In the Singapore real estate market, properties are often classified into three main regions: the Central Core Region (CCR), the Rest of Core Region (RCR), and the Outside Core Region (OCR). These regions are defined based on their proximity to the city center and their potential for investment and growth. Understanding the characteristics of each region can help investors make informed decisions when evaluating properties in the Singapore real estate market.
Central Core Region (CCR)
| Singapore district | Area |
| 9 | Orchard, Somerset, River Valley |
| 10 | Tanglin, Bukit Timah, Holland |
| 11 | Newton, Novena, Dunearn, Watten |
| 1 (Part) | Boat Quay, Raffles Place, Marina Downtown, Suntec City |
| 2 (Part) | Shenton Way, Tanjong Pagar |
| 4 (Part) | Sentosa |
| 6 (Part) | City Hall |
| 7 (Part) | Bugis |
* Outram, Clarke Quay, Chinatown, Bencoolen, and anything north of Ophir Road are not part of CCR.
The Central Core Region (CCR) is considered the most prime and prestigious region in Singapore. It encompasses the city center and the most upscale residential and commercial districts, including Marina Bay, Orchard Road, and Sentosa Island. The CCR is characterized by high-end luxury properties, high rental yields, and strong demand from both local and foreign investors.
The CCR is home to some of the most expensive properties in Singapore, with luxury condominiums and apartments commanding prices in the millions of dollars. The region is also home to high-end shopping centers, luxury hotels, and prestigious schools, making it a popular destination for affluent locals and expatriates.
The rental market in the CCR is robust, with high demand for both residential and commercial properties. The region’s high rental yields make it an attractive investment destination for investors seeking high returns on their investments. However, the CCR is also subject to greater market fluctuations and may experience more significant price swings in response to changes in the global economy.
Rest of Core Region (RCR)
| Singapore district | Area |
| 1 (Part) | Marina South |
| 2 (Part) | 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 Payoh Boon Keng, Bendemeer, Kampong Bugis |
| 13 (Part) | Potong Pasir, Bidadari, MacPherson, Upper Aljunied |
| 14 (Part) | Geylang, Dakota, Paya Lebar Central Eunos, Ubi, Aljunied |
| 15 (Part) | Tanjong Rhu, Amber, Meyer, Katong Dunman, Joo Chiat, Marine Parade |
| 20 (Part) | Bishan, Thomson |
* Upper Serangoon, How Sun, Ang Mo Kio, Clementi, Telok Kurau, Kembangan are not part of RCR.
The Rest of Core Region (RCR) is located outside the city center but still within a convenient distance of the CCR. It includes popular residential areas such as Novena, Queenstown, and Tanjong Pagar, as well as emerging commercial hubs such as Paya Lebar and Tiong Bahru. The RCR is characterized by a mix of high-end and mid-tier properties, moderate rental yields, and strong demand from both local and foreign investors.
The RCR offers a more affordable alternative to the CCR, with a wider range of property types and price points. The region is popular among young professionals and families seeking easy access to the city center and a high standard of living. The RCR is also home to several up-and-coming commercial hubs, making it an attractive destination for businesses seeking affordable office space outside the city center.
The rental market in the RCR is generally stable, with moderate rental yields and a steady stream of tenants. The region’s lower property prices and less volatile market make it an attractive destination for investors seeking long-term stability and steady rental income.
Outside Core Region (OCR)
| Singapore district | Area |
| 5 (Part) | Clementi, West Coast |
| 14 (Part) | Kembangan, Kaki Bukit |
| 15 (Part) | Telok Kurau, Siglap, Frankel |
| 16 | Bedok, Upper East Coast, Bayshore, Tanah Merah, Upper Changi |
| 17 | Flora Drive, Loyang, Changi |
| 18 | Tampines, Pasir Ris |
| 19 | Punggol, Sengkang, Hougang, Kovan, Serangoon, Lorong Ah Soo |
| 20 (Part) | Ang Mo Kio |
| 21 | Upper Bukit Timah, Ulu Pandan, Clementi Park |
| 22 | Jurong East, Jurong West, Boon Lay |
| 23 | Hillview, Bukit Panjang, Bukit Batok, Choa Chu Kang |
| 24 | Kranji, Lim Chu Kang, Sungei Gedong, Tengah |
| 25 | Woodlands, Admiralty |
| 26 | Lentor, Springleaf, Mandai |
| 27 | Yishun, Sembawang |
| 28 | Seletar, Seletar Hill, Sengkang West |
The Outside Core Region (OCR) is located further outside the city center and includes suburban and outlying areas such as Jurong, Woodlands, and Sengkang. The OCR is characterized by more affordable properties, lower rental yields, and a more relaxed pace of life.
The OCR offers a more affordable alternative to the RCR, with a wider range of property types and price points. The region is popular among families seeking a quieter, more relaxed lifestyle and access to outdoor amenities such as parks and nature reserves. The OCR is also home to several industrial parks and logistics hubs, making it an attractive destination for businesses seeking affordable industrial and warehouse space.
The rental market in the OCR is generally more stable, with lower rental yields but a more consistent stream of tenants. The region’s lower property prices and more affordable rental rates make it an attractive destination for investors seeking long-term stability and steady rental income.
Conclusion
In conclusion, the Central Core Region, Rest of Core Region, and Outside Core Region are three distinct regions in the Singapore real estate market. Each region offers unique investment opportunities and potential risks, depending on the investor’s goals and risk appetite. Understanding the characteristics of each region and the factors that drive demand and rental yields can help to improve your real estate portfolio.