District 6 — spanning High Street, Beach Road, City Hall, and Hill Street — is Singapore's most compact CCR civic address: 3 tracked condominiums, a median of $2,892 psf, median rent of $4,994/month, and an estimated gross yield of 2.6%, anchored by City Hall MRT and the Beach Road rejuvenation corridor.
If Singapore's property map were compressed to its civic and cultural heart, District 6 would mark the centre. Bounded by the Padang to the south, the Bugis precinct to the north-east, and the Singapore River to the west, D6 is a CCR micro-district where colonial law courts, luxury hotels, and Grade A commercial towers stand within minutes of each other. City Hall MRT interchange sits at the literal crossroads.
The Beach Road corridor is the district's primary residential and redevelopment spine. South Beach already anchors one end. Shaw Tower's redevelopment at 100 Beach Road, completing in Q2 2026, reinforces the corridor's shift.
The Beach Road precinct has undergone continuous densification since 2016. Shaw Tower's 33-storey redevelopment at 100 Beach Road — Singapore's first Grade A commercial building to receive BCA Green Mark Platinum (Super Low Energy) certification — is due to complete in Q2 2026, per EdgeProp.
On the residential side, Eden Residences Capitol at Stamford Road has achieved TOP. CanningHill Piers at 177 River Valley Road (CDL and CapitaLand JV, 696 units, 99-year leasehold) has recent resale transactions of $2,491–$3,579 psf, averaging ~$2,982 psf across 2024–2025, per EdgeProp.
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- 3 condos tracked in District 6 (CCR)
- Median PSF: $2,892 psf across 718 sales
- Median rent: $4,994/mo across 439 leases
- Estimated gross yield: 2.6%
- Segment: Core Central Region
District Overview
District 6 covers High Street, Beach Road, located in Singapore's Core Central Region (CCR). ShiokNest currently tracks 3 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 |
|---|---|---|---|---|
| CANNINGHILL PIERS | CLARKE QUAY | 99 yrs lease commencing from 2021 | 696 | 2021 |
| EDEN RESIDENCES CAPITOL | STAMFORD ROAD | 99 yrs lease commencing from 2011 | 39 | — |
| HIGH STREET CENTRE | NORTH BRIDGE ROAD | 99 yrs lease commencing from 1969 | 65 | 1969 |
Sales Market Analysis
| Type | Transactions | Avg Price | Avg PSF |
|---|---|---|---|
| Studio | 138 | $1,373,225 | $3,076 psf |
| 1-Bed | 194 | $1,515,686 | $2,832 psf |
| 2-Bed | 227 | $2,432,927 | $2,939 psf |
| 3-Bed | 61 | $3,563,285 | $2,870 psf |
| 4-Bed | 20 | $5,876,250 | $3,349 psf |
| 5-Bed | 78 | $8,389,977 | $3,051 psf |
| Month | Volume | Avg PSF |
|---|---|---|
| 2024-11 | 5 | $2,957 psf |
| 2024-12 | 4 | $3,251 psf |
| 2025-01 | 1 | $3,722 psf |
| 2025-03 | 3 | $3,006 psf |
| 2025-04 | 3 | $3,272 psf |
| 2025-05 | 5 | $2,932 psf |
| 2025-06 | 7 | $2,745 psf |
| 2025-08 | 5 | $2,939 psf |
| 2025-09 | 3 | $2,985 psf |
| 2025-10 | 2 | $3,321 psf |
| 2025-11 | 3 | $3,226 psf |
| 2026-03 | 1 | $3,347 psf |
From 2021 to 2026, average PSF in District 6 has appreciated by 14% (~2.8% annualized).
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 574 | $2,936 psf | — |
| 2022 | 86 | $2,997 psf | ↑ 2.1% |
| 2023 | 9 | $3,297 psf | ↑ 10.0% |
| 2024 | 16 | $3,032 psf | ↓ 8.0% |
| 2025 | 32 | $3,013 psf | ↓ 0.6% |
| 2026 | 1 | $3,347 psf | ↑ 11.1% |
Top Performing Condos
| # | Condo | Avg PSF | Avg Price | Sales |
|---|---|---|---|---|
| 1 | EDEN RESIDENCES CAPITOL | $3,394 psf | $12,093,015 | 16 |
| 2 | CANNINGHILL PIERS | $2,946 psf | $2,611,538 | 701 |
| # | Condo | Sales | Avg PSF |
|---|---|---|---|
| 1 | CANNINGHILL PIERS | 701 | $2,946 psf |
| 2 | EDEN RESIDENCES CAPITOL | 16 | $3,394 psf |
| 3 | HIGH STREET CENTRE | 1 | $1,801 psf |
Rental Market Analysis
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1-Bed | 281 | $4,495/mo | $2,500/mo | $6,800/mo |
| 2-Bed | 124 | $5,726/mo | $3,150/mo | $9,087/mo |
| 3-Bed | 25 | $18,118/mo | $10,000/mo | $45,000/mo |
| 4-Bed | 9 | $21,389/mo | $16,000/mo | $26,000/mo |
Investment Outlook
| Type | Avg Price | Avg Rent | Est. Gross Yield |
|---|---|---|---|
| 1-Bed | $1,515,686 | $4,495/mo | 3.56% |
| 2-Bed | $2,432,927 | $5,726/mo | 2.82% |
| 3-Bed | $3,563,285 | $18,118/mo | 6.10% |
| 4-Bed | $5,876,250 | $21,389/mo | 4.37% |
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-derived dataset for District 6 captures 718 caveated sales transactions across 3 active condominiums, yielding a district median of $2,892 psf and a median monthly rent of $4,994. Gross rental yield sits at 2.6%.
URA Q3 2025 flash statistics recorded CCR non-landed prices rising 2.4% q-o-q in Q3 2025. Full-year 2025 CCR new home sales reached approximately 1,915 units, at a median new-launch price of $3,074 psf, per URA.
| Project | Tenure | Units | Avg PSF |
|---|---|---|---|
| Eden Residences Capitol | 99-year | 39 | Low-volume premium |
| CanningHill Piers | 99-year | 696 | ~$2,982 |
| District 6 median | — | — | $2,892 |
- Benchmark the PSF against live URA REALIS caveats before any offer.
- Run a leasehold decay calculation. Both D6 condos are 99-year leasehold purchased at CCR pricing.
- Assess ABSD exposure early. At D6 median pricing, ABSD liability on a $3 million unit reaches $600,000 for a citizen second purchase.
- Factor the Beach Road corridor upgrade cycle. Shaw Tower's Q2 2026 completion signals ongoing precinct upgrading.
- Stress-test rental yield against financing cost. A gross yield of 2.6% is likely negative-carry before maintenance fees and property tax.
- Confirm MRT connectivity fits your actual commute pattern.
Frequently Asked Questions
What is the average PSF in District 6?
Is District 6 in CCR, RCR, or OCR?
What are the best condos in District 6?
What is the rental yield in District 6?
How many condos are in District 6?
Is District 6 freehold or leasehold?
Both actively transacted condominiums in District 6 — Eden Residences Capitol and CanningHill Piers — are 99-year leasehold.
Which condos are in District 6?
Eden Residences Capitol (39 units, Stamford Road, linked to City Hall MRT, designed by Richard Meier), CanningHill Piers (696 units, 177 River Valley Road, CDL–CapitaLand JV, 99-year leasehold, $2,491–$3,579 psf range).
Is District 6 a good area to buy property in Singapore?
District 6 offers genuine locational advantages — City Hall MRT interchange, immediate proximity to the CBD and Marina Bay. However, the small supply pool limits comparable data; both major projects are 99-year leasehold at CCR pricing.
How does District 6 compare to District 1 and District 7?
District 1 commands premium CCR psf ($3,200–$3,500+ psf for new launches). District 7 is generally priced slightly below D6. District 6 sits in between, carrying a civic-address premium.
What is the Beach Road redevelopment in District 6?
The Beach Road corridor has been redeveloped from older commercial and hotel stock. Key milestones: South Beach (operational), Shaw Tower (completion Q2 2026), and the historic Raffles Hotel.
What ABSD applies when buying in District 6?
ABSD depends on buyer profile, not the district. Singapore Citizens pay 0% on their first property, 20% on the second, 30% on the third. PRs pay 5% on their first, 30% on subsequent. Foreigners pay 60% regardless of count.
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.