Long-form pieces written from URA caveat data. District buyers guides, district comparisons, and methodology explainers.
schools · yield · methodology
Measured against same-district controls, the 1km ring around a tier-1 primary school carries no yield signal in either direction: three cohorts yield more, six yield less, and the median gap is two basis points. Nanyang Primary's ring yields less than the rest of District 10 and trades 9.8% cheaper per square foot. The belief persists because tier-1 schools are assumed to sit in prime districts, and only one of the nineteen does.
Read the guide →MRT · PSF · methodology
A near-MRT premium is real and large where stock is comparable: the 0-400m band runs 13% to 40% above the 5-to-10 minute band in clean districts like D19, D14, and D22. But in about a quarter of districts the nearest band is the cheaper one, because older or smaller stock clusters at the station while newer product sits a band out. A screen for buyers weighing the shorter walk, with the districts where the headline runs backwards called out.
Read the guide →methodology · valuation · PSF
Raw PSF cannot tell you if a price is fair, because tenure, size, and location move it more than value does. Comparing a project against like-for-like recent resales (same district, class, lease band, and bedroom count) is the honest test, but a large discount or premium is a question to ask, not a verdict: Amber Park's 54% premium is mostly its vintage, not mispricing.
Read the guide →D19 · investment guide · OCR
District 19 is the most heavily traded private district in Singapore, with 8,370 caveats in three years. Its real edge is a deep, liquid resale market sitting on a supply pipeline that has already mostly cleared (just 0.38x of annual demand incoming), plus a district-median gross yield of 3.44% that beats the prime districts. The counterweight: only 18.8% freehold, so it is a cash-flow and turnover district, not a land-scarcity hold.
Read the guide →D3 · project comparison · Outram
The pricier tower out-rents its own premium: One Pearl Bank trades ~16% above Avenue South on PSF but rents ~23% higher, so it posts the higher gross yield, not the lower. The real divergence is resale liquidity, where Avenue South has a deep secondary market and One Pearl Bank has almost none yet.
Read the guide →D9 · D10 · CCR comparison
The yield gap between the two flagship CCR districts has effectively closed at the district median, and D10 actually edges D9 marginally. The decision-relevant divergence is supply pressure: D9 has 1.68x the future-TOP supply ratio of D10, all loaded into the 2029 to 2030 completion arc.
Read the guide →URA · supply · methodology
URA's pipeline headline numbers mislead because they include already-TOPped projects. Filter to future TOP, divide by district 3-year annualised caveat volume, and the genuine supply-pressure picture emerges. Top-of-book pressure sits in D24, D1, D20, D26, and D22, not where the raw counts suggest.
Read the guide →D15 · buyers guide · owner-occupier
A buyers guide to D15 for owner-occupiers and home upgraders. TEL access, freehold depth, primary and secondary school catchment, top transacted projects, supply pipeline, and the BSD and ABSD cost stack on a typical D15 ticket.
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