CCR vs RCR/OCR: Why It Might Finally Make Sense to Buy in the Core Central Region

Everyone loves a good deal — whether it’s online shopping, ordering at a drive-thru, or making one of the biggest purchases of your life: buying property.
Just think about it — when you’re $3 short of free shipping on Shopee or Taobao, you’ll likely add a few more items to your cart. Or when upgrading fries from medium to large costs just 20 cents more… you’d probably go large. Because logically, it feels like better value.

Now — what if the same logic applies to real estate?

For years, homebuyers leaned towards properties in the RCR (Rest of Central Region) or OCR (Outside Central Region). More space, lower PSF, seemed like an obvious choice.
But today, something’s changed. The price gaps between these regions and the Core Central Region (CCR) are shrinking — and for the first time in a long while, CCR might offer surprising value.

🧭 What’s Changed in the Market?

Traditionally, CCR homes (think Orchard, Marina Bay, Tanglin, Newton) came with a hefty premium. You were paying for prestige, proximity to the CBD, and that “city-living” badge of honour.

But over the last decade, the government has been actively decentralising employment nodes — building up regional hubs like Jurong, Tampines, and Woodlands. Combined with the rise of hybrid work, more people feel they don’t need to live in the city centre anymore.

At the same time, RCR and OCR prices surged. Meanwhile, CCR prices remained relatively flat.

📉 Let’s Talk Numbers — The Gap Is Closing

Source: PropNex Investment Suite

According to PropNex data:

• In 2015
  • CCR-RCR price gap: 27.03%
  • CCR-OCR price gap: 50.76%
• Today
  • CCR-RCR gap: 3.76%
  • CCR-OCR gap: 24.36%

That’s a huge narrowing over a decade.

What’s more interesting is that:

• CCR prices grew just 36.8% over the past 10 years
• RCR prices jumped 80.4%
• OCR prices soared 110.16%

Translation? While the mid- and mass-market segments have heated up, the prime segment has lagged — and that creates opportunity.

🤔 Why Has CCR Been Slow?

Several key reasons:

• In April 2023, ABSD for foreigners was raised to 60%, severely cooling foreign demand — and the CCR market has always attracted this crowd.
• The surge in HDB resale prices empowered more locals to afford RCR/OCR condos.
• CCR has a smaller domestic buyer pool, given its price point and niche appeal.
• Developers are holding back on new launches in CCR due to tepid demand — only 378 new CCR homes were sold in all of 2024.

All this means the high-end segment is cooling — but savvy buyers know that when sentiment is low, value is often high.

🏆 Is This a Golden Window for CCR Buyers?

Let’s put this into perspective:

A new CCR project like Aurea is now launching from $2,750 psf, with entry prices from $1.92 million.
Source: Aurea

Compare that to average RCR new launch prices between Jan 2024 and Apr 2025:

• Avg PSF: $2,660
• Avg price: $2.38 million

Source: PropNex Investment Suite

Would you pay slightly more per square foot to stay in Orchard, River Valley or Newton — vs being further out in fringe central? Many would say: why not?

📈 CCR’s Rental Market Is Stronger Too

According to PropNex data:

• CCR rental average (Q1 2021–Q1 2025): $6,400/month
• RCR: $4,260
• OCR: $3,560

Even during oversupply years (e.g. 2017), CCR rents remained more resilient, dropping by only 3.8% — while RCR and OCR fell by over 5%.

Why? Because you can build more condos in Bishan or Tampines. But you can’t replicate Orchard Road. That location scarcity offers long-term protection for landlords and owners.

🧃 But RCR and OCR Still Have Their Perks

Let’s be fair — RCR and OCR are not bad investments. Infrastructure improvements, estate rejuvenation, and new MRT lines have pushed prices up steadily.
For families, these areas can be more spacious and practical.

But here’s the question:
How much more upside is left in RCR and OCR?
And at what point do you start questioning whether a CCR home actually gives you more bang for your buck?

🚀 What This Means For You

If you’ve been sitting on the fence, waiting for a smart moment to enter the high-end market — this could be it.

• Price gaps are historically narrow
• Rental income is stronger and more resilient
• CCR remains the most prestigious segment with limited new supply
• And local buyers face less foreign competition due to high ABSD

But this window might not last. Once sentiment returns or if policy changes, prices could rebound — and the gap could widen again.

📩 Final Word

Thinking of diving into the CCR market but unsure how to start?
Join us for an in-person session where we’ll break down:

• The numbers
• Real examples of CCR deals with potential upside
• How to structure your finances smartly
• And whether a move now fits your long-term goals

Sometimes, a small top-up gets you a whole lot more — especially in property.
And who knows? That “small top-up” might just land you a trophy address in the heart of the city.