RCR - 1847 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: 2026-06-01. 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 | THE ORIE | $2,699 | $2,817 | N/A | 571 | 777 |
| 2 | EIGHT RIVERSUITES | $1,842 | $2,096 | 3.6% | 146 | - |
| 3 | THE ARCADY AT BOON KENG | $2,587 | $2,587 | N/A | 97 | 172 |
| 4 | GEM RESIDENCES | $1,929 | $2,161 | 3.7% | 94 | - |
| 5 | TREVISTA | $1,864 | $2,147 | 3.1% | 68 | - |
| 6 | RIVERBAY | $1,558 | $1,640 | 4.4% | 31 | - |
| 7 | REGENT RESIDENCES | $1,579 | $1,579 | 3.7% | 29 | - |
| 8 | PRESTIGE HEIGHTS | $1,805 | $1,805 | 4.6% | 27 | - |
| 9 | OLEANDER TOWERS | $1,553 | $1,927 | 3.2% | 26 | - |
| 10 | THE INTERWEAVE | $1,701 | $1,701 | 4.7% | 25 | - |
| 11 | KALLANG RIVERSIDE | $2,441 | $2,441 | 3.0% | 24 | - |
| 12 | BEACON HEIGHTS | $1,534 | $1,615 | 3.3% | 24 | - |
| 13 | VISTA RESIDENCES | $2,046 | $2,046 | 2.7% | 23 | - |
| 14 | JUI RESIDENCES | $1,964 | $1,964 | 3.6% | 21 | - |
| 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.