If you’ve ever searched for Singapore condos, you’ve likely seen terms like CCR, RCR and OCR. These acronyms define how Singapore’s property market is divided — and they’re the foundation of every real estate analysis.
Whether you’re buying your first condo, upgrading from an HDB, or investing for rental yield, understanding these regions is crucial. Each area — Core Central Region (CCiR), Rest of Central Region (RCR), and Outside Central Region (OCR) — has distinct characteristics, price levels, and growth potential.
In this 2025 guide, we’ll explain exactly what CCR RCR OCR mean, how they affect property prices, and which region offers the best opportunities for investors and homebuyers.
What Are CCR, RCR & OCR in Singapore?
Singapore’s private housing market is officially divided into three zones by the Urban Redevelopment Authority (URA). These zones help standardize pricing, policies, and investment data across regions.
CCR – Core Central Region
The CCR covers Singapore’s most prestigious and expensive districts:
| District | Notable areas |
|---|---|
| District 9 | Orchard, River Valley |
| District 10 | Tanglin, Holland |
| District 11 | Newton, Novena |
| Downtown Core & Sentosa | Marina Bay, CBD, Sentosa |
Characterised by high-end condominiums, world-class shopping belts, fine dining, and lifestyle hubs, the CCR attracts affluent locals and international investors alike. Often dubbed the “Beverly Hills of Singapore,” it embodies exclusivity, prestige, and sophistication, making it the benchmark for luxury urban living in the city-state.
| Item | Details |
|---|---|
| Buyer Type | Ultra-high-net-worth individuals, foreign investors |
| Yield | 2–3% rental yield |
| Investment Appeal | Prestige, rarity, stability |
| Price Range | $2,700–$3,500 psf |
💡 Investment Note: CCR properties are ideal for capital preservation but less suitable for short-term flipping. Buyers would even go for freehold if possible to hold onto a strong asset.
| Project | District | Avg PSF (2025) | Remarks |
| Leedon Green | D10 | $2,650 | Freehold near Holland MRT |
| The Atelier | D9 | $2,700 | Boutique luxury, Newton area |
| Klimt Cairnhill | D9 | $2,950 | Prime Orchard luxury |
| Cuscaden Reserve | D10 | $3,200 | Near Orchard Boulevard MRT |
RCR – Rest of Central Region
The Rest of Central Region (RCR) is the city-fringe band just outside the CCR, covering Districts 3, 4, 5, 7, 8, 12–14 and 15–16. It includes neighbourhoods such as:
| District | Notable Areas (RCR) |
|---|---|
| District 3 | Queenstown, Tiong Bahru, Redhill, Alexandra |
| District 4 | Telok Blangah, HarbourFront, Keppel, Mount Faber |
| District 5 | Buona Vista, Dover, Pasir Panjang, West Coast |
| District 7 | Beach Road, Bugis, Rochor |
| District 8 | Farrer Park, Little India, Jalan Besar |
| District 12 | Balestier, Toa Payoh (north), Novena fringe |
| District 13 | MacPherson, Potong Pasir, Bidadari |
| District 14 | Geylang, Paya Lebar, Eunos |
| District 15 | Katong, Marine Parade, Joo Chiat, Amber Road |
| District 16 | Upper East Coast, Bedok, Bayshore |
Known for urban convenience, balanced pricing, strong resale demand and excellent connectivity, the RCR is widely seen as the “sweet spot” — close enough to the city for easy access to work, but generally more affordable than the CCR.
| Item | Details |
|---|---|
| Buyer Type | HDB upgraders, professionals, local investors |
| Yield | 3–4% rental yield |
| Investment Appeal | Best balance between price and growth |
| Price Range | $1,900–$2,200 psf |
In 2025, RCR condo prices have been gradually rising, averaging $2,000–$2,200 psf, driven by strong demand from upgraders and limited new launches. Freehold projects in prime locations, such as The Continuum near Paya Lebar MRT, remain particularly sought-after.
Investors are drawn to RCR for its balanced appeal: steady rental yields of 3–4% and moderate capital appreciation potential make it an attractive option compared to the pricier CCR or more distant OCR.
| Project | District | Avg PSF (2025) | Remarks |
| The Continuum | D15 | $2,200 | Freehold near Paya Lebar MRT |
| Tembusu Grand | D15 | $2,150 | City-fringe lifestyle project |
| The Reef @ King’s Dock | D4 | $2,300 | Harbourfront waterfront condo |
| Pinetree Hill | D21 | $2,050 | Ulu Pandan green corridor |
For buyers targeting RCR, districts such as D15 (Katong, Marine Parade) and D4 (Harbourfront, Telok Blangah) are highly attractive due to their blend of lifestyle amenities, transport connectivity, and strong resale demand.
HDB upgraders seeking proximity to schools and work hubs may prioritize family-friendly developments like Tembusu Grand, while investors often focus on freehold or waterfront projects that command higher rental yields.
OCR – Outside Central Region
The Outside Central Region (OCR) encompasses Singapore’s suburban heartlands, covering Districts 17–19 and 22–28. These areas include established residential towns and upcoming growth zones that offer family-friendly living, larger home sizes, and more affordable entry prices compared to the CCR and RCR. With excellent transport links, new MRT lines, and decentralised business hubs such as Jurong Lake District and Punggol Digital District, the OCR has become a key driver of housing demand.
| District | Notable Areas (OCR) |
|---|---|
| District 17 | Loyang, Changi, Flora Drive |
| District 18 | Tampines, Pasir Ris, Simei |
| District 19 | Serangoon, Hougang, Punggol, Sengkang |
| District 22 | Boon Lay, Jurong, Lakeside |
| District 23 | Bukit Batok, Choa Chu Kang, Hillview |
| District 24 | Lim Chu Kang, Tengah (developing town) |
| District 25 | Woodlands, Kranji |
| District 26 | Upper Thomson, Springleaf, Lentor |
| District 27 | Yishun, Sembawang |
| District 28 | Seletar, Yio Chu Kang, Fernvale |
In recent years, it has also seen the fastest price appreciation, powered by HDB upgraders and long-term homeowners seeking modern suburban comfort and capital growth potential.
| Buyer Type | Families, first-time buyers, upgraders |
| Yield | 3.5–4.5% rental yield |
| Investment Appeal | High demand, affordability, infrastructure growth |
| Price Range | $1,450–$1,700 psf |
💡 Fun Fact: OCR condos make up over 60% of new private property sales in 2025.
| Project | District | Avg PSF (2025) | Remarks |
| The Hill @ Bukit Batok | D23 | $1,550 | 7-min walk to MRT |
| Lentor Hills Residences | D26 | $1,700 | Integrated with Lentor MRT |
| Tenet EC | D18 | $1,450 | Executive Condo near Tampines North |
| Plantation Close EC | D24 | $1,480 (est.) | Upcoming Tengah EC |
Singapore CCR RCR OCR Map (2026 Updated)
| Region | Districts Included | Key Areas |
| CCR | 9, 10, 11, Downtown Core, Sentosa | Orchard, Newton, Tanglin, Marina Bay |
| RCR | 3, 4, 5, 7, 8, 12–14, 15–16 | Queenstown, Toa Payoh, Paya Lebar, East Coast |
| OCR | 17–19, 22–28 | Bukit Batok, Tampines, Woodlands, Lentor, Tengah |
CCR, RCR & OCR Condo Prices (2026 Update)
Let’s break down how condo prices differ across these three regions in 2025:
| Region | Average Price (psf) | Typical 2BR Price | Example Project |
| CCR | $2,700–$3,000 psf | $2.4M–$3.2M | Klimt Cairnhill, Cuscaden Reserve |
| RCR | $2,000–$2,200 psf | $1.7M–$1.9M | The Continuum, Tembusu Grand |
| OCR | $1,550–$1,750 psf | $1.3M–$1.5M | The Hill @ Bukit Batok, Lentor Hills Residences |
While CCR prices have stabilized post-2023 cooling measures, RCR and OCR continue to see steady price growth thanks to upgrader demand and limited supply.
Prices in prime areas like Orchard, Marina Bay, and River Valley have largely stabilized following the cooling measures in 2023. High-end luxury condos continue to attract both local wealthy buyers and foreign investors, but supply remains tight. Buyers now often weigh resale value and rental yield before committing, as price growth in CCR is slower compared to previous years.
When it comes to RCR, districts such as Novena, Bukit Timah, and Queenstown, are increasingly popular among HDB upgraders and young families seeking more space without venturing too far from the city. Limited new launches in these mature estates, combined with strong demand, have sustained steady price growth in 2025.
For Suburban districts like Jurong, Yishun, and Punggol continue to benefit from urban expansion and infrastructure development. OCR condos remain the most affordable option for first-time private buyers. Projects near MRT lines or integrated town centers command a premium, and overall, OCR shows the fastest appreciation rate among the three regions due to ongoing government investment and lifestyle amenities.
CCR vs RCR vs OCR: Key Differences
| Category | CCR | RCR | OCR |
| Price (psf) | $$$$ | $$$ | $$ |
| Location | Prime city core | City fringe | Suburban |
| Target Buyers | Foreigners, HNWIs | Upgraders, professionals | Families, locals |
| Rental Yield | 2–3% | 3–4% | 3.5–4.5% |
| Capital Growth | Stable | High | Moderate |
| Entry Price | $2M+ | $1.6M+ | $1.2M+ |
📊 Insight: For 2025, RCR properties offer the best risk-return balance — they combine strong demand with manageable entry prices.
Investment Outlook: Which Region to Buy in 2026?
| Region | Positioning | Best For | Key Signals | 2025 Snapshot |
|---|---|---|---|---|
| CCR | Luxury Stability | Legacy buyers, long-term investors | Foreign demand stabilising; lowest volatility | Slower growth, premium pricing |
| RCR | Balanced Growth | Yield and appreciation seekers | City-fringe launches outperform mass-market; near CBD = strong tenants | Mid volatility, diversified demand |
| OCR | Volume & Value | Upgraders, first-time buyers | >55% of 2025 new condo deals; broad mass-market demand | Higher yields, consistent resale volume |
🏙️ For capital growth: Go RCR — balanced appreciation, strong rental demand, and high liquidity.
🏡 For affordability: Choose OCR — accessible price points, stable resale market, and strong upgrader pool.
💎 For prestige & global appeal: It’s still CCR — limited supply and timeless value.
Common Misconceptions About CCR, RCR & OCR
“CCR always gives higher returns.”
❌ Not necessarily. OCR and RCR saw stronger percentage gains post-2020 due to affordability-driven demand and limited supply.
“OCR condos lack demand.”
❌ Incorrect. With new MRT lines, upgraded amenities, and tighter housing supply, OCR projects continue to attract strong local and upgrader interest.
“RCR is only for locals.”
❌ Outdated view. Many foreign buyers are now choosing RCR for proximity to the CBD without incurring CCR-level taxes or price premiums.
“CCR properties are risky post-cooling measures.”
❌ Overstated. The CCR remains fundamentally stable. While speculative buying has slowed, end-user and wealth-preservation demand keep this segment solid.
Frequently Asked Questions
1️⃣ What does CCR, RCR, and OCR mean in property listings?
They indicate the condo’s location type — Central (CCR), City Fringe (RCR), or Suburban (OCR).
2️⃣ Which region is best for investment in 2025?
RCR — it offers balance between entry price, yield, and future growth.
3️⃣ How do prices differ between CCR, RCR, and OCR?
Expect CCR condos to cost 30–40% more per square foot than RCR, and nearly double OCR.
4️⃣ Are there freehold condos in RCR or OCR?
Yes — many boutique freehold developments exist in Districts 15 (RCR) and 23 (OCR).
5️⃣ Can foreigners buy OCR or RCR properties?
Yes, foreigners can buy private condos in any region — only landed properties have restrictions.
Conclusion
The CCR, RCR, and OCR classification is more than a technical term — it’s the foundation of Singapore’s property market.
Each region plays a unique role:
- CCR for prestige and preservation
- RCR for balanced growth
- OCR for affordability and mass demand
In 2025, as connectivity expands and supply remains tight, RCR and OCR projects offer the best long-term value for most buyers.
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