Navigating Singapore's Property Districts: A Practical Guide
Choosing where to buy or rent in Singapore is often as important as choosing the property itself — the district you pick affects your daily commute, your children's school options, your lifestyle, and ultimately what you pay.
What Are Singapore's Property Districts?
Singapore is divided into 28 postal districts, each identified by a two-digit code (D01 to D28). These codes originate from Singapore's postal system but have been adopted wholesale by the property industry. When you see listings described as "D09 freehold condo" or "D19 HDB town," these shorthand codes tell you roughly where the property sits.
The Urban Redevelopment Authority (URA) groups these 28 districts into five broad planning regions: Core Central Region (CCR), Rest of Central Region (RCR), Outside Central Region (OCR), and two subsets of CCR — the prime districts and the city fringe. Prices, tenure types, and lifestyle offerings differ considerably across these zones.
The Core Central Region (CCR): Prime Districts
The CCR is the traditional heartland of Singapore's private property market. It covers roughly D09 (Orchard, River Valley), D10 (Bukit Timah, Holland, Balmoral), D11 (Newton, Novena), D01–D04 (the CBD, Sentosa, Harbourfront), and D06–D07 (City Hall, Clarke Quay).
What defines CCR living:
- Predominantly private housing — condos, apartments, and landed homes
- Higher per-square-foot (psf) prices relative to the rest of Singapore
- Proximity to the CBD, international schools, and premium retail
- Strong appeal to expatriate renters, which has historically supported rental yields
- A large share of freehold and 999-year leasehold stock
CCR properties typically attract buyers who prioritise prestige address, proximity to work in the financial district, or access to the international school belt. Be aware that Additional Buyer's Stamp Duty (ABSD) and higher psf prices mean upfront capital requirements are significant.
The Rest of Central Region (RCR): The City Fringe
The RCR is often called the "city fringe" and spans districts such as D03 (Alexandra, Tiong Bahru), D05 (Buona Vista, Clementi), D08 (Farrer Park, Little India), D12 (Toa Payoh, Balestier), D13 (Macpherson, Potong Pasir), D14 (Geylang, Eunos), D15 (East Coast, Katong, Marine Parade), and parts of D20.
RCR appeals to buyers who want a central address without paying CCR premiums:
- More competitive psf pricing than CCR, though still above OCR levels
- Strong MRT connectivity on multiple lines
- A mix of freehold and 99-year leasehold condos, as well as older HDB estates like Toa Payoh and Queenstown
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- What is the difference between CCR, RCR, and OCR in Singapore property?
- CCR (Core Central Region) covers Singapore's prime and CBD districts such as D09, D10, D11, and D01–D04, typically commanding the highest prices and dominated by private housing. RCR (Rest of Central Region) is the city fringe — districts like D15 and D03 — offering central access at lower prices. OCR (Outside Central Region) covers the suburban heartlands where most HDB flats, ECs, and more affordable condos are found.
- How many property districts does Singapore have?
- Singapore has 28 postal districts, coded D01 to D28. These codes are widely used in the property industry to indicate a property's general location and are grouped by the URA into broader planning regions (CCR, RCR, OCR) for market analysis purposes.
- Does the district I buy in affect the ABSD or stamp duty I pay?
- No. Additional Buyer's Stamp Duty (ABSD) and Buyer's Stamp Duty (BSD) are calculated based on the buyer's citizenship status, the number of residential properties owned, and the purchase price — not on which district the property is in. A second residential property purchase in D09 incurs the same ABSD rate as one in D19.
- Why are properties near certain primary schools more expensive within the same district?
- Singapore's Primary 1 registration framework gives children residing within 1 km of a popular school a significant priority advantage during balloting. This drives higher buyer and renter demand for homes within that radius, creating price premiums at the street level even within a single district.
- Can owning a CCR or RCR private condo affect my eligibility to buy an HDB resale flat?
- Yes. HDB rules generally require buyers of resale HDB flats who own private residential property to dispose of that private property within a stipulated period after the HDB flat purchase. This rule applies regardless of which district the private property is located in — it is based on ownership status, not location. Verify the current rules with HDB before transacting.