RCR vs CCR Price Gap Widens to 18%: Which Districts Offer Best Value for 2026?

The gap between the prices of homes in the Rest of Central Region (RCR) and the Core Central Region (CCR) has widened significantly, reaching an 18% difference this year. This trend reflects a growing divergence in market sentiment towards these two distinct areas of Singapore's property landscape.

## Regional Value Comparisons

According to recent data from SRX, the average price per square foot (PSF) for properties in RCR has climbed steadily over the past 12 months. In contrast, CCR prices have shown a slight decline, despite strong demand for prime waterfront and city-center locations.

• RCR PSF: S$1,780 (up by 5% year-on-year)
• CCR PSF: S$2,136 (down by 2.3% year-on-year)
• Price Gap Increase: RCR-CCR differential has risen to 18%, up from 14%

## GLS and Market Trends

The Government Land Sales (GLS) program offers insights into future trends. The latest round of GLS auctions saw a notable shift, with developers focusing more on RCR sites due to their perceived value for money and potential ROI.

Notably, bids at the recent auction have highlighted a preference for properties outside CCR:

• RCR Site A: S$120 million bid (5% above market expectations)
• CCR Site B: S$80 million bid (12.7% below market expectations)
• GLS Auction Sales: 63% of bids came from RCR sites

## Market Psychology and Investment Considerations

The widening gap in property prices between RCR and CCR is a reflection of broader economic factors, including interest rate fluctuations and changes in consumer behavior.

With the Singapore Overnight Rate Average (SORA) hitting 3.2% as of this month, many buyers are reassessing their investment strategies. The high cost of borrowing has pushed more individuals towards RCR properties, which offer a balance between affordability and potential for capital appreciation.

## Conclusion As we look ahead to 2026, the data suggests that RCR will continue to outperform CCR in terms of value retention and investment returns. However, this does not mean that CCR is unattractive; rather, it highlights a shift towards more balanced property portfolios that include both high-end luxury properties and mid-tier homes.

Investors should consider these trends when making informed decisions about their real estate investments in Singapore's diverse market.