RCR - 2460 transactions in last 3 years
District 14 (Eunos, Geylang) 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 | PARC ESTA | $2,242 | $2,489 | 3.9% | 320 | - |
| 2 | PENROSE | $2,086 | $2,311 | 3.5% | 216 | - |
| 3 | SIMS URBAN OASIS | $1,896 | $2,132 | 4.1% | 180 | - |
| 4 | EUHABITAT | $1,422 | $1,625 | 4.3% | 109 | - |
| 5 | PARK PLACE RESIDENCES AT PLQ | $2,252 | $2,523 | 3.9% | 70 | - |
| 6 | TRE RESIDENCES | $1,799 | $2,024 | 4.3% | 61 | - |
| 7 | VACANZA @ EAST | $1,522 | $1,522 | 3.4% | 58 | - |
| 8 | WATERBANK AT DAKOTA | $1,941 | $2,227 | 3.5% | 55 | - |
| 9 | DAKOTA RESIDENCES | $1,848 | $2,138 | 3.0% | 41 | - |
| 10 | SIMSVILLE | $1,362 | $1,703 | 3.6% | 35 | - |
| 11 | THE ANTARES | $2,088 | $2,318 | 3.7% | 34 | - |
| 12 | THE TRUMPS | $1,626 | $1,956 | 3.2% | 29 | - |
| 13 | ASTORIA PARK | $1,314 | $1,654 | 3.7% | 27 | - |
| 14 | GUILLEMARD EDGE | $1,717 | $1,717 | 4.3% | 26 | - |
| 15 | THE WATERINA | $1,887 | $1,887 | 2.7% | 25 | - |
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).
2 tracked primary schools.
No major launches in pipeline.