RCR - 3337 transactions in last 3 years
District 3 (Alexandra, Queenstown) 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 | ZYON GRAND | $3,053 | $3,187 | N/A | 611 | 1,079 |
| 2 | PENRITH | $2,793 | $2,915 | N/A | 451 | 462 |
| 3 | PROMENADE PEAK | $2,943 | $3,072 | N/A | 383 | 596 |
| 4 | STIRLING RESIDENCES | $2,343 | $2,607 | 3.7% | 310 | - |
| 5 | AVENUE SOUTH RESIDENCE | $2,292 | $2,545 | 3.4% | 147 | - |
| 6 | COMMONWEALTH TOWERS | $2,182 | $2,463 | 4.1% | 131 | - |
| 7 | QUEENS PEAK | $2,210 | $2,476 | 4.0% | 126 | - |
| 8 | THE LANDMARK | $2,809 | $2,951 | 3.2% | 125 | - |
| 9 | PRINCIPAL GARDEN | $2,163 | $2,433 | 3.6% | 114 | - |
| 10 | ONE PEARL BANK | $2,648 | $2,934 | 3.4% | 89 | - |
| 11 | ECHELON | $2,186 | $2,477 | 3.7% | 74 | - |
| 12 | ALEX RESIDENCES | $2,193 | $2,476 | 3.8% | 73 | - |
| 13 | MARGARET VILLE | $2,202 | $2,450 | 3.7% | 67 | - |
| 14 | THE CREST | $1,972 | $2,234 | 3.5% | 64 | - |
| 15 | HIGHLINE RESIDENCES | $2,385 | $2,693 | 3.8% | 61 | - |
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.
Deep dives
Two big Outram launches compared on the caveat data. The pricier tower out-rents its premium and posts the higher yield; the real gap is resale liquidity.