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Singapore is one of the most analyzed property markets in Asia, but yield figures are rarely shown in one place with full cost breakdowns.
This article covers 10 key Singapore neighborhoods across 30 property types, ranked by gross rental yield as of March 2026.
And if you're planning to buy a property in Singapore, you may want to download our real estate pack about Singapore.
A quick summary of Singapore rental yields in 2026
| Metric | Value |
|---|---|
| Singapore neighborhood with the best rental yield | Jurong East (3-room HDB, 6.9% gross) |
| Singapore neighborhood with the weakest rental yield | Bukit Timah (Terrace house, 4.6% gross) |
| Average gross yield across Singapore | 5.5% |
| Average net yield across Singapore | 3.7% |
| Median purchase price in this Singapore dataset | S$1,300,000 |
| Average monthly rent across all tracked Singapore units | S$7,850 |
| Average occupancy rate in Singapore | 92% |
| Fastest leasing market in Singapore | Jurong East 3-room HDB (11 days) |
| Slowest leasing market in Singapore | Orchard 4-bedroom condo (25 days) |
| Highest occupancy segment in Singapore | Jurong East 3-room HDB (96%) |
| Best value high-yield Singapore segment | Small central condos and mature-town HDB flats |
| Yield spread across Singapore neighborhoods | 4.6% to 6.9% gross / 2.4% to 4.9% net |
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Singapore neighborhoods and property types ranked by rental yield in 2026
This table ranks the top Singapore neighborhoods and property types by gross rental yield as of March 2026.
For each neighborhood and property type, the table includes average purchase price, average monthly rent, gross rental yield, net rental yield, annual fees, average occupancy, average time to rent, main rental demand, main risk, and investment profile.
By the way, you'll find much more detailed data in our real estate pack about Singapore.
| # | Neighborhood | Property type | Gross rental yield | Net rental yield | Average purchase price | Average monthly rent | Ownership annual fees | Average occupancy | Average time to rent | Main rental demand | Main risk | Rental Investment Profile |
|---|---|---|---|---|---|---|---|---|---|---|---|---|
| 1 | Jurong East | 3-room HDB | 6.9% | 4.9% | S$520,000 | S$3,000 | S$6,100 | 96% | 11 days | Factory-linked working couples | HDB subletting rule limits | Strong Potential |
| 2 | Jurong East | 4-room HDB | 6.7% | 4.7% | S$680,000 | S$3,800 | S$7,300 | 95% | 12 days | Multi-worker family tenants | HDB compliance and wear | Strong Potential |
| 3 | Queenstown | 3-room HDB | 6.6% | 4.6% | S$600,000 | S$3,300 | S$6,700 | 95% | 12 days | City-fringe working couples | Policy-led rental restrictions | Strong Potential |
| 4 | Marina Bay | 1-bedroom condo | 6.3% | 4.3% | S$1,250,000 | S$6,600 | S$16,800 | 93% | 14 days | Finance and legal expats | Premium pricing turnover risk | Strong Potential |
| 5 | Tanjong Pagar | 1-bedroom condo | 6.2% | 4.3% | S$1,050,000 | S$5,400 | S$12,200 | 94% | 13 days | CBD expatriate singles | New-project competition nearby | Strong Potential |
| 6 | Queenstown | 4-room HDB | 6.2% | 4.2% | S$780,000 | S$4,000 | S$8,200 | 94% | 13 days | Hospital and one-north families | Higher refurbishment turnover | Good Potential |
| 7 | River Valley | Studio apartment | 6.1% | 4.2% | S$820,000 | S$4,150 | S$10,000 | 94% | 14 days | Short-commute young professionals | Older-stock capex surprises | Strong Potential |
| 8 | Tanjong Pagar | Studio condo | 5.7% | 4.0% | S$900,000 | S$4,300 | S$10,900 | 94% | 13 days | CBD single professionals | Small-unit supply competition | Strong Potential |
| 9 | Jurong East | 2-bedroom condo | 5.9% | 4.0% | S$1,120,000 | S$5,500 | S$13,700 | 94% | 14 days | Regional-centre professional couples | West-side launch competition | Good Potential |
| 10 | Marina Bay | 2-bedroom condo | 5.8% | 3.8% | S$1,850,000 | S$8,900 | S$22,500 | 92% | 16 days | Dual-income expatriate couples | High service-charge drag | Good Potential |
| 11 | Tanjong Pagar | 2-bedroom condo | 5.8% | 3.8% | S$1,480,000 | S$7,100 | S$17,900 | 92% | 15 days | CBD couples without cars | Tenant churn at renewal | Good Potential |
| 12 | Novena / Newton | 1-bedroom condo | 5.8% | 4.0% | S$1,080,000 | S$5,200 | S$12,800 | 94% | 14 days | Medical professionals and expats | Premium entry pricing | Good Potential |
| 13 | Queenstown | 2-bedroom condo | 5.7% | 3.8% | S$1,300,000 | S$6,200 | S$15,600 | 93% | 15 days | One-north professional couples | Large new-supply pipeline | Good Potential |
| 14 | Orchard | 2-bedroom condo | 5.7% | 3.6% | S$1,950,000 | S$9,200 | S$24,800 | 92% | 16 days | Luxury expat couples | Very high entry price | Good Potential |
| 15 | East Coast / Katong | 2-bedroom condo | 5.6% | 3.8% | S$1,450,000 | S$6,800 | S$17,100 | 93% | 15 days | East-side expatriate couples | MRT-led new supply pressure | Good Potential |
| 16 | River Valley | 1-bedroom condo | 5.6% | 3.8% | S$1,050,000 | S$4,900 | S$12,500 | 93% | 15 days | Central young expats | Compact-unit competition | Good Potential |
| 17 | Holland Village | 2-bedroom condo | 5.6% | 3.7% | S$1,380,000 | S$6,400 | S$16,800 | 93% | 15 days | Expatriate couples near international schools | Tenant expectations on finish | Good Potential |
| 18 | Marina Bay | 3-bedroom condo | 5.5% | 3.4% | S$2,650,000 | S$12,200 | S$31,800 | 91% | 19 days | Senior expatriate families | Narrower tenant pool | Moderate Appeal |
| 19 | Novena / Newton | 2-bedroom condo | 5.5% | 3.6% | S$1,550,000 | S$7,100 | S$18,600 | 92% | 16 days | Hospital-linked family tenants | Medical-node supply competition | Good Potential |
| 20 | Queenstown | 3-bedroom condo | 5.4% | 3.4% | S$1,850,000 | S$8,400 | S$22,100 | 92% | 17 days | International school families | Higher absolute vacancy cost | Moderate Appeal |
| 21 | Orchard | 3-bedroom condo | 5.4% | 3.2% | S$2,650,000 | S$11,900 | S$32,400 | 90% | 20 days | Senior expat families | Softer pool in downturns | Moderate Appeal |
| 22 | Bukit Timah | 2-bedroom condo | 5.4% | 3.5% | S$1,520,000 | S$6,800 | S$18,800 | 92% | 17 days | School-belt professional couples | School-calendar vacancy swings | Good Potential |
| 23 | East Coast / Katong | 3-bedroom condo | 5.4% | 3.4% | S$1,950,000 | S$8,700 | S$23,100 | 92% | 17 days | East-coast family tenants | Larger-unit downtime risk | Moderate Appeal |
| 24 | River Valley | 2-bedroom condo | 5.3% | 3.4% | S$1,680,000 | S$7,400 | S$20,100 | 92% | 16 days | Affluent couples near CBD | Abundant nearby alternatives | Moderate Appeal |
| 25 | Holland Village | 3-bedroom condo | 5.2% | 3.2% | S$2,050,000 | S$8,900 | S$24,700 | 91% | 18 days | Expatriate families near international schools | Family segment is thinner | Moderate Appeal |
| 26 | Jurong East | 3-bedroom condo | 5.2% | 3.3% | S$1,550,000 | S$6,700 | S$18,900 | 91% | 18 days | West-side family professionals | Slower exit resale liquidity | Moderate Appeal |
| 27 | Novena / Newton | 3-bedroom condo | 5.2% | 3.1% | S$2,250,000 | S$9,700 | S$27,500 | 90% | 19 days | Medical executives with families | Narrower family demand depth | Moderate Appeal |
| 28 | Orchard | 4-bedroom condo | 5.0% | 2.8% | S$4,200,000 | S$17,500 | S$51,600 | 88% | 25 days | Ultra-prime expatriate families | Very shallow tenant pool | Limited Appeal |
| 29 | East Coast / Katong | Terrace house | 4.9% | 2.7% | S$4,350,000 | S$17,800 | S$44,500 | 88% | 24 days | Landed-home expatriate families | High upkeep and capex | Limited Appeal |
| 30 | Bukit Timah | Terrace house | 4.6% | 2.4% | S$5,400,000 | S$20,500 | S$57,900 | 87% | 28 days | School-belt landed families | Expensive repairs and taxes | Limited Appeal |
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Key insights about rental yields in Singapore
Insights
- The top-yielding Singapore property is not in Orchard or Marina Bay. It is a 3-room HDB flat in Jurong East, at 6.9% gross. Prestige and returns often move in opposite directions in Singapore.
- Singapore's gross-to-net yield gap runs 1.5 to 2.5 percentage points, depending on the asset. Condo maintenance fees, IRAS property tax, and leasing costs are the main reasons. Beginners who skip this math often overestimate their income.
- Jurong East HDB flats rent in just 11 to 12 days on average, which is the fastest in this dataset. The proximity to industrial employers, regional-centre offices, and MRT lines keeps demand consistently strong.
- Marina Bay 1-bedroom condos yield 6.3% gross, which is higher than many Orchard units despite a higher absolute purchase price. The reason is that rental pricing in Marina Bay is unusually strong relative to size.
- Tanjong Pagar studios at 5.7% gross beat Tanjong Pagar 2-bedroom condos at 5.8% gross by only a hair, but on a net basis the studio pulls further ahead at 4.0% versus 3.8%. Smaller CBD units are more cost-efficient to hold.
- Bukit Timah attracts high-quality tenants, but the school-belt premium in purchase prices compresses net yields down to 3.5% for condos and 2.4% for terrace houses. You pay for the address before your tenant ever moves in.
- The gap between the best and worst Singapore net yield in this dataset is 2.5 percentage points (4.9% versus 2.4%). On a S$1 million property that translates to roughly S$25,000 a year in lost income. Neighborhood and property-type selection matter a lot.
- Orchard 4-bedroom condos take an average of 25 days to rent, the slowest in the Singapore dataset. When a vacancy happens, the cost in lost rent is high in absolute dollars, which makes this segment particularly unforgiving for beginners.
- Queenstown works because it sits at the city fringe, close to the one-north business cluster and major hospitals, while purchase prices stay well below Orchard or Marina Bay levels. That gap between access and price is where the yield comes from.
- Holland Village condos consistently score in the Good Potential band. They attract expatriate families tied to international schools, but the family segment is thinner than the professional-single segment, so larger units there carry more vacancy risk.
- River Valley studio apartments at 6.1% gross outperform River Valley 2-bedroom condos at 5.3% gross. The pattern holds across most Singapore neighborhoods: smaller units are the better yield play when price-per-square-metre is high.
- East Coast and Katong terrace houses look appealing on rental income alone, but a S$4.35 million entry price and high upkeep push the net yield to just 2.7%. The condo options in the same area return noticeably more for far less capital and management effort.
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About our methodology
We also believe it is important to show our reasoning. It is one of the ways we make our work solid, transparent, and rigorous, just as you will see in our real estate pack about Singapore.
First, please note that this data is updated regularly, so what you see here reflects the current values as of today.
In order to get reliable data, we applied a strict source filter. We only used authoritative, verifiable sources, not random listings or unsupported figures. More on that point below.
For each Singapore neighborhood and property type, we aggregated the freshest purchase price and monthly rent data available across official portals, URA transaction records, and HDB resale statistics. When possible, we cross-checked multiple sources to confirm the same range.
This allowed us to estimate rental yield before costs. That is the gross yield, based on annual rent versus purchase price.
We then estimated rental yield after costs. That is the net yield, after recurring ownership and operating expenses specific to Singapore landlords.
These expenses vary significantly by neighborhood and property type in Singapore. That is why two areas with similar rents can still produce very different net returns.
For example, Marina Bay and Orchard condos carry higher IRAS property tax bills and larger condo maintenance fees than a Jurong East HDB flat. In high-turnover urban areas, leasing agent fees and vacancy also eat more into returns than many beginners expect.
We estimated ownership annual fees by combining the main recurring costs for each asset type. For Singapore condos, this includes IRAS property tax, monthly management fees, building insurance, and a maintenance allowance. For HDB flats, it reflects HDB-specific ownership costs and compliance requirements.
These estimates were not applied as one flat number across Singapore. They were adjusted by neighborhood and property type to better reflect local ownership conditions.
This table should therefore be read as a structured market estimate, not as an exact guarantee of future performance. Honesty, quality, and rigor are at the core of our work, and they are also what you will find in our real estate pack about Singapore.
What sources have we used for this Singapore rental yield article?
Whether it's in our blog articles or the market analyses included in our real estate pack about Singapore, we rely on verifiable sources and a transparent methodology.
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 Private Residential Rental Search | URA is Singapore's official urban planning and private-housing market authority, making its rental data the benchmark reference for the private market. | We used it to anchor rental assumptions for each Singapore neighborhood before narrowing down to specific property types. We cross-checked our rent estimates against URA's official rental activity records to keep figures within credible market ranges. |
| URA Private Residential Transaction Search | URA's transaction database records official private residential sale prices used across the Singapore market by banks, valuers, and researchers. | We used it to verify purchase price assumptions for all private properties in this dataset. We made sure our modeled prices stayed within the ranges visible in actual URA-recorded transactions. |
| HDB Resale Statistics | HDB is Singapore's official public housing authority, and its resale statistics are the primary reference for all HDB flat pricing. | We used it to benchmark 3-room and 4-room HDB purchase prices in Jurong East and Queenstown. We kept HDB rows tied to real town-level resale medians rather than portal asking prices alone. |
| HDB 4Q 2025 Public Housing Data | This is a primary HDB release summarizing public rental conditions, rental approvals, and forward supply, making it the freshest official HDB market signal available. | We used it to understand current HDB rental tightness and the size of the approved rental market entering 2026. We used it to shape our vacancy and time-to-rent estimates for mature HDB towns. |
| IRAS Property Tax Rates | IRAS is Singapore's tax authority and the only official source for landlord property tax treatment, making it essential for any net yield calculation. | We used it to build the annual tax component of ownership costs for every property in this dataset. We applied the non-owner-occupied rates, which apply to all rental properties in Singapore. |
| SRX February 2026 Rental Report | SRX is a major Singapore property platform with published rental series and a clear methodology tied to public transaction data. | We used it for the freshest rental momentum signal available closest to March 2026. We used it to moderate assumptions where February volumes softened while asking rents held relatively firm. |
| data.gov.sg Private Property Rental Index | This is an official URA-sourced rental index series published on Singapore's national open-data platform. | We used it to frame the broader private rental cycle as Singapore entered 2026. We made sure neighborhood-level estimates fit the wider market direction rather than isolated listing noise. |
| PropertyGuru Singapore | PropertyGuru is one of Singapore's largest residential listing portals, giving a real-time view of active buyer and renter search behavior. | We used it to identify which neighborhoods and unit sizes dominate active searches and listings in March 2026. We used it to infer the most commercially relevant property types for each Singapore neighborhood in the table. |
| CBRE 2026 Singapore Real Estate Market Outlook | CBRE is a global real estate research firm with a significant Singapore presence and widely referenced annual market outlooks. | We used it to frame 2026 demand, supply, and investment conditions across the Singapore private residential market. We used it to make sure our neighborhood-level estimates sit within the wider macro context rather than reading data in isolation. |
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