The best yield districts in Singapore as of 2026 are District 19 (Sengkang/Punggol), District 18 (Tampines), District 27 (Sembawang), and District 22 (Jurong East) — all delivering 4.0–4.5% gross yield. These OCR districts benefit from MRT connectivity, lower entry prices, and steady rental demand from young families and work-pass holders.
Top-5 yield districts 2026
| District | Area | Gross yield | Median PSF |
|---|---|---|---|
| 22 | Jurong East | 4.3-4.5% | S$1,650 |
| 19 | Sengkang / Punggol | 4.2-4.4% | S$1,550 |
| 18 | Tampines / Pasir Ris | 4.0-4.3% | S$1,500 |
| 27 | Sembawang / Yishun | 4.0-4.2% | S$1,400 |
| 15 | Katong / Marine Parade | 3.2-3.8% | S$1,950 |
Source: ShiokNest internal yield analysis from URA rental data.
Why these districts lead
- MRT connectivity: All top-5 have direct MRT lines
- Affordable entry: Lower median PSF means smaller capital deployed for similar rent
- Tenant pool: Mix of work-pass holders, young families, and HDB upgraders relocating
Caveats
OCR yields can compress during supply waves (e.g. 2026 completion surge in D18). Buying timing matters — entering during oversupply can mean 12-18 months of below-average rent.
FAQ
Is CCR a bad investment?
Not for capital appreciation — but for cash-flow investing, OCR delivers stronger yields.
Will Jurong East yields stay high?
Jurong Region Line completion (2027) and "Second CBD" development should sustain demand. Yield may compress as more supply arrives.
What about RCR?
RCR (D5, D8, D15) is the sweet spot for risk-adjusted return — yields 3.5-3.8% with stronger capital appreciation than OCR.