Side-by-Side Comparison
| Metric | District 1 — Raffles Place/Marina | District 2 — Tanjong Pagar/Chinatown |
|---|---|---|
| Condo Count | 24 | 28 |
| Avg PSF | $2,423 psf | $2,246 psf |
| Median Price | $2,020,886 | $1,488,136 |
| Transaction Volume | 1,726 | 1,409 |
| Avg Walkability | 66/100 | 68/100 |
| Avg Investment Score | 62.5/100 | 63.8/100 |
| Avg TOP Year | 2008 | 2012 |
| Avg Gross Yield | 3.2% | 2.8% |
Price Analysis
District 2 — Tanjong Pagar/Chinatown is the more affordable option, with an average PSF that is $177 psf (7.6%) lower than District 1 — Raffles Place/Marina.
In terms of median transaction price, District 2 — Tanjong Pagar/Chinatown also offers a lower entry point at $1,488,136 compared to $2,020,886.
Lifestyle & Accessibility
District 2 — Tanjong Pagar/Chinatown scores higher on walkability, reflecting better proximity to MRT stations, schools, hawker centres, and other daily amenities. This composite score accounts for seven weighted categories of nearby facilities.
District 2 — Tanjong Pagar/Chinatown wins on price. District 2 — Tanjong Pagar/Chinatown wins on walkability. District 2 — Tanjong Pagar/Chinatown wins on investment score. District 1 — Raffles Place/Marina wins on rental yield.
Investment Potential
District 2 — Tanjong Pagar/Chinatown has a higher average investment score, which factors in price momentum, rental yield, liquidity, MRT proximity, lease remaining, and district desirability.
In terms of gross rental yield, District 1 — Raffles Place/Marina delivers stronger returns. Note that yields shown are gross (annual rent / price) and do not account for maintenance fees, property tax, or vacancy.
Top Condos in Each Area
Top 5 Condos in District 1 — Raffles Place/Marina
| Condo | Avg PSF | Transactions | Units | Tenure |
|---|---|---|---|---|
| ONE MARINA GARDENS | $2,956 psf | 586 | 937 | 99 yrs lease commencing from 2023 |
| THE SAIL @ MARINA BAY | $2,008 psf | 264 | 1,111 | 99-year leasehold |
| MARINA ONE RESIDENCES | $2,342 psf | 199 | 1,042 | 99 yrs lease commencing from 2011 |
| UNION SQUARE RESIDENCES | $3,187 psf | 138 | 366 | 99 yrs lease commencing from 2024 |
| ONE SHENTON | $1,772 psf | 102 | 341 | 99 yrs lease commencing from 2005 |
Top 5 Condos in District 2 — Tanjong Pagar/Chinatown
| Condo | Avg PSF | Transactions | Units | Tenure |
|---|---|---|---|---|
| ONE BERNAM | $2,587 psf | 356 | 364 | 99 yrs lease commencing from 2019 |
| NEWPORT RESIDENCES | $3,127 psf | 182 | 487 | Freehold |
| ICON | $1,797 psf | 137 | 646 | 99 yrs lease commencing from 2002 |
| SKYSUITES@ANSON | $2,229 psf | 95 | 360 | 99 yrs lease commencing from 2008 |
| SKY EVERTON | $2,802 psf | 74 | 262 | Freehold |
Final Verdict
District 1 — Raffles Place/Marina
Pros & Cons
✓ Strengths
- Higher gross rental yield (3.2%)
✗ Considerations
- Higher average PSF ($2,423 psf)
- Lower walkability score (66/100)
- Lower average investment score (62.5)
- Fewer condos available (24 developments)
- Older average stock (avg TOP 2008)
District 2 — Tanjong Pagar/Chinatown
Pros & Cons
✓ Strengths
- More affordable average PSF ($2,246 psf)
- Better walkability score (68/100)
- Higher average investment score (63.8)
- More condos to choose from (28 developments)
- Newer average stock (avg TOP 2012)
✗ Considerations
- Lower gross rental yield (2.8%)
Frequently Asked Questions
Which is more affordable, District 1 — Raffles Place/Marina or District 2 — Tanjong Pagar/Chinatown?
Is District 1 — Raffles Place/Marina or District 2 — Tanjong Pagar/Chinatown better for families?
Which area is a better investment?
How current is this comparison data?
Methodology & Sources
This analysis covers all available transaction data for the compared neighbourhoods and is updated periodically as new URA data is published.
Transaction data sourced from URA.
- Property matched to areas by district + street keyword filtering.
- Transaction data from URA.
- Master plan context from URA Master Plan.
Median values used to minimize outlier impact. PSF = price per square foot.