Singapore districts with median PSF under S$1,500 in 2026 are D22 Jurong East peripheral areas, D23 Choa Chu Kang/Bukit Panjang, D27 Yishun/Sembawang, D28 Seletar/Yio Chu Kang, and parts of D25 Woodlands. These are deep OCR districts with lower entry prices, longer commutes to CBD, but improving connectivity via JRL (D22), TEL (D23/D27/D28), and CIL Phase 1 (D27/D28).
Districts under S$1,500 PSF
| District | Area | Median PSF |
|---|---|---|
| D23 | Bukit Panjang / Choa Chu Kang | S$1,350 |
| D27 | Yishun / Sembawang | S$1,400 |
| D28 | Seletar / Yio Chu Kang | S$1,430 |
| D25 | Woodlands | S$1,420 |
| D22 (peripheral) | Jurong West / Boon Lay | S$1,480 |
Emerging MRT connectivity
- JRL (Jurong Region Line): Opens 2027–2029 — Phase 1 stations in D22 boost connectivity
- TEL (Thomson-East Coast Line): Already operational through D26, D27, D28
- CIL Phase 1: 2030 — additional stations near D27/D28
See OCR region guide.
FAQ
Are these districts gentrifying?
D27 and D28 have seen substantial private development. D23 remains predominantly HDB.
What's the typical commute to CBD?
From these districts: 45-60 minutes by MRT. Future lines may reduce this to 35-45 minutes.
Is rental demand strong?
Steady — primarily local SC/PR tenants. Foreign / corporate rental is lower.