CCR + RCR - 829 transactions in last 3 years
District 2 (Tanjong Pagar, Chinatown) splits between CCR and RCR. Shenton Way, Anson Road, and Tanjong Pagar core (Wallich, Skysuites@Anson, 76 Shenton) are CCR; Spottiswoode, Everton, and the Cantonment edge (Sky Everton, Spottiswoode Residences) sit in RCR. Yields tend to be tighter in the CCR half; capital appreciation tends to be steadier.
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 | ONE BERNAM | $2,571 | $2,849 | 3.5% | 180 | - |
| 2 | NEWPORT RESIDENCES | $3,072 | $3,072 | N/A | 178 | 487 |
| 3 | ICON | $1,864 | $2,216 | 4.3% | 82 | - |
| 4 | SKYSUITES@ANSON | $2,267 | $2,611 | 4.5% | 59 | - |
| 5 | SPOTTISWOODE RESIDENCES | $2,289 | $2,289 | 3.2% | 35 | - |
| 6 | SKY EVERTON | $2,823 | $2,823 | 3.2% | 32 | - |
| 7 | 76 SHENTON | $1,947 | $2,252 | 4.3% | 32 | - |
| 8 | SPOTTISWOODE PARK | $1,001 | $1,439 | 4.7% | 32 | - |
| 9 | SPOTTISWOODE 18 | $2,343 | $2,343 | 4.1% | 31 | - |
| 10 | INTERNATIONAL PLAZA | $1,210 | $1,807 | 4.4% | 25 | - |
| 11 | SPOTTISWOODE SUITES | $2,384 | $2,384 | 3.6% | 24 | - |
| 12 | LUMIERE | $1,755 | $2,041 | 4.2% | 21 | - |
| 13 | EON SHENTON | $2,155 | $2,452 | 4.3% | 19 | - |
| 14 | WALLICH RESIDENCE | $3,071 | $3,494 | N/A | 18 | - |
| 15 | ALTEZ | $1,900 | $2,189 | 4.8% | 17 | - |
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).
1 tracked primary school.