Regions & Properties in SG: The Complete Guide (2020)
Completed Series - RCR, East region. WIP - North, North-East, West, Core Central.
This is the complete guide to Regions & Properties in Singapore. And let me be clear first: this article is lengthy. But if you are looking for a comprehensive guide to all regions, towns, and its properties trends, you’ll love this.
|16||Upper East Coast||Bayshore, Bedok, Chai Chee|
|17||Far East||Changi, Loyang|
|18||Tampines||Pasir Ris, Simei, Tampines|
Tampines, the third largest and third most populated new town in Singapore, is encircled by Pasir Ris, Bedok, Paya Lebar, Simei and Changi. It is one of the oldest and most mature estates in Singapore.
Given the fact that it is self-sufficient, it provides residents with an all-rounded set of amenities that satisfy all their needs, from employment and education to recreation and culture. As one of the four regional centres apart from the Central Business District, Tampines has ample employment opportunities and can be a workplace near home for residents in the East.
One significant trademark of Tampines is Our Tampines Hub, the country’s first integrated community lifestyle hub. It became residents’ favourite get together spot as it houses wide-ranging facilities that meet recreational, dining, sporting and lifestyle needs.
Furthermore, there are three big malls namely Tampines 1, Tampines Mall, Century Square and one Retail Park which is home to Courts, Ikea and Giant, in town.
On the other hand, transportation is convenient as ever with 3 MRT stations scattered around the neighbourhood, 2 MRT lines (EWL, DTL) serving through Tampines and 2 bus interchange.
In the past, Pasir Ris was a low-lying area with numerous kampongs and plantation estates, now, it is one of the greenest areas in Singapore.
Bordering towns are Tampines, Paya Lebar, and Changi. It is a town filled with fun and relaxation as it houses many recreational parks and malls. Visitors often seek respite in the well known Pasir Ris Park or Pasir Ris Town Park which has several nature trails, playgrounds and the beach. Downtown East and White Sands are some of the most popular malls in the area. Downtown East, which had undergone a renovation recently, presents visitors with an expanded Wild Wild Wet water park, a new D’Resort and a myriad of shopping, dining and entertainment options.
Bedok is surrounded by Paya Lebar, Tampines, Hougang, Geylang and Marine Parade. It is the most highly populated town in Singapore. Most private residences in the area are found in Bayshore, Siglap, etc., closer to the East Coast.
Heartbeat @ Bedok, is the second integrated community and lifestyle hub in Singapore, it combines several public amenities like Polyclinic, Public Library, etc under one roof.
Furthermore, Bedok has an Integrated Transport Hub, which connects the bus interchange and MRT station together. Currently, Bedok has 6 MRT stations across 2 lines (EWL, DTL) in Bedok. In the future, Thomson-East Coast Line will add several new stations to enhance connectivity.
Located at the extreme edge of the city, Changi, an aviation hub, is home to both Changi airport and Changi Air Base.
Other than air, visitors can also travel by water to Pulau Ubin via the Changi Ferry Terminal. Last but not least, one can travel by land via the Changi MRT Station on East-West Line. Good news is, connectivity in the region will be improved in the near future after Cross Island Line and Thomson-East Coast Line are built.
Changi has several malls like Changi City Point, Changi Airport and Jewel, where visitors can fulfil their shopping and entertainment needs.
On the other hand, it also houses Singapore’s fourth autonomous university, the Singapore University of Technology and Design (SUTD).
Furthermore, the renowned Changi Village Hawker Centre sits near Changi Beach Park, convenient for visitors to have a meal after a merry time at the park.
Other than these lifestyle amenities, Changi Business Hub has become a major employment node in the area, especially in the aviation-related field.
Future Transformation in East Region
According to the URA, great plans to grow Changi into an aviation hub are underway.
The future Terminal 5, slated to be completed in the 2030s, will secure Changi Airport’s competitiveness as a world-class air hub and help keep pace with the ever-increasing air travel and freight demand. Set to be one of the world’s biggest airport terminals, it will be built on a 1080ha greenfield site. It will be a mega terminal with 2 satellite terminals that have the capacity to handle 70 million passengers a year.
There are also plans to build more unique attractions in the Changi Region, and these will be situated in Changi City’s Waterfront District. As Tanah Merah Ferry Terminal is in the vicinity, there will be a seamless inter-modal “fly-ferry” linkages from Terminal 5. On the other hand, Changi East Urban District and Changi Business Hub will also be situated in Changi City.
Changi East District’s targeted completion date is between 2022 and 2025.
The Urban District, which is near Terminal 5, will have offices, smart work centres, flexible conference rooms and halls, hotels and serviced flats among scenic public spaces.
The Business Hub will take advantage of its proximity to Singapore University of Technology and Design to create an “innovative ecosystem with a live-in community”, as aforementioned in the Urban district, to attract businesses and institutions in relevant fields.
The Changi Aviation Park and Changi East Industrial Zone will be expanded and cater to new aviation-related sectors and businesses that rely on air connectivity.
Paya Lebar Airbase
Paya Lebar Airbase will be relocated to Tengah Air Base and Changi Air Base after 2030.
The relocation will free up 800ha of land, which is larger than Bishan or Ang Mo Kio, and will be used to build new homes, offices, factories, parks, community, etc., as part of URA’s plans to develop Paya Lebar Central into a commercial centre with vibrant public spaces and a major employment node.
Current developments in the area will have the potential to be redeveloped to be built higher as current height restrictions will be relaxed. In fact, the freed-up land is estimated to accommodate 60,000 to 80,000 public and private homes. Moreover, due to the strategic location of the site, connectivity across towns will be boosted after the relocation.
Pasir Ris Town centre
Pasir Ris Town Centre is an integrated development located right beside Pasir Ris MRT Station.
This mixed-use development is expected to be completed by 2024 and has a site area of approximately 408,880sq ft. It is well-connected to the MRT Station and consists of a condominium, a polyclinic, childcare facilities, retail amenities, town plaza and most importantly, a bus interchange. The first three storeys of the building will be the mall, while the remaining will be the condominium. There will also be several public spaces for visitors to rest and gather.
Transport wise, there will be an addition of Cross Island Line serving in the area, making it an interchange in 2029.
60-hectare Bayshore precinct in the East of Singapore will be developed to create a “vibrant and sustainable garden neighbourhood” while leveraging on its proximity to East Coast Park.
Moreover, the government planned to build 12,500 housing units, of which 6,000 will be HDB flats. There will be a new shopping mall in the area, coming in the form of a mixed commercial-residential development. In addition, the upcoming Bayshore and Bedok North stations on Thomson-East Coast Line will open in 2023.
Tampines North & South
Tampines South will get a facelift with more homes, community facilities and green spaces built within the public housing estate. This will encourage and support a healthy lifestyle among residents. Furthermore, there will be a new polyclinic in Tampines North, new nursing homes in Tampines.
Along Sungei Tampines, there will be more green and play spaces, new communal spaces, and enhanced connectivity. On the other hand, Tampines North will embrace more greenery with the upcoming two major parks - Boulevard Park and Quarry Park. Boulevard Park will be connected to Sun Plaza with a line of seasonal flowering trees while Quarry Park will flaunt a quarry pond.
Enhancing Mobility with Cross Island Line and Thomson East Coast Line
Opening and completion of the Thomson East Coast Line (TEL) will be across four years time, from 2020 to 2024. However, the East Coast area will only be covered from 2023 to 2024.
Fun fact, TEL will be among the world’s longest driverless rapid transit lines. It starts in the north, then heads to the south, before running along East Coast. Residents in the East will thus enjoy greater convenience travelling to the city and to the northern parts of the island.
The 50 km Cross Island Line (CRL) on the other hand will open its doors in 2029 and 2031 as it connects major employment nodes like Jurong Lake District, Punggol Digital District and the Changi Region. Connectivity to Changi Region will be greatly improved with this new MRT Line. Pasir Ris will become an interchange with the addition of 2 new MRT Stations -- Pasir Ris East and Loyang, cutting the travelling time for residences in that area.
East Region condo price rose average 40% within a span of 10 years.
The highest growth was seen in District 18 (55%) followed by District 16 (40%) and District 17 (34%). Tampines (D18), being the regional hub in the east led the growth with no surprise. New Downtown line network also helped increase the value.
District 17 property price was lagging behind mainly due to lack of public transport system. Lower entry point here offers opportunity to buyers who are on low budget.
Review of Properties in East Regions
RCR (Rest of Central Region)
|3||Central South||Alexandra Road, Tiong Bahru, Queenstown|
|4||Keppel||Keppel, Mount Faber, Telok Blangah|
|5||South West||Buona Vista, Dover, Pasir Panjang|
|8||Little India||Little India, Farrer Park, Serangoon Road|
|12||Toa Payoh||Balestier, Moulmein, Novena, Toa Payoh|
|13||Central East||Potong Pasir, Macpherson|
|14||Eunos||Eunos, Geylang, Kembangan, Paya Lebar|
|15||East Coast||Katong, Marine Parade, Tanjong Rhu|
|20||Bishan||Bishan, Braddell Road, Thomson|
|21||Central West||Clementi, Upper Bukit Timah|
As Singapore’s oldest public housing estate, Tiong Bahru was given conservation status in 2003 for its 20 Singapore Improvement Trust (SIT) flats. These flats are now home to many hipster joints, indie boutiques and galleries including Tiong Bahru Bakery and BooksActually. Authentic local fare at Tiong Bahru Market and Tiong Bahru Galicier Pastry also awaits visitors.
Tiong Bahru is now a hotspot for millennials who enjoy the old nostalgic vibes of the area. It attracts a good number of high-income population due to its close proximity to the CBD, while retaining its traditional Singapore charm.
The area is served by Tiong Bahru MRT station. Travel time from Tiong Bahru MRT station to Raffles Place is just under 10 minutes.
Queenstown, known as the queen of estates, is Singapore first satellite town.
It is home to a couple of first in Singapore, including public library and housing estate.
The town is self-sufficient, with plenty of amenities such as shops, schools, markets, etc.. You can get your home essentials from the Swedish furniture giant-Ikea here, or head for bargain hunt at Queenway shopping Centre or Anchorpoint shopping Centre.
With the rejuvenation at Dawson Estate, the area will become more lively and HDB prices are going to hit new high soon.
Buona Vista is centred around Holland Close, Holland Avenue and Holland Drive.
The housing estate is served by the Buona Vista MRT and has a bus terminal. It could be the busiest part of District 5, with wide range of commercial and amenities, where Ministry of Education and One-North are located.
Currently one-north houses 400 leading companies and global institutions, six institutes of higher learning and corporate universities, 16 world-class public research institutes and 50 incubators with approximately 800 startups. Together, they have a working population of about 50,000. Within one-north, plans for its future development continue to evolve.
You can find several noteworthy restaurants and bars at Rochester Park, or The Star Vista, the shopping mall next to Buona Vista MRT. Ghom Moh Market is the place to go for some famous local food, like Chuen Kee Braised Duck Rice or Chwee Kweh.
Pasir Panjang means “long sand” in Malay, referring to a long sandy beach running along Singapore southwest coast in the late 1800. You will find its image has rapidly changed from a container port into a quaint neighbourhood in recent years.
VivoCity and Sentosa are within easy reach for shopping and leisure activities. With Mapletree Business City and NUS nearby, it’s a place made for work and study. The 24-hour Pasir Panjang Wholesale Centre sells fresh fruits and vegetables at great prices all day.
The place will get even better when the Greater Southern Waterfront is going to take place for further transformation.
Located between Chinatown and kampong Glam, Little India is a colourful and cultural rich area filled with temples, conserved shop houses and eateries.
Originated from Tamil enclave, the area has become more urbanized today surrounded by new Malls, hotels and Health Centres. Tekka Market provides fresh vegetables, fish, meat, spices and flowers. Sim Lim Sqaure, is the place to go for your latest IT gadgets.
Potong Pasir is a housing estate located between Toa Payoh and Sennett Estate. It’s more of a laid-back area with good mix of landed, private condo and HDBs.
Reputable local and International schools include St Andrew’s JC, Cedar Girls Primary School, Stamford American International Schools.
With plenty of shopping, recreational and educational amenities, it’s a perfect place for family to stay. New Bidadari Estate will add more amenities and improve infrastructure to the area in near term.
Geylang is known perhaps most infamously as a red-light district, is also where one of Singapore’s oldest Malay settlements, Geylang Serai, is.
The area has become more investor-friendly with many new condos and apartments cleaning up the street in the last decade. Home owners and tenants are attracted here because of the low property price, good food and proximity to CBD.
Paya Lebar was identified as one of the key growth area under URA master plan. In line with government’s decentralisation strategy, it has rapidly evolving as a commercial hub comprising a mix of office, retail and residential developments.
In recent years, several new developments have been completed such as Paya Lebar Square (office & retail mall), Kinex (Retail Mall with Residential) and Paya Lebar Quarter (office, Retail Mall & Residential). Paya Lebar station is an interchange for EW and Circle line to provide better connectivity to other parts of Singapore.
East Coast runs from Kallang for 18km to Changi Airport. The Area is considered the most upmarket neighbourhood after prime district 9,10,11 and Downtown Core CBD area.
The Tanjong Rhu/Amber/Meyer area remains a top draw for homebuyers as it is considered the prime private residential area within District 15 for its close proximity to CBD (about 10 min drive) as well as East Coast park, the most popular lifestyle beach in Singapore.
Top local and international schools are plenty in the area, making it an ideal place to raise a family. There are plenty of eateries and restaurants with all sorts of cuisines. The opening of Thomson-East Coastline will bring more convenience to the residents in the area.
Bishan is located at the most Central point of Singapore, next to Singapore Green Lung, Macritchie Reservoir. It is made out of Upper Thomson, Marymount, Sin Ming, Bishan North and Bishan East.
The town is home to four of Singapore’s most prestigious educational institutions, Catholic High School, Ai Tong School, Raffles Girls’ School and Raffles Institution.
While HDB estates are heavily concentrated at Bishan North and Bishan East, Thomson is a more peaceful area with mainly landed and upscale condos. Foodies can explore wide variety of eateries along Upper Thomson Road.
With the completion of Thomson East line by 2023, connectivity will be further enhanced.
Upper Bukit Timah
Upper Bukit Timah is just one Clementi Road away from the prime Bukit Timah District. It stretches from Beauty World to Bukit Panjang area. It provides lush greenery surrounded by Bukit Timah Nature Reserve, Bukit Batok Nature Park and vast forested area near Toh Tuck.
Only neighbourhood near Beauty World is classified under Central Region, the rest is outside of Central. You can fulfil your dining, shopping, grocery needs at Beauty World Plaza, Beauty World Centre, Bukit Timah Shopping centre or Bukit Timah Plaza.
For more local and fresher market produce, you can head to Bukit Timah Market and Food Centre. Upcoming integrated transport and community hub is what residents can look forward to.
Beauty World Integrated Transport Hub and Community Centre
The URA planned to enhance the connectivity at Beauty World by building an integrated transport hub, where the bus interchange, MRT station and malls are connected.
More transport options are impending as Phase 2 of the Cross Island Line is expected to pass through the Bukit Timah area. Travelling time to Clementi and Jurong East will be cut short further.
There are also plans for an integrated community hub, comprising a Community Club, redeveloped market and hawker centre, indoor sports hall, community library and an elderly facility, right outside the Beauty World MRT station.
Paya Lebar Central
According to the URA, the Paya Lebar Regional Centre is currently in the process of developing into one of Singapore’s business, tourism and industrial hubs.
Paya Lebar quarter, a $3.2 billion urban rejuvenation project in Paya Lebar Central comprising Grade-A offices, shopping mall and high-end residential units, will form the cornerstone of the commercial hub.
Further sites adjacent to Paya Lebar Central and previous Car workshop site will provide additional significant size of redevelopment land for future.
Bishan Sub-Regional Centre
Bishan Sub-Regional Centre will be transformed into an attractive and easily accessible employment node.
The two plots of undeveloped land originally designated for residential use has rezoned as purely commercial sites, the land size is similar to Paya Lebar Quarter. With a plot ratio of 4.2, this development could potentially yield almost 1,500,000sqf of commercial space.
In time to come, Bishan residents can look forward to a mega shopping mall and office complex.
Dover Knowledge District
Dover Knowledge District, an extension to one-north, will contains business parks, academic and research institutions, thus new jobs and learning opportunities will be added to the area.
Stage 6 of Circle Line
The closing up of the Circle Line loop – with the opening of Keppel, Cantonment and Prince Edward stations by 2025 – will create a seamless connection between the GSW and the CBD; and will bring upside to nearby properties.
The 9.20-hectare Kampong Bugis was first envisioned as a car-lite waterfront residential precinct in the 2014 Master Plan.
Subsequently, the government decided to turn the area into a White Site for sale to a Master Developer. The White Site is expected to yield 4,000 private homes and 50,000 square metres (sq m) of space for retail, offices, community use, serviced apartments and sports and recreational facilities.
Kallang Industrial Estate and parts of the Kallang Riverside will be transformed into a mixed-use lifestyle hub in the future. Meanwhile, the old Kallang Airport area will be catered to sports, recreational and community uses.
New and improved infrastructures like walkways and cycling paths will also be built around the area to encourage more activity while crafting a seamless and comfortable carbon-free journey.
Greater Southern Waterfront
The Greater Southern Waterfront, which extends from Pasir Panjang to Marina East, will be transformed into a new major gateway and location for urban living along Singapore’s southern coast.
Development will take place in phases, starting with the former Pasir Panjang Power District, Keppel Club and Mount Faber in the next 5 to 10 years.
There will be approximate 9,000 private and public new homes to be developed on the site of the current Keppel Club.
The Pasir Panjang Power District will be one of the first few sites to be developed. It is set to be transformed into a waterfront lifestyle district. It spells out that potential developers should make use of the existing open spaces within the district's 15ha area while respecting its existing structures and heritage
A resort and recreational centre will be built on Pulau Brani, nature and heritage trails will be expanded by linking West Coast Park and East Coast Park, and Rail Corridor to Sentosa Island.
Resale Price Trend
RCR resale price increased around 55% during the 10 year period from year 2010 to year 2020.
However, if we zoom in to individual district, the residential market appeared to be highly segmented, with some area performing much better than others.
The most popular districts are D14, 15 and 21 with the highest number of transactions.
District 14 has the biggest improvement, reaching 86% growth, followed by District 21 (62%) and District 15 (48%).
District 14 property value is largely boosted by the Paya Lebar Central transformation, while District 21 price could be lifted with the completion of Downtown Line between year 2015 to 2017.
Review of Properties in RCR