What are the expensive neighborhoods in Singapore?

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BAMBOOROUTES

A team specialized in real estate investing in APAC countries (Japan, Thailand, Indonesia, Australia, etc.).

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in Singapore. If you'd like to learn more about us, you can check our presentation page.

How this content was created 🔎📝

At BambooRoutes, we explore the Singapore real estate market every day. Our team doesn't just analyze data from a distance—we're actively engaging with local realtors, investors, and property managers in districts like Orchard, Marina Bay, and Sentosa Cove. This hands-on approach allows us to gain a deep understanding of the market from the inside out.

These observations are originally based on what we've learned through these conversations and our observations. But it was not enough. To back them up, we also needed to rely on trusted resources

We prioritize accuracy and authority. Trends lacking solid data or expert validation were excluded.

Trustworthiness is central to our work. Every source and citation is clearly listed, ensuring transparency. A writing AI-powered tool was used solely to refine readability and engagement.

To make the information accessible, our team designed custom infographics that clarify key points. We hope you will like them! All illustrations and media were created in-house and added manually.

Which neighborhoods in Singapore are considered the most expensive right now?

The most expensive neighborhoods in Singapore as of September 2025 are concentrated in Districts 9, 10, and 11, along with Marina Bay and Sentosa Cove.

District 10 leads with ultra-premium areas like Nassim Road and Ardmore Park, where Good Class Bungalows and luxury penthouses command the highest prices. Nassim Road stands out as Singapore's most prestigious address, with properties selling for SGD $3,000 to $6,600 per square foot.

District 9 features Orchard Road and Cairnhill, known for their central location and luxury high-rise developments. District 11 includes Bukit Timah and parts of Novena, offering tranquil landed properties and proximity to top international schools. Marina Bay represents the pinnacle of waterfront luxury living, while Sentosa Cove remains the only area where foreigners can purchase landed properties.

These districts consistently maintain their status as Singapore's most coveted residential addresses, attracting both local ultra-high-net-worth individuals and international buyers seeking prestige and exclusivity.

It's something we develop in our Singapore property pack.

What makes these neighborhoods so costly compared to others?

These neighborhoods command premium prices due to a combination of scarcity, prestige, and world-class amenities that cannot be replicated elsewhere in Singapore.

Location scarcity drives up values significantly. Districts 9, 10, and 11 offer prime central locations with limited land supply, creating natural price appreciation. The government's strict development controls and conservation of green spaces further restrict new supply, maintaining exclusivity.

Prestige and social status play crucial roles in pricing. These areas house embassies, multinational headquarters, and Singapore's wealthiest families, creating an aspirational value that extends beyond mere property fundamentals. The presence of Good Class Bungalows in Districts 10 and 11 adds another layer of exclusivity, as these large landed properties are increasingly rare.

Infrastructure and connectivity contribute to higher valuations. Residents enjoy direct access to Orchard Road shopping, Marina Bay business district, and efficient MRT connections. The neighborhoods also feature top-tier amenities including private clubs, Michelin-starred restaurants, luxury shopping, and world-class healthcare facilities.

Educational proximity significantly impacts pricing. These areas provide access to Singapore's most prestigious local schools and international institutions, making them highly attractive to families willing to pay premium prices for educational advantages.

Where are these neighborhoods located within the city?

Singapore's most expensive neighborhoods are strategically positioned in the central and southern parts of the island, forming a premium corridor that extends from the city center to exclusive waterfront areas.

District 9 occupies the heart of Singapore, encompassing Orchard Road, Cairnhill, and parts of River Valley. This central district provides immediate access to the main shopping belt and business areas, making it highly desirable for both residents and investors.

District 10 sits southwest of the city center, covering prestigious areas like Nassim Road, Ardmore Park, Tanglin, and Holland Road. This district is characterized by its embassy row, lush greenery, and some of Singapore's most exclusive Good Class Bungalows. The area maintains a more residential character while remaining close to central amenities.

District 11 extends further north and west, including Bukit Timah, parts of Novena, and Thomson areas. Known for its elevated terrain and abundant greenery, this district offers a more tranquil setting while maintaining proximity to top schools and the central business district.

Marina Bay forms a separate luxury enclave in the southern part of Singapore, featuring waterfront developments with spectacular city and harbor views. Sentosa Cove represents the ultimate in exclusivity, located on Sentosa Island and offering the only opportunity for foreigners to purchase landed properties in Singapore.

What kind of properties are usually found in these areas?

These exclusive neighborhoods feature a distinct mix of ultra-luxury property types that cater to Singapore's most affluent residents and international buyers.

Good Class Bungalows represent the pinnacle of luxury living in Districts 10 and 11. These landed properties sit on plots of at least 15,000 square feet, offering privacy, gardens, and substantial living spaces. GCBs are highly regulated by the government and remain primarily available to Singaporeans and permanent residents, contributing to their exclusivity and high valuations.

Ultra-luxury condominiums dominate Districts 9 and Marina Bay, featuring penthouses with private lifts, sky gardens, and bespoke interiors. These high-rise developments often include concierge services, resort-style facilities, and panoramic city or harbor views. Many buildings offer exclusive amenities like private dining rooms, wine cellars, and rooftop infinity pools.

Waterfront villas and luxury landed properties are concentrated in Sentosa Cove, where foreigners can purchase freehold landed homes. These properties often feature private yacht berths, waterfront gardens, and custom architectural designs.

Semi-detached houses and terraced homes in Bukit Timah and Holland Road provide landed living options with smaller footprints than GCBs but still offer privacy and space. These properties appeal to families seeking landed living in prestigious postcodes.

Luxury shophouses in areas like Emerald Hill and Blair Road combine historical charm with modern renovations, offering unique living spaces in prime locations.

How much does it typically cost to buy a home in these neighborhoods?

Property purchase costs in Singapore's most expensive neighborhoods vary significantly based on property type and specific location, with prices generally ranging from SGD $2,000 to $6,600 per square foot as of September 2025.

Location	Property Type	Price Range (SGD psf)
Nassim Road	Ultra-luxury condos	$3,000 - $6,600
Nassim Road	Good Class Bungalows	$38M - $52M (total)
Orchard/Cairnhill	Luxury condos	$2,600 - $3,500
Ardmore Park	Premium condos	$2,800 - $4,000
Marina Bay	Waterfront condos	$2,500 - $4,500
Sentosa Cove	Villas and condos	$2,000 - $3,500
Bukit Timah	Landed properties	$2,200 - $3,200

Notable recent transactions include a penthouse at Park Nova that sold for SGD $6,593 per square foot in 2025, setting a new benchmark for luxury condo prices. Good Class Bungalows in prime locations like Nassim Road and Cluny Park regularly trade between SGD $38 million and $52 million.

For luxury condominiums, buyers should expect to pay premium prices for larger units, higher floors, and superior views. A typical 2,000-square-foot luxury condo in Orchard Road would cost between SGD $5.2 million and $7 million, while similar properties in Nassim Road could reach SGD $13 million.

What are the average rental prices like there?

Rental prices in Singapore's most expensive neighborhoods reflect the premium nature of these locations, with monthly rates significantly higher than other areas of the city-state.

Luxury 2-bedroom condominiums in Districts 9 and 10 typically rent for SGD $4,000 to $7,000 per month. Properties with superior views, higher floors, or premium amenities command the upper end of this range.

Marina Bay rental prices are particularly elevated due to waterfront locations and iconic building status. Two-bedroom units rent for SGD $7,000 to $10,000 monthly, while 3-bedroom apartments exceed SGD $10,500 per month. Ultra-luxury penthouses in Marina Bay can command SGD $150,000 to $200,000 monthly for the most exclusive properties.

Sentosa Cove offers a unique rental market with luxury condos and villas ranging from SGD $6,000 to $12,000 per month. The waterfront location and exclusive island setting justify these premium rates, particularly for expatriate tenants seeking resort-style living.

Good Class Bungalows in Districts 10 and 11 rent for significantly higher amounts, typically starting from SGD $15,000 per month and extending to over SGD $50,000 monthly for the most prestigious properties with extensive grounds and premium locations.

It's something we develop in our Singapore property pack.

Who usually lives in these expensive neighborhoods—locals, expats, or a mix of both?

These prestigious neighborhoods attract a sophisticated mix of local ultra-high-net-worth individuals and international residents, creating diverse cosmopolitan communities.

Local residents include Singapore's business magnates, successful entrepreneurs, and established wealthy families who have built generational wealth. Many Singaporean tycoons choose these areas for their prestige value and proximity to business centers. Local ownership is particularly prominent in Good Class Bungalow areas, where government regulations favor citizens and permanent residents.

Expatriate residents form a significant portion of the population, especially in Marina Bay, Orchard Road, and Sentosa Cove. These areas appeal to international executives, diplomats, and wealthy foreign families due to their world-class amenities and international school access. The condominium market particularly attracts expats, as foreign ownership restrictions are less stringent for apartments compared to landed properties.

The expatriate community includes senior executives from multinational corporations, embassy personnel, and international business owners. Many choose these neighborhoods for their children's education access and the international lifestyle these areas provide.

Sentosa Cove stands out as the only location where foreigners can purchase landed properties, making it particularly popular with wealthy international buyers seeking exclusive island living. The area has developed into a truly international enclave with residents from various countries.

This demographic mix creates vibrant communities where East meets West, contributing to the cultural richness and international appeal of these neighborhoods.

What lifestyle and amenities do these areas offer that drive up the prices?

These neighborhoods provide unparalleled lifestyle experiences and world-class amenities that justify their premium pricing and attract discerning residents from around the globe.

1. **Exclusive Shopping and Dining**: Orchard Road offers direct access to luxury boutiques, flagship stores, and world-class shopping malls. Residents enjoy proximity to Michelin-starred restaurants, private dining clubs, and exclusive culinary experiences that cannot be found elsewhere in Singapore.2. **Premium Building Amenities**: Ultra-luxury condominiums feature resort-style facilities including infinity pools, private cinemas, wine cellars, sky gardens, and 24/7 concierge services. Many buildings offer private lift access to penthouses and bespoke interior design services.3. **Green Spaces and Recreation**: Districts 10 and 11 provide access to the Singapore Botanic Gardens, Bukit Timah Nature Reserve, and exclusive country clubs. Sentosa Cove offers private beaches, golf courses, and marina facilities with yacht berths.4. **Security and Privacy**: These neighborhoods offer enhanced security with gated communities, private security services, and discreet living environments that appeal to high-profile residents.5. **Cultural and Social Hub**: Proximity to embassies, cultural institutions, and exclusive social clubs creates a sophisticated living environment with regular cultural events and networking opportunities.

The combination of these premium amenities creates a lifestyle that extends far beyond mere accommodation, offering residents a comprehensive luxury living experience that drives sustained demand and price appreciation.

We did some research and made this infographic to help you quickly compare rental yields of the major cities in Singapore versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you're planning to invest there.

Are there well-known schools or institutions nearby that add to the demand?

The proximity to Singapore's most prestigious educational institutions significantly drives demand and property values in these expensive neighborhoods, making them particularly attractive to affluent families.

Top local schools within or near these districts include Raffles Girls' School, Hwa Chong Institution, and Anglo-Chinese School, which consistently rank among Singapore's best academic institutions. These schools have strong alumni networks and excellent university placement records, making nearby properties highly sought after by local families.

International schools play a crucial role in attracting expatriate families to these areas. Singapore American School, United World College of South East Asia, and Tanglin Trust School provide world-class international curricula and are easily accessible from Districts 9, 10, and 11.

Higher education institutions add another layer of prestige. The National University of Singapore and Singapore Management University maintain strong connections with these neighborhoods through alumni networks and executive programs.

Medical and research institutions enhance the intellectual environment. Singapore General Hospital, Mount Elizabeth Hospital, and various medical specialty centers provide top-tier healthcare access, while research institutes and think tanks contribute to the area's knowledge economy.

Embassy and diplomatic presence in District 10 creates an international educational and cultural environment. Many embassies operate cultural centers and language schools, adding to the cosmopolitan character that appeals to international families.

It's something we develop in our Singapore property pack.

How have property prices in these neighborhoods changed over the years?

Property prices in Singapore's most expensive neighborhoods have demonstrated consistent appreciation over the past decade, with acceleration following the COVID-19 pandemic as global wealth shifted toward stable markets.

The period from 2020 to 2025 marked particularly strong growth, with luxury property prices increasing by 25-40% in prime districts. This surge was driven by international buyers seeking safe-haven assets, Singapore's effective pandemic management, and the city-state's continued economic stability.

Good Class Bungalow prices have shown the most dramatic appreciation, with select properties in Nassim Road and Cluny Park seeing values double since 2015. The limited supply of GCBs, combined with strong demand from ultra-high-net-worth individuals, has created significant price appreciation that outpaces other property types.

Luxury condominium markets in Districts 9 and 10 have experienced steady annual appreciation of 8-12% since 2020, with premium developments commanding record prices. The completion of new MRT lines and urban redevelopment projects has further enhanced these areas' desirability.

Marina Bay and Sentosa Cove have benefited from their unique positioning as waterfront luxury destinations. Marina Bay properties have appreciated consistently due to limited new supply and sustained international demand. Sentosa Cove has seen particular strength in the landed property segment, where foreign ownership is permitted.

Rental yields in these areas have remained stable at 2-3% annually, reflecting the capital appreciation focus of these luxury markets rather than income generation.

Are these areas expected to get even more expensive in the future?

Property values in Singapore's premium neighborhoods are likely to continue appreciating through 2025 and beyond, driven by fundamental supply constraints and sustained international demand.

Land scarcity represents the primary driver of future price appreciation. The Singapore government's commitment to maintaining green spaces and controlling development density means new luxury supply will remain limited. Districts 9, 10, and 11 have minimal opportunities for new large-scale developments, creating natural price support.

International wealth migration continues to favor Singapore as a preferred destination for ultra-high-net-worth individuals. The city-state's political stability, favorable tax environment, and world-class infrastructure attract global capital that seeks luxury real estate as a store of value.

Government policies support continued appreciation in prime areas. The Additional Buyer's Stamp Duty and foreign buyer taxes actually strengthen the luxury market by creating barriers to entry that increase exclusivity. Cooling measures primarily affect mass market segments while having minimal impact on ultra-luxury purchases.

Infrastructure improvements will enhance these neighborhoods' appeal. Upcoming MRT expansions, smart city initiatives, and urban renewal projects will improve connectivity and lifestyle amenities, supporting higher valuations.

Climate change considerations may further increase demand for Singapore's stable environment. As global climate risks intensify, Singapore's tropical location, advanced infrastructure, and government planning capabilities make it increasingly attractive to international buyers seeking long-term stability.

Expert forecasts suggest 5-8% annual appreciation in luxury property values through 2025, with potential for higher growth in the most exclusive segments.

What alternatives exist for people who want prestige but at a slightly lower cost?

Several prestigious neighborhoods offer luxury living and social status at more accessible price points while maintaining proximity to Singapore's prime districts.

Tanglin and Holland Road areas provide excellent alternatives with established prestige and luxury amenities. These neighborhoods offer Good Class Bungalows and luxury condominiums at 15-25% lower prices than Nassim Road or Orchard areas, while maintaining access to top schools and embassy districts.

Novena and Thomson represent emerging luxury areas in District 11 with excellent connectivity and family-friendly environments. Properties here offer good value compared to central districts while providing access to prestigious schools and medical facilities. The upcoming Thomson-East Coast MRT line will further enhance these areas' appeal.

River Valley and Tiong Bahru offer central locations with character and growing prestige. These areas provide luxury living options at more moderate prices while maintaining proximity to the central business district and cultural amenities. Historic shophouses and modern developments create unique living opportunities.

East Coast areas including Katong and Marine Parade provide beachfront luxury living with a more relaxed atmosphere. Properties here offer larger spaces and lifestyle amenities at lower per-square-foot costs while maintaining good connectivity to the city center.

Emerging luxury developments in areas like one-north and Mediapolis offer modern amenities and future growth potential. These technology hubs attract international professionals and offer luxury condominiums at competitive prices compared to established prime districts.

Fringe areas of prime districts, such as properties on the borders of Districts 9, 10, and 11, can offer prestigious addresses at slight discounts while maintaining access to the same amenities and schools.

Conclusion

This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.

Sources

1. Best in Singapore - Most Expensive Areas
2. BambooRoutes - Expensive Areas Singapore
3. Petal and Poem - Expensive Residential Areas Guide
4. Home Journey - Property Prices Analysis
5. Singapore House - Local Property Info
6. StackedHomes - Expensive Neighbourhoods Trends
7. SG Luxury Homes - Nassim Road Properties
8. Sotheby's Realty Singapore