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 the Outside Central Region (OCR).
Singapore District Map: The OCR, CCR and RCR
The boundaries of these regions are anything but clear-cut, so here’s a map that could help:
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|
|6 (Part)||City Hall|
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, this is 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.
An example of a high-end property that recently did well in Q1 2022 was Leedon Green. According to URA’s Q2 2022 flash estimates the prices of non-landed private residential properties in the CCR grew by 1.6% Quarter-on-Quarter (QoQ). This comes after a 0.1% QoQ decrease from Q4 2021 to Q1 2022.
Even though the CCR might be made up mostly of high-end properties, there can still be a few great finds such as Loft @ Nathan, Aspen LinQ and Mackenzie 88.
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|
|3||Queenstown, Alexandra, Tiong Bahru|
|4 (Part)||Harbourfront, Keppel, Telok Blangah|
|5 (Part)||Buona Vista, Dover, Pasir Panjang|
|6 (Part)||Fort Canning|
|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. There is strong demand for RCR properties. This could be seen from popular Q2 2022 RCR condo launches Liv@MB and Piccadilly Grand. Liv@MB has sold more than 75% of its units while Piccadilly Grand sold 77% of its units on their launch weekends.
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.
Read more here.
|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|
|26||Lentor, Springleaf, Mandai|
|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.
For those looking to buy an investment property, OCR properties can be a good deal. According to PropertyGuru Singapore Property Market Report Q2 2022, when it comes to private property type, OCR and CCR districts dominate the list of top-performing districts by rental yield.
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.
Singapore Zones: Mature Vs Non-Mature HDB Estates
Besides knowing the Singapore district map, it’s also good to familiarise yourself with the HDB map. Normally words like "OCR", "RCR" and "CCR" are used when discussing private properties. If you’re purchasing or living in a resale HDB flat or a BTO flat, knowing the various HDB town/estates is more relevant when talking about public housing.
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.
|Mature estates in Singapore||Non-mature estates in Singapore|
|Ang Mo Kio||Bukit Batok|
|Bishan||Choa Chu Kang|
|Bukit Timah||Jurong East|
Should you want more information about a neighbourhood or any HDB flat, you can use the HDB Map Services. It provides information on the locations of HDB flats, car parks and shops. Or if you’re trying to decide where to live, check out our article: HDB Map: A Definitive Guide to Deciding Where to Live in Singapore (2022)
For more property news, content and resources, check out PropertyGuru’s guides section.
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