- Top 3 most desirable districts: #1 District 10 (Ardmore, Bukit Timah, Holland Road, Tanglin) with 2,618 rentals; #2 District 5 (Pasir Panjang, Hong Leong Garden, Clementi New Town) with 2,522 rentals; #3 District 9 (Orchard, Cairnhill, River Valley) with 2,446 rentals.
- 26,587 rental transactions analysed across 27 districts.
- Rankings use rental demand as the primary proxy for neighbourhood desirability — tenants choose locations based on convenience, amenities, and lifestyle fit.
- Neighbourhood Scores on condo detail pages use proximity to 7 amenity categories within 1.5 km (MRT, schools, hawkers, malls, parks, supermarkets, clinics).
Where Tenants Want to Live — Q3 2024
Rental demand is one of the strongest market signals for neighbourhood quality. Tenants — especially expats — prioritise proximity to MRT stations, schools, dining, and daily conveniences. This quarterly report ranks Singapore's 28 districts by rental activity, yields, and pricing trends to reveal the most desirable locations.
Data is sourced from URA REALIS rental transactions.
District Rankings by Rental Demand
Districts ranked by total rental transaction volume. Higher volume indicates stronger tenant demand and neighbourhood desirability.
| # | District | Name | Rentals | Avg Rent | Avg Rent PSF | QoQ |
|---|---|---|---|---|---|---|
| 1 | District 10 (Ardmore, Bukit Timah, Holland Road, Tanglin) | Ardmore, Bukit Timah, Holland Road, Tanglin | 2,618 | $8,077/mo | $5.32/psf | +42.6% |
| 2 | District 5 (Pasir Panjang, Hong Leong Garden, Clementi New Town) | Pasir Panjang, Hong Leong Garden, Clementi New Town | 2,522 | $6,735/mo | $4.90/psf | +55.6% |
| 3 | District 9 (Orchard, Cairnhill, River Valley) | Orchard, Cairnhill, River Valley | 2,446 | $6,977/mo | $5.79/psf | +21.1% |
| 4 | District 15 (Katong, Joo Chiat, Amber Road) | Katong, Joo Chiat, Amber Road | 2,101 | $5,127/mo | $4.76/psf | +24.3% |
| 5 | District 19 (Serangoon Garden, Hougang, Punggol) | Serangoon Garden, Hougang, Punggol | 1,958 | $4,141/mo | $4.56/psf | +20.1% |
| 6 | District 14 (Geylang, Eunos) | Geylang, Eunos | 1,345 | $3,814/mo | $5.30/psf | +15.3% |
| 7 | District 3 (Queenstown, Tiong Bahru) | Queenstown, Tiong Bahru | 1,308 | $4,987/mo | $6.32/psf | +38.0% |
| 8 | District 11 (Watten Estate, Novena, Thomson) | Watten Estate, Novena, Thomson | 1,084 | $6,253/mo | $4.88/psf | +33.3% |
| 9 | District 18 (Tampines, Pasir Ris) | Tampines, Pasir Ris | 1,034 | $3,761/mo | $4.29/psf | +3.6% |
| 10 | District 23 (Hillview, Dairy Farm, Bukit Panjang, Choa Chu Kang) | Hillview, Dairy Farm, Bukit Panjang, Choa Chu Kang | 1,017 | $3,938/mo | $4.21/psf | +13.5% |
| 11 | District 16 (Bedok, Upper East Coast, Eastwood, Kew Drive) | Bedok, Upper East Coast, Eastwood, Kew Drive | 966 | $4,205/mo | $4.27/psf | +9.9% |
| 12 | District 21 (Upper Bukit Timah, Clementi Park, Ulu Pandan) | Upper Bukit Timah, Clementi Park, Ulu Pandan | 952 | $5,038/mo | $4.12/psf | +39.6% |
| 13 | District 2 (Anson, Tanjong Pagar) | Anson, Tanjong Pagar | 927 | $4,859/mo | $5.67/psf | +7.8% |
| 14 | District 22 (Jurong) | Jurong | 831 | $4,639/mo | $4.96/psf | +64.6% |
| 15 | District 12 (Balestier, Toa Payoh, Serangoon) | Balestier, Toa Payoh, Serangoon | 723 | $3,904/mo | $4.98/psf | +4.3% |
Rental Demand by Market Segment
| Segment | Rentals | Share | Avg Rent |
|---|---|---|---|
| CCR (Core Central Region) | 7,859 | 29.6% | $7,156/mo |
| RCR (Rest of Central Region) | 9,018 | 33.9% | $5,023/mo |
| OCR (Outside Central Region) | 9,710 | 36.5% | $4,392/mo |
The Outside Central Region saw the highest rental volume, driven by larger suburban developments and growing tenant interest in well-connected suburban neighbourhoods.
Explore live neighbourhood scores on our interactive dashboard→Most In-Demand Condos
Condos with the highest number of rental transactions this quarter — a direct indicator of tenant demand and neighbourhood appeal.
| # | Condo | District | Rentals | Avg Rent | Avg Rent PSF |
|---|---|---|---|---|---|
| 1 | LANDED HOUSING DEVELOPMENT | D5 (RCR) | 608 | $13,089/mo | $3.75/psf |
| 2 | NON-LANDED HOUSING DEVELOPMENT | D2 (CCR) | 398 | $4,924/mo | $4.16/psf |
| 3 | STIRLING RESIDENCES | D3 (RCR) | 255 | $4,680/mo | $7.09/psf |
| 4 | THE SAIL @ MARINA BAY | D1 (CCR) | 155 | $5,780/mo | $6.84/psf |
| 5 | MARINA ONE RESIDENCES | D1 (CCR) | 151 | $6,710/mo | $6.79/psf |
| 6 | PARK COLONIAL | D13 (RCR) | 143 | $4,856/mo | $6.84/psf |
| 7 | NORMANTON PARK | D5 (RCR) | 140 | $4,277/mo | $6.10/psf |
| 8 | D'LEEDON | D10 (CCR) | 138 | $6,715/mo | $5.36/psf |
| 9 | LEEDON GREEN | D10 (CCR) | 119 | $4,660/mo | $6.32/psf |
| 10 | REFLECTIONS AT KEPPEL BAY | D4 (RCR) | 118 | $8,665/mo | $5.39/psf |
| 11 | PARC RIVIERA | D5 (OCR) | 118 | $4,191/mo | $5.57/psf |
| 12 | J GATEWAY | D22 (OCR) | 116 | $4,356/mo | $6.86/psf |
| 13 | AMBER PARK | D15 (RCR) | 113 | $5,356/mo | $6.99/psf |
| 14 | COMMONWEALTH TOWERS | D3 (RCR) | 112 | $4,293/mo | $7.22/psf |
| 15 | CLAVON | D5 (OCR) | 109 | $4,699/mo | $6.18/psf |
| 16 | QUEENS PEAK | D3 (RCR) | 107 | $4,377/mo | $6.97/psf |
| 17 | LAKE GRANDE | D22 (OCR) | 107 | $4,305/mo | $6.04/psf |
| 18 | ICON | D2 (CCR) | 103 | $4,749/mo | $6.57/psf |
| 19 | CITY SQUARE RESIDENCES | D8 (RCR) | 103 | $4,832/mo | $5.21/psf |
| 20 | LAKEVILLE | D22 (OCR) | 95 | $4,673/mo | $5.70/psf |
Gross Rental Yield by District
Estimated gross yield = (annual rent per sqft) / (sale price per sqft). Higher yields can indicate strong rental demand relative to purchase prices — a sign of desirable, tenant-friendly neighbourhoods.
| # | District | Name | Gross Yield | Rent PSF | Sale PSF |
|---|---|---|---|---|---|
| 1 | District 25 (Kranji, Woodgrove) | Kranji, Woodgrove | 3.9% | $3.79/psf | $1,153 psf |
| 2 | District 1 (Raffles Place, Cecil, Marina, People's Park) | Raffles Place, Cecil, Marina, People's Park | 3.9% | $6.56/psf | $2,018 psf |
| 3 | District 27 (Yishun, Sembawang) | Yishun, Sembawang | 3.9% | $4.15/psf | $1,284 psf |
| 4 | District 6 (High Street, Beach Road) | High Street, Beach Road | 3.7% | $9.28/psf | $2,992 psf |
| 5 | District 8 (Little India) | Little India | 3.7% | $5.39/psf | $1,768 psf |
| 6 | District 18 (Tampines, Pasir Ris) | Tampines, Pasir Ris | 3.6% | $4.29/psf | $1,425 psf |
| 7 | District 14 (Geylang, Eunos) | Geylang, Eunos | 3.6% | $5.30/psf | $1,776 psf |
| 8 | District 3 (Queenstown, Tiong Bahru) | Queenstown, Tiong Bahru | 3.5% | $6.32/psf | $2,143 psf |
| 9 | District 19 (Serangoon Garden, Hougang, Punggol) | Serangoon Garden, Hougang, Punggol | 3.5% | $4.56/psf | $1,550 psf |
| 10 | District 12 (Balestier, Toa Payoh, Serangoon) | Balestier, Toa Payoh, Serangoon | 3.4% | $4.98/psf | $1,738 psf |
Gross yield is indicative and does not account for vacancy, maintenance fees, property tax, or mortgage costs. Actual net yields will be lower.
Quarter-over-Quarter Changes
How rental activity shifted compared to Q2 2024:
Fastest Growing Districts
| District | Name | Q Current | Q Previous | Change |
|---|---|---|---|---|
| District 22 (Jurong) | Jurong | 831 | 505 | +64.6% |
| District 5 (Pasir Panjang, Hong Leong Garden, Clementi New Town) | Pasir Panjang, Hong Leong Garden, Clementi New Town | 2,522 | 1,621 | +55.6% |
| District 13 (Macpherson, Braddell) | Macpherson, Braddell | 642 | 426 | +50.7% |
| District 4 (Telok Blangah, Harbourfront) | Telok Blangah, Harbourfront | 658 | 456 | +44.3% |
| District 10 (Ardmore, Bukit Timah, Holland Road, Tanglin) | Ardmore, Bukit Timah, Holland Road, Tanglin | 2,618 | 1,836 | +42.6% |
Districts with Declining Demand
| District | Name | Q Current | Q Previous | Change |
|---|---|---|---|---|
| District 7 (Middle Road, Golden Mile) | Middle Road, Golden Mile | 314 | 348 | -9.8% |
| District 18 (Tampines, Pasir Ris) | Tampines, Pasir Ris | 1,034 | 998 | +3.6% |
| District 12 (Balestier, Toa Payoh, Serangoon) | Balestier, Toa Payoh, Serangoon | 723 | 693 | +4.3% |
| District 20 (Bishan, Ang Mo Kio) | Bishan, Ang Mo Kio | 553 | 528 | +4.7% |
| District 17 (Loyang, Changi) | Loyang, Changi | 328 | 309 | +6.1% |
Methodology
This report uses rental transaction volume as the primary indicator of neighbourhood desirability. The rationale: tenants, who are not tied by ownership, choose locations based purely on convenience and lifestyle fit. Districts with high rental demand therefore reflect the most desirable neighbourhoods.
The Neighbourhood Score (0-100) shown on individual condo detail pages on ShiokNest evaluates proximity to seven amenity categories within a 1.5 km radius:
| 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. Visit any condo detail page on ShiokNest to see its Neighbourhood Score breakdown.
Methodology & Sources
This analysis covers Quarterly and is updated every quarter.
Transaction data sourced from URA REALIS.
- Rental data is sourced from URA REALIS, covering private residential properties.
- Gross yield = (monthly rent PSF × 12) / sale PSF. Does not account for vacancy or expenses.
Median values used to minimize outlier impact. PSF = price per square foot.