02 Sep 2024
1H2024 Singapore Rental Market Insights: School Proximity and Pricing Trends
Property Insight

The rental property market in Singapore during the second quarter of 2024 demonstrated notable trends and adjustments. The overall rental index showed a further moderation, with rental prices decreasing by 0.8% in 2Q2024, a smaller decline compared to the 1.9% drop in 1Q2024. This period also marked a stabilization in the market as rental prices in the first half of 2024 adjusted by -2.7%, a significant change from the 10.2% increase observed in the first half of 2023. The moderation can be attributed to the influx of newly completed developments entering the market, adding to the rental supply.

The number of non-landed rental contracts rose by 1.9% quarter-on-quarter, from 18,878 units in 1Q2024 to 19,558 units in 2Q2024. This increase is likely driven by the high volume of private developments completed in 2023, which have now entered the rental segment. The year-on-year growth of non-landed rental contracts in 1H2024 was 2.4%, reflecting continued demand for such properties. It is projected that the total non-landed rental volume for 2024 will fall between 78,000 and 80,000 contracts.

Newly completed developments, particularly those that obtained their Temporary Occupation Permit (TOP) recently, such as Normanton Park, Treasure at Tampines, Parc Clematis, and The M, have shown strong rental demand. Renters seem to favor newer units due to their fresh condition and minimal wear and tear.

Core Central Region (CCR) districts continued to lead in rental popularity, with District 9 securing the highest number of non-landed rental contracts in 1H2024, followed by Districts 10 and 15. These districts remain desirable among renters, underlining their prominence in the rental market.

The HDB rental market also experienced growth, with rental approvals increasing by 1.7% quarter-on-quarter from 9,398 in 1Q2024 to 9,554 in 2Q2024. A significant portion of these approvals (36.9%) were for 4-room flats, which saw the highest number of rental approvals since 3Q2023. Jurong West recorded the highest number of HDB rental transactions in 1H2024, followed by Tampines and Sengkang.

Despite the overall moderation in HDB rentals, the resale market strengthened in 1H2024, with a 6.9% increase in resale transactions compared to 1H2023. This trend indicates a shift towards resale flats among homeowners, partly due to the limited number of flats reaching their Minimum Occupation Period (MOP) in 2024.

School proximity significantly influenced rental growth in areas like Bukit Batok and Hougang, where highly sought-after schools like Princess Elizabeth Primary School and Holy Innocents' Primary School are located. The scarcity of larger flats and the high demand for school enrollment contributed to notable increases in rental prices in these areas.

Overall, the rental market in Singapore is stabilizing, supported by strategic housing initiatives from the government. These initiatives aim to alleviate rental pressures by boosting housing supply and providing targeted support for those in need, ensuring a balanced and accessible rental market for residents.

Click here for the full report  

  

Prepared By: 

Mohan Sandrasegeran 

Head of Research & Data Analytics  

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26 Jun 2025
Consortium of Frasers, Sekisui & CSC Land Tops Nine Bids for Dunearn Road GLS Plot

The Government Land Sales (GLS) site at Dunearn Road attracted intense competition, reflecting a resurgence of developer confidence in the Core Central Region (CCR). The top bid of $491.5 million (or $1,410 psf ppr) was submitted by a consortium of CSC Land Group (Singapore), Sekisui House, and Frasers Property Phoenix II, outbidding eight other contenders. This marks the highest number of bids for any GLS site in 2025 so far, surpassing the eight received for Bayshore Road.

The strong interest underscores the strategic appeal of the site, which benefits from excellent connectivity, a prime Bukit Timah location, and proximity to elite educational institutions. Notably, the site is directly served by Sixth Avenue MRT on the Downtown Line (DTL), and will also be within walking distance of the upcoming Turf City MRT on the Cross Island Line (CRL). Together, these transport nodes enhance the site’s accessibility to the city and other key areas, boosting its attractiveness to both homeowners and tenants.

Developers were likely drawn to the first-mover advantage of this plot, as it is the inaugural GLS site in the Turf City rejuvenation initiative. Launching early offers the opportunity to set a pricing benchmark and define the tone and positioning for future developments within this emerging precinct. The site’s close proximity to top schools such as Hwa Chong Institution, National Junior College, and Raffles Girls’ Primary School further strengthens its appeal for family-oriented buyers.

In conclusion, the Dunearn Road GLS site represents a unique convergence of strategic location, transport accessibility, proximity to top schools, and early entry into a rejuvenating precinct. Its outcome affirms that well-located sites in established districts, especially those with upcoming infrastructure boosts, continue to command strong interest from developers eager to capitalise on future growth and set the pace for a new residential enclave.

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here

for the full report 

Prepared By:

Mohan Sandrasegeran

Head of Research & Data Analytics

Email: research@sri.com.sg

Property Insight
26 Jun 2025
How URA’s Draft Master Plan 2025 Will Shape the Next Decade

The Draft Master Plan 2025 is Singapore’s latest statutory land use plan, charting the nation’s development trajectory over the next 10 to 15 years. It transforms long-term strategies into detailed land use policies, ensuring sustainable, well-planned growth aligned with national goals. This blueprint accommodates Singapore’s evolving demographics, where housing needs are shifting from one-size-fits-all to diverse typologies — catering to singles, families, and the aging population.

Key highlights in the Central Region include the transformation of Marina South into a 10-minute neighbourhood anchored by the upcoming TEL stations, featuring 10,000 new homes and developments like One Marina Gardens and W Residences – Marina View. In Pearl’s Hill, 6,000 homes will rise around a hill-to-hill green corridor connecting Fort Canning, while Newton will see 5,000 new homes built around an “urban village” concept, integrating heritage features with walkability and transit connectivity.

In the East, the Bayshore precinct debuts its first BTO and GLS sites, supported by an integrated transport hub, central park, and SAFRA clubhouse. Tampines North is emerging as a vibrant node with a green corridor, MRT linkages, and future EC projects like those at Tampines Streets 94 and 95. Pasir Ris continues its rejuvenation with a fully integrated transport hub and new amenities, while Long Island stands out as a bold coastal protection and land reclamation initiative with future development potential.

In the North, Chencharu is a new housing district offering 10,000 homes and extensive green amenities, while Woodlands North Coast blends scenic coastal living with RTS connectivity to Johor. Springleaf, with direct TEL access, is being compared to Lentor for its catalytic growth potential, with its first condo launch coming soon.

The North-East Region focuses on transformation around Yio Chu Kang, which is envisioned as a lifestyle and wellness node. Punggol Digital District supports the digital economy with 28,000 new jobs and integrated learning-employment infrastructure anchored by the SIT campus.

The West Region sees momentum in Tengah, where several ECs and the first private condo are launching. Jurong Lake District continues evolving as a decentralised CBD, while connectivity improvements like the Jurong Region Line and Cross Island Line Phase 2 are set to boost accessibility and value. Meanwhile, Clementi is set for a major sports node redevelopment, and Bukit Timah Turf City will welcome new homes near future MRT stations.

Other key projects include the Greater Southern Waterfront, where Keppel Club and Terminal sites will deliver over 9,000 homes. Future developments at the former Singapore Racecourse and Sembawang Shipyard also reflect the URA’s aim to integrate housing with nature, leisure, and heritage.

Overall, the Draft Master Plan 2025 presents an ambitious, inclusive, and resilient vision for Singapore’s urban future — supporting housing diversity, connectivity, economic hubs, and environmental integration across regions.

Click

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Prepared By:

Mohan Sandrasegeran

Head of Research & Data Analytics

Email: research@sri.com.sg

Property Insight
16 Jun 2025
May 2025 Sales Up Nearly 40% from a Year Ago

Developers sold 312 private residential units (excluding ECs) in May 2025, marking a measured pullback from April’s 663 units. This moderation was widely anticipated, as developers tactically held back major launches amidst external developments such as the Liberation Day tariff announcements and Singapore’s General Election period. 

However, May 2025 saw a 39.9% year-on-year increase in sales compared to May 2024’s 223 units, signaling improved market sentiment. The first five months of 2025 recorded 4,350 units sold, excluding ECs—an impressive surge from the 1,688 units in the same period last year. This rebound highlights resilient buyer confidence and more compelling project offerings, even amid broader economic uncertainties.

Among the best-selling projects, One Marina Gardens stood out as the top performer, with 62 units sold at a median price of $2,975 psf. This city-fringe development’s success reinforces strong demand for premium RCR homes. Following closely was Bloomsbury Residences with 32 units sold at $2,506 psf, and The Hill @ One-North, which moved 26 units at $2,484 psf. These results point to growing interest in One-North, a precinct benefiting from its proximity to research, innovation, and business hubs.

Looking ahead, the second half of 2025 presents a pivotal window of opportunity. Developers are aligning project launches to coincide with lower unsold inventory, especially in the mass-market segment. From high-end branded homes to city-fringe freehold residences and ECs in emerging precincts, a diverse slate of projects will drive market momentum amid evolving buyer preferences.

Click

here

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Prepared By:

Mohan Sandrasegeran

Head of Research & Data Analytics

Email: research@sri.com.sg

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