Springleaf Residence is a 473-unit 99-year leasehold residential development in District 26, Singapore, developed by Wing Tai × Hong Leong with an estimated TOP of 2028.
01 · Location
District 26 Address
Well-connected neighbourhood with access to public transport, schools, and lifestyle amenities.
02 · Scale
473 Residences
99-Year Leasehold development with quality fittings, smart-home provisions, and full condominium facilities.
03 · Value
New-Launch Advantage
Progressive payment schedule, 12-month Defects Liability Period, and modern specifications throughout.
Project At-a-Glance
Project Name
Springleaf Residence
Developer
Wing Tai × Hong Leong
District
D26
Tenure
99-Year Leasehold
Total Units
473
Est. TOP (VP)
2028
Est. Legal Completion
2031
Unit Mix and Sizes
Bedroom Type
Size (sqft)
Units
% of Total
Download the project factsheet for the full unit mix breakdown and confirmed sizes.
Refer to the developer’s official sales kit for confirmed unit types, sizes, and availability. Download factsheet (PDF).
Indicative Pricing
Entry Units
S$TBC
Mid-Range Units
S$TBC
Premium Units
S$TBC
Prices are indicative and subject to change. Before ABSD, BSD, and legal fees. See our ABSD guide for stamp duty rates.
Why Buyers Are Watching
1
District 26 location — well-connected address with MRT access, expressways, and lifestyle amenities in an established residential corridor.
2
99-Year Leasehold — 99-year leasehold enabling full CPF usage and bank financing from day one.
3
473 residential units — comprehensive development with full condominium facilities and an active resident community.
4
Developer pedigree — Wing Tai × Hong Leong brings a track record of quality residential development across Singapore’s private property market.
5
Progressive payment advantage — staggered cash outlay during construction typically saves S$30,000–S$60,000 in loan interest compared to a full resale drawdown.
6
12-month Defects Liability Period — legally binding developer obligation to rectify defects at no cost within 12 months of TOP.
Location and Connectivity
Transport
MRT Access
Conveniently located near MRT stations connecting to the wider Singapore rail network.
Expressways
Road Connectivity
Access to major expressways for quick connections to the CBD, Changi Airport, and key destinations.
Lifestyle
Shopping & Dining
Nearby malls, hawker centres, supermarkets, and F&B within the immediate neighbourhood.
Schools
Education Belt
Primary and secondary schools within 1–2 km, with tertiary institutions in the broader district.
Elevation overview · indicative only · refer to developer’s official stack chart for confirmed positions
Facilities
Swimming PoolGymnasiumFunction RoomsBBQ PavilionsChildren’s PoolJacuzziClub LoungeGarden PavilionSky TerraceYoga LawnSmart Home SystemEV Charging24-Hour SecurityBicycle BaysPneumatic Waste System
Gallery
Developer and Consultant Team
Wing Tai × Hong Leong
Developer of Springleaf Residence with residential development expertise in Singapore’s private property market. Consultant team details are available in the project factsheet.
Developer
Wing Tai × Hong Leong
District
D26
Estimated TOP
2028
Sustainability and Specifications
BCA Green Mark: Designed to meet BCA Green Mark standards with energy-efficient envelope and water-efficient fittings.
Smart Home: Smart home management provisions across all units for access control and utilities.
EV Infrastructure: Electric vehicle charging provisions in basement carpark.
Quality Finishes: Premium materials and fittings in line with developer specifications throughout.
Project Timeline
2023–2024
Land Award & Licence
2024–2025
Sales Launch
2025–2028
Construction Phase
2028
Estimated TOP (VP)
2031
Legal Completion
Project Factsheet
A shareable 2-page PDF snapshot — bring it to viewings, share with family.
DISCLAIMER: All information is compiled from publicly available sources and developer-issued materials for informational purposes only. Prices, unit mix, specifications, and timelines are indicative and subject to change without notice. This page does not constitute an offer to buy or sell. Seek advice from a licensed property agent and legal counsel. LovelyHomes.com.sg is an independent editorial platform. Agency Licence: L3010858B.
Landed property in Singapore is the apex of local real estate — a scarce, tightly regulated asset class that accounts for just 5% of residential dwellings, occupies about 80 sqkm of the island, and is almost entirely reserved for Singapore Citizens. For buyers who qualify, landed homes deliver three things that condominiums cannot: private land ownership, multi-generational living space, and freehold tenure on the overwhelming majority of stock. This 2026 guide explains the four main landed typologies (Detached, Semi-Detached, Terrace and Cluster/Strata-Landed), the Residential Property Act rules that govern foreign and PR ownership, typical pricing by district, and the structural demand drivers that have made landed property Singapore’s most consistent long-term outperformer.
Figure 1: Singapore landed property — Good Class Bungalow, Detached, Semi-Detached, Terrace and Cluster.
Quick Answer
Landed property = Detached, Semi-Detached, Terrace, and Cluster/Strata-Landed.
Good Class Bungalow (GCB): detached on ≥ 1,400 sqm in one of 39 gazetted GCB areas.
Ownership: Singapore Citizens only (landed non-Sentosa); PRs and foreigners need LDAU approval.
Tenure: majority freehold; some 99-year and 999-year stock in specific estates.
Share of housing stock: approx. 5% of Singapore’s residential dwellings.
Median price (2026): Semi-D S$5.8M–S$7.5M; Terrace S$4.2M–S$5.8M; GCB S$25M+.
Sentosa Cove: the only landed enclave open to non-resident foreigners, subject to LDAU approval.
What Counts as Landed Property in Singapore
Under the Residential Property Act (RPA), “landed residential property” comprises detached, semi-detached and terrace houses, and — for legal purposes — vacant residential land. Strata-landed (cluster) housing sits in a hybrid zone: it is physically a landed house but legally a strata lot under the Building Maintenance and Strata Management Act.
Typology
Definition
Key Characteristics
Detached / Bungalow
Standalone house on its own plot; minimum 400 sqm plot by URA.
Full privacy; highest price point. GCB sub-category at 1,400+ sqm.
Semi-Detached
Pair of houses sharing one party wall; minimum 200 sqm per plot.
Second most expensive typology; balances space and price.
Terrace
Row houses sharing two party walls; minimum 150 sqm per plot.
Most affordable landed entry; concentrated in older estates.
Cluster / Strata-Landed
Gated enclave of landed units sharing common facilities (pool, gym, guardhouse).
Body-corporate-managed; foreigners eligible without LDAU approval (as strata).
Good Class Bungalow (GCB)
Detached on ≥ 1,400 sqm in a gazetted GCB Area (39 areas).
Singapore’s most exclusive housing; SC buyers only.
Shophouse (conservation)
Historically residential/commercial; zoned on a case-by-case basis.
Commercial-dominant usage today, but some remain residential.
The 39 Good Class Bungalow Areas
Good Class Bungalows — the pinnacle of Singapore residential — are concentrated in 39 gazetted areas. Each plot must meet four criteria: (1) minimum 1,400 sqm plot size, (2) minimum 18.5m plot width, (3) no more than two storeys plus an attic, and (4) at least 3m side setback. The best-known GCB areas include Tanglin, Nassim, Queen Astrid, Bishopsgate, Chatsworth, Cluny, Cornwall, Dalvey, Gallop, White House Park and Holland Park.
Key takeaway
There are approximately 2,800 GCB plots in Singapore — a fixed, non-expandable pool. The scarcity alone has driven GCB prices to compound at 7%–9% p.a. over the last two decades, outpacing the broader residential index.
Who Can Buy Landed Property in Singapore?
Singapore Citizens
SCs have the fewest restrictions: they can purchase any landed property on the mainland, in Sentosa Cove, or in strata form, subject only to ABSD rules (0% on 1st, 20% on 2nd, 30% on 3rd+ property) and standard financing rules.
Singapore Permanent Residents (PR)
PRs cannot purchase landed property on the mainland without specific approval from the Land Dealings (Approval) Unit (LDAU) of the Singapore Land Authority. In practice, LDAU approval for PRs is rare — usually granted only for PRs of at least 5 years’ standing who demonstrate substantial economic contribution to Singapore. PRs may freely purchase strata-landed (cluster) housing and Sentosa Cove landed (subject to LDAU).
Foreigners (Non-Resident)
Non-resident foreigners may purchase Sentosa Cove landed property (subject to LDAU approval, typically granted for 1 plot with owner-occupation conditions), and may freely purchase strata-landed cluster housing. Mainland landed is effectively closed to foreign buyers.
Entities (Companies, Trusts)
Entities are generally prohibited from owning landed residential property. Certain family-office and LDAU-approved trusts have been granted exceptions, but these are the minority. Entities face a 65% ABSD rate across the board.
Buyer Type
Mainland Landed
Strata-Landed (Cluster)
Sentosa Cove
Singapore Citizen
Yes
Yes
Yes
PR (≥ 5 yrs)
LDAU approval (rare)
Yes
LDAU approval
PR (< 5 yrs)
Effectively No
Yes
Rare
Foreigner
No (mainland)
Yes
LDAU approval
Entity
No
Yes (subject to ABSD 65%)
No
Tenure: Freehold, 999-Year and 99-Year Landed
Most landed stock in Singapore is freehold, a product of colonial-era land grants. A material minority is 999-year leasehold — functionally equivalent to freehold for all planning purposes. A smaller segment is 99-year leasehold, typically in newer developments such as Sentosa Cove and specific GLS strata-landed projects.
Freehold / 999-year command a 5%–12% price premium over 99-year peers. At the 60-year leasehold mark, CPF usage begins to taper (by the 30-year remaining point, CPF is materially restricted), which structurally caps the buyer pool for older leasehold landed — and compresses prices.
Price Benchmarks by Typology and District (2026)
Typology
Representative Districts
Tenure Mix
2026 Price Band
Detached (GCB)
D10 Tanglin / D11 Nassim
Freehold
S$25M – S$80M+
Detached (non-GCB)
D10 / D11 / D15
Freehold
S$8M – S$18M
Semi-Detached
D10 Holland / D11 Novena / D15 Katong
Freehold
S$6.5M – S$9M
Semi-Detached
D13 Potong Pasir / D14 Eunos / D19 Hougang
Freehold / 999-yr
S$4.5M – S$6M
Terrace (Inter / Corner)
D10 / D11 / D15
Freehold
S$5M – S$7.5M
Terrace (Inter / Corner)
D13 / D14 / D19 / D25
Freehold / 999-yr / 99-yr
S$3M – S$5M
Cluster / Strata-Landed
D10 / D11 / D16 / D19
Freehold / 99-yr
S$3.5M – S$7M
Sentosa Cove Bungalow
D4 Sentosa
99-yr
S$15M – S$40M+
Cluster Housing: The Strata-Landed Alternative
For buyers who want a landed lifestyle without the upkeep burden — and for PRs and foreigners whose mainland landed options are effectively zero — cluster (strata-landed) housing offers a compromise. Cluster developments are gated enclaves of terraces or semi-detached units, managed under a body corporate with shared facilities (swimming pool, gym, tennis court, 24/7 security). Because the units are legally strata lots rather than landed titles, they fall outside the RPA’s landed-ownership restrictions.
Flagship cluster developments include The Shaughnessy (Holland), Victoria Park Villas (Bukit Timah), Jardin (Bukit Timah) and Archipelago (Bedok Reservoir). Pricing typically runs at a 15%–25% discount to comparable freehold detached landed within the same district.
Financing Landed Property
Landed purchases are subject to the same LTV, TDSR and MSR frameworks as condominiums — up to 75% LTV for first housing loan, stepped down for second and subsequent loans. Because absolute quantums are higher, the cash requirement is significant. For a S$6M terrace:
Line Item
Amount
Purchase Price
S$6,000,000
Buyer’s Stamp Duty (BSD)
S$229,600
ABSD (SC 1st property)
S$0
Legal fees
S$5,000
Minimum Cash Downpayment (5%)
S$300,000
CPF + Cash Downpayment (20%)
S$1,200,000
Loan Quantum (75%)
S$4,500,000
Monthly Mortgage (4.0%, 25-yr)
Approx. S$23,750
Total Cash Upfront
S$534,600
Stress-test your borrowing envelope using our TDSR/MSR guide. Most banks will require comfort on both household income resilience and liquid asset reserves for landed quantums > S$5M.
The Landed Investment Case
Scarcity
Singapore’s landed stock is capped. URA’s Master Plan does not meaningfully add new landed zoning — the only additions are small infill sites and occasional en-bloc redevelopments. The approximately 72,000 landed units on the island represent a finite pool that cannot grow in line with population or wealth.
Demand: Second-Generation Singaporean Wealth
A generation of Singaporeans who benefited from the 1998–2008 and 2013–2023 property cycles are now handing down wealth. Landed is the preferred destination for that capital: it is stable, defensible, and tax-efficient (no capital gains tax on primary residence). The “upgrade ladder” — HDB → condo → landed — is a real phenomenon driving steady demand at the mid-tier.
Underperformance in Weak Markets
The counter-argument: landed prices are less liquid than condominiums. In the 2008–2009 GFC drawdown and the 2014–2017 cooling-measures cycle, landed stock took 18–30 months longer than the condo market to clear at the new equilibrium. Buyers with time horizons shorter than 10 years should consider this liquidity premium.
Landed vs Condominium: Trade-offs
Dimension
Landed
Condominium
Privacy
Full
Shared common areas
Land ownership
Yes (freehold / 99-yr)
No (strata lot)
Maintenance
Owner’s responsibility
Managed by MCST
Facilities
None unless built by owner
Pool, gym, security, lounges
Renovation flexibility
High (subject to URA GFA)
Low (interior only, MCST rules)
Price entry (2026)
S$3.5M – S$80M+
S$1.2M – S$20M+
Typical absolute quantum
S$4.5M+ mid-tier
S$1.8M+ mid-tier
Foreign/PR eligibility
Restricted (mainland)
Open to all
Annual property tax (AV)
Generally higher (land)
Lower per sqft
Capital growth 2000–2024
Approx. 6.2% p.a.
Approx. 4.8% p.a.
Regulatory and Planning Considerations
Envelope Control
URA enforces an “Envelope Control” regime across most landed estates, capping building height (typically 2 storeys plus attic; 3 storeys in designated zones), setback distances (at least 2m front, 2m side for terraces), and GFA. Reconstruction or redevelopment must comply with the prevailing envelope.
Conservation Areas
Certain shophouse and black-and-white bungalow zones are gazetted conservation areas, subject to URA’s Conservation Guidelines. External alterations require URA written approval and must preserve heritage character.
Drainage Reserves and Plot Ratio
Some landed plots carry URA drainage reserves or setback obligations that effectively reduce buildable GFA. Always confirm with URA’s Master Plan zoning map and the developer’s Schedule of Conditions before offering.
Frequently Asked Questions
Can a foreigner buy landed property in Singapore?
Not on the mainland — the Residential Property Act restricts mainland landed to Singapore Citizens. Foreigners can purchase strata-landed (cluster) housing freely, and Sentosa Cove landed with LDAU approval.
What is the minimum plot size for a bungalow?
400 sqm under URA guidelines. A Good Class Bungalow requires a minimum 1,400 sqm plot in one of 39 gazetted GCB areas.
Is a cluster house considered landed?
Physically yes, legally no. Cluster units are strata lots under BMSMA and are not subject to the RPA’s landed restrictions. Foreign and PR buyers can purchase them without LDAU approval.
Can a PR buy a mainland terrace house?
Only with LDAU approval, which is granted selectively to PRs with substantial economic contribution to Singapore. Most PR applications for mainland landed are declined.
How is property tax calculated on landed?
Based on Annual Value (AV) set by IRAS, which reflects the market rental value of the property. Owner-occupier rates range from 0% to 32% (progressive); non-owner-occupier rates from 12% to 36%. See our property tax guide.
What is the difference between GCB Area and GCB?
A GCB Area is a gazetted zone (one of 39) in which GCB controls apply. A GCB is a specific detached bungalow within a GCB Area that meets the plot-size and setback criteria. A house in a GCB Area that does not meet GCB criteria is simply a detached house within that zone.
Can I convert a terrace into a semi-detached?
In theory yes, subject to URA planning approval and sufficient GFA, side setback and party-wall agreements. In practice, such conversions are rare and require consent from the neighbouring unit owner.
Is Sentosa Cove a good buy?
Sentosa Cove is Singapore’s only waterfront landed enclave and the only mainland-adjacent landed market open to foreign buyers (with LDAU approval). It has underperformed the broader landed index since 2014 due to cooling measures and limited tenant pool, but has recently re-rated on non-resident demand.
Disclaimer: Specifications, price bands and eligibility rules are current as at the time of writing. Always verify regulatory positions with URA, SLA and a qualified conveyancing lawyer before committing to a landed purchase. Nothing on this page is financial, tax, or legal advice.
A dual-key condo is a single strata title with two self-contained sub-units — typically a main 2 or 3-bed and a separate studio — behind a shared private lobby. It counts as one property for ABSD, LTV and TDSR. Typical size is 1,100–1,600 sqft. Rental yield uplift from partial rental is 0.5–1.0% over an equivalent single-key unit. Best for multi-gen families, WFH separation, or partial rentals while occupying the main unit.
The dual-key layout was a mid-2010s development marketing innovation: take a standard 3-bedroom floorplate, wall off one of the rooms into a self-contained studio with its own kitchenette and bathroom, and sell the whole thing as one strata title. Ten years on, dual-keys are a small but durable slice of the launch menu — and the rental maths often makes sense.
This guide covers the layout, the financing treatment, the rental-yield case, and the situations where a dual-key actively hurts you. If dual-key is on your shortlist alongside other condo formats, our condo downpayment guide covers the cash/CPF/LTV maths you’ll need to price it.
Typical dual-key layout — one title, two self-contained homes.
What a dual-key actually is
Two separate self-contained units sharing a private lift lobby. Each unit has its own:
Front door
Kitchen or kitchenette
Bathroom
Living / sleeping area
But critically, they share one strata title, one loan, one ABSD payment, one property-tax account.
Typical sizes and configurations
Layout
Main unit
Sub-unit
Total size
2 + 1 dual-key
2-bed, ~700–900 sqft
Studio, ~300–400 sqft
1,100–1,300 sqft
3 + 1 dual-key
3-bed, ~950–1,200 sqft
Studio, ~400 sqft
1,400–1,600 sqft
Financing, ABSD and TDSR
One property, one set of duties
The entire dual-key unit is a single purchase. BSD and ABSD are calculated on the full purchase price; LTV is capped as if it were one property; TDSR and MSR apply once. This is the defining benefit over buying two shoeboxes — which would each attract separate ABSD.
Bank valuation quirks
Valuers apply a small discount to the sub-unit versus a freestanding studio, because it cannot be sold or remortgaged separately. Expect 3–6% under the sum of two equivalent standalone units.
The rental-yield case
The typical dual-key yield uplift runs 0.5–1.0 percentage points over an equivalent single-key 3-bedder. Two drivers:
The studio rents at studio PSF, which is always the highest PSF band.
Partial-rental frees the owner to occupy the main unit — keeping one-time ABSD exposure.
Who dual-keys suit
Multi-gen families: adult children, parents-in-law, or a helper with a separate bath/kitchen.
Hybrid owner-occupy + rent-out: owner in the main unit, studio leased on 12-month terms (short-term AirBnB is prohibited under URA < 3-month rule).
WFH professionals: completely separate workspace behind its own door.
First-time investors: live in the main unit, let the studio produce cash flow without triggering ABSD on a second property.
When the dual-key format hurts
Resale liquidity is thinner than a standard 3-bedder — the buyer pool is narrower (single families who want a standard 3-bed may skip dual-keys).
The sub-unit can feel cramped without good natural light — check window/air conditioning provisions.
PSF at launch is often above the comparable single-key because the developer prices in the yield-potential premium.
Frequently asked questions
Can I sell the two units separately later?
No. One strata title. The only way to sell separately is physical remodelling + strata subdivision, which is almost never approved.
Can I AirBnB the sub-unit?
No. URA forbids short-term rentals (< 3 months) of private residential property. 12-month leases are fine; serviced-residence-style rentals are not.
How does property tax work?
One tax account based on the unit’s Annual Value. If you owner-occupy the main and lease the sub-unit, the owner-occupier AV rates apply to the whole unit — a subtle benefit over leasing the entire unit. See our property tax guide.
Do dual-keys en bloc well?
Same as any other unit in the development — the en bloc sale is on the development, not the unit. Apportionment is usually by total share value, so dual-key owners are not disadvantaged.
This guide is for general information only and is accurate as of April 2026. Singapore property rules, taxes and cooling measures change frequently — always verify current figures with URA, IRAS, HDB or a licensed professional before committing. LovelyHomes is not a financial, legal or tax advisor.
CCR, RCR and OCR are Singapore’s three private non-landed market segments defined by URA. CCR (Core Central Region) is the luxury belt around Orchard and the Downtown Core. RCR (Rest of Central Region) is the city fringe. OCR (Outside Central Region) is everywhere else. In Q1 2026 median PSF runs roughly S$2,650 in CCR, S$2,180 in RCR and S$1,650 in OCR — though the spread narrows for new launches in hot city-fringe pockets.
Every time URA releases the quarterly Property Price Index, the headlines split the private condo market into three buckets: CCR, RCR and OCR. New buyers usually learn the labels when a property agent drops them into a pitch — “this is a rare RCR freehold” or “OCR yields are better than what you’d get in CCR”. The labels shape price, rental yield, buyer profile and the resale pool you are competing with.
This guide sets out what each region is, how the 2026 numbers stack up, and where the label matters most in real buying decisions. If you are comparing condo formats as well as regions, pair this with our condo downpayment breakdown.
Illustrative 2026 median PSF and buyer-impact summary by URA region.
What the three regions mean
Core Central Region (CCR)
CCR covers postal districts 9, 10 and 11, plus the Downtown Core and Sentosa. Think Orchard, River Valley, Bukit Timah, Marina Bay, Sentosa Cove. The stock skews luxury: many freehold blocks, lower-density cluster homes, a deep pool of foreign-bought units pre-2023.
Rest of Central Region (RCR)
RCR is the city fringe — districts 3, 4, 5, 7, 8, 12, 13, 14, 15 and parts of 20. Queenstown, Tiong Bahru, Novena, Toa Payoh, Farrer Park, Marine Parade. From 2022 to 2025 this has been the fastest-appreciating band, thanks to new MRT lines and a rush of 99-year city-fringe launches.
Outside Central Region (OCR)
OCR is the suburbs — everywhere else. Punggol, Sengkang, Tampines, Jurong, Woodlands, Yishun, Bukit Panjang. OCR has the largest supply of new 99-year condo stock, the most owner-occupier demand, and the widest internal price range (budget 99-year next to premium integrated developments).
Where the numbers sit in 2026
Region
Median PSF (new + resale)
Typical 2-bedder quantum
Rental yield (gross)
CCR
~S$2,650
S$2.3m–S$3.2m
2.5%–3.2%
RCR
~S$2,180
S$1.6m–S$2.3m
3.2%–4.0%
OCR
~S$1,650
S$1.1m–S$1.7m
3.5%–4.6%
Note the yield curve inverts the price curve: OCR delivers the highest gross yield; CCR the lowest. This is why investor pockets of OCR — near MRT interchanges, business parks — have been crowded for years.
Why the label still matters
1. Financing is region-neutral, but underwriting isn’t
ABSD, BSD, LTV limits and TDSR are identical across regions. But bank valuation and loan-amount appetite can diverge: CCR luxury units are sometimes under-valued by conservative banks, producing Cash-Over-Valuation surprises. Our COV guide explains how this works in detail for HDB, but the same dynamic shows up in high-ticket CCR resales.
2. Cooling measures hit CCR hardest in absolute dollars
A 20% ABSD rise on a S$3m CCR purchase hurts more than the same percentage on a S$1.2m OCR unit. Post-April-2023 foreigner ABSD (60%) has cooled CCR rental-to-own investment demand the most.
3. Tenure mix differs
CCR has the deepest freehold pool. OCR is mostly 99-year leasehold with a narrow freehold band around older landed enclaves. For the trade-off itself, see our freehold vs 99-year guide.
Worked example — same quantum, three regions
Imagine you have S$1.8m in purchase budget. That buys:
CCR: A small 1-bedder (~650 sqft) in district 9 or a shoebox resale in Sentosa Cove.
RCR: A decent 2-bedder (~750 sqft) in Queenstown, Novena or Toa Payoh resale stock.
OCR: A generously-sized 3-bedder (~1,000–1,100 sqft) in Tampines, Sengkang or Woodlands.
For owner-occupiers, OCR tends to win on size and yield; for investors banking on capital appreciation, RCR has been the sweet spot for a decade.
Frequently asked questions
Is CCR always the safest investment?
“Safe” depends on horizon. CCR held its value better than expected through the 2014–2018 cooling-measure trough, but capital appreciation has lagged RCR and OCR from 2020 to 2025. Luxury CCR stock is also more exposed to foreigner ABSD changes.
Can a development sit across regions?
No — URA assigns each postal sector to one region. Some large projects near boundaries (for example, in Farrer Road or Redhill) feel CCR but are classed RCR. The label on the transaction determines the bucket.
Does the region change the stamp duty rate?
No. BSD and ABSD are identical regardless of region. See our BSD guide for the 2026 rate ladder.
Which region produces the best en bloc candidates?
Historically CCR and RCR, because land scarcity drives developer appetite. OCR en blocs happen, but reserve prices need to fit tighter developer margins.
This guide is for general information only and is accurate as of April 2026. Singapore property rules, taxes and cooling measures change frequently — always verify current figures with URA, IRAS, HDB or a licensed professional before committing. LovelyHomes is not a financial, legal or tax advisor.
[This article was first posted on daryllum.com on 26 Mar 2025]
You know what I find perplexing? If location is key when it comes to property investment, then why are properties in the core central region getting so little interest from developers and buyers alike? Little when comparing the interest in places like Tampines. Buyers do realise that projects like Parktown Residences are located in Tampines and Tampines is located at the east end of Singapore yup? Was the pricing so impressively attractive that buyers needed to flood the showrooms? Yes it is an integrated development but why do buyers not consider something in the core central region as well?
The highly restrictive Additional Buyers’ Stamp Duties (ABSD) levied on foreign buyers has put the brakes on almost all foreign purchases. I have always maintained that if a foreigner chooses to pay the 60% ABSD, there is something that should be scrutinised. Imagine this, a foreigner purchases an SGD$5 million property. He pays SGD$3 million as ABSD. His total acquisition cost, including the usual Buyers’ Stamp Duty and other fees amount more than SGD$8 million. As a foreigner with more than SGD$8 million, he would have choices galore. He has access to properties all around the globe. If that individual can purchase properties from all over the world, what is his motivation to pay more than SGD$8 million for something that is perhaps valued at around SGD$5 million? This means that the moment he purchases the property, the asset that he is holding is worth much less than what he paid for. This, in investing sense, is purely illogical. However, if that individual acquired his monies relatively easily, then he would not mind losing that value. Foreign buyers are almost non-existent. In fact, if I were the authorities, I would question and scrutinise the very few purchases by foreigners. I would want to understand the motivation and purpose for such a purchase. Well, if there were no clear motivation for the buyer to purchase Singapore properties then it would be prudent to scrutinise his source of funds for the property purchase.
So then, foreign property purchases have slowed to a trickle. This perverts the normal demand for Singapore properties. Foreigners would be less motivated by things like familiarity and proximity to other family members. For example, if my family members and I have been living in a certain part of Singapore, say Toa Payoh, then if there is a new property launch in Toa Payoh, I would be more likely to be enticed to make a purchase because I want to live near my family members and also to live in a part of Singapore that I am familiar with. This is why, to me, properties like Chuan Park are selling well as compared to a property like Aurea. There are fewer existing families living around Aurea as compared to Chuan Park. Hence there will be less “familiar” buyers for Aurea. Go to Chuan Park and the typical buyer will be someone who lives or lived around the area. Or has family members living in the area.
One Marina Gardens is a 99-year leasehold development. The total site area is 12,245.10 square meters. The development consists of 937 units spread across two blocks. The two blocks are 30 and 44 storeys. It will also have commercial units like 2 restaurants, 2 shop units and a childcare centre. There will be 445 carpark lots. The expected completion is in 2029.
Where is the development located?
One Marina Gardens is located along Marina Boulevard.
One Marina Gardens Location Map
It is located right next to exit 4 of Marina South MRT Station. Marina South MRT Station is one of the stations on the Thomson East Coast Line. Marina South MRT Station is not yet opened. It is scheduled to open in tandem with developments in this area. I believe that this means that when One Marina Gardens is completed, Marina South MRT Station will be operational. For the purposes of this review, we will refer to TE22 Gardens by the Bay MRT Station rather than TE21 Marina South MRT Station.
Travelling from Gardens by the Bay MRT station to Orchard MRT station would take a total of 13 minutes over 6 stations. The cost is $1.59.
Gardens by the Bay MRT to Orchard MRT
Travelling from Gardens by the Bay MRT station to Raffles Place MRT station would take a total of 5 minutes over 2 stations. The cost is $1.19.
Gardens by the Bay MRT to Raffles Place MRT
The drive from One Marina Gardens to Raffles Place would take approximately 7 minutes and the distance travelled is about 2.7 kilometres.
The drive from One Marina Gardens to Raffles Place
The drive from One Marina Gardens to Orchard Road would take approximately 18 minutes and the distance travelled is about 6.5 kilometres.
The drive from One Marina Gardens to Orchard Road
One Marina Gardens is located at the fringe of the Marina Bay Financial District. I do not think that residents would drive to Raffles Place. I believe the short train ride would be the most ideal option. As a point of reference, the Google Map query was done in the afternoon at about 4pm. Hence traffic is light. If you are driving during peak hours, do factor in additional travelling time.
Who is this development for?
I genuinely think that if you believe in the concept of catchment areas, then why are you not considering properties in and around the Marina Bay Financial District? Are your tenants not coming from people who work in offices in the area? If so, I do think that if you are looking to purchase for rent, then this is the ideal property for you. I am a person who always focuses on what is around the area. If the area is littered with offices with highly paid employees, then this is a huge plus.
One of the reasons I can offer as to why many Singaporeans do not think this way is because of the ABSD. On multiple properties, ABSD applies. Hence Singaporeans only have one property purchase which is not subject to ABSD. If so, that first property is likely to be a property in a location which they are familiar with. In certain cases where a married couple plans to have two private properties, one under the husband’s name and another one under the wife’s name, then this is an ideal second property.
Marina One Residences One Bedroom for rent
A simple search on PropertyGuru would show that a 1 bedroom condominium at Marina One Residences is going for about $4,800 a month.
According to a recent Business Times article, the 1 bedroom units at One Marina Gardens starts at SGD$1.16 million.
Working out the yield based on an assumed rent of $4,800 a month or $57,600 per annum,
$57,600 / $1,160,000 = 4.97% per annum
Of course there are a few assumptions when it comes to my calculation. I am making the assumption that the 1 bedroom unit at One Marina Gardens can be rented out for $4,800 in about four years time. I believe my assumption is reasonable because it is likely that rents are likely to increase in the next four years, albeit at a much slower pace. The $4,800 is based off the current rent in an older development. Secondly, the purchase price is based on the lowest priced unit. However, if you factor in a higher purchase price, you would still receive a yield of more than 4%.
Ever heard the notion that yields tend to be lower in the city centre? Well not necessarily so. Especially when current property prices in the Outside Central Region (OCR) are so close to the prices in the Core Central Region (CCR) and Rest of Central Region (RCR). Try going to Chuan Park and getting a 1 bedder for less than SGD$1 million. I do not think it is possible. Then look at the prices at developments in areas that are so much closer to Singapore’s Central Business District (CBD).
Hence I firmly believe that if I were looking for a property with good rentability, One Marina Gardens is something I would look at.
The selling points of the development
Rentability and closeness to the MRT station and Singapore’s CBD. If location is the prime determinant of how much one should pay for a certain property, is the market making a mistake in looking away from developments in the Marina Bay Area?
Oh yes, heard of the Marina Bay Development Plan? The Greater Southern Waterfront?
If you need more confirmation that there will be developments in the area, this is the URA Master Plan. The reddish pink areas where One Marina Gardens sits on are zoned Residential with Commercial at 1st storey. Those in white are White sites. It is clear that this is an area slated for future development. There will be HDB flats built in this area as well. It was announced in 2023 that more homes are planned in central locations to let more people enjoy city living. Marina South is one of those areas stated. With HDB flats in the vicinity, the usual amenities that are associated with HDB neighbourhoods are likely to also follow suit. Hence, if you do not have a food centre or supermarkets in the vicinity currently, if HDB flats are built here, then all these conveniences should make their way to this neighbourhood.
URA Master Plan
Possible bad points of the development
There is another plot of land slated for development right next to One Marina Gardens. This would block, perhaps partially, the sea view of units facing the sea. However, it is likely that there will be many new developments in the area so having an unblocked view would not be a permanent thing.
One Marina Gardens
Pricing 4/5
Prices start from $1.15 million or about SGD$2,762 psf. Yes you can get a Marina One Residences unit for $1,993 psf but then for some reason there is also an outlier that transacted at $2,522 psf. The average psf for transactions within the last 1 year is $2,112. Assuming an average price of about $2,900 psf, One Marina Gardens is going for a 37% premium over Marina One Residences. Of course you are getting a new lease and this is in an area with a lot of new developments. Hence you will need to factor this into the premium that you are paying.
Marina One Residences Past Transactions
Location 4.5/5
I believe this area is going to be filled with amenities as private developments as well as HDB developments start to fill the area. One Marina Gardens is the closest you can get to the Marina South MRT Station. The thing about the URA is that once it has announced developments in the area, it is most certainly going to happen. I believe in time to come this area is going to develop into an extremely desirable area.
If there were no ABSD on purchases beyond a Singaporean’s first property, I would seriously consider a property like One Marina Gardens.
Former La Ville Condominium was sold to Developer ZACD Group Limited through a collective sale on 1 December 2021.
Developed by ZACD Group Limited, a Singapore-based Developer – Arina East Residences will be having its public preview soon. A development located in the highly sought after District 15 of Singapore. Is this development worth buying? Let’s analyze and review this together!
To start off, Arina East Residences is a Freehold Development, so there is no lease start date. In the long run, as other big boys like Grand Dunman, Tembusu Grand go through their lease decay, Arina East Residences will stand tall as something that is timeless. Yes, that’s a plus point, but what’s its Price Point?
Be it for Home-stay or what most Singaporeans like to call, “investment”, the entry point to a project is extremely important. You would want to make sure that you are not purchasing the biggest asset in your life at a ridiculous price compared to your surrounding neighbors in the area. That being said, Freehold usually has a 10-20% premium as compared to its leasehold counterparts.
For this post, I will be splitting this analysis into a few categories and review it after each round using:
Size and Facilities
Distance to nearest MRT, is it within 15 minutes?
Distance to nearest Hawker Center, is it within 15 minutes?
Distance to nearest Shopping Centre, is it within 15 minutes?
Any Primary/ Secondary schools within 1KM of development?
Price Per Squarefoot – Premium over its Freehold Neighbors
Category 1 – Size and Facilities of Arina East Residences
To begin, Arina East Residences will consist of 107 residential units, offering unit mix of 1 to 4 Bedroom types. It will be a fully facilitated development which ladies and gentlemen, includes a Tennis Court! As well as the other typical Condominium Facilities such as luxury pools, pavilions, gym etc. to suit your leisure and fitness needs.
Honestly, I was surprise to learn that Arina East Residences, a well located Freehold Development has full facilities. Normally, Freehold Developments are either not situated in a very convenient spot that’s further from the MRT, or a smaller development with lack of facilities, let alone having a Tennis Court in it. It’s a win win for me this round!
Verdict for Category 1: Pass.
Category 2 – Distance to the nearest MRT
The nearest MRT to Arina East Residences is Katong Park MRT Station. According to Google Maps, its a 500m distance which is about 7 minutes walk from the development to Katong Park MRT Station. Personally for Private Properties, the walk to nearest MRT Station should always be below 15 minutes for me to consider it as being decently located.
Arina East Residences to Katong Park MRT Station by foot
Verdict for Category 2: Pass.
Category 3 – Distance to the nearest Hawker Center
Location of Arina East Residences
The nearest Hawker centre from Arina East Residences will be Jalan Batu Market & Food Centre. It’s a good 1KM away from the development and is estimated to be a 14 minutes walk according to Google Maps.
Arina East Residences to Jalan Batu Market & Food Centre by foot
Verdict for Category 3: This was a close one, but within 15 minutes it is. Pass!
Category 4 – Distance to the nearest Shopping Centre
I’ve seen several sites stating that the nearest Shopping Centre – Leisure Park Kallang is 0.93KM, approximately a 12 minutes walk from Arina East Residences. However (and this is always the case), Google Maps stated that the walking distance is in fact 1.8KM, approximately a 24 minutes walk.
Arina East Residences to Leisure Park Kallang by foot.
This could often be the case because Google Maps may recommend a longer route that avoids certain roads or areas, possibly due to pedestrian access restrictions or safety concerns, therefore the suggested routes might incorporate pedestrian paths that are not the most direct but are considered safer or more accessible. Google Maps may also adjust routes based on real-time data, such as traffic conditions or construction, leading to longer suggested paths.
I will take Google Map’s distance to generate the result for this category.
Verdict for Category 4: Fail.
Category 5 – Schools within 1KM of Development
For this category, I will be using Elite.com.sg as always.
Schools within 1KM from Arina East Residences via Elite.com.sg
According to Elite.com.sg, it seems there’s no schools within 1KM of Arina East Residences. However upon further research and confirmation using Google Maps, Dunman High School is a mere 400m, just 6 minutes walk from the development.
Arina East Residences to Dunman High School by foot.
For additional information, here are some other schools that are located within 2KM of Arina East Residences:
Chung Cheng High School – 1.6KM, approximately 22 minutes walk
Broadrick Secondary School – 1.7KM. approximately 23 minutes walk
which would bring about more convenience if you are travelling by car, unless you enjoy some morning exercises.
Verdict for Category 5: Pass!
Category 6 – Price per Squarefoot
For this category, we will be looking at Arina East Residence’s PSF in comparison to the recent New Launches, as well as its Freehold Resale neighbors in the area.
As all may know, the starting from prices are usually for units with lower floors or facings that are not the best. To be safe in selecting a better unit, let’s take $3,250 PSF for this comparison!
I will take Meyer Blue for the recent New Launch comparison. Meyer Blue is a fully facilitated, freehold Development housing 226 units. This development was launched last year October and is similarly located in District 15.
Prices of Meyer Blue from Dec’24 to May’25
The average PSF taken from Meyer Blue’s transactions over the last 6 months is $3,162. If we take Arina East Residence’s estimated PSF of $3,250, that will amount to a 2.78% premium over Meyer Blue.
What are your thoughts on these? Taking into account both developments are Freehold luxury properties, we definitely have to look into more details of these projects for a better comparison! Let’s leave this to next week’s episode: “Property Showdown on Little Big Red Dot: Meyer Blue Vs. Arina East Residences“. Stay tuned! (:
Next, let’s have a look at Arina East Residence’s Resale comparison.
Arina East Residences and its comparing property
Let’s use The Line @ Tanjong Rhu for this comparison. The Line @ Tanjong Rhu is a freehold, fully facilitated development housing 130 residential units. It was completed in 2016 and just a 300m away from Arina East Residences. However, despite being fully facilitated with similar amount of units as Arina East Residences, this development does not have a Tennis Court.
Prices of The Line @ Tanjung Rhu from Dec’24 to May’25
There wasn’t much transactions at The Line @ Tanjong Rhu over the past year. Based on most recent past 6 months, these was only one transaction during December 2024 with the PSF of $2,295. This would calculate to Arina East Residences having a premium of 41.61% over The Line @ Tanjung Rhu.
Instead of a verdict for this category. Maybe we can have a thought on this to end today’s topic – Arina East Residences will be entering the market with a modern offering and full suite of condo facilities, but its estimated 41% price premium over The Line @ Tanjong Rhu – a relatively new freehold development just 300 metres away raises valid questions.
While Arina East appeals with brand-new fittings, potential for better common facilities, and proximity to the upcoming Katong Park MRT, buyers must also weigh the smaller unit sizes and whether the premium reflects real long-term value or simply developer pricing strategies in today’s market.
Ultimately, it’s not just about what you’re paying—but what you’re getting in return. For some of you, the freshness and launch momentum may be worth it. While for others, resale options like The Line @ Tanjong Rhu could represent better value without sacrificing location or tenure.
So in conclusion, what matters more to you? – Newness and perceived potential, or space and value in a still-modern development? (:
Love,
Lin Xuan
Disclaimer: I am in the Real Estate Field under the company ERA. The above are my sincere and friendly analysis. If you are looking to move into the next phase of life and is looking to upgrade or downsize your home to cash out – but is in a dilemma on what is the best option, I’m always available on WhatsApp at +65 8222 2556 to have a good chat! You may reach out to me for all Official Project Details such as Floor Plans, e-Brochures & Factsheets as well.
