Looking at the Singapore district map, you might wonder what CCR, RCR and OCR mean and where these regions are located.
The Urban Redevelopment Authority (URA) categorises Singapore into three primary market segments to facilitate property searches. These 28 districts in Singapore are classified into the Core Central Region (CCR), Rest of Central Region (RCR), and Outside Central Region (OCR), enabling buyers to identify prime, mid-tier, and mass-market areas quickly.
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Watch Our Video on Singapore’s 28 Districts: CCR, OCR, RCR
Singapore District Map: CCR OCR RCR
The boundaries of these regions are anything but clear-cut, so here’s a map that could help:
Districts in the CCR: Core Central Region of Singapore
| 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 |
| 4 (Part) | Sentosa |
| 6 (Part) | City Hall |
| 7 (Part) | Bugis |
These areas form the heart of the city and host most of Singapore’s high-end, luxury residences, many of which are freehold. Areas outside the CCR include Outram, Clarke Quay, Chinatown, Bencoolen, and locations north of Ophir Road.
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Districts in the RCR: Rest of Central Region of Singapore
| 1 (Part) | Marina South |
| 2 (Part) | Chinatown |
| 3 | Queenstown, Alexandra, Tiong Bahru |
| 4 (Part) | Harbourfront, Keppel, Telok Blangah |
| 5 (Part) | Buona Vista, Dover, Pasir Panjang |
| 6 (Part) | Fort Canning |
| 7 (Part) | Rochor |
| 8 | Little India, Farrer Park |
| 12 | Balestier, Whampoa, Toa PayohBoon Keng, Bendemeer, Kampong Bugis |
| 13 (Part) | Potong Pasir, Bidadari, MacPherson, Upper Aljunied |
| 14 (Part) | Geylang, Dakota, Paya Lebar CentralEunos, Ubi, Aljunied |
| 15 (Part) | Tanjong Rhu, Amber, Meyer, KatongDunman, Joo Chiat, Marine Parade |
| 20 (Part) | Bishan, Thomson |
The Rest of the Central Region, or RCR Singapore, lies between the CCR and the Outside Central Region (OCR). It represents the mid-tier segment in pricing, bridging mass-market condos in the OCR and luxury properties in the CCR.
RCR properties attract a diverse range of buyers, including investors, owner-occupiers, young families, and empty nesters. Areas such as Upper Serangoon, How Sun, Ang Mo Kio, Clementi, Telok Kurau, and Kembangan fall outside the RCR.
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Districts in the OCR: Outside Central Region of Singapore
| 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 |
| 25 | Woodlands, Admiralty |
| 26 | Lentor, Springleaf, Mandai |
| 27 | Yishun, Sembawang |
| 28 | Seletar, Seletar Hill, Sengkang West |
The Outside Central Region, or OCR, covers roughly three-quarters of Singapore. It is home to most mass-market condos, including executive condominiums (ECs), typically priced at the lower end of the market.
The Government is bringing high-value jobs to the OCR through developments such as Jurong’s second CBD, Punggol Digital District, and Woodlands Regional Centre.
While these areas may seem like suburbs, excellent MRT connectivity makes the OCR a convenient and affordable option for city workers, with resale condo prices starting from around $800 per square foot. Private residential projects here are generally larger, often exceeding 300 units, except for boutique developments among landed property enclaves. Most OCR properties are 99-year leasehold.
Competition among OCR projects is intense. Developers use not only attractive pricing but also extensive facilities to appeal to young couples and millennial families, taking advantage of the larger project sizes and unit counts.
How to Identify Which District Your Property Is In
Understanding your property’s district is crucial for making informed decisions when buying, selling, or renting in Singapore. While the 28-district system may seem complex at first, identifying which district your property falls under is straightforward with the right resources.
Step 1: Use the URA SPACE Map
The Urban Redevelopment Authority (URA) SPACE portal enables users to search for any property and view detailed information, including its district number and zoning classification.
- Visit URA SPACE.
- Enter your property address in the search bar.
- Click on the property icon to view key details, including its district number, URA planning zone, and whether it falls under CCR, RCR, or OCR.
URA SPACE also provides insights into nearby developments, zoning regulations, and planning intentions, making it a valuable tool for both buyers and investors.
Step 2: Check OneMap for Official Boundaries
OneMap, Singapore’s national map platform, offers precise district boundaries and overlays, showing how different regions are divided.
- Visit OneMap.
- Search for your property or area.
- View the district layer to identify the district number and compare it to neighbouring districts.
This step is particularly beneficial for properties located near boundary lines, as it ensures you know whether your home falls within CCR, RCR, or OCR, information that is crucial for setting realistic pricing expectations and determining eligibility for specific HDB schemes or private property loans.
Step 3: Cross-Reference with Postal Codes
Each district corresponds to specific postal code ranges. For example:
9
Orchard, Somerset, River Valley
230000 to 239999
10
Tanglin, Bukit Timah, Holland
250000 to 259999
11
Newton, Novena, Dunearn, Watten
300000 to 309999
16
Bedok, Upper East Coast, Bayshore
460000 to 469999
18
Tampines, Pasir Ris
520000 to 529999
By checking your property’s postal code, you can quickly confirm its district and the corresponding region.
Step 4: Understand the Region (CCR, RCR, OCR)
Once you know the district number, you can identify which region your property belongs to:
- CCR (Core Central Region): Districts 9, 10, 11, and parts of 1, 2, 4, 6, 7
- RCR (Rest of Central Region): Districts 1, 2, 3, 4, 5, 6, 7, 8, 12 to 15, 20
- OCR (Outside Central Region): Districts 5, 14 to 28
This helps buyers gauge property pricing, investment potential, and accessibility to the city centre.
Why This Matters
Knowing your property’s district and region allows you to:
- Compare pricing trends within the proper context.
- Understand amenities and connectivity in your area.
- Make informed choices for resale, rental, or investment decisions.
Upcoming Developments That May Redefine the District Map
Singapore’s urban landscape is continuously evolving, and several major projects are reshaping how districts are perceived and valued. These developments influence property demand, infrastructure, and even pricing trends across the CCR, RCR, and OCR regions. Understanding them is key for buyers, investors, and homeowners.
Jurong Lake District: Singapore’s Second CBD
The Jurong Lake District is being developed as Singapore’s second central business district, complementing the traditional CBD in Marina Bay and Raffles Place.
- Location: Western Singapore, mainly in Districts 22 (Jurong East) and 23 (Bukit Batok/Hillview).
- Significance: The area will host commercial offices, retail hubs, and residential spaces.
- Impact: Property prices in nearby OCR districts are expected to rise as demand increases from professionals working in the new business hub.
Greater Southern Waterfront: Expanding the City Core
The Greater Southern Waterfront development stretches from Marina East to Pasir Panjang, covering key areas in Districts 4 and 5.
- Features: New residential precincts, commercial spaces, green corridors, and recreational waterfronts.
- Impact on District Map: Parts of the OCR may gradually gain CCR-level value due to enhanced connectivity, lifestyle offerings, and proximity to the city centre.
Punggol Digital District: A Hub for Tech and Innovation
The Punggol Digital District integrates business, education, and residential facilities in District 19.
- Purpose: To create a vibrant ecosystem for tech companies, start-ups, and educational institutions like the Singapore Institute of Technology.
- Impact: Surrounding OCR areas such as Punggol and Sengkang are becoming highly desirable, with modern ECs and private condos attracting young professionals and families.
Woodlands Regional Centre: Northern Growth Node
The Woodlands Regional Centre in District 25 is part of Singapore’s plan to decentralise commercial activities from the city centre.
- Features: Offices, retail spaces, and improved public transport connections, including the Thomson-East Coast Line.
- Impact: Northern OCR districts, such as Woodlands, Admiralty, and Yishun, may experience an increase in property values as more residents work locally rather than commuting to downtown areas.
Why This Matters for Buyers and Investors
- Emerging Hotspots: Areas previously considered for OCR may see significant price appreciation.
- Strategic Investment: Buyers can anticipate future growth by understanding which districts are targeted for high-value developments.
- Connectivity and Amenities: Upcoming transport links and lifestyle enhancements make certain OCR and RCR districts more competitive with CCR properties.
HDB Estate Categories: Mature and Non-Mature
Unlike private properties, which are classified by the Singapore districts map, HDB flats are organised by estate. Previously, HDB estates were split into mature and non-mature categories.
1
Ang Mo Kio
Bukit Batok
2
Bedok
Bukit Panjang
3
Bishan
Choa Chu Kang
4
Bukit Merah
Hougang
5
Bukit Timah
Jurong East
6
Central
Jurong West
7
Clementi
Punggol
8
Geylang
Sembawang
9
Kallang/Whampoa
Sengkang
10
Marine Parade
Tengah
11
Pasir Ris
Woodlands
12
Queenstown
Yishun
13
Serangoon
–
14
Tampines
–
15
Toa Payoh
–
Following the National Day Rally 2023 announcements, HDB flats will no longer be classified as mature or non-mature. From the second half of 2024, HDB flats will be categorised as Standard, Plus, or Prime, based on proximity to MRT stations, town centres, and the city centre. This updated classification better reflects the accessibility, location advantages, and value of existing HDB flats across Singapore.
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Standard, Plus, and Prime BTO Flats
The launch of Standard, Plus, and Prime HDB flats from the second half of 2024 marks a significant update to Singapore’s public housing system. These classifications replace the traditional mature and non-mature estate labels, offering a more precise reflection of location, accessibility, and value.
Standard flats cover most HDB developments across the island, providing affordable options with standard subsidies.
Plus flats are located in choicer neighbourhoods, often near MRT stations or town centres, offering additional subsidies.
Prime flats are located in the most central and sought-after areas, offering higher prices, maximum subsidies, and stricter resale and rental conditions, catering to buyers who prioritise convenience and centrality.
These classifications help buyers understand the differences at a glance. Choosing the right type ensures better alignment with lifestyle, budget, and long-term plans.
Here is a table below clearly summarising the key features, costs, and restrictions for each flat type.
Description
Most flats across Singapore
Choicer locations within regions, e.g., near MRT stations or town centres
Most central and sought-after locations
Cost & Subsidy
Most affordable with standard subsidies
Higher cost than Standard flats, with more subsidies
Highest-priced flats with maximum subsidies
Minimum Occupation Period (MOP)
Five years
10 years
10 years
Resale Restrictions
Owners can rent out the entire flat after MOP is fulfilled
Resale buyers must meet eligibility criteria; some subsidy clawback may apply; renting out the whole flat is not allowed immediately after MOP
Resale buyers must meet full eligibility criteria; income ceiling applies ($14,000 for families, $7,000 for singles); renting of the whole flat is restricted; subsidy clawback applies
Note: These classifications apply to all new HDB flats launched from H2 2024 onwards, reflecting location, accessibility, and desirability.
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