RCR - 1833 transactions in last 3 years
District 12 (Balestier, Toa Payoh) is in the Rest of Central Region - city-fringe districts that balance proximity to the CBD with more accessible entry pricing than the CCR. A common sweet spot for owner-occupiers and yield-focused investors.
Last transaction: 2026-04-01. 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 | THE ORIE | $2,699 | $2,817 | N/A | 570 | 777 |
| 2 | EIGHT RIVERSUITES | $1,824 | $2,075 | 3.7% | 144 | - |
| 3 | GEM RESIDENCES | $1,926 | $2,159 | 3.7% | 95 | - |
| 4 | THE ARCADY AT BOON KENG | $2,586 | $2,586 | N/A | 91 | 172 |
| 5 | TREVISTA | $1,858 | $2,140 | 3.1% | 70 | - |
| 6 | RIVERBAY | $1,554 | $1,636 | 4.4% | 30 | - |
| 7 | REGENT RESIDENCES | $1,577 | $1,577 | 3.7% | 28 | - |
| 8 | PRESTIGE HEIGHTS | $1,805 | $1,805 | 4.6% | 25 | - |
| 9 | OLEANDER TOWERS | $1,545 | $1,918 | 3.2% | 25 | - |
| 10 | BEACON HEIGHTS | $1,515 | $1,595 | 3.4% | 23 | - |
| 11 | KALLANG RIVERSIDE | $2,409 | $2,409 | 3.1% | 22 | - |
| 12 | VISTA RESIDENCES | $2,043 | $2,043 | 2.7% | 22 | - |
| 13 | THE INTERWEAVE | $1,755 | $1,755 | 4.6% | 21 | - |
| 14 | JUI RESIDENCES | $1,953 | $1,953 | 3.6% | 19 | - |
| 15 | SKYSUITES17 | $1,863 | $1,863 | 3.9% | 18 | - |
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).
3 tracked primary schools.