Singapore's average gross rental yield across all private condominiums sits at 2.8–3.2% as of 2026. Yields vary widely by district: CCR (districts 1, 9, 10) delivers 2.5–3.5%, RCR 3.0–3.8%, OCR-near-MRT 4.0–4.5%. HDB rental yields are not directly comparable as owner-occupier rules limit whole-flat rental.
Yield by region in 2026
| Region | Average gross yield | Districts |
|---|---|---|
| CCR (Core Central) | 2.5–3.5% | 1, 9, 10, 11 |
| RCR (Rest of Central) | 3.0–3.8% | 3, 5, 8, 12, 13, 14, 15 |
| OCR (Outside Central) | 3.5–4.5% | 16, 17, 18, 19, 22, 23, 25, 27, 28 |
Yields trended higher in 2026 vs 2024 as new launch absorption stabilised and rental demand recovered post-pandemic.
Gross vs net yield
Gross yield = annual rent / purchase price × 100. Net yield deducts property tax, maintenance, insurance, vacancy, and management fees — typically 1.0–1.5 percentage points lower than gross.
A 3.5% gross yield typically converts to 2.0–2.5% net after carrying costs. Full investment framework.
FAQ
Are Singapore yields high or low globally?
Low. Singapore yields are among the world's lowest — comparable to Tokyo, lower than Sydney or London. Capital appreciation has historically compensated.
What's the highest-yielding property type?
Co-living apartments at 6%+ gross. Industrial strata at 5.5%+. Both with management and operational complexity.
Does yield matter more than capital growth?
Depends on holding period. Short-hold (under 5 years) — capital growth dominates. Long-hold (10+ years) — both matter, with rental compounding important.