accommodating a wider diversity of uses and more jobs and business opportunities for the future economy. More city living options nearer to amenities have been planned too, with delightful streets and public spaces that celebrate our rich cultural, heritage and green assets.
Expect new housing in Marina South, next to Bay South Gardens, along with other community facilities and precinct amenities to create a car-lite urban village. With the new Thomson-East Coast line and Circle Line stations in the central area, connectivity will be greatly enhanced.
District 20/12 – Bishan and Toa Payoh
- The Bishan Sub-Regional Centre will be transformed into an employment node that will be integrated with community facilities to serve both the residents and workers.
- A few of the community clubs as such, Bishan Community Club, Thomson Community Club, Bishan North Community Club will undergo upgrading works with some added facilities.
- Residents can expect better connectivity from Bishan, Toa Payoh and other towns along the Kallang river through enhanced walking and cycling routes
- Toa Payoh Town Centre will be rejuvenated to include a vibrant sports and community hub.
- The Mount Alvernia Hospital will be expanded with a new wing focusing on family-centric healthcare services
- A new Bright Hill station will be built to serve as an interchange station for the TEL and CRL MRT lines.
- As part of the Outram Medical Campus, the new Outram Community Hospital, SGH emergency building and National Cancer Centre is expected to open by 2023
- The Keppel club will be developed as a new residential precinct
- A new park will be built between Alexandra Park Connector and Telok Blangah Hill Park
- The former buildings of Henderson secondary school will be rejuvenated with new community facilities, such as childcare centre, nursing home and urban farm.
- More new housing choices will be made available in the Jalan Jurong Kechil area
- A new residential neighbourhood (Holland Plain) with sustainable water management with wetland park will be built
- Bukit Timah will have a new integrated facility, which will include a community centre, community library, indoor sports hall, elderly facility and a redeveloped market and hawker centre, at the doorstep of Beauty world MRT station
- An 11km park corridor will link the rail corridor to the Kallang Riverside park
District 14/15 – Geylang and Marine Parade
- More jobs will be created near home, with new commercial developments at Paya Lebar Central
- A new community civic and cultural community centre, Wisma Geylang Serai will be built to serve as the heart of the Geylang Serai precinct
- Expect a new public housing in Dakota Crescent with the retention of familiar landmarks such as Dove playground
- There will be new MRT stations at Katong Park, Tanjong Katong, Marine Parade and Marine Terrace
- New housing developments in the Boon Keng area will be complemented with other amenities such as a new park and polyclinic
- A new people-centric and car-lite residential precinct at Kampong Bugis will provide new live and work options along the Kallang river
- More new housing options will be made available at Farrer Park, which will retain the swimming pool and former boxing gym
- The Sports Hub area will become a more vibrant destination with the injection of more community sports facilities such as a new football hub and tennis centre
- A new Tanjong Rhu TEL station will be built by 2023
District 11/10 – Novena and Tanglin
- The north-south corridor and new park connectors along Sungei Whampoa and Adam road will enhance transport and recreational connectivity
- Health City Novena is slated to become a leading healthcare hub. This includes the new Tan Tock Seng hospital integrated care hub and national skin centre
- Two new MRT stations – Stevens and Napier stations will be built as part of the TEL
- Holland Village will see new mixed-use developments to add vibrancy and buzz to the area
- Another mixed-use development at one-north will see Singapore’s first co-shared executive learning centre dedicated to talent and leadership development will be completed by 2021
- New residential developments can be expected at Dawson estate and near the rail corridor
- A new recreational corridor linking west coast park to Labrador nature reserve will offer a glimpse of the world-class Pasir Panjang container port
The Eastern Gateway – Illustrated Plan
Capitalising on the expansion of Changi Air hub, Changi Gateway will host aviation related businesses relying on air connectivity to the world. It will also be supported by an innovative lifestyle business cluster comprising the Singapore University of Technology & Design, Changi Business Park and the future Changi East Urban District.
- A new 60-hectare Bayshore precinct located next to East Coast Park and the sea is planned as a new lifestyle waterfront residential estate
- A new polyclinic will be opened in 2020 at Chin Cheng avenue next to Changi Road/Still road
- A 1,080-hectare plot of land east of the present Changi Airport will be the site of Changi Airport’s next major development – Changi East. It will include the Changi Airport’s terminal 5, Changi East industrial zone, Changi East urban district and other aviation support and ground transport infrastructure
- The cross-island line will add to the accessibility by shortening travelling time between Changi and the rest of the island
- Expect new housing developments in Pasir Ris Green, located near the town centre and Pasir Ris Park. These developments will also be integrated with other community facilities
- A new mixed-use development near the Pasir Ris Central will house a host of other community amenities such as polyclinic, childcare facilities and will also serve as an integrated transport hub
- The Pasir Ris park will also undergo upgrading of its existing park facilities
- The Pasir Ris wafer fab park will see a boost with new developments, which will create more jobs closer to home
- Pasir Ris will see three new CRL stations with the current EWL Pasir Ris station serving as the interchange station
- The growth of the Changi Business park will create more jobs closer to home
- Tampines South will be developed over the next 10 to 15 years to provide over 8000 new homes
- New housing developments can also be expected at Tampines North along with other communal facilities
The North-East Gateway – Illustrated Plan
North-East Region, where the familiar meets the future. With the development of Punggol Digital District and Sengkang West, residents from all the towns in the North-East will now have more choices to jobs near homes. A new employment node is also being developed at Lorong Halus. Lorong Halus Industrial Estate will be progressively developed as a Food, Lifestyle and Logistics cluster, next to the upcoming Defu MRT Station on the Cross Island Line.
With the completion of the Thomson-East Coast Line (TEL) and Cross Island Line (CRL), the region will be served by 5 MRT lines by 2035.
- New housing development at Kebun Baru will be made available with easy access to the Mayflower MRT station
- Another new development will be built at Lentor which will be next to the Lentor MRT station and will feature other commercial amenities
- In addition to the NS line, residents in Ang Mo Kio will have access to the TEL and CRL, improving the connectivity across the island
- More than 16km of cycling path will be added to the existing 4km, making it safer and convenient to get around town by cycling and walking.
District 19 – Hougang and Serangoon
- A new residential precinct near the Lorong Chuan MRT station will be built together with new parks, amenities and improved pedestrian connectivity
- New waterfront parks and open spaces will be introduced at the Lorong Halus industrial estate. The industrial estate is being developed as a new job cluster for the food, lifestyle and logistics industry
- Serangoon and Hougang will see a total of four new CRL stations to serve the nearby residents and workers
- The Punggol district from 2023 onwards see around 5,000 new homes with easy access to dinning, retail and recreation amenities
- Punggol will also be home to an integrated development – Punggol Town Hub, featuring a hawker centre, community club and library
- And not forgetting the sports enthusiasts, the Punggol regional sports centre will feature a swimming complex and a range of other sports facilities to serve the residents’ growing sporting needs
- As part of the vision for the Punggol digital district, the new Singapore Institute of Technology campus will be built to enhance the digital learning environment
- A new mixed-use, integrated development will be built at Buangkok. It will connect the bus interchange and the Buangkok MRT station. It will also contain a hawker centre, community club and other amenities.
- Four large childcare centres, offering over 2,000 spaces for children will be built across the town so that families with young children can have access to quality and affordable childcare services
The Northern Gateway – Illustrated Plan
The Northern Gateway is the entrance to growth opportunities in new innovative sectors (e.g. Agri-Tech & Food, Digital Tech & Cybersecurity) through the development of the new Agri-Food Innovation Park at Sungei Kadut and Punggol Digital District.
As Woodlands Regional Centre continues growing as the largest business node in North, it is also well-positioned to serve as this corridor’s strategic centre.
- A new integrated hub, Bukit Canberra will provide a one-stop destination for the residents, which will host a range of facilities such as an indoor sports hall, hawker centre and polyclinic
- New Canberra MRT station along the existing NSL has since become operational to serve the nearby residents
- Designed as a new generation neighbourhood plaza, the Canberra plaza will provide residents with a myriad of amenities and options
- With the building of the Woodlands regional centre, it will be the North’s new lifestyle and employment hub, with new industrial, commercial and residential developments
- The Admiralty park, which is the largest park in the north, has been upgraded recently at a cost of $13.5 million, featuring 26 slides, giving the residents more recreational options
- Residents can look forward to more jobs closer to home after the completion of the Woods Square commercial development in 2021
- The upcoming woodlands health campus will add to the healthcare services and facilities available to the residents
- Three new TEL MRT stations will boost connectivity for residents commuting to the city
- A new polyclinic is slated to open in 2023 in Khatib that will add to the existing medical services available for the residents in Yishun
- A new five-storey HomeTeamNS clubhouse is being built near the Khatib MRT station and will feature an indoor adventure hub, gym and eco-filtration swimming pool
- Residents at Springleaf can get to the city quicker with the new Springleaf MRT station
The Western Gateway – Illustrated Plan
Anchored by Jurong Lake District (JLD), the largest commercial node outside the CBD, and the premier high-tech manufacturing hub comprising Jurong Innovation District (JID) and surrounding Jurong and Tuas industrial estates, the Western Gateway will leverage on improved transport linkages and Tuas Port’s global maritime connectivity to facilitate the seamless movements of goods, services and people.
The presence of world-class universities also makes it the ideal location for businesses, academia and talent to meet, exchange ideas and collaborate.
- Young families or upgraders can look forward to new HDB housing options in Bukit Batok west along with a private mixed-use development, that will have a supermarket and food court to serve the nearby residents. Moreover, residents can also expect a new co-located living cum hawker centre development
- There will also be several new private housing options available at Hillview
- The town will also see two new Jurong region line MRT stations and one new downtown line MRT station – Hume station
- More new residential developments at Senja and Dairy farm will be built over the next five years
- A new integrated healthcare facility and a hawker centre is slated to open in 2020 in Senja that will provide convenient access to medical care and more food options for the residents
- More new park connectors at Dairy farm will connect to nearby nature reserves such as the Bukit Timah nature reserve, Chestnut nature park and Zhenghua nature park
- Residents in Choa Chu Kang can look forward to an upgraded sports centre that will offer new water play features and a fully air-conditioned indoor sports hall
- Moreover, a new SAFRA clubhouse is expected to be completed by 2022, that will feature a host of community facilities that will benefit NSmen and their families
- A new Choa Chu Kang MRT interchange is being built along with two new JRL stations that will improve accessibility to other parts of the West region
- Expect to see more housing options over the next 5 to 10 years at Clementi, Sunset Way and West Coast areas
- With the completion of a new eldercare facility at west coast link in 2022, seniors can look forward to easier access to quality eldercare services
- Residents can hope to enjoy more seamless transfers between different transport modes and easy access to a good mix of community uses with the development of the future integrated transport hub at Jurong gateway
- Under a pilot business improvement district (BID) initiative, more vibrancy and buzz are expected around Jurong gateway, Westgate, Jcube, IMM and Westgrate tower, as they band together to curate an exciting calendar of community activities.
- Five new JRL stations are expected to be built in the town to provide residents with faster and easier access to the wider West region
- The Jurong lake gardens is being rejuvenated as a people’s garden with a nature-themed and water play areas
- The Jurong canal will be transformed into a landscaped leisure corridor whilst the Jurong canal drive will form seamless connectivity between Jurong West, Jurong Lake district and Tengah town
- When the first phase of the Jurong Innovation district is completed in Bulim estate, it will become a one-stop advanced manufacturing campus
- Six new JRL stations will be completed by 2028 in the town providing residents with greater accessibility to other parts of the West region for employment, leisure and retail needs
- With the completion of a new eldercare facility at Jurong West St 52, it will serve the eldercare needs of senior residents
- This will be Singapore’s new housing town and will be a model for smart and sustainable living
- Tengah will provide more than 42,000 new homes spread across five districts
- The town will have dedicated pedestrian and cycling paths along both sides of all new roads, making it safer and easier to walk and cycle around the town
- There will be a new neighbourhood centre and community club at the Tengah’s Plantation district and amenities for community farmways
- The town will also have a 20-hectare central park serving as the green lung of the town. In addition, an area spanning 100m and 5km long, forest corridor will be enhanced with native rainforest species to serve as a habitat for natural fauna.
- The town will also have four new JRL MRT stations that will provide residents with greater accessibility and connectivity to the West Region.
On a side note, if you were interested in investing the properties in Singapore, it is important to understand that Singapore’s residential market itself has different ongoings within the CCR, OCR, and RCR (due to its locational characteristics and varying prestige), and hence proper analysis is required for each one of them respectively.