Singapore Condos Best for Yield-focused investors

Investor Profile

Buy primarily for rental return; target gross yield of 3.5%+, typically OCR or RCR.

This page is for buyers acquiring property primarily for rental return. Your target is gross yield ≥3.5%, ideally 4%+ net of MCST and property tax. The math: at $1.5M purchase price, $5,000/month rent equals 4% gross yield — achievable in selected OCR/RCR locations with proper tenant demand. CCR yields are structurally lower (2.5-3%) because PSF is high relative to rent.

Where yield works:

  • D8/D12 (Little India / Toa Payoh): shophouse-adjacent condos, walking distance to multiple MRT lines, strong expat-renter demand. Yields 3.5-4.2%.
  • D5 (Pasir Panjang / Clementi): NUS-adjacent, postgrad and academic-staff demand. Yields 3.2-4.0%.
  • D14 (Geylang / Eunos): entry-level pricing, MRT access. Yields 3.8-4.5% — but with the area-context factor (see Avoid for young families).
  • D19 (Hougang / Punggol): newer launches, family-renter demand. Yields 3.0-3.8%.
  • D22 (Jurong East / Lakeside): NTU + Jurong Lake District redevelopment thesis. Yields 3.5-4.2%.

Net yield is what matters: gross yield headline figures don't include MCST ($300-1,000/month depending on building), property tax (10-20% of annual value per IRAS Owner-Occupier vs. Non-Owner-Occupier schedule), agent commission (1 month rent per 2-year lease), and vacancy gap (typical 4-6 weeks between tenants in soft markets). Net yield is usually 70-80% of gross. Our Rental Yield Calculator and Cash Flow Calculator handle the full math.

ABSD math for second-property: SC buying 2nd property pays 20% ABSD; PR pays 30%; foreigner pays 60% (IRAS Apr 2023 schedule). That additional cost compresses your real yield significantly. Decoupling (one spouse owns one property) can sometimes mitigate — see Decoupling / ABSD-sensitive couples.

This is NOT for you if: you're primarily own-staying (see Long-term hold) or chasing capital appreciation over yield (see Short-term flippers for the appreciation play).

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Fit signals are based on independent data analysis (transactions, MRT proximity, school catchments, etc.) and do not represent investment advice or property recommendations. Disputes can be raised via our contact page.