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What Is the Rest of Central Region (RCR)? Condo Area Guide

What Rest of Central Region (RCR) means in 2026: URA's boundary, price and rent trends against CCR and OCR, HDB town benchmarks, land bids and a checklist.

By Propwise EditorialUpdated 5 October 20265 min read

The Rest of Central Region (RCR) is a statistical label that URA uses, not a neighbourhood. It covers most of the city-fringe estates between the CBD and the suburbs. The 2018 version of this guide compared three RCR condos with prices and stamp duties that no longer apply, so this guide explains the segment with current data instead.

At a glance

  • URA defines the Core Central Region (CCR) as postal districts 9, 10 and 11, the Downtown Core and Sentosa. RCR is the rest of the Central Region.
  • RCR prices moved +0.8%, −1.2% and +0.2% in Q1, Q2 and the Q3 2026 flash estimate. That is about −0.2% overall, against about +2.3% for CCR and +4.3% for OCR.
  • RCR had 4,380 unsold units in uncompleted projects at end-Q2 2026, the lowest of the three segments.
  • The median 4-room HDB resale in Central Region towns ranged from S$645,000 to S$1.03m (Oct 2025–Sep 2026), against S$630,000 islandwide.

What the RCR covers

URA’s release notes say the CCR comprises postal districts 9, 10 and 11, the Downtown Core planning area and Sentosa. The RCR is the area in the Central Region outside those places. URA publishes a map of the boundary.

URA’s Master Plan 2019 boundary data list 22 planning areas in the Central Region. Adding up SingStat’s 2025 counts, about 975,000 residents live there, roughly 23% of Singapore’s 4.20 million residents (Propwise calculation). Queenstown, Bishan, Geylang, Toa Payoh, Kallang, Bukit Merah and Marine Parade are mostly RCR. The line follows postal districts, so a project in a planning area such as Novena or Bukit Timah can be CCR or RCR. Always check the district. Our guide to districts and planning areas explains how.

How the three segments compare in 2026

CCRRCROCR
Price change Q1 / Q2 / Q3 flash+0.6% / +1.8% / −0.1%+0.8% / −1.2% / +0.2%+2.2% / −0.1% / +2.2%
Compounded, three quartersabout +2.3%about −0.2%about +4.3%
Unsold units, uncompleted projects (end-Q2)5,4284,3805,121
Rent index change, Q2+1.2%0.0%−0.3%
Vacancy rate, Q28.3%6.1%5.6%

Sources: URA releases for Q2 and the Q3 flash estimate. The compounding is our arithmetic, and flash estimates can be revised.

Unsold units in uncompleted projects, by URA segmentEnd of Q2 2026
  1. Core Central Region (CCR)5,428
  2. Rest of Central Region (RCR)4,380
  3. Outside Central Region (OCR)5,121

Units

Source: URA, 2Q 2026 real estate statistics (end-Q2 2026).

Private non-landed home prices by regionURA price index, Q1 2009 = 100. Quarterly.
  • Core Central Region
  • Rest of Central Region
  • Outside Central Region
  • Policy measures (select one for details)
Private non-landed home prices by region. Three lines show condo prices by region from 2004. The rest of the central region and the suburbs have risen furthest since 2009, while the core central region has been flatter.100.0150.0200.0250.020052010201520202025OCR 271.1RCR 226.2CCR 161.52005-07-19: Property policy review, July 2005: LTV limit raised to 90%, CPF housing rules eased, foreign ownership rules eased2009-09-14: Interest-only loans and Interest Absorption Scheme disallowed, September 20092010-02-19: Seller's Stamp Duty introduced and LTV limit cut to 80%, February 20102010-08-30: Property cooling measures, August 20102010-08-30: HDB measures after National Day Rally 2010: DBSS income ceiling, 5-year MOP for non-subsidised flats2011-01-13: Property cooling measures, January 20112011-12-07: Additional Buyer's Stamp Duty introduced, December 20112012-10-05: Maximum loan tenure of 35 years and tighter LTV limits, October 20122013-01-11: Property cooling measures, January 20132013-06-28: MAS introduces the Total Debt Servicing Ratio (TDSR) framework2013-08-27: HDB loan and resale measures, August 20132017-03-10: SSD holding period cut to 3 years; TDSR relaxed for equity withdrawal2018-02-19: Budget 2018: top BSD rate raised to 4% above S$1m2018-02-19: Budget 2018: Proximity Housing Grant enhanced2018-07-05: Property cooling measures, July 2018: higher ABSD and lower LTV limits2021-12-15: Property cooling measures, December 2021: higher ABSD, TDSR 55%, HDB loan LTV 85%2022-09-29: Property measures, September 2022: higher TDSR and MSR rate floor, HDB loan LTV 80%, 15-month wait-out2023-02-14: Buyer's Stamp Duty raised for higher-value properties, Budget 20232023-02-14: CPF Housing Grant raised for first-time resale buyers, Budget 20232023-04-26: ABSD rates raised, April 20232024-08-19: HDB loan LTV cut to 75% and Enhanced CPF Housing Grant raised2025-07-03: Seller's Stamp Duty holding period back to four years, rates raised by 4 ppPrivate non-landed home prices by region. Three lines show condo prices by region from 2004. The rest of the central region and the suburbs have risen furthest since 2009, while the core central region has been flatter.100.0150.0200.0250.0200520102015202020252005-07-19: Property policy review, July 2005: LTV limit raised to 90%, CPF housing rules eased, foreign ownership rules eased2009-09-14: Interest-only loans and Interest Absorption Scheme disallowed, September 20092010-02-19: Seller's Stamp Duty introduced and LTV limit cut to 80%, February 20102010-08-30: Property cooling measures, August 20102010-08-30: HDB measures after National Day Rally 2010: DBSS income ceiling, 5-year MOP for non-subsidised flats2011-01-13: Property cooling measures, January 20112011-12-07: Additional Buyer's Stamp Duty introduced, December 20112012-10-05: Maximum loan tenure of 35 years and tighter LTV limits, October 20122013-01-11: Property cooling measures, January 20132013-06-28: MAS introduces the Total Debt Servicing Ratio (TDSR) framework2013-08-27: HDB loan and resale measures, August 20132017-03-10: SSD holding period cut to 3 years; TDSR relaxed for equity withdrawal2018-02-19: Budget 2018: top BSD rate raised to 4% above S$1m2018-02-19: Budget 2018: Proximity Housing Grant enhanced2018-07-05: Property cooling measures, July 2018: higher ABSD and lower LTV limits2021-12-15: Property cooling measures, December 2021: higher ABSD, TDSR 55%, HDB loan LTV 85%2022-09-29: Property measures, September 2022: higher TDSR and MSR rate floor, HDB loan LTV 80%, 15-month wait-out2023-02-14: Buyer's Stamp Duty raised for higher-value properties, Budget 20232023-02-14: CPF Housing Grant raised for first-time resale buyers, Budget 20232023-04-26: ABSD rates raised, April 20232024-08-19: HDB loan LTV cut to 75% and Enhanced CPF Housing Grant raised2025-07-03: Seller's Stamp Duty holding period back to four years, rates raised by 4 pp

Latest: CCR 161.5 (Q2 2026); RCR 226.2 (Q2 2026); OCR 271.1 (Q2 2026).

Table view
PeriodCore Central RegionRest of Central RegionOutside Central Region
Q2 2026161.5226.2271.1
Q1 2026158.6228.9271.4
Q4 2025157.7227.1265.6
Q3 2025163.4225.5263.0
Q2 2025160.7224.8260.9
Q1 2025156.0227.3258.1
Q4 2024154.8223.5257.3
Q3 2024150.9217.0249.1
Q2 2024152.6215.3249.1
Q1 2024153.1211.9248.6
Q4 2023148.1211.3248.1
Q3 2023142.5213.0237.4
Q2 2023146.5208.6225.0
Q1 2023146.6213.9222.3
Q4 2022145.4204.9218.2
Q3 2022144.4198.7224.0
Q2 2022141.2193.3208.4
Q1 2022138.6181.7204.1
Q4 2021138.7186.7199.7
Q3 2021135.1175.0188.9
Q2 2021135.8170.6189.1
Q1 2021134.3170.4185.6
Q4 2020133.6160.6183.6
Q3 2020129.5153.8180.4
Q2 2020134.6150.0177.4
Q1 2020131.1152.6177.2
Q4 2019134.1153.4177.9
Q3 2019138.0155.4173.1
Q2 2019135.3153.4171.7
Q1 2019132.3148.2171.0
Q4 2018136.4149.2170.7
Q3 2018137.8146.6169.5
Q2 2018136.0148.5169.7
Q1 2018134.8140.6164.8
Q4 2017127.8138.9156.1
Q3 2017126.0138.3154.9
Q2 2017125.9137.6153.7
Q1 2017126.5136.8154.2
Q4 2016127.0136.4154.0
Q3 2016126.9139.2154.9
Q2 2016129.4140.6156.5
Q1 2016129.0140.3157.3
Q4 2015128.6140.3159.4
Q3 2015129.0140.9159.4
Q2 2015130.6143.2162.0
Q1 2015131.4144.1163.8
Q4 2014131.9146.6165.6
Q3 2014133.1148.6167.0
Q2 2014134.2149.2167.6
Q1 2014136.2149.7169.1
Q4 2013137.6154.8169.3
Q3 2013140.5154.2170.9
Q2 2013140.9155.6167.3
Q1 2013141.2155.3161.1
Q4 2012140.3155.0158.9
Q3 2012139.4153.6153.2
Q2 2012139.2152.3151.6
Q1 2012138.4151.7150.9
Q4 2011139.2152.5149.2
Q3 2011138.5152.4148.4
Q2 2011137.5150.6145.3
Q1 2011135.3148.9142.8
Q4 2010133.9145.9138.6
Q3 2010131.0143.3135.8
Q2 2010128.9140.0132.9
Q1 2010122.4133.8125.7
Q4 2009117.2124.1120.5
Q3 2009109.2113.3113.4
Q2 200994.895.697.7
Q1 2009100.0100.0100.0
Q4 2008119.4120.4107.9
Q3 2008127.6128.3114.6
Q2 2008131.2131.5116.3
Q1 2008131.3130.6115.2
Q4 2007126.5126.4111.0
Q3 2007117.7117.4103.7
Q2 2007108.6108.796.1
Q1 2007100.7100.689.7
Q4 200695.496.987.9
Q3 200690.994.886.5
Q2 200686.394.485.8
Q1 200682.594.484.5
Q4 200581.594.184.3
Q3 200579.794.183.6
Q2 200577.994.183.6
Q1 200577.693.783.6
Q4 200476.992.983.4
Q3 200476.492.283.0
Q2 200476.191.682.7
Q1 200476.091.583.0
Policy measures marked on this chart (22)
  • 2025-07-03 Seller's Stamp Duty holding period back to four years, rates raised by 4 pp
  • 2024-08-19 HDB loan LTV cut to 75% and Enhanced CPF Housing Grant raised
  • 2023-04-26 ABSD rates raised, April 2023
  • 2023-02-14 CPF Housing Grant raised for first-time resale buyers, Budget 2023
  • 2023-02-14 Buyer's Stamp Duty raised for higher-value properties, Budget 2023
  • 2022-09-29 Property measures, September 2022: higher TDSR and MSR rate floor, HDB loan LTV 80%, 15-month wait-out
  • 2021-12-15 Property cooling measures, December 2021: higher ABSD, TDSR 55%, HDB loan LTV 85%
  • 2018-07-05 Property cooling measures, July 2018: higher ABSD and lower LTV limits
  • 2018-02-19 Budget 2018: Proximity Housing Grant enhanced
  • 2018-02-19 Budget 2018: top BSD rate raised to 4% above S$1m
  • 2017-03-10 SSD holding period cut to 3 years; TDSR relaxed for equity withdrawal
  • 2013-08-27 HDB loan and resale measures, August 2013
  • 2013-06-28 MAS introduces the Total Debt Servicing Ratio (TDSR) framework
  • 2013-01-11 Property cooling measures, January 2013
  • 2012-10-05 Maximum loan tenure of 35 years and tighter LTV limits, October 2012
  • 2011-12-07 Additional Buyer's Stamp Duty introduced, December 2011
  • 2011-01-13 Property cooling measures, January 2011
  • 2010-08-30 HDB measures after National Day Rally 2010: DBSS income ceiling, 5-year MOP for non-subsidised flats
  • 2010-08-30 Property cooling measures, August 2010
  • 2010-02-19 Seller's Stamp Duty introduced and LTV limit cut to 80%, February 2010
  • 2009-09-14 Interest-only loans and Interest Absorption Scheme disallowed, September 2009
  • 2005-07-19 Property policy review, July 2005: LTV limit raised to 90%, CPF housing rules eased, foreign ownership rules eased

Source: URA (via SingStat). Data to Q2 2026.

Private non-landed home rents by regionURA rental index, Q1 2009 = 100. Quarterly.
  • Core Central Region
  • Rest of Central Region
  • Outside Central Region
Private non-landed home rents by region. Three lines show condo rents by region from 2004. Rents in the rest of central region and the suburbs end higher than rents in the core central region, which peaked in the second quarter of 2023 and has eased a little since.60.080.0100.0120.0140.0160.0180.020052010201520202025Private non-landed home rents by region. Three lines show condo rents by region from 2004. Rents in the rest of central region and the suburbs end higher than rents in the core central region, which peaked in the second quarter of 2023 and has eased a little since.60.080.0100.0120.0140.0160.0180.020052010201520202025

Latest: CCR 152.9 (Q2 2026); RCR 172.3 (Q2 2026); OCR 169.0 (Q2 2026).

Table view
PeriodCore Central RegionRest of Central RegionOutside Central Region
Q2 2026152.9172.3169.0
Q1 2026151.1172.3169.5
Q4 2025150.3172.6167.8
Q3 2025149.3171.6171.2
Q2 2025150.0168.6167.0
Q1 2025147.3168.6166.8
Q4 2024146.7167.9165.6
Q3 2024145.4167.4166.9
Q2 2024147.8164.6163.3
Q1 2024147.9166.9165.5
Q4 2023150.3170.1167.8
Q3 2023152.7172.2172.6
Q2 2023155.3169.0170.4
Q1 2023152.3165.7165.6
Q4 2022143.1156.0156.1
Q3 2022133.4145.4144.3
Q2 2022124.7132.7132.6
Q1 2022115.8125.3123.1
Q4 2021111.6119.7118.4
Q3 2021108.5116.4115.6
Q2 2021107.7114.6112.7
Q1 2021104.5111.5108.8
Q4 2020101.6109.3106.6
Q3 2020102.8108.3105.6
Q2 2020105.0108.0104.6
Q1 2020105.6110.1105.5
Q4 2019104.1109.4103.5
Q3 2019105.2110.2104.5
Q2 2019105.9108.5103.7
Q1 2019104.3107.0102.5
Q4 2018102.7107.3100.8
Q3 2018103.3107.8102.5
Q2 2018104.2106.2101.6
Q1 2018103.4105.8100.8
Q4 2017102.8106.1100.1
Q3 2017103.5106.8101.1
Q2 2017104.3105.8101.4
Q1 2017104.2106.2102.0
Q4 2016104.9107.5101.6
Q3 2016105.3107.6103.7
Q2 2016106.8108.2106.3
Q1 2016106.7108.9107.6
Q4 2015108.5109.6108.9
Q3 2015108.9111.4110.9
Q2 2015109.3112.3112.1
Q1 2015110.7113.5113.2
Q4 2014112.8115.3115.3
Q3 2014114.1115.5116.2
Q2 2014116.3115.8116.2
Q1 2014116.4115.9117.3
Q4 2013117.1115.6118.3
Q3 2013117.8115.6119.2
Q2 2013117.4114.9120.1
Q1 2013116.8114.8120.1
Q4 2012115.8114.7119.2
Q3 2012115.1114.0117.8
Q2 2012114.4112.9115.9
Q1 2012114.6112.1114.8
Q4 2011114.0111.7114.5
Q3 2011113.9110.4113.9
Q2 2011113.4109.4112.7
Q1 2011112.5108.4111.1
Q4 2010111.1108.0109.4
Q3 2010108.7104.0105.9
Q2 2010104.9100.3102.3
Q1 201098.795.596.3
Q4 200993.791.891.9
Q3 200992.991.791.9
Q2 200994.993.994.1
Q1 2009100.0100.0100.0
Q4 2008111.4107.8106.9
Q3 2008118.7114.6111.7
Q2 2008119.5115.2114.8
Q1 2008116.2114.0113.4
Q4 2007110.9106.9104.7
Q3 2007105.398.396.5
Q2 200793.987.886.3
Q1 200783.879.878.9
Q4 200677.972.773.7
Q3 200673.968.769.4
Q2 200669.364.867.3
Q1 200666.362.365.8
Q4 200565.061.065.7
Q3 200564.160.865.3
Q2 200563.660.465.0
Q1 200563.360.364.6
Q4 200462.561.564.3
Q3 200462.862.863.8
Q2 200463.565.063.1
Q1 200463.365.663.1

Source: URA (via SingStat). Data to Q2 2026.

The neighbourhoods behind the label

The RCR is not one market. The three estate guides below show how far apart the numbers are.

  • Queenstown: East-West and Circle lines, with the highest HDB 4-room median of the group.
  • Bishan: North-South, Circle and Thomson-East Coast lines, with a town centre to be rejuvenated.
  • Geylang: older flats, three MRT lines and one of the lowest 4-room medians.

By contrast, Robertson Quay sits in postal district 9, so it is CCR.

The HDB resale table is a Propwise calculation from the HDB resale dataset and HDB rental dataset, Oct 2025–Sep 2026 (resales by registration month, rents by approval month). It shows eight Central Region HDB towns. School counts come from MOE’s directory, whose zones do not match HDB towns exactly.

HDB town4-room resalesMedian priceMedian 4-room rentMOE schools in zone
Queenstown299S$1,028,000S$4,1509
Toa Payoh401S$1,000,000S$3,70015
Bukit Merah387S$935,000S$3,90011
Kallang/Whampoa297S$905,000S$3,8006
Central Area75S$870,000no datan/a
Bishan191S$788,000S$3,6509
Geylang228S$740,000S$3,6008
Marine Parade37S$645,000S$3,5007
Islandwide10,813S$630,000S$3,300—

Propwise calculation, data.gov.sg, Oct 2025–Sep 2026.

Marine Parade has few resales, so treat its median with care.

What developers are paying

Land bids tell you what the next launches will cost, before construction and profit. Each figure is the winning bid per sqm of gross floor area (GFA).

Site (URA award date)SegmentWinning bidBids
River Valley Green Parcel C (23 Jun 2026)CCRS$18,621.774
Lorong Puntong / Sin Ming Avenue (18 Sep 2026)RCR (Bishan)S$17,350.267
Dover Drive (31 Mar 2026)RCR (Queenstown)S$16,750.946

The CCR site sold about 11% above the Dover Drive site. Land is only one input, and the sites differ in size and layout.

What developers bid for three recent sitesWinning bid per square metre of gross floor area (GFA)
  1. River Valley Green Parcel C (CCR)S$18,621.77
  2. Lorong Puntong / Sin Ming Avenue (RCR, Bishan)S$17,350.26
  3. Dover Drive (RCR, Queenstown)S$16,750.94

S$ per sqm of GFA

Source: URA, River Valley Green Parcel C (23 June 2026); URA, Lorong Puntong / Sin Ming Avenue (18 September 2026); URA, Dover Drive (31 March 2026). Sites differ in size and layout. Number of bids: River Valley 4, Sin Ming 7, Dover Drive 6.

What is coming

URA’s 2H2026 land programme brings the 2026 Confirmed List to 9,320 units, over 50% above the 10-year average. About 25,900 private and EC units are due to complete by 2028 (URA Annex E-3). More supply can cap price gains.

Master Plan 2025 plans new neighbourhoods at Pearl’s Hill, Paterson, Newton and Dover-Medway, and a rejuvenated Bishan town centre. Paya Lebar Air Base will move from the 2030s, freeing about 800 ha in the east. LTA opened the Circle Line 6 extension (Keppel, Cantonment and Prince Edward Road) on 12 July 2026, closing the loop.

Who it suits, and a checklist

RCR may suit buyers who want a city-fringe location and can accept a smaller choice of new launches near each other than in the suburbs. If you own an HDB flat, a condo counts as a second property for ABSD. A citizen pays 20%, refundable for married couples who sell the first home in time. Run the loan in the mortgage calculator.

  1. Check the postal district and the URA segment.
  2. Read URA’s recent sales for the project, not asking prices.
  3. Check the lease. See valuing leasehold property.
  4. Compare the rent and vacancy trend, not only the price trend.
  5. Measure the walk to the MRT station.

Bottom line

RCR is a price label with very different estates inside it. In 2026 its prices are flat while OCR and CCR gained, and its unsold stock is the lowest of the three. Judge the estate and the project, not the label.

rcrcentral regionscity fringeproperty price indexcondo priceshdb resale prices
1 reader commentArchived — comments are closed

  1. Tom Tyman

    It’s really a very hard decision to make. But I guess it all boils down to what someone wants and how much he can afford. Thanks for sharing this!

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