Keeping track of our districts, regions and areas can get a little confusing sometimes, especially with the new HDB classification rolling out next year. In light of this, we’re exploring and detailing all 28 of Singapore’s districts. This includes the Core Central Region (CCR), Rest of Central Region (RCR), and Outside Central Region (OCR).
Singapore’s three regions
The Urban Redevelopment Authority (URA) has sectioned Singapore into three primary regions for real estate classification: the CCR, RCR, and OCR. Each region holds distinct attributes catering to varying preferences and demographics among homebuyers, residents, and investors.
| Postal district | Area | Region |
| 01 | Raffles Place, Boat Quay, Suntec City, Marina downtown, Cecil, Marina, People’s Park | CCR and RCR |
| 02 | Anson, Tanjong Pagar, Shenton Way | CCR and RCR |
| 03 | Queenstown, Tiong Bahru | RCR |
| 04 | Telok Blangah, Harbourfront, Sentosa | CCR and RCR |
| 05 | Pasir Panjang, Hong Leong Garden, Clementi | RCR and OCR |
| 06 | High Street, Beach Road, City Hall | CCR and RCR |
| 07 | Middle Road, Golden Mile, Bugis | CCR and RCR |
| 08 | Little India | RCR |
| 09 | Orchard, Cairnhill, River Valley, Somerset | CCR |
| 10 | Ardmore, Bukit Timah, Holland Road, Tanglin | CCR |
| 11 | Watten Estate, Novena, Thomson, Dunearn, Newton | CCR |
| 12 | Balestier, Toa Payoh | RCR |
| 13 | Macpherson, Braddell | RCR |
| 14 | Geylang, Eunos | RCR and OCR |
| 15 | Katong, Joo Chiat, Amber Road | RCR and OCR |
| 16 | Bedok, Upper East Coast, Eastwood, Kew Drive | OCR |
| 17 | Loyang, Changi | OCR |
| 18 | Tampines, Pasir Ris | OCR |
| 19 | Serangoon Garden, Hougang, Punggol | OCR |
| 20 | Bishan, Ang Mo Kio | RCR and OCR |
| 21 | Upper Bukit Timah, Clementi Park, Ulu Pandan | OCR |
| 22 | Jurong | OCR |
| 23 | Hillview, Dairy Farm, Bukit Panjang, Choa Chu Kang | OCR |
| 24 | Lim Chu Kang, Tengah | OCR |
| 25 | Kranji, Woodgrove | OCR |
| 26 | Upper Thomson, Springleaf Lentor, Springleaf, Mandai | OCR |
| 27 | Sembawang, Yishun | OCR |
| 28 | Seletar Hill, Sengkang West, Seletar | OCR |
Read more: Postal codes in Singapore – Find Singapore postal codes by district
Core Central Region (CCR)
What is CCR in Singapore property?
The Central Core Region (CCR) is like the heart of Singapore’s posh urban area, mainly centered around the busy Central Business District (CBD). You’ve got everything you need close by – fancy restaurants, shopping spots, and hotels dotted around.
Homes and offices in this region don’t come cheap, and there are two big reasons. One, there’s not much land to go around, and two, being close to the city’s financial hub makes them even more valuable. So, properties here rank among the most expensive in Singapore, if not, worldwide.
Encompassing prestigious areas such as Orchard, Tanglin, Downtown Core, and Sentosa, the CCR is synonymous with luxury and sophistication in the real estate market. It stands out as the epitome of high-end living in Singapore, characterised by properties predominantly featuring freehold tenure.
Properties for you in CCR
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How much do properties in CCR cost in 2023?
In 2020, the average price per square foot (psf) for CCR properties was S$2,066, with a total volume of 3,947 properties sold.
Rolling into 2021, there was a discernible increase, with the average psf climbing to S$2,203, and the overall transaction volume reaching 6,832.
The upward trajectory continued in 2022, witnessing a further uptick in the average psf to S$2,327, although the total transaction volume experienced a decline, settling at 5,075 units.
Fast forward to 2023, the average psf has reached S$2,355, despite a reduction in the overall transaction volume to 3,506 units.
This makes a 14% increase in the average psf for properties in the CCR from 2020 to 2023.
Read more: What’s narrowing the gap between CCR and RCR prices?
Explore new launches and projects in the CCR!
Rest of Central Region (RCR)
What is RCR in Singapore property?
Defined as the “non-core central region”, the RCR is known for having homes that strike a balance between affordability and centrality.
As such, while a little smaller, private projects in the area tend to fetch for a higher price tag compared to similar sized units in the OCR. Even the HDB flats in this region command a higher value compared to similar projects in other parts of the city.
But what’s makes the RCR even more appealing is its room growth.
With continued investments and the expansion of MRT lines, this region has become a preferred rental spot for expatriates. Opting for residences in the RCR over the CCR, expats are drawn to the more budget-friendly housing options coupled with the relatively close proximity to Singapore’s CBD.
This widespread appeal also caters a diverse demographic, including investors, young families, and individuals seeking urban living without the hefty prices associated with the CCR.
The RCR includes areas such as Chinatown, Queenstown, and Geylang.
Properties for you in RCR
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How much do properties in RCR cost in 2023?
In 2020, the average price per square foot (psf) for RCR properties was S$1,262, with a total volume of 11,739 properties sold.
Progressing to 2021, there was a noticeable increase, with the average psf climbing to S$1,375, and the overall transaction volume reaching 17,269.
The trend took a dip in 2022, with the average psf decreasing slightly to S$1,352, although the total transaction volume saw a decline to 12,185 units.
In 2023, the average psf has experienced a substantial increase, reaching S$1,559. Despite this surge, the overall transaction volume has decreased to 10,514 units.
This marks a 23.47% increase in the average psf for RCR properties from 2020 to 2023.
Read more: An overview of resale condo prices in Rest of Central Region (RCR) for the past one year
Explore new launches and projects in the RCR!
Outside Central Region (OCR)
What is OCR in Singapore property?
This region includes the other districts that are not accounted for in the CCR or RCR.
The OCR hosts the largest number of residential properties, marked by a higher prevalence of HDB units compared to private properties. Private residential developments in this region include mass-market condos, terraces, townhouses, and Executive Condominiums (ECs).
Home prices in these districts are more pocket-friendly compared to the others in CCR and RCR. Despite not being right in the city centre, many homeowners choose to settle here and rely on public transportations to stay connected.
In fact, with ongoing developmental initiatives, including Jurong’s second Central Business District (CBD) and Punggol Digital District, the OCR is evolving into an area of significant growth and transformation.
The OCR spans across districts such as Clementi, Woodlands, and Punggol.
Properties for you in OCR
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How much do properties in OCR cost in 2023?
In 2020, the average psf stood at S$735, with a total volume of 34,777 properties sold.
Moving to 2021, there was a notable increase, with the average psf climbing to S$823, and the overall volume reaching 46,535.
The trend continued in 2022, where the average psf further rose to S$849, although the total volume dipped slightly to 37,640 units.
In 2023, the average psf has reached S$867, showcasing a continuous upward trend despite a reduction in the overall transaction volume to 30,586 units.
This makes a 17.96% increase in the average psf for OCR properties from 2020 to 2023.
Explore new launches and projects in the OCR!
HDB BTO flat classification changes: Standard, plus and prime
Beyond private residences, Singapore’s housing landscape is undergoing a transformation of its own.
In the coming years, the classification of HDB flats will undergo a significant overhaul. Starting from the October 2024 BTO, these flats will be categorised as Standard, Plus, and Prime flats.
This new classification system, based on proximity to MRT stations and city centres, will replace the existing ‘mature’ and ‘non-mature’ estate classifications. These changes are poised to redefine the housing options available to Singaporeans, offering greater flexibility and choice.
Read more: New HDB BTO classification: Know the difference between Standard, Plus, and Prime flats
Planning on selling your property in any one of the regions? Connect with a premier property consultant today.
About Sophiyanah David
Sophi, a seasoned copywriter specialising in Singaporean real estate and property, is one of the minds behind 99.co's informative articles. Like her colleagues at 99.co, Sophi is dedicated to keeping you informed about the ever-changing world of real estate so you can find your forever home. When off the clock, you can find her giggling and kicking her feet as she reads her romance novels, watching anime - if FMBA is not your fave, she might fight you (but you'll probably win) and looking up latest skincare trends.
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