TL;DR
Q2 2021 Neighbourhood Rankings: 24,314 rental transactions across 27 districts. District 9 (Orchard, Cairnhill, River Valley) leads by rental activity.
Key Takeaways
- Top 3 most desirable districts: #1 District 9 (Orchard, Cairnhill, River Valley) with 2,496 rentals; #2 District 15 (Joo Chiat, Amber Road, Katong) with 2,071 rentals; #3 District 10 (Ardmore, Bukit Timah, Holland Road, Tanglin) with 2,052 rentals.
- 24,314 rental transactions analysed across 27 districts.
- Rankings use rental demand as the primary proxy for neighbourhood desirability.
- Neighbourhood Scores on condo detail pages use proximity to 7 amenity categories within 1.5 km.
Top District This Quarter
District 9 (Orchard, Cairnhill, River Valley) leads with 2,496 rental transactions — the strongest tenant demand signal this quarter.
Where Tenants Want to Live \u{2014} Q2 2021
Rental demand is one of the strongest market signals for neighbourhood quality. This quarterly report ranks Singapore's 28 districts by rental activity, yields, and pricing trends.
Data is sourced from URA rental transactions.
24,314
Rental Transactions
27
Active Districts
$3,736/mo
Avg Monthly Rent
$3.46/psf
Avg Rent PSF
District Rankings by Rental Demand
Districts ranked by total rental transaction volume.
| # | District | Name | Rentals | Avg Rent | Avg Rent PSF | QoQ |
|---|---|---|---|---|---|---|
| 1 | District 9 (Orchard, Cairnhill, River Valley) | Orchard, Cairnhill, River Valley | 2,496 | $5,086/mo | $4.39/psf | +238.2% |
| 2 | District 15 (Joo Chiat, Amber Road, Katong) | Joo Chiat, Amber Road, Katong | 2,071 | $3,589/mo | $3.29/psf | +258.9% |
| 3 | District 10 (Ardmore, Bukit Timah, Holland Road, Tanglin) | Ardmore, Bukit Timah, Holland Road, Tanglin | 2,052 | $5,857/mo | $3.64/psf | +222.6% |
| 4 | District 19 (Punggol, Hougang, Serangoon Gardens) | Punggol, Hougang, Serangoon Gardens | 1,624 | $2,749/mo | $3.09/psf | +216.6% |
| 5 | District 5 (Pasir Panjang, Hong Leong Garden, Clementi New Town) | Pasir Panjang, Hong Leong Garden, Clementi New Town | 1,560 | $5,501/mo | $3.09/psf | +248.2% |
| 6 | District 14 (Geylang, Eunos) | Geylang, Eunos | 1,364 | $2,669/mo | $3.48/psf | +281.0% |
| 7 | District 16 (Bedok, Upper East Coast, Eastwood, Kew Drive) | Bedok, Upper East Coast, Eastwood, Kew Drive | 1,233 | $2,948/mo | $3.11/psf | +264.8% |
| 8 | District 2 (Anson, Tanjong Pagar) | Anson, Tanjong Pagar | 1,047 | $3,589/mo | $4.14/psf | +263.5% |
| 9 | District 11 (Watten Estate, Novena, Thomson) | Watten Estate, Novena, Thomson | 1,036 | $4,574/mo | $3.63/psf | +233.1% |
| 10 | District 18 (Tampines, Pasir Ris) | Tampines, Pasir Ris | 1,032 | $2,641/mo | $2.96/psf | +290.9% |
| 11 | District 3 (Tiong Bahru, Queenstown) | Tiong Bahru, Queenstown | 959 | $3,895/mo | $4.35/psf | +230.7% |
| 12 | District 23 (Choa Chu Kang, Dairy Farm, Hillview, Bukit Panjang) | Choa Chu Kang, Dairy Farm, Hillview, Bukit Panjang | 959 | $2,707/mo | $2.67/psf | +280.6% |
| 13 | District 12 (Toa Payoh, Serangoon, Balestier) | Toa Payoh, Serangoon, Balestier | 837 | $2,846/mo | $3.53/psf | +197.9% |
| 14 | District 22 (Jurong) | Jurong | 718 | $3,025/mo | $3.25/psf | +296.7% |
| 15 | District 1 (Raffles Place, Marina, Cecil, People's Park) | Raffles Place, Marina, Cecil, People's Park | 697 | $4,536/mo | $4.99/psf | +218.3% |
Rental Demand by Market Segment
| Segment | Rentals | Share | Avg Rent |
|---|---|---|---|
| CCR (Core Central Region) | 7,472 | 30.7% | $5,295/mo |
| RCR (Rest of Central Region) | 7,770 | 32% | $3,653/mo |
| OCR (Outside Central Region) | 9,072 | 37.3% | $3,034/mo |
The Outside Central Region saw the highest rental volume, driven by larger suburban developments and growing tenant interest in well-connected neighbourhoods.
Explore live neighbourhood scores on our interactive dashboard→Most In-Demand Condos
Condos with the highest number of rental transactions this quarter.
| # | Condo | District | Rentals | Avg Rent | Avg Rent PSF |
|---|---|---|---|---|---|
| 1 | LANDED HOUSING DEVELOPMENT | D5 (RCR) | 550 | $9,076/mo | $2.54/psf |
| 2 | NON-LANDED HOUSING DEVELOPMENT | D2 (CCR) | 483 | $3,272/mo | $2.82/psf |
| 3 | THE SAIL @ MARINA BAY | D1 (CCR) | 196 | $4,523/mo | $5.08/psf |
| 4 | SEASIDE RESIDENCES | D15 (OCR) | 152 | $3,759/mo | $4.86/psf |
| 5 | D'LEEDON | D10 (CCR) | 151 | $4,565/mo | $4.10/psf |
| 6 | GRANDEUR PARK RESIDENCES | D16 (OCR) | 143 | $3,100/mo | $4.57/psf |
| 7 | ECO | D16 (OCR) | 124 | $2,487/mo | $3.34/psf |
| 8 | J GATEWAY | D22 (OCR) | 113 | $3,126/mo | $4.98/psf |
| 9 | REFLECTIONS AT KEPPEL BAY | D4 (RCR) | 110 | $6,617/mo | $4.29/psf |
| 10 | CITY SQUARE RESIDENCES | D8 (RCR) | 106 | $3,512/mo | $3.66/psf |
| 11 | NORTH PARK RESIDENCES | D27 (OCR) | 105 | $2,506/mo | $3.93/psf |
| 12 | MARINA ONE RESIDENCES | D1 (CCR) | 104 | $4,783/mo | $5.27/psf |
| 13 | THE TAPESTRY | D18 (OCR) | 103 | $2,475/mo | $4.48/psf |
| 14 | MELVILLE PARK | D18 (OCR) | 102 | $2,569/mo | $2.39/psf |
| 15 | WATERTOWN | D19 (OCR) | 100 | $2,418/mo | $3.59/psf |
| 16 | DUO RESIDENCES | D7 (CCR) | 96 | $4,189/mo | $5.74/psf |
| 17 | PRINCIPAL GARDEN | D3 (RCR) | 95 | $3,478/mo | $5.07/psf |
| 18 | COMMONWEALTH TOWERS | D3 (RCR) | 95 | $2,975/mo | $5.20/psf |
| 19 | EUHABITAT | D14 (OCR) | 93 | $2,368/mo | $3.41/psf |
| 20 | ICON | D2 (CCR) | 90 | $3,824/mo | $5.06/psf |
Gross Rental Yield by District
Estimated gross yield = (annual rent per sqft) / (sale price per sqft).
| # | District | Name | Gross Yield | Rent PSF | Sale PSF |
|---|---|---|---|---|---|
| 1 | District 25 (Kranji, Woodgrove) | Kranji, Woodgrove | 3.6% | $2.62/psf | $866 psf |
| 2 | District 22 (Jurong) | Jurong | 3.6% | $3.25/psf | $1,081 psf |
| 3 | District 27 (Sembawang, Yishun) | Sembawang, Yishun | 3.3% | $2.97/psf | $1,079 psf |
| 4 | District 16 (Bedok, Upper East Coast, Eastwood, Kew Drive) | Bedok, Upper East Coast, Eastwood, Kew Drive | 3.3% | $3.11/psf | $1,148 psf |
| 5 | District 18 (Tampines, Pasir Ris) | Tampines, Pasir Ris | 3.1% | $2.96/psf | $1,134 psf |
| 6 | District 8 (Little India) | Little India | 3.0% | $3.91/psf | $1,550 psf |
| 7 | District 1 (Raffles Place, Marina, Cecil, People's Park) | Raffles Place, Marina, Cecil, People's Park | 3.0% | $4.99/psf | $1,992 psf |
| 8 | District 19 (Punggol, Hougang, Serangoon Gardens) | Punggol, Hougang, Serangoon Gardens | 3.0% | $3.09/psf | $1,242 psf |
| 9 | District 12 (Toa Payoh, Serangoon, Balestier) | Toa Payoh, Serangoon, Balestier | 2.9% | $3.53/psf | $1,440 psf |
| 10 | District 4 (Telok Blangah, Harbourfront) | Telok Blangah, Harbourfront | 2.9% | $4.04/psf | $1,655 psf |
Gross yield is indicative and does not account for vacancy, maintenance fees, property tax, or mortgage costs.
Quarter-over-Quarter Changes
How rental activity shifted compared to Q1 2021:
Fastest Growing Districts
| District | Name | Q Current | Q Previous | Change |
|---|---|---|---|---|
| District 27 (Sembawang, Yishun) | Sembawang, Yishun | 459 | 102 | +350.0% |
| District 26 (Upper Thomson, Springleaf) | Upper Thomson, Springleaf | 148 | 33 | +348.5% |
| District 25 (Kranji, Woodgrove) | Kranji, Woodgrove | 241 | 57 | +322.8% |
| District 28 (Seletar) | Seletar | 266 | 64 | +315.6% |
| District 22 (Jurong) | Jurong | 718 | 181 | +296.7% |
Districts with Declining Demand
| District | Name | Q Current | Q Previous | Change |
|---|---|---|---|---|
| District 6 (High Street, Beach Road) | High Street, Beach Road | 24 | 14 | +71.4% |
| District 13 (Macpherson, Braddell) | Macpherson, Braddell | 445 | 164 | +171.3% |
| District 12 (Toa Payoh, Serangoon, Balestier) | Toa Payoh, Serangoon, Balestier | 837 | 281 | +197.9% |
| District 21 (Upper Bukit Timah, Ulu Pandan, Clementi Park) | Upper Bukit Timah, Ulu Pandan, Clementi Park | 689 | 222 | +210.4% |
| District 19 (Punggol, Hougang, Serangoon Gardens) | Punggol, Hougang, Serangoon Gardens | 1,624 | 513 | +216.6% |
Methodology
This report uses rental transaction volume as the primary indicator of neighbourhood desirability.
The Neighbourhood Score (0-100) on condo detail pages evaluates proximity to seven amenity categories within 1.5 km:
| Amenity Category | Max Points |
|---|---|
| MRT Station | 25 |
| School | 20 |
| Hawker Centre | 15 |
| Shopping Mall | 15 |
| Park / Nature | 10 |
| Supermarket | 10 |
| Clinic / GP | 5 |
| Total | 100 |
Individual condo Neighbourhood Scores are computed using geospatial data from OneMap Singapore.
Methodology & Sources
Numbers in this article reflect Quarterly and update every quarter.
Transaction data sourced from URA.
- Rental data is sourced from URA REALIS, covering private residential properties.
- Gross yield = (monthly rent PSF x 12) / sale PSF. Does not account for vacancy or expenses.
Outlier-resistant medians anchor every PSF figure shown above. Volume counts are exact transaction tallies, not estimates.
Frequently Asked Questions
How is the neighbourhood score calculated?
The Neighbourhood Score (0-100) measures proximity to seven amenity categories within a 1.5 km radius: MRT Stations (25 pts), Schools (20 pts), Hawker Centres (15 pts), Shopping Malls (15 pts), Parks/Nature (10 pts), Supermarkets (10 pts), and Clinics (5 pts).
Which district is best for families?
Family-friendly districts tend to be in the OCR, particularly Districts 19 (Hougang/Punggol), 18 (Tampines/Pasir Ris), and 23 (Bukit Panjang/Choa Chu Kang).
Which district has the best rental yield?
Rental yields vary quarter to quarter. Fringe-central (RCR) districts often provide a good balance between rental income and capital appreciation.
How often are neighbourhood scores updated?
The Neighbourhood Score on condo pages is computed from real-time geospatial data. This quarterly ranking report is updated every quarter with the latest URA data.