OCR (Outside Central Region) covers Singapore's mass-market districts — 16-19, 21-28. Median PSF S$1,200–S$1,800 as of 2026. OCR delivers the highest gross rental yields (3.5–4.5%) and strong recent capital growth (+30% 2020-2025). Best for yield-focused investors, first-time buyers, and those seeking budget-friendly entry to private property.
OCR districts
| District | Areas | Median PSF |
|---|---|---|
| D16 Bedok / Upper East Coast | Bedok, Tampines Road | S$1,550 |
| D17 Loyang / Changi | Loyang, Changi | S$1,500 |
| D18 Tampines / Pasir Ris | Tampines, Pasir Ris | S$1,500 |
| D19 Sengkang / Punggol / Hougang | NEL corridor | S$1,550 |
| D21 Upper Bukit Timah / Holland | Holland edge | S$2,000 |
| D22 Jurong East / Jurong West | Jurong region | S$1,650 |
| D23 Bukit Panjang / Choa Chu Kang | West cluster | S$1,350 |
| D24 Lim Chu Kang / Kranji | Sungei Tengah | S$1,200 |
| D25 Woodlands | Woodlands | S$1,420 |
| D26 Mandai / Upper Thomson | Mandai, Yio Chu Kang | S$1,600 |
| D27 Yishun / Sembawang | Yishun, Sembawang | S$1,400 |
| D28 Seletar / Yio Chu Kang | Seletar Aerospace | S$1,430 |
OCR characteristics
- Highest yield: 3.5-4.5% gross; OCR-near-MRT can hit 4.5%+
- Strong recent capital growth: 2020-2025 average +30%
- Family-tenant dominated: Local SC/PR families, work-pass holders
- Connectivity expanding: JRL 2027, CIL Phase 1 2030
- Supply cycle sensitive: 2026 completion surge in D18/D19/D27 compresses short-term yields
Who OCR suits
- Yield-focused investors
- First-time buyers under S$1.5M budget
- Investors comfortable with cycle exposure
- Buyers near future MRT lines (JRL, CIL)
Cross-references
See: CCR region, RCR region, Property investing.
FAQ
Are OCR yields sustainable?
Long-term yes — driven by consistent local demand. Short-term sensitive to supply waves.
Will OCR catch up to RCR?
OCR PSF has been catching up — especially MRT-adjacent. The PSF gap narrowed 2020-2025.
Which OCR districts have highest growth potential?
D22 (JRL), D27/D28 (CIL Phase 1 2030), and D18 (CIL future stations) lead.