CCR + RCR - 1280 transactions in last 3 years
District 1 (Raffles Place, Marina) spans both Singapore's Core Central Region and Rest of Central Region. The Marina Bay and Raffles Place core sits in CCR; pockets along the western edge fall into RCR. Project location matters more than the district label here.
Last transaction: 2026-06-01. Source: URA private residential PMI.
Composite of appreciation (40%), yield (20%), supply (20%), schools (20%) - ranked against all 28 districts.
Ranked by transaction volume in the last 3 years.
| # | Project | Median PSF | Norm PSF | Gross Yield | Txns (3Y) | Incoming Units |
|---|---|---|---|---|---|---|
| 1 | ONE MARINA GARDENS | $2,963 | $3,096 | N/A | 573 | 937 |
| 2 | UNION SQUARE RESIDENCES | $3,127 | $3,264 | N/A | 169 | 366 |
| 3 | THE SAIL @ MARINA BAY | $2,000 | $2,379 | 4.1% | 147 | - |
| 4 | MARINA ONE RESIDENCES | $2,021 | $2,299 | 3.9% | 68 | - |
| 5 | ONE SHENTON | $1,814 | $2,122 | 4.0% | 58 | - |
| 6 | MARINA BAY RESIDENCES | $2,265 | $2,649 | 4.0% | 57 | - |
| 7 | V ON SHENTON | $1,946 | $2,213 | 4.1% | 48 | - |
| 8 | THE CLIFT | $2,029 | $2,386 | 4.4% | 47 | - |
| 9 | MARINA BAY SUITES | $1,941 | $2,245 | 3.8% | 27 | - |
| 10 | PEOPLE'S PARK COMPLEX | $1,251 | $1,904 | 4.5% | 24 | - |
| 11 | RIVERWALK APARTMENTS | $1,593 | $2,199 | 3.5% | 16 | - |
| 12 | W RESIDENCES MARINA VIEW - SINGAPORE | $2,686 | $2,827 | N/A | 14 | 683 |
| 13 | EMERALD GARDEN | $2,263 | $2,382 | 2.7% | 13 | - |
| 14 | ROBINSON SUITES | $2,331 | $2,331 | 3.8% | 11 | - |
| 15 | SKYWATERS RESIDENCES | $5,947 | $6,260 | N/A | 5 | - |
About this number
Normalized PSF uses Bala's Table - the Singapore Land Authority differential premium reference for valuing leasehold against freehold. Bala values a fresh 99-year lease at 96% of freehold; the curve drops non-linearly, reaching ~75% at 50 years remaining and ~60% at 30 years.
Below 40 years remaining we stop normalizing because the curve diverges from market reality once CPF withdrawal restrictions and bank LTV cliffs dominate.
A separate 5% adjustment applies to projects whose lease commenced before 2023, reflecting the older strata-area measurement convention (which counted air-con ledges and bay windows).
Source: Singapore Land Authority differential premium reference (Bala's Table).
No tracked primary schools in this district.