RCR - 6191 transactions in last 3 years
District 15 (East Coast, Marine Parade) 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 | GRAND DUNMAN | $2,518 | $2,633 | N/A | 724 | 1,008 |
| 2 | EMERALD OF KATONG | $2,621 | $2,738 | N/A | 682 | 846 |
| 3 | THE CONTINUUM | $2,842 | $2,842 | N/A | 468 | 816 |
| 4 | TEMBUSU GRAND | $2,424 | $2,536 | 3.2% | 249 | 638 |
| 5 | MEYER BLUE | $3,205 | $3,205 | N/A | 153 | 226 |
| 6 | SEASIDE RESIDENCES | $2,264 | $2,528 | 3.4% | 109 | - |
| 7 | MANDARIN GARDENS | $1,310 | $1,784 | 3.4% | 81 | - |
| 8 | AMBER HOUSE | $3,053 | $3,053 | N/A | 79 | 105 |
| 9 | NEPTUNE COURT | $1,024 | $1,461 | 3.7% | 75 | - |
| 10 | AMBER PARK | $2,867 | $2,867 | 2.9% | 68 | - |
| 11 | ARINA EAST RESIDENCES | $2,847 | $2,847 | N/A | 68 | 107 |
| 12 | SILVERSEA | $2,102 | $2,431 | 3.1% | 66 | - |
| 13 | COSTA RHU | $1,560 | $1,950 | 3.2% | 63 | - |
| 14 | SANCTUARY GREEN | $1,654 | $2,024 | 3.3% | 61 | - |
| 15 | PEBBLE BAY | $1,790 | $2,238 | 3.0% | 59 | - |
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.