RCR + OCR - 4112 transactions in last 3 years
District 5 (Buona Vista, Pasir Panjang) straddles RCR and OCR. Buona Vista and Queenstown-side projects fall into RCR; Pasir Panjang further west and the western edge of the district sit in OCR. Yield profiles diverge accordingly.
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 | ELTA | $2,552 | $2,664 | N/A | 381 | 501 |
| 2 | LYNDENWOODS | $2,464 | $2,569 | N/A | 337 | 343 |
| 3 | PARC CLEMATIS | $2,068 | $2,291 | 3.7% | 301 | - |
| 4 | BLOOMSBURY RESIDENCES | $2,511 | $2,621 | N/A | 286 | 358 |
| 5 | NORMANTON PARK | $2,071 | $2,295 | 3.6% | 231 | - |
| 6 | FABER RESIDENCE | $2,155 | $2,247 | N/A | 221 | 399 |
| 7 | CLAVON | $2,048 | $2,269 | 3.5% | 169 | - |
| 8 | WHISTLER GRAND | $1,898 | $2,107 | 4.3% | 159 | - |
| 9 | PARC RIVIERA | $1,675 | $1,877 | 4.4% | 147 | - |
| 10 | THE HILL @ONE-NORTH | $2,503 | $2,618 | N/A | 133 | - |
| 11 | THE TRILINQ | $1,769 | $2,004 | 3.9% | 123 | - |
| 12 | TERRA HILL | $2,691 | $2,691 | N/A | 90 | 270 |
| 13 | KENT RIDGE HILL RESIDENCES | $1,990 | $2,209 | 3.9% | 88 | - |
| 14 | TWIN VEW | $1,830 | $2,036 | 3.8% | 79 | - |
| 15 | THE CLEMENT CANOPY | $1,912 | $2,135 | 3.7% | 70 | - |
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).
3 tracked primary schools, including 1 elite-tier.