OCR - 1581 transactions in last 3 years
District 24 (Lim Chu Kang, Tengah) is in the Outside Central Region - the suburban heartlands where entry prices are lowest and gross yields tend to be highest, supported by HDB upgrader demand and family-oriented amenities.
Last transaction: 2026-05-01. 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 | TENGAH GARDEN RESIDENCES | $2,128 | $2,238 | N/A | 684 | - |
| 2 | OTTO PLACE | $1,754 | $1,831 | N/A | 469 | 600 |
| 3 | NOVO PLACE | $1,650 | $1,724 | N/A | 417 | 504 |
| 4 | COPEN GRAND | $1,619 | $1,697 | N/A | 11 | 615 |
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).
No tracked primary schools in this district.