RCR - 3300 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: 2026-04-01. 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 | ZYON GRAND | $3,051 | $3,185 | N/A | 605 | 1,079 |
| 2 | PENRITH | $2,793 | $2,915 | N/A | 449 | 462 |
| 3 | PROMENADE PEAK | $2,942 | $3,071 | N/A | 380 | 596 |
| 4 | STIRLING RESIDENCES | $2,338 | $2,602 | 3.7% | 301 | - |
| 5 | AVENUE SOUTH RESIDENCE | $2,292 | $2,545 | 3.4% | 139 | - |
| 6 | THE LANDMARK | $2,806 | $2,947 | 3.2% | 130 | - |
| 7 | COMMONWEALTH TOWERS | $2,180 | $2,461 | 4.1% | 127 | - |
| 8 | QUEENS PEAK | $2,209 | $2,476 | 4.0% | 122 | - |
| 9 | PRINCIPAL GARDEN | $2,157 | $2,426 | 3.6% | 114 | - |
| 10 | ONE PEARL BANK | $2,656 | $2,942 | 3.4% | 94 | - |
| 11 | ECHELON | $2,171 | $2,460 | 3.7% | 73 | - |
| 12 | ALEX RESIDENCES | $2,192 | $2,474 | 3.8% | 72 | - |
| 13 | MARGARET VILLE | $2,196 | $2,444 | 3.7% | 66 | - |
| 14 | THE CREST | $1,972 | $2,234 | 3.5% | 63 | - |
| 15 | HIGHLINE RESIDENCES | $2,357 | $2,661 | 3.8% | 56 | - |
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.