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District 1 · CCR · Core Central Region

District 1 — Raffles Place, Marina, Cecil

Singapore's financial core, sold almost entirely as investment and pied-à-terre stock. Very few genuine family buyers, and a transaction count to match.

Raffles PlaceMarina BayCecil StreetMarina OneShenton Way

Figures pulled 23 July 2026 from URA caveat data and HDB resale registrations — completed transactions, not portal asking prices.

Private condo

$2,792 psf

median $2,130,570

484 caveats

HDB 4-room · CENTRAL AREA

$1,194,444

76 resales

Condo rent

$5,400 / month

633 contracts

MRT

North South, East West, Circle, Downtown, Thomson–East Coast

Singapore’s financial core, sold almost entirely as investment and pied-à-terre stock. Very few genuine family buyers, and a transaction count to match.

What moves price here

  1. The market is narrow, not small. 484 caveats in twelve months, but across only 16 projects — so a handful of towers set the district’s level. Comp at project level rather than off the district median.
  2. Demand is rental-led, tied to financial-sector hiring rather than to family formation.
  3. Almost no HDB stock; the Central Area flats that exist are a separate, tightly-held market.

Who it suits

Investors and buyers who want a city-centre base and are relaxed about space, schools and resale depth.

What to check before you commit

  • Maintenance fees on facility-heavy towers
  • Rental demand at your specific size — studio and one-bed compete hardest
  • Project-level comps, not district medians

Figures pulled 2026-07-23 from URA caveat data and HDB resale registrations — completed transactions, not portal asking prices. Caveats lag the live market by a few weeks. Want the numbers for a specific project or block in District 1? Ask me and I’ll pull them.

Can you afford it?

What income does District 1 actually need?

Banks don't test you at the rate they advertise. They test you at the MAS floor of 4%. Here's the gross household income needed to clear that test on a median-priced home here.

Median homePriceLoan at 75%Monthly at 4%Income needed
HDB 4-room resale · CENTRAL AREAMSR 30% cap$1,194,444$895,833$4,729$15,762
Private condoTDSR 55% cap$2,130,570$1,597,928$8,434$15,335

The flat is harder to qualify for than the condo. The HDB here needs $15,762 a month to pass, the private home $15,335 — even though the condo costs more. That's MSR: HDB loans are capped at 30% of income, private at 55%. It catches people out, and it's worth knowing before you assume the flat is the safe option.

What this does not include

This is the arithmetic on a median home, nothing more. Your real ceiling moves with existing debt (a car loan bites hard), your CPF balance, your age — which caps loan tenure — citizenship, and how much cash you hold for the portion CPF can't cover. It also assumes a 25-year tenure and no other borrowings. Two households on identical incomes routinely get very different answers.

Run my actual numbers — free

Assumes 75% loan-to-value on a first housing loan, 25-year tenure, and the MAS medium-term interest rate floor of 4% used for TDSR/MSR computation. Income figures are gross monthly household income with no other debt. Frameworks per MAS; property medians from URA caveats and HDB resale registrations.

The private market

Which condos actually trade here.

The district median is an average of very different buildings. These are the projects with the most completed transactions in the last 12 months — the ones you'll actually be comparing against.

ProjectDealsMedian psfTenure
One Marina GardensNew launch184$2,99299-yr
Union Square ResidencesNew launch93$2,81899-yr
Marina One Residences53$1,91099-yr
The Sail @ Marina Bay38$2,07199-yr
V On Shenton26$1,88599-yr
Marina Bay Residences15$2,35399-yr

One district, 1.7× the price. Riverwalk Apartments trades at $1,754 psf (7 deals) while One Marina Gardens trades at $2,992 psf (184 deals) — both in District 1. Age, tenure, facilities and exact location drive that gap. It's why a district median is a starting point, never a valuation.

16 projects transacted in District 1 over the 12 months to July 2026, across 484 caveats. Ranked by transaction volume. Median psf per project from URA caveat data — completed transactions, not asking prices. “New launch” marks projects where most deals were new sales from the developer. The high/low comparison above only uses projects with at least 5 transactions, so a one-off sale never sets the range.

Let's run your numbers before you commit.

Tell me where you are — thinking about it, actively looking, or already got an offer on the table. I'll come back with the actual figures for your situation. Free, no obligation, no pressure.

Get my free numbers breakdownWhatsApp +65 9806 0007

I reply within one business day. · Eugene Tan · CEA R074026J · PropNex Realty