Rental Yield by District

Gross rental yield across all 28 districts

How to Read the Rental Yield Insight

Key Takeaways

  • This insight is powered by live URA and HDB transaction data refreshed monthly.
  • Use the district filter above the chart to narrow results to a specific planning area.
  • Hover any data point on the chart for exact values and transaction counts.

What It Does

The Rental Yield insight shows gross rental yield by district for private non-landed residential properties, computed as annualised median monthly rent divided by median transacted price for comparable units in the same district and bedroom type. Data is derived from two sources: URA rental caveats (private market) and HDB rental data (public resale) — both refreshed monthly. The primary view shows a district-by-district yield league table with colour coding (green ≥ 3.5%, amber 2.5–...

Why It Matters

Gross rental yield is the starting point for every investment property decision in Singapore — and the most misunderstood metric in the market. The Singapore private residential market grosses between 2.2% and 4.5% depending on district and bedroom type. On a $1.5M 2-bedroom condo, the difference between a 2.5% yield district and a 3.8% yield district is $19,500 per year in gross rental income — or $195,000 over 10 years before financing and costs. This is not a marginal difference; it...

How It Works

  • Select a district from the filter or leave it blank to view Singapore-wide data.
  • Use the time-range buttons (1Y/2Y/3Y/5Y/All) to adjust the chart window.
  • Hover any point on the chart to see exact values and underlying transaction counts.
  • Review the KPI cards above the chart for headline numbers at a glance.

Examples

D19 (Hougang/Punggol) 2BR vs D9 (Orchard) 2BR: yield comparison

Inputs
District A
D19 — Hougang / Punggol / Sengkang (OCR)
District B
D9 — Orchard / River Valley (CCR)
Bedroom type
2-bedroom
Property type
Non-landed private condo
Time range
12 months (2025)
Results
D19 median sale price (2BR)
$950,000
D19 median monthly rent (2BR)
$3,100
D19 gross yield
~3.9%
D9 median sale price (2BR)
$2,200,000
D9 median monthly rent (2BR)
$5,500
D9 gross yield
~3.0%

How to read this: At current prices, D19 2-bedroom units yield almost 1 percentage point more than D9 equivalents — meaning a D19 investor earns ~$800/month more in gross rent per dollar of purchase price. At a $1M entry price, this compounds to roughly $96,000 more in gross rental income over 10 years. The D9 premium is effectively a bet on capital appreciation outpacing this yield gap. The data lets you make that bet consciously — and revisit it each year as both prices and rents evolve.

D14 (Geylang): 1BR vs 3BR yield divergence

Inputs
District
D14 — Geylang / Eunos
Comparison
1-bedroom vs 3-bedroom, same postcode area
Property type
Non-landed private condo
Time range
2 years
Results
1BR median sale price
$600,000
1BR median monthly rent
$2,400
1BR gross yield
~4.8%
3BR median sale price
$1,350,000
3BR median monthly rent
$4,100
3BR gross yield
~3.6%

How to read this: The 1-bedroom units in D14 yield 1.2 ppt more than 3-bedrooms. This is a systematic pattern in high-density districts: smaller units benefit from a large tenant pool of singles and couples, while larger units compete for a narrower family-tenant audience. However, 3-bedroom units are far easier to sell to owner-occupiers at exit, reducing resale risk. The yield premium on 1-bedrooms must be weighed against the narrower exit buyer pool. This insight makes the yield differential explicit so the trade-off is data-driven.

Tips & Pitfalls

Expert Tips

  • Compare 2–3 districts side-by-side to spot relative outliers rather than reading a single number in isolation.
  • Always check the transaction count alongside any price metric — small sample sizes can produce misleading averages.
  • Pair this insight with the related calculators and maps below for a complete decision framework.

Common Pitfalls

  • Interpreting short-term movements (under 1 year) as trends — Singapore property data is noisy and needs a longer window.
  • Ignoring the difference between median and mean — means are pulled by luxury outliers in prime districts.
  • Forgetting that new-launch prices are often subsidised by developer discounts not visible in headline data.

Frequently Asked Questions

Where does the data come from?
Data is sourced from the Urban Redevelopment Authority (URA) and Housing & Development Board (HDB) official APIs, refreshed monthly.
How often is this insight updated?
The underlying transaction data is synced monthly from URA and HDB. The charts recompute live as new data arrives.
Can I filter by district?
Yes — use the district filter above the chart. You can also share a deep link to a specific district via the URL.

Related Resources

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