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District 2 · CCR · Core Central Region

District 2 — Tanjong Pagar, Anson

The CBD's residential edge — more characterful than Raffles Place and, on these figures, transacting at a similar psf but a much lower absolute price, because the units are smaller.

Tanjong PagarAnson RoadDuxtonEverton Park

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

Private condo

$2,898 psf

median $1,618,100

363 caveats

HDB 4-room · CENTRAL AREA

$1,194,444

76 resales

Condo rent

$4,600 / month

565 contracts

MRT

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

The CBD’s residential edge — more characterful than Raffles Place and, on these figures, transacting at a similar psf but a much lower absolute price, because the units are smaller.

What moves price here

  1. 363 caveats across 19 projects. Reasonable depth, but concentrated in a small number of towers — which means the district median is really an average of a few buildings, not a market-wide level.
  2. Unit sizes run small, which is why the median price sits well below D1’s despite a comparable psf.
  3. The Pinnacle @ Duxton and Everton Park flats dominate the public-housing conversation here and trade on their own logic entirely.

Who it suits

CBD workers who want to walk to the office, and buyers who value shophouse character over facilities.

What to check before you commit

  • Whether the psf you’re quoted reflects a genuinely comparable unit
  • Noise and F&B activity below the block
  • Lease remaining on the older stock

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 2? Ask me and I’ll pull them.

Can you afford it?

What income does District 2 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$1,618,100$1,213,575$6,406$11,647

The flat is harder to qualify for than the condo. The HDB here needs $15,762 a month to pass, the private home $11,647 — 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
Newport ResidencesNew launch203$3,082Freehold
Icon27$1,77299-yr
Skysuites@Anson24$2,24899-yr
76 Shenton16$2,03499-yr
Spottiswoode Residences14$2,266Freehold
Altez11$2,25999-yr

One district, 2.9× the price. Spottiswoode Park trades at $1,053 psf (7 deals) while Newport Residences trades at $3,082 psf (203 deals) — both in District 2. Age, tenure, facilities and exact location drive that gap. It's why a district median is a starting point, never a valuation.

19 projects transacted in District 2 over the 12 months to July 2026, across 363 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