Jul 08 2022

Top 5 Districts for Non-Landed Housing in Singapore (2017-2022)

Jeremy Chang

Condominiums spread across Singapore, with so many options to choose from, one would be spoilt for choice. This begs the question, where should one start looking?

In this article, we will cover the top 5 Districts for non-landed housing for psf appreciation. 

The observation/research criteria for this includes:

• Executive Condominiums (EC) are not included in the price calculation 
  • As ECs are limited and dilute the psf calculated
• New condominium launches are not included in the analysis
• Figures are based on transactional data over the past 5 years (April 2017 – March 2022)

Disclaimer: With a simple 5-year analysis based on past data, this article does not serve as advice to anyone, nor does it represent an accurate representation of future prices. Rather, it is meant for readers to understand the local market better. 

#5. District 23 – Hillview, Dairy Farm, Bukit Panjang, Choa Chu Kang

Percentage gained Apr 2017 – Mar 2022: 21.85%
Nestled away in the lush green enclave from the city bustle, District 23 is home to many private residences. Well packaged with transport connectivity, reputable schools in the vicinity and lifestyle options, this district has charmed many to look its way. 

Despite being a distance from the city, the introduction of the Downtown Line improved commuting to the city centre. The wide range of available education institutions have attracted families. Reputable schools located in the district range from Primary Schools (Nanyang Primary, Raffles Girls’ Primary) to Tertiary (Nanyang Girls’ High, Hwa Chong Institution, National Junior College and Ngee Ann Polytechnic) and university (Singapore Institute of Management). In addition, the presence of multiple trails around Bukit Timah Nature Reserve or Dairy Farm Nature Park suits the preferred lifestyle of nature lovers.

#4. District 20 – Bishan, Ang Mo Kio

Percentage gained Apr 2017 – Mar 2022: 22.28%
District 20 is a relatively affluent district due to its accessibility to the Central Business District (CBD), not to mention the reputable schools around the area. These perks are also complemented by various shopping malls such as AMK Hub, Junction 8, Thompson Plaza and community centres. Given the district’s reputation for being already so costly, it is interesting to see that the psf has increased over the last five years, denoting the continued demand for the area. 

Zooming in on Bishan, the combination of the North-South and Circle line has made it very attractive to many home buyers. Furthermore, Bishan Park has also undergone a total transformation which may contribute to the rising resale prices. 

#3. District 21 – Upper Bukit Timah, Clementi Park, Ulu Pandan

Percentage gained Apr 2017 – Mar 2022: 22.46%
Strategically located in the central region, Upper Bukit Timah has attracted many residents to live within its serene enclaves. There are also many parks and nature reserves around the area which adds to its popularity. Further down, Clementi, although a little crowded, boasts many educational institutions such as National University of Singapore, Singapore and Ngee Ann Polytechnic. 

With both the Downtown and East-West Line serving this district, it allows residents an easier commute to the CBD or city. 

#2. District 22 – Jurong

Percentage gained Apr 2017 – Mar 2022: 22.90%
District 22 has been long associated with being an industrial area which may be off putting to certain home buyers. However, as seen from the upward trend in the graph, market sentiment reflects otherwise. The plans for the Jurong Lake District to be the next largest business district out of the central area can be seen materialising to fruition through the increased demand for housing in the area. 

Surprisingly, in the last five years, Jurong West has had close to double the number of resales compared to Jurong East. The average psf for resale units between the two planning areas are also roughly on the same level. 

#1. District 28 – Seletar, Yio Chu Kang

Percentage gained Apr 2017 – Mar 2022: 28.48%
Coming in at number one is District 28. Located in the North-East Region of Singapore, this district has experienced tremendous growth in its psf on a yearly basis. The graph above depicts its steep and steady yearly increment, out-performing all over districts mentioned above. Even with the disruption of Covid, the pricing continued to climb and was propelled further up with the recent property craze. This district consists of mostly private properties which is a plus point for buyers looking for such enclaves. 

Although there are no MRT stations that are conveniently close to the landed properties in District 28, other infrastructure makes up for it. Slip roads into the Central Expressway located nearby can bring residents to the city in 15 minutes or less. 

There have not been many new launches in District 28 in the past five years, it is likely that demand will persist given the limited supply in the meantime. 

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