Infographic: Rental Yield By District: Visual summary of Singapore property data — stamp duty, financing, district comparisons, and yield benchmarks. The framework below grounds the practical decision in Singapore’s tax, financing, and cooling-measure environment (as of 2026-Q1).
Infographic: Rental Yield By District sits within Singapore’s broader property framework: cooling-measure architecture set in April 2023 (foreigner ABSD 60% per the IRAS ABSD, SC second-property ABSD 20%, 55% TDSR cap per the MAS TDSR explainer), SORA-pegged mortgages at ~4% effective, and CPF Ordinary Account usage per the CPF home ownership rules. Visual summary of Singapore property data — stamp duty, financing, district comparisons, and yield benchmarks.
For decision-making, the relevant variables are (a) buyer profile and the resulting BSD/ABSD bill, (b) financing headroom via TDSR, (c) CPF deployment strategy, and (d) the specific topic context covered below. Cross-reference URA REALIS for transacted data verification.
Infographic: Rental Yield By District typically arises for buyers at specific life or portfolio stages. The honest framework: understand the structural rules first (cooling measures, financing constraints, CPF mechanics), then evaluate the topic-specific dimension. The structural rules don’t change between scenarios; only the topic-specific calculation varies.
For Singapore-specific guidance, the relevant authorities are the IRAS BSD for stamp duty, the MAS TDSR explainer for debt-servicing rules, the Singapore Land Authority for landed eligibility, the URA Master Plan for forward zoning, and the LTA MRT system map for transport-infrastructure context. Use the stamp duty calculator for upfront cost and the mortgage calculator for monthly obligation.
- Gross rental yields across Singapore's 28 districts typically range from 2% to 4%.
- Yields above 3% are considered strong; net yields after expenses are typically 0.5-1.0% lower.
- Districts with moderate purchase prices and strong tenant demand tend to deliver the best yields.
Rental Yield by District
Estimated gross rental yields across all 28 Singapore districts, calculated from average sale prices and average monthly rents. Higher yields indicate better rental income relative to purchase price.
| Rank | District | Area | Avg Price | Avg Rent | Est. Yield |
|---|---|---|---|---|---|
| 1 | D24 | Tengah | $1,684,881 | $6,000/mo | 4.27% |
| 2 | D25 | Kranji | $1,275,141 | $3,852/mo | 3.63% |
| 3 | D1 | Raffles Place | $2,251,862 | $5,936/mo | 3.16% |
| 4 | D4 | Harbourfront | $3,194,890 | $8,115/mo | 3.05% |
| 5 | D27 | Yishun | $1,389,687 | $3,507/mo | 3.03% |
| 6 | D8 | Little India | $1,628,363 | $3,938/mo | 2.90% |
| 7 | D18 | Tampines | $1,491,828 | $3,530/mo | 2.84% |
| 8 | D2 | Tanjong Pagar | $1,905,087 | $4,464/mo | 2.81% |
| 9 | D23 | Bukit Panjang | $1,556,359 | $3,618/mo | 2.79% |
| 10 | D22 | Jurong | $1,801,428 | $4,175/mo | 2.78% |
| 11 | D7 | Golden Mile | $2,197,122 | $5,026/mo | 2.75% |
| 12 | D3 | Queenstown | $2,184,928 | $4,915/mo | 2.70% |
| 13 | D9 | Orchard | $2,890,750 | $6,401/mo | 2.66% |
| 14 | D17 | Changi | $1,483,495 | $3,260/mo | 2.64% |
| 15 | D14 | Geylang | $1,644,080 | $3,583/mo | 2.62% |
| 16 | D6 | Beach Road | $2,820,510 | $5,965/mo | 2.54% |
| 17 | D19 | Hougang | $1,759,299 | $3,707/mo | 2.53% |
| 18 | D13 | Macpherson | $2,002,369 | $4,133/mo | 2.48% |
| 19 | D10 | Bukit Timah | $3,685,624 | $7,597/mo | 2.47% |
| 20 | D16 | Bedok | $1,905,292 | $3,868/mo | 2.44% |
| 21 | D26 | Upper Thomson | $2,059,057 | $4,180/mo | 2.44% |
| 22 | D12 | Toa Payoh | $1,807,119 | $3,646/mo | 2.42% |
| 23 | D21 | Clementi Park | $2,283,426 | $4,571/mo | 2.40% |
| 24 | D15 | Katong | $2,428,253 | $4,706/mo | 2.33% |
| 25 | D20 | Bishan | $2,367,494 | $4,373/mo | 2.22% |
| 26 | D28 | Seletar | $2,072,769 | $3,759/mo | 2.18% |
| 27 | D5 | Clementi | $3,966,468 | $6,480/mo | 1.96% |
| 28 | D11 | Novena | $3,704,993 | $5,830/mo | 1.89% |
How to Read This
- 3%+ yield — Strong rental returns, attractive for income-focused investors.
- 2-3% yield — Moderate returns, typical for balanced investment.
- Below 2% — Low yield, more suited for capital appreciation plays.
These are gross yields. Net yields after expenses (maintenance, tax, vacancy) are typically 0.5-1.0% lower.
Data sourced from URA REALIS via ShiokNest. Updated: 17 May 2026.
The cost framework for Infographic: Rental Yield By District starts with stamp duty. BSD is progressive (1% on first $180K, 2% next $180K, 3% next $640K, 4% next $500K, 5% next $1.5M, 6% remainder). ABSD adds 20% for SC second purchase, 30% for SC third, 60% for foreigners. On a $2M purchase, total BSD+ABSD for SC-second is approximately $469,600; for foreigner approximately $1,269,600.
Mortgage cost at 4% effective rate over 25 years: $1M loan = ~$5,280/month, $1.5M = ~$7,920, $2M = ~$10,560. TDSR cap at 55% of gross income means a borrower with $12,000/month gross can support approximately $1.1M in loan quantum after other debt obligations (assuming $800/month in non-mortgage debt). Use the TDSR / MSR affordability calculator to verify.
CPF Ordinary Account deployment: usable for down-payment, monthly instalments, and stamp duty. Accrued-interest rules require returning principal plus 2.5% per annum on eventual sale. Use the CPF optimizer to model optimal OA deployment.
- Calculate exact BSD/ABSD via the stamp duty calculator.
- Verify TDSR headroom via the TDSR/MSR calculator.
- Model monthly mortgage via the mortgage calculator.
- Optimise CPF deployment via the CPF optimizer.
- Cross-reference URA REALIS for transacted-price verification in your target segment.
Frequently Asked Questions
What is gross rental yield?
What is a good rental yield in Singapore?
Why do yields differ between districts?
What are the cooling-measure rules for Infographic: Rental Yield By District?
Foreigner ABSD 60%, SC second-property ABSD 20%, SC third-and-above 30%, PR 5% first / 30% second / 35% third+, entity 65%. Unchanged since April 2023. See IRAS ABSD.
What is the current mortgage rate environment?
3M compounded SORA tracks the 3.0–3.5% band; typical bank spread is 0.7–0.85%; all-in floating rate ~4.0%. Stress-test at +50bp for prudence.
Can foreigners participate in Infographic: Rental Yield By District?
Foreigners can buy non-landed (condo) subject to 60% ABSD. Landed purchases require LDAU approval from the Singapore Land Authority, granted rarely. Sentosa Cove (D4) is the open-foreign-landed exception.
How is CPF Ordinary Account used?
CPF OA covers down-payment, monthly instalments, and stamp duty, subject to Valuation Limit and Withdrawal Limit rules. Accrued interest (2.5% per annum) must be returned to CPF on sale. See CPF home ownership rules.