Side-by-Side Comparison
| Metric | District 8 — Little India/Farrer Park | District 12 — Toa Payoh/Balestier |
|---|---|---|
| Condo Count | 92 | 123 |
| Avg PSF | $1,450 psf | $1,498 psf |
| Median Price | $1,220,000 | $1,561,791 |
| Transaction Volume | 1,490 | 3,235 |
| Avg Walkability | 75.5/100 | 58.2/100 |
| Avg Investment Score | 58.3/100 | 48.8/100 |
| Avg TOP Year | 2008 | 2006 |
| Avg Gross Yield | 2.9% | 2.4% |
Price Analysis
District 8 — Little India/Farrer Park is the more affordable option, with an average PSF that is $48 psf (3.2%) lower than District 12 — Toa Payoh/Balestier.
In terms of median transaction price, District 8 — Little India/Farrer Park also offers a lower entry point at $1,220,000 compared to $1,561,791.
Lifestyle & Accessibility
District 8 — Little India/Farrer Park 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 8 — Little India/Farrer Park wins on price. District 8 — Little India/Farrer Park wins on walkability. District 8 — Little India/Farrer Park wins on investment score. District 8 — Little India/Farrer Park wins on rental yield.
Investment Potential
District 8 — Little India/Farrer Park 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 8 — Little India/Farrer Park 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 8 — Little India/Farrer Park
| Condo | Avg PSF | Transactions | Units | Tenure |
|---|---|---|---|---|
| PICCADILLY GRAND | $2,163 psf | 418 | 407 | 99 yrs lease commencing from 2021 |
| CITYLIGHTS | $1,759 psf | 129 | 600 | 99 yrs lease commencing from 2004 |
| CITY SQUARE RESIDENCES | $1,889 psf | 112 | 910 | Freehold |
| STURDEE RESIDENCES | $1,999 psf | 107 | 305 | 99 yrs lease commencing from 2015 |
| KERRISDALE | $1,392 psf | 89 | 481 | 99 yrs lease commencing from 1998 |
Top 5 Condos in District 12 — Toa Payoh/Balestier
| Condo | Avg PSF | Transactions | Units | Tenure |
|---|---|---|---|---|
| THE ORIE | $2,730 psf | 740 | 52 | 99 yrs lease commencing from 2024 |
| EIGHT RIVERSUITES | $1,639 psf | 296 | 843 | 99 yrs lease commencing from 2011 |
| GEM RESIDENCES | $1,831 psf | 190 | 578 | 99 yrs lease commencing from 2015 |
| TREVISTA | $1,696 psf | 145 | 590 | 99 yrs lease commencing from 2008 |
| VERTICUS | $2,122 psf | 128 | 162 | Freehold |
Final Verdict
District 8 — Little India/Farrer Park
Pros & Cons
✓ Strengths
- More affordable average PSF ($1,450 psf)
- Better walkability score (75.5/100)
- Higher average investment score (58.3)
- Higher gross rental yield (2.9%)
- Newer average stock (avg TOP 2008)
✗ Considerations
- Fewer condos available (92 developments)
District 12 — Toa Payoh/Balestier
Pros & Cons
✓ Strengths
- More condos to choose from (123 developments)
✗ Considerations
- Higher average PSF ($1,498 psf)
- Lower walkability score (58.2/100)
- Lower average investment score (48.8)
- Lower gross rental yield (2.4%)
- Older average stock (avg TOP 2006)
Frequently Asked Questions
Which is more affordable, District 8 — Little India/Farrer Park or District 12 — Toa Payoh/Balestier?
Is District 8 — Little India/Farrer Park or District 12 — Toa Payoh/Balestier 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.