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Singapore District Map: Defining the CCR, RCR and OCR by the 28 Districts

Singapore District Map: Defining the CCR, RCR and OCR by the 28 Districts
Singapore District Map: Defining the CCR, RCR and OCR by the 28 Districts

What are CCR, OCR and RCR? Where do these regions fit in the Singapore district map?

Singaporeans sure love acronyms, and the same goes for the real estate sector. Broadly, the Urban Redevelopment Authority (URA) has divided Singapore into three main regions, which the URA calls “market segments”. It is now easier to search for upcoming launch condos by typing in these three acronyms!

So what do these acronyms stand for? These 28 Singapore districts are grouped into three regions: the Core Central Region (CCR), Rest of Central Region (RCR), and Outside Central Region (OCR).

Watch Our Video on Singapore’s 28 Districts: CCR, OCR, RCR

Thinking about getting a home? Wanting to know more about properties across Singapore? Hop onto our upcoming Property TourTalks series, an exclusive lineup of bus tours.

Across September 2023, we will be hosting tours for first-time homebuyers, investors, property upgraders, and renters. Want to know more? Read till the end of this article.

Singapore District Map: OCR, CCR and RCR

The boundaries of these regions are anything but clear-cut, so here’s a map that could help:

CCR OCR RCR city fringe Singapore property map
CCR OCR RCR city fringe Singapore property map

Core Central Region (CCR): City, Downtown Core and Sentosa

The Core Central Region, also known as the CCR, includes the traditional prime areas of Singapore (i.e. postal districts 9, 10 and 11), and the Downtown Core (including parts of Bugis, south of Ophir Road), as well as Sentosa.

Singapore postal district

Area

9

Orchard, Somerset, River Valley

10

Tanglin, Bukit Timah, Holland

11

Newton, Novena, Dunearn, Watten

1 (Part)

Boat Quay, Raffles Place, Marina Downtown, Suntec City

2 (Part)

Shenton Way, Tanjong Pagar

4 (Part)

Sentosa

6 (Part)

City Hall

7 (Part)

Bugis

What’s not part of CCR Singapore: Outram, Clarke Quay, Chinatown, Bencoolen and anything north of Ophir Road

When looking at the Singapore district map, these districts are where most high-end, luxury properties in Singapore can be found. Many of the private residential properties in the CCR are also freehold in tenure.

Check out these properties available for sale in prime districts 9, 10 and 11 and you’ll know what we’re talking about!

Rest of Central Region (RCR): Central Areas That Are Not Part of CCR

According to the Singapore district map, the Rest of the Central Region, also known as the RCR, is sandwiched between the CCR and the Outside Central Region (OCR).

Singapore postal district

Area

1 (Part)

Marina South

2 (Part)

Chinatown

3

Queenstown, Alexandra, Tiong Bahru

4 (Part)

Harbourfront, Keppel, Telok Blangah

5 (Part)

Buona Vista, Dover, Pasir Panjang

6 (Part)

Fort Canning

7 (Part)

Rochor

8

Little India, Farrer Park

12

Balestier, Whampoa, Toa Payoh
Boon Keng, Bendemeer, Kampong Bugis

13 (Part)

Potong Pasir, Bidadari, MacPherson, Upper Aljunied

14 (Part)

Geylang, Dakota, Paya Lebar Central
Eunos, Ubi, Aljunied

15 (Part)

Tanjong Rhu, Amber, Meyer, Katong
Dunman, Joo Chiat, Marine Parade

20 (Part)

Bishan, Thomson

What’s not part of RCR Singapore: Upper Serangoon, How Sun, Ang Mo Kio, Clementi, Telok Kurau, Kembangan

The RCR is regarded as the intermediate, or mid-tier, region in terms of pricing, between the mass market condos in the OCR region and the high-value properties in the CCR. Various buyer groups are interested in RCR properties – including investors, owner-occupiers, young families, and empty nesters.

Outside Central Region (OCR): Everywhere Else in Singapore

When browsing the Singapore district map, you’ll notice the Outside Central Region (OCR) is about three-quarters the size of Singapore. These are the areas where mass-market condos at the lower range of price points are mostly located, including executive condominiums (ECs).

The Government has plans to bring high-value jobs to the OCR, in the form of Jurong’s transformation into the second CBD, Punggol Digital District and Woodlands Regional Centre.

Singapore postal district

Area

5 (Part)

Clementi, West Coast

14 (Part)

Kembangan, Kaki Bukit

15 (Part)

Telok Kurau, Siglap, Frankel

16

Bedok, Upper East Coast, Bayshore, Tanah Merah, Upper Changi

17

Flora Drive, Loyang, Changi

18

Tampines, Pasir Ris

19

Punggol, Sengkang, Hougang, Kovan, Serangoon, Lorong Ah Soo

20 (Part)

Ang Mo Kio

21

Upper Bukit Timah, Ulu Pandan, Clementi Park

22

Jurong East, Jurong West, Boon Lay

23

Hillview, Bukit Panjang, Bukit Batok, Choa Chu Kang

24

Kranji, Lim Chu Kang, Sungei Gedong, Tengah

25

Woodlands, Admiralty

26

Lentor, Springleaf, Mandai

27

Yishun, Sembawang

28

Seletar, Seletar Hill, Sengkang West

You could say that these places are “suburbs”, but this would give a false impression of remoteness. Here’s the thing: with excellent MRT connectivity around the island, the OCR is a very viable and affordable housing option even for those who work in the city, with resale condo prices as low as $800 per square foot (psf).

Private residential projects in the OCR are also typically larger, with condos usually clocking in at 300 units or above, barring some boutique developments that are typically located among landed property enclaves. Most OCR properties are 99-year leasehold properties.

Given the stiff competition between projects across various OCR locations, developers are pulling out all the stops to lure buyers. Attractive pricing is only one thing; given the larger size and higher unit counts of OCR projects, developers can afford to include show-stopping facilities, making the projects particularly appealing to young couples and millennial families.

HDB Map: Mature Vs Non-Mature HDB Estates in Singapore

Mature estates in Singapore

Non-mature estates in Singapore

Ang Mo Kio

Bukit Batok

Bedok

Bukit Panjang

Bishan

Choa Chu Kang

Bukit Merah

Hougang

Bukit Timah

Jurong East

Central

Jurong West

Clementi

Punggol

Geylang

Sembawang

Kallang/Whampoa

Sengkang

Marine Parade

Tengah

Pasir Ris

Woodlands

Queenstown

Yishun

Serangoon

Tampines

Toa Payoh

Currently, HDB estates/towns are divided into “mature” and “non-mature” estates. A mature estate is an older residential area that’s been around for at least 20 years with more amenities. For your easy reference, we compiled a list of mature and non-mature estates in Singapore.

New HDB Classification: Standard, Plus, and Prime BTO Flats

Classification

Standard HDB flats

Plus HDB flats

Prime HDB flats

What

Most flats across Singapore

Choicer locations within regions (e.g. near MRT stations and town centres)

Most central, choicest locations

Cost

Most affordable with standard subsidies

Higher price than Standard flats, lower price than Plus flats
More subsidies than Standard flats

Highest-priced flat types
Most subsidies among all flat types

Minimum Occupation Period (MOP)

Five years

10 years

10 years

HDB resale restrictions

Owners can rent out the entire flat after MOP is fulfilled
No income ceiling for resale buyers; and other existing eligibility criteria

Some subsidy clawback after resale
Resale buyers will have an imposed income ceiling of $14,000 for both families and singles
Owners cannot rent out the entire flat, even after fulfilling MOP
At least one buyer must be Singaporean when buying a resale Plus flat
30-month wait-out period for private property owners buying resale Plus flat; and other HDB eligibility criteria

More subsidy clawback after resale; renting of whole flat not allowed even after fulfilling MOP
Resale buyers have to meet full BTO eligibility criteria; imposed income ceiling of $14,000 for families and $7,000 for singles
At least one buyer must be Singaporean when buying a resale Prime flat
30-month wait-out period for private property owners buying resale Prime flat; and other HDB eligibility criteria

Following the National Day Rally 2023 announcements, however, HDB flats will soon no longer be classified by being built in ‘mature’ and ‘non-mature’ estates. From H2 2024, there will be an introduction of Standard, Plus, and Prime HDB flats, categorised by their proximity within neighbourhoods to MRT stations and closeness to the city centre.

Property TourTalks 2023: Let Us Guide You to Your Dream Home

Rev up your engines! Property TourTalks is happening on 16, 17, 23, and 24 September 2023. This free tour is a great option for property seekers who want to physically experience possible homes for consideration.

When you come along for the ride, you’ll be accompanied by property experts who can address homebuying concerns and Mortgage Experts from PropertyGuru Finance who can walk you through home-financing your dream home.

What are you waiting for? Limited seats left – sign up today!

For more property news, content and resources, check out PropertyGuru’s guides section.

Looking for a new home? Head to PropertyGuru to browse the top properties for sale in Singapore.

Need help financing your latest property purchase? Let the mortgage experts at PropertyGuru Finance help you find the best deals.