Authored by the expert who managed and guided the team behind the Singapore Property Pack
Everything you need to know before buying real estate is included in our Singapore Property Pack
Singapore's property market in 2026 remains one of the most transparent and data-rich in Asia, but it also comes with significant hurdles for foreign buyers, especially the 60% Additional Buyer's Stamp Duty that applies to all residential purchases.
We constantly update this blog post to reflect the latest market data, regulatory changes, and neighborhood trends, so you can make informed decisions based on real numbers rather than speculation.
Whether you are looking for capital preservation, rental income, or a place to call home, this guide breaks down Singapore's micro-markets in plain language.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Singapore.
What's the Current Real Estate Market Situation by Area in Singapore?
Which areas in Singapore have the highest property prices per square meter in 2026?
As of early 2026, the three most expensive areas in Singapore for private residential property are the Orchard/Cairnhill corridor in District 9, the Nassim/Ardmore enclave in District 10, and the Marina Bay/Downtown Core waterfront in Districts 1 and 2.
In these ultra-prime Singapore locations, typical prices range from S$26,000 to S$45,000 per square meter (roughly S$2,400 to S$4,200 per square foot), with trophy units in landmark buildings occasionally exceeding these bands.
What makes each of these Singapore neighborhoods command such premiums comes down to very specific factors:
- Orchard/Cairnhill (District 9): walking distance to Orchard Road shopping and excellent expatriate tenant demand from nearby embassies.
- Nassim/Ardmore (District 10): Singapore's most exclusive residential address with large freehold plots and proximity to the Botanic Gardens.
- Marina Bay/Downtown Core (District 1/2): iconic skyline views and direct access to the Central Business District for finance professionals.
Which areas in Singapore have the most affordable property prices in 2026?
As of early 2026, the most affordable areas in Singapore for private condominiums are Woodlands/Admiralty in the far north, Yishun/Khatib in the north, Choa Chu Kang/Keat Hong in the northwest, and Sembawang/Canberra near the northern coast.
In these Singapore suburban locations, typical private condo prices range from S$12,000 to S$19,000 per square meter (roughly S$1,100 to S$1,800 per square foot), making them accessible entry points for investors on tighter budgets.
The main trade-offs in these lower-priced Singapore areas include longer commute times to the Central Business District (typically 40 to 60 minutes by MRT), fewer premium amenities within walking distance, and a tenant pool that skews more local than expatriate, which can affect rental rates.
You can also read our latest analysis regarding housing prices in Singapore.
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Singapore. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
Which Areas in Singapore Offer the Best Rental Yields?
Which neighborhoods in Singapore have the highest gross rental yields in 2026?
As of early 2026, the Singapore neighborhoods delivering the highest gross rental yields are Geylang (District 14) at around 4.0% to 5.0%, Tanjong Pagar/Chinatown (District 2) at around 3.8% to 4.2%, Farrer Park (District 8) at around 3.8% to 4.5%, and the Kallang/Boon Keng corridor at around 3.6% to 4.2%.
Across Singapore as a whole, typical gross rental yields for private condominiums range from 2.7% in ultra-prime districts to about 4.5% in city-fringe value pockets, with the islandwide average sitting around 3.3% to 3.4%.
Here is what drives higher yields in each of these Singapore neighborhoods:
- Geylang (District 14): lower entry prices relative to rent levels, with strong demand from young professionals working in nearby Paya Lebar.
- Tanjong Pagar/Chinatown (District 2): compact units near the CBD command premium rents while purchase prices remain below Orchard levels.
- Farrer Park (District 8): medical hub proximity and central location attract consistent tenant demand at moderate price points.
- Kallang/Boon Keng: excellent MRT access and revitalization plans keep rental demand strong without the price premium of newer launches.
Finally, please note that we cover the rental yields in Singapore here.
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Which Areas in Singapore Are Best for Long-Term Rentals?
Which neighborhoods in Singapore have the strongest demand for long-term tenants?
The Singapore neighborhoods with the strongest long-term tenant demand in 2026 are the Tanglin/Nassim/Ardmore enclave for high-end expatriate families, Novena for medical professionals and hospital staff, Tanjong Pagar/CBD fringe for young finance professionals, and Marine Parade/Tanjong Katong for families seeking East Coast lifestyle.
In these high-demand Singapore areas, vacancy periods are typically short, often just two to four weeks between tenants for well-priced units, and landlords can be selective about tenant profiles.
Here is what type of tenant predominantly drives demand in each of these Singapore neighborhoods:
- Tanglin/Nassim/Ardmore: C-suite executives on corporate packages seeking proximity to international schools like Tanglin Trust.
- Novena: medical professionals working at Novena Medical Centre and Tan Tock Seng Hospital, plus regional healthcare tourists.
- Tanjong Pagar/CBD fringe: young bankers and tech workers who want to walk to their offices in the financial district.
- Marine Parade/Tanjong Katong: families attracted by the beach lifestyle, local food scene, and improved Thomson-East Coast Line access.
These neighborhoods also share key amenities that attract long-term tenants in Singapore: reliable MRT connectivity (especially after recent Thomson-East Coast Line openings), quality international schools within a short drive, and established dining and retail options.
Finally, please note that we provide a very granular rental analysis in our property pack about Singapore.
What are the average long-term monthly rents by neighborhood in Singapore in 2026?
As of early 2026, monthly rents for private condominiums in Singapore vary significantly by location, with one-bedroom units ranging from S$3,000 in suburban areas to S$8,000 in ultra-prime districts, two-bedrooms from S$4,200 to S$11,000, and three-bedrooms from S$6,000 to S$18,000.
For entry-level apartments in Singapore's most affordable neighborhoods like Woodlands, Yishun, or Jurong West, typical monthly rents range from S$2,800 to S$4,500 for a two-bedroom condo unit.
In mid-range Singapore neighborhoods like Paya Lebar, Kallang, or Clementi, a two-bedroom condo typically rents for S$4,500 to S$6,800 per month, offering a balance of price and accessibility.
For high-end apartments in prime Singapore districts like Orchard, River Valley, or Tanglin, expect to pay S$6,500 to S$11,000 per month for a two-bedroom and S$9,000 to S$18,000 for a three-bedroom in a quality development.
You may want to check our latest analysis about the rents in Singapore here.
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Which Are the Up-and-Coming Areas to Invest in Singapore?
Which neighborhoods in Singapore are gentrifying and attracting new investors in 2026?
As of early 2026, the Singapore neighborhoods experiencing the most notable gentrification and investor interest are the Marine Parade/Tanjong Katong/Siglap corridor along the East Coast (boosted by the Thomson-East Coast Line), Bendemeer/Boon Keng in the Kallang planning area, Geylang Bahru near the Whampoa fringe, and Jurong East/Lakeside in the west.
These gentrifying Singapore neighborhoods have shown annual price appreciation of roughly 3% to 6% over the past two years, outpacing the islandwide average of around 3.4% in 2025, as new transport links and urban renewal projects reshape their appeal.
Which areas in Singapore have major infrastructure projects planned that will boost prices?
The Singapore areas with the most significant planned infrastructure catalysts are the Cross Island Line corridor (serving Pasir Ris, Hougang, Serangoon North, Ang Mo Kio, and eventually Clementi/West Coast), the Jurong Lake District transformation, and the extension of the Thomson-East Coast Line to Changi Airport Terminal 5.
The Cross Island Line Phase 1 is expected to open by 2030 with 12 stations from Aviation Park to Bright Hill, while Phase 2 extending to Jurong Lake District is targeted for 2032. The Jurong Lake District is being developed as Singapore's largest commercial hub outside the CBD, with plans for 100,000 new jobs.
Historically, Singapore neighborhoods that gained new MRT stations have seen price increases of 5% to 15% in the years following station openings, though the premium tends to be priced in partially during the construction phase.
You'll find our latest property market analysis about Singapore here.
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.
Which Areas in Singapore Should I Avoid as a Property Investor?
Which neighborhoods in Singapore with lots of problems I should avoid and why?
The Singapore areas where foreign investors should exercise the most caution are specific streets within Geylang (not the entire district, but certain lorongs with persistent stigma), oversupplied micro-pockets of shoebox units in some city-fringe launches, and any residential property where your investment thesis relies on short-term rentals under three months.
Here is the main issue affecting each of these Singapore areas:
- Certain Geylang lorongs: proximity to red-light activities creates tenant profile mismatches and resale hesitation, despite attractive yields on paper.
- Oversupplied shoebox clusters: when multiple developments of similar small units complete together, rent competition can extend vacancy periods.
- Any condo for short-term rental income: Singapore enforces a strict 3-month minimum stay for private homes, and fines are real (86 people prosecuted since 2019).
For these Singapore areas to become viable investment options, either regulatory changes would need to relax short-stay rules (unlikely), or significant urban renewal would need to shift the character of specific Geylang streets (a multi-decade process if it happens at all).
Buying a property in the wrong neighborhood is one of the mistakes we cover in our list of risks and pitfalls people face when buying property in Singapore.
Which areas in Singapore have stagnant or declining property prices as of 2026?
As of early 2026, the Singapore segments most exposed to price stagnation are ultra-prime CCR trophy properties where foreign demand has been structurally dampened by the 60% ABSD, and certain older suburban condo projects without nearby MRT access or strong amenity clusters.
In the ultra-prime CCR segment, price growth has been relatively flat at 0% to 2% annually over the past two years, compared to 3% to 4% growth in the broader market, as the ABSD has shifted the marginal buyer away from foreigners.
Here is what is causing stagnation in these specific Singapore market segments:
- Ultra-prime CCR (Orchard, Nassim top-tier): the 60% ABSD for foreigners has removed a key buyer pool, thinning transaction volumes and capping upside.
- Older OCR condos far from MRT: newer launches with better transport links are capturing upgrader demand, leaving older projects competing on price alone.
- Certain 99-year leasehold projects past 40 years: financing becomes harder as remaining lease shortens, reducing the buyer pool.
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Which Areas in Singapore Have the Best Long-Term Appreciation Potential?
Which areas in Singapore have historically appreciated the most recently?
The Singapore areas that have delivered the strongest price appreciation over the past five to ten years are the Thomson-East Coast Line corridor (especially Marine Parade and Tanjong Katong), the Paya Lebar/Eunos fringe following the Paya Lebar Quarter development, and city-fringe RCR districts like Queenstown and Clementi.
Here is the approximate appreciation these top-performing Singapore areas have achieved:
- Marine Parade/Tanjong Katong: cumulative gains of 25% to 35% over five years as TEL stations opened and lifestyle appeal grew.
- Paya Lebar/Eunos fringe: annual appreciation of 4% to 6% driven by the commercial hub transformation and improved connectivity.
- Queenstown (Margaret Drive, Dawson area): price gains of 30% to 40% over ten years as HDB upgraders drove condo demand in this mature estate.
- Clementi: steady 3% to 5% annual growth supported by NUS proximity and upcoming CRL Phase 2 station.
The common driver behind above-average appreciation in these Singapore areas has been the combination of improved MRT accessibility (either newly opened or confirmed future stations) and deepening lifestyle amenities that attract both owner-occupiers and quality tenants.
By the way, you will find much more detailed trends and forecasts in our pack covering there is to know about buying a property in Singapore.
Which neighborhoods in Singapore are expected to see price growth in coming years?
The Singapore neighborhoods most likely to see above-average price growth in the coming years are the Cross Island Line Phase 1 catchments (Hougang, Serangoon North, Ang Mo Kio), the Jurong East/Lakeside corridor as the Jurong Lake District develops, the Marine Parade/Siglap/Bayshore belt as TEL matures, and West Coast ahead of its first MRT station in CRL Phase 2.
Here is the projected annual price growth for these high-potential Singapore neighborhoods:
- Hougang/Serangoon North/Ang Mo Kio (CRL catchments): expected 3% to 5% annually as station openings approach 2030.
- Jurong East/Lakeside: projected 3% to 6% annually if employment growth materializes as planned in the Jurong Lake District.
- Marine Parade/Siglap/Bayshore: continued 2% to 4% annual growth as the TEL effect matures and new developments launch.
- West Coast (ahead of CRL Phase 2): potential 4% to 6% uplift as the 2032 station opening gets priced in.
The single most important catalyst expected to drive future price growth in these Singapore neighborhoods is the Cross Island Line, which will provide the first direct east-west MRT route through the northern and central residential belt, dramatically improving commute times for over 100,000 households.
We made this infographic to show you how property prices in Singapore compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What Do Locals and Expats Really Think About Different Areas in Singapore?
Which areas in Singapore do local residents consider the most desirable to live?
Local Singapore residents consistently rank Bukit Timah/Upper Bukit Timah, Bishan, Toa Payoh, and Marine Parade/Katong among the most desirable places to live, based on where price premiums persist and where families actively compete for housing.
Here is what makes each of these Singapore areas most desirable to locals:
- Bukit Timah/Upper Bukit Timah: proximity to elite schools like Hwa Chong and Nanyang Primary, plus greenery from the nature reserve.
- Bishan: excellent central location with mature amenities, Junction 8 mall, and good schools in every direction.
- Toa Payoh: one of Singapore's oldest and most complete HDB towns with deep community roots and central access.
- Marine Parade/Katong: unique Peranakan heritage, beach lifestyle, good local schools, and now excellent MRT connectivity.
These locally-preferred Singapore areas tend to attract established Singaporean families, often multi-generational, who prioritize school proximity and community familiarity over flashy new developments.
Interestingly, local Singapore preferences often differ from what foreign investors target: locals prioritize school catchments and community ties, while foreigners often focus on CBD proximity and rental yield metrics, leading to different "hot" neighborhood lists.
Which neighborhoods in Singapore have the best reputation among expat communities?
The Singapore neighborhoods with the strongest reputation among expatriate communities are Tanglin/Nassim/Ardmore (District 10), Holland Village/Bukit Timah (District 10/11), River Valley (District 9/10 edge), Novena, and the East Coast belt from Tanjong Katong to Siglap.
Here is what makes expats prefer these Singapore neighborhoods over others:
- Tanglin/Nassim/Ardmore: proximity to international schools (Tanglin Trust, ISS), embassies, and premium condo stock with large units.
- Holland Village/Bukit Timah: village atmosphere with Western-style cafes, walkable streets, and family-friendly environment.
- River Valley: central location with easy CBD access, good dining scene, and a mix of older and newer condos.
- Novena: medical hub convenience and central MRT access attract healthcare professionals and families.
- East Coast (Tanjong Katong to Siglap): beach proximity, local food culture, and now strong TEL connectivity.
The typical expat profiles in these popular Singapore neighborhoods include finance professionals on corporate packages in Tanglin/River Valley, families with school-age children in Holland/Bukit Timah, and younger professionals or couples seeking lifestyle value in the East Coast.
Which areas in Singapore do locals say are overhyped by foreign buyers?
The Singapore areas that locals most commonly describe as overhyped by foreign buyers are the pure trophy addresses in Orchard/Cairnhill, certain Marina Bay waterfront towers, and some new-launch projects in the CBD fringe that carry significant developer premiums.
Here is what locals believe makes these Singapore areas overvalued:
- Orchard/Cairnhill trophy units: locals see weak rental math after the 60% ABSD, making the investment case difficult to justify.
- Marina Bay waterfront towers: impressive views but limited neighborhood amenities for daily living and lower rental yields.
- CBD fringe new launches: developer premiums of 10% to 20% above resale options in the same area that offer similar rental potential.
What foreign buyers typically see in these Singapore areas that locals do not value as highly includes the prestige address factor, the architectural wow factor of newer developments, and the assumption that prime locations always outperform, which has not held true in recent years given ABSD headwinds.
By the way, we've written a blog article detailing the experience of buying a property as a foreigner in Singapore.
Which areas in Singapore are considered boring or undesirable by residents?
The Singapore areas that residents most commonly describe as boring or undesirable include industrial-edge locations like Tuas and Pioneer (outside residential zones), certain parts of Sembawang and Woodlands far from MRT stations, and some older HDB estates without recent rejuvenation.
Here is what makes residents find these Singapore areas less appealing:
- Tuas/Pioneer industrial edges: dominated by factories and logistics with minimal lifestyle amenities or dining options within walking distance.
- Woodlands/Sembawang pockets far from MRT: long bus feeder rides required to reach the nearest station, limiting evening and weekend mobility.
- Some older un-rejuvenated HDB estates: aging facilities and fewer modern retail/F&B options compared to recently upgraded towns.
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What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Singapore, we always rely on the strongest methodology we can, and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why It's Authoritative | How We Used It |
|---|---|---|
| URA Property Market Information - Transactions | Official government database of all private residential caveats. | We used it to anchor area-by-area price ranges using recent resale and new-sale transactions. We then sanity-checked ranges against major brokerage reports. |
| URA Property Market Information - Rentals | Official database of lodged rental contracts for private homes. | We used it to establish area-by-area rent bands for condos. We then computed gross yield estimates by pairing these rents with transaction price bands. |
| URA Property Market Information - Time Series | Official time-series portal for residential market indices. | We used it to describe the islandwide cycle as of early 2026. We then used it to contextualize neighborhood-level data against broader trends. |
| HDB Resale Statistics | Official HDB data on public housing prices and volumes. | We used it to understand affordable segment dynamics. We then used it to interpret which areas are cheap due to fundamentals vs. market-wide cooling. |
| LTA Cross Island Line | Official transport authority source for CRL alignment and timelines. | We used it to tag mid-term upside corridors like Hougang and Serangoon North. We then translated station locations into watchlist neighborhoods for investors. |
| LTA Thomson-East Coast Line | Official source for TEL stations serving the East Coast corridor. | We used it to identify neighborhoods with recent accessibility improvements. We then linked TEL connectivity to rent resilience in areas like Marine Parade. |
| IRAS ABSD Information | Tax authority that administers stamp duties in Singapore. | We used it to confirm the 60% ABSD rate for foreign buyers. We then explained how this tax changes the investment calculus for non-residents. |
| SLA Foreign Ownership Rules | Regulator for foreign property acquisition under the Residential Property Act. | We used it to explain what foreigners can and cannot buy. We then flagged landed stock that is effectively inaccessible to most non-PR foreigners. |
| Global Property Guide - Singapore | Independent property research platform with standardized yield data. | We used it to cross-check our gross yield calculations. We then compared their district-level data against our own estimates for consistency. |
| The Straits Times - Short-Term Rental Enforcement | Major national newspaper citing official HDB/URA enforcement data. | We used it to demonstrate that short-term rental enforcement is real. We then advised readers to avoid building investment cases on illegal STR income. |
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