District 2 (Anson, Tanjong Pagar) is Singapore's CBD luxury-residential corridor in the CCR. With a median of $2,385 psf across 1,436 sales (2021–2026) and a gross yield of 3.0%, it sits at the premium end of the market — underpinned by the URA Draft Master Plan 2025 mixed-use rezoning and the Greater Southern Waterfront port relocation freeing 1,000+ ha by 2027.
Few Singapore postcodes carry the gravitational pull of District 2. Bounded by Shenton Way, Everton Road, and Keppel Road, the district stitches together Anson Road's corporate spine, the Tanjong Pagar conservation shophouse belt, and the gentrifying Blair–Everton fringe into one of the island's most coveted CBD-adjacent residential addresses.
At the apex sits Wallich Residence, GuocoLand's super-tall crown jewel at Tanjong Pagar Centre. The district is served by three MRT lines: East-West Line at Tanjong Pagar, Thomson-East Coast Line at Maxwell, and the upcoming Prince Edward Road station.
Greater Southern Waterfront (GSW). The Tanjong Pagar and Brani port terminals are scheduled to transfer operations to the Tuas Mega Port by 2027, unlocking over 1,000 hectares of prime waterfront land — one of the largest urban-redevelopment releases in Singapore's post-independence history, per URA Draft Master Plan 2025.
CBD Incentive Scheme. The URA Draft Master Plan 2025 designates Anson-Tanjong Pagar as a mixed-use transformation corridor with over 1,100 new homes planned. Newport Residences (487 freehold units on Anson Road, by CDL, TOP 2026) and TMW Maxwell (324 units, 99-yr leasehold, TOP 2028) crystallise this vision.
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- 28 condos tracked in District 2 (CCR)
- Median PSF: $2,385 psf across 1,436 sales
- Median rent: $4,000/mo across 18,034 leases
- Estimated gross yield: 3.0%
- Segment: Core Central Region
District Overview
District 2 covers Anson, Tanjong Pagar, located in Singapore's Core Central Region (CCR). ShiokNest currently tracks 28 condominiums in this district.
Our database covers sales transactions from 2021 to 2026 and rental transactions from 2021 to 2026, sourced from URA REALIS.
Properties Tracked
| Name | Street | Tenure | Units | TOP |
|---|---|---|---|---|
| 76 SHENTON | SHENTON WAY | — | 202 | 2014 |
| ALTEZ | ENGGOR STREET | 99 yrs lease commencing from 2008 | 280 | 2014 |
| BLAIR PLAIN CONSERVATION AREA | BLAIR ROAD | Freehold | — | — |
| BUKIT PASOH EXTNSN CONSTN AREA | JIAK CHUAN ROAD | — | — | — |
| CRAIG PLACE | CRAIG ROAD | 99 yrs lease commencing from 1997 | 58 | 2003 |
| DORSETT RESIDENCES | NEW BRIDGE ROAD | 99 yrs lease commencing from 2009 | 68 | 2013 |
| EON SHENTON | SHENTON WAY | 99 yrs lease commencing from 2011 | 132 | 2019 |
| EVERTON COURT | EVERTON ROAD | — | 1 | — |
| ICON | GOPENG STREET | 99 yrs lease commencing from 2002 | 646 | 2007 |
| INTERNATIONAL PLAZA | ANSON ROAD | 99 yrs lease commencing from 1970 | 210 | 1976 |
| LUMIERE | MISTRI ROAD | 99 yrs lease commencing from 2006 | 168 | 2010 |
| NEWPORT RESIDENCES | ANSON ROAD | Freehold | 487 | 2026 |
| NON-LANDED HOUSING DEVELOPMENT | EVERTON ROAD | — | — | — |
| ONE BERNAM | BERNAM STREET | 99 yrs lease commencing from 2019 | 364 | 2021 |
| ONZE @ TANJONG PAGAR | KEE SENG STREET | Freehold | 56 | 2018 |
| SKY EVERTON | EVERTON ROAD | Freehold | 262 | 2021 |
| SKYSUITES@ANSON | ENGGOR STREET | 99 yrs lease commencing from 2008 | 360 | — |
| SPOTTISWOODE 18 | SPOTTISWOODE PARK ROAD | Freehold | 251 | 2015 |
| SPOTTISWOODE PARK | SPOTTISWOODE PARK ROAD | 85 yrs lease commencing from 1990 | — | — |
| SPOTTISWOODE RESIDENCES | SPOTTISWOODE PARK ROAD | Freehold | 351 | 2014 |
| SPOTTISWOODE SUITES | SPOTTISWOODE PARK ROAD | Freehold | 183 | 2017 |
| TANJONG PAGAR COMPLEX | KEPPEL ROAD | — | — | — |
| TANJONG PAGAR CONSERVATION AREA | NEIL ROAD | — | — | — |
| THE ARRIS | YAN KIT ROAD | Freehold | 63 | 2003 |
| THE BEACON | CANTONMENT ROAD | 99 yrs lease commencing from 2004 | 124 | 2008 |
| THYE SHAN MANSION | NEW BRIDGE ROAD | — | 2 | — |
| TMW MAXWELL | TRAS STREET | 99 yrs lease commencing from 2023 | 324 | 2023 |
| WALLICH RESIDENCE | WALLICH STREET | 99 yrs lease commencing from 2011 | 181 | — |
Sales Market Analysis
| Type | Transactions | Avg Price | Avg PSF |
|---|---|---|---|
| Studio | 262 | $1,185,044 | $2,689 psf |
| 1-Bed | 419 | $1,400,835 | $2,208 psf |
| 2-Bed | 438 | $1,934,790 | $2,358 psf |
| 3-Bed | 213 | $2,364,208 | $2,084 psf |
| 4-Bed | 88 | $4,072,170 | $2,582 psf |
| 5-Bed | 16 | $8,056,803 | $3,219 psf |
| Month | Volume | Avg PSF |
|---|---|---|
| 2025-06 | 7 | $1,835 psf |
| 2025-07 | 10 | $2,012 psf |
| 2025-08 | 11 | $2,208 psf |
| 2025-09 | 13 | $2,241 psf |
| 2025-10 | 13 | $1,957 psf |
| 2025-11 | 11 | $2,179 psf |
| 2025-12 | 11 | $2,188 psf |
| 2026-01 | 139 | $3,097 psf |
| 2026-02 | 39 | $2,914 psf |
| 2026-03 | 34 | $2,696 psf |
| 2026-04 | 18 | $2,236 psf |
| 2026-05 | 2 | $2,464 psf |
From 2021 to 2026, average PSF in District 2 has appreciated by 31.1% (~6.2% annualized).
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 288 | $2,239 psf | — |
| 2022 | 211 | $2,253 psf | ↑ 0.6% |
| 2023 | 237 | $2,237 psf | ↓ 0.7% |
| 2024 | 220 | $2,180 psf | ↓ 2.5% |
| 2025 | 248 | $2,315 psf | ↑ 6.2% |
| 2026 | 232 | $2,935 psf | ↑ 26.8% |
Top Performing Condos
| # | Condo | Avg PSF | Avg Price | Sales |
|---|---|---|---|---|
| 1 | BLAIR PLAIN CONSERVATION AREA | $3,428 psf | $5,383,333 | 13 |
| 2 | WALLICH RESIDENCE | $3,369 psf | $4,954,104 | 56 |
| 3 | TMW MAXWELL | $3,348 psf | $1,782,167 | 6 |
| 4 | NEWPORT RESIDENCES | $3,128 psf | $2,242,260 | 189 |
| 5 | SKY EVERTON | $2,800 psf | $2,848,596 | 75 |
| # | Condo | Sales | Avg PSF |
|---|---|---|---|
| 1 | ONE BERNAM | 357 | $2,587 psf |
| 2 | NEWPORT RESIDENCES | 189 | $3,128 psf |
| 3 | ICON | 143 | $1,791 psf |
| 4 | SKYSUITES@ANSON | 96 | $2,230 psf |
| 5 | SKY EVERTON | 75 | $2,800 psf |
Rental Market Analysis
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 7,859 | $4,117/mo | $950/mo | $135,432/mo |
| 1-Bed | 4,718 | $3,866/mo | $1,500/mo | $8,000/mo |
| 2-Bed | 3,906 | $4,832/mo | $1,100/mo | $14,000/mo |
| 3-Bed | 1,378 | $6,479/mo | $1,700/mo | $75,000/mo |
| 4-Bed | 153 | $12,399/mo | $2,450/mo | $28,000/mo |
| 5-Bed | 18 | $11,217/mo | $2,900/mo | $60,000/mo |
| 6-Bed | 2 | $7,900/mo | $3,900/mo | $11,900/mo |
Investment Outlook
| Type | Avg Price | Avg Rent | Est. Gross Yield |
|---|---|---|---|
| Studio | $1,185,044 | $4,117/mo | 4.17% |
| 1-Bed | $1,400,835 | $3,866/mo | 3.31% |
| 2-Bed | $1,934,790 | $4,832/mo | 3.00% |
| 3-Bed | $2,364,208 | $6,479/mo | 3.29% |
| 4-Bed | $4,072,170 | $12,399/mo | 3.65% |
| 5-Bed | $8,056,803 | $11,217/mo | 1.67% |
Estimated gross yields are calculated from average sale prices and average monthly rents. Actual net yields will vary after accounting for maintenance fees, property tax, agent commissions, and vacancy periods.
ShiokNest's URA REALIS dataset covers 1,436 caveated sales across 28 condominiums (2021–2026), yielding a median PSF of $2,385.
| Tier | Representative Projects | Avg PSF |
|---|---|---|
| Prestige | Wallich Residence, Blair Plain, TMW Maxwell | $3,348–$3,428 |
| Mid-tier | Newport Residences, Sky Everton, One Bernam | $2,587–$3,128 |
| Value / older | Icon, SkySuites@Anson, Altez | $1,791–$2,230 |
Wallich Residence achieved an average of $3,110 psf in 2025, per EdgeProp. Average PSF surged from $2,315 in 2025 to $2,935 in 2026 YTD, substantially driven by January 2026 Newport Residences launch. The district's 18,034 leases recorded since 2021 show a median rent of $4,000/month.
- Clarify your PSF tier objective. The $1,900 gap between Icon (value tier) and Wallich Residence (prestige tier) reflects fundamentally different investment theses.
- Stress-test leasehold decay on older 99-yr stock. International Plaza (1970), Icon (2002), and Altez (2008) are at varying stages of lease decay.
- Track the GSW land-release pipeline. The first Keppel BTO HDB site launched October 2025.
- Scrutinise the 2026 PSF spike carefully. January 2026's $3,097 psf average was overwhelmingly driven by Newport Residences.
- Assess ABSD exposure before a second purchase. At $1.6M+ median, ABSD at 20% adds $320,000+ in transaction costs.
- Use the three-MRT test when shortlisting units.
Frequently Asked Questions
What is the average PSF in District 2?
Is District 2 in CCR, RCR, or OCR?
What are the best condos in District 2?
What is the rental yield in District 2?
How many condos are in District 2?
What is the Greater Southern Waterfront?
The GSW is a multi-decade URA urban transformation. The key trigger is the relocation of the Tanjong Pagar and Brani port terminals to Tuas Mega Port by 2027, freeing approximately 1,000 hectares.
What new condo launches are there in District 2 in 2025–2026?
The two headline launches are Newport Residences (487 freehold units on Anson Road by CDL, TOP 2026) and TMW Maxwell (324 units, 99-yr leasehold, TOP 2028).
How has District 2 condo pricing trended since 2021?
Average PSF was stable from 2021 ($2,239) through 2024 ($2,180), recovered +6.2% in 2025 to $2,315 psf. In 2026, the average surged to $2,935 psf (+26.8% YoY). Over five years, PSF appreciation is 31.1% (~6.2% annualised).
Are there freehold condos available in District 2?
Yes — Newport Residences, Sky Everton, Spottiswoode 18, Spottiswoode Residences, Spottiswoode Suites, and Onze @ Tanjong Pagar.
Methodology & Sources
Figures below are drawn from 2021 to 2026 and revised periodically as new data is published.
Transaction data sourced from URA REALIS.
- Gross yield estimates assume no vacancy, maintenance fees, or taxes.
- View area maps and nearby amenities on OneMap.
- Check stamp duty rates at IRAS BSD and IRAS ABSD.
We report medians (not means) so a single outlier transaction cannot skew district-level figures. PSF = price per square foot.