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District 17 · OCR · Outside Central Region

District 17 — Changi, Loyang, Flora Drive

The most affordable district in this dataset at $1,261 psf across 287 transactions. You are buying space and quiet, and paying for it in commute time.

ChangiLoyangFlora DriveUpper ChangiChangi Business Park

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

Private condo

$1,273 psf

median $1,328,000

344 caveats

HDB 4-room · PASIR RIS

$636,888

313 resales

Condo rent

$3,400 / month

377 contracts

MRT

East West (Expo, Changi Airport), Downtown

The most affordable district in this dataset at $1,273 psf across 344 transactions. You are buying space and quiet, and paying for it in commute time.

What moves price here

  1. Lowest private psf of any district measured. That is a genuine value proposition, not a data artefact — 344 deals support it.
  2. Changi Business Park and the airport are the employment anchors, which makes rental demand quite specific to those sectors.
  3. Commute is the trade. Everything else here follows from how you price your travel time.

Who it suits

Buyers who work in the east, want maximum floor area per dollar, and genuinely don’t mind the distance.

What to check before you commit

  • Aircraft noise on the specific stack
  • Realistic door-to-door commute at peak hour
  • Resale liquidity — the buyer pool here is narrower

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 17? Ask me and I’ll pull them.

Can you afford it?

What income does District 17 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 · PASIR RISMSR 30% cap$636,888$477,666$2,521$8,404
Private condoTDSR 55% cap$1,328,000$996,000$5,257$9,559

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
Hedges Park Condominium38$1,27999-yr
Parc Olympia38$1,23099-yr
Palm Isles29$1,24799-yr
The Jovell27$1,47099-yr
Carissa Park Condominium27$1,254Freehold
The Inflora26$1,32099-yr

One district, 2.0× the price. Watercrest trades at $1,056 psf (5 deals) while Kassia trades at $2,078 psf (24 deals) — both in District 17. Age, tenure, facilities and exact location drive that gap. It's why a district median is a starting point, never a valuation.

27 projects transacted in District 17 over the 12 months to July 2026, across 344 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