Singapore
* Exchange rates shown for illustration only, based on ECB mid-market rate. Actual transactions may be subject to conversion fees.
Properties in Singapore
Yield by Neighborhood — Singapore
Microzone investment comparison — CASABROVA
| Neighborhood | Price/m² | STR Yield | STR Status | Character |
|---|---|---|---|---|
| Tanjong Pagar ura planning aread02downtown core | SGD 20,569–SGD 26,801 (₪48,444–₪63,121) | STR Banned 🔴 | STR Banned 🔴 Singapore residential STR rule: private residential stays under 3 consecutive months are disallowed by URA; HDB short stays are not permitted. Postal district D02; URA planning anchor Downtown Core. HDB town price band: not applicable or not stated in the official town median dataset. Private investor display band: S$25,000-S$38,000/sqm before EUR storage conversion. | |
| Tiong Bahru ura planning aread03bukit merah | SGD 16,230–SGD 28,157 (₪38,223–₪66,314) | STR Banned 🔴 | STR Banned 🔴 Singapore residential STR rule: private residential stays under 3 consecutive months are disallowed by URA; HDB short stays are not permitted. Postal district D03; URA planning anchor Bukit Merah. HDB town price band: S$6,170-S$9,910/sqm. Private investor display band: S$20,000-S$33,000/sqm before EUR storage conversion. | |
| Marina Bay ura planning aread01downtown core | SGD 24,282–SGD 31,918 (₪57,187–₪75,171) | STR Banned 🔴 | STR Banned 🔴 Singapore residential STR rule: private residential stays under 3 consecutive months are disallowed by URA; HDB short stays are not permitted. Postal district D01; URA planning anchor Downtown Core. HDB town price band: not applicable or not stated in the official town median dataset. Private investor display band: S$30,000-S$45,000/sqm before EUR storage conversion. | |
| Punggol ura planning aread19punggol | SGD 17,185–SGD 19,013 (₪40,474–₪44,777) | STR Banned 🔴 | STR Banned 🔴 Singapore residential STR rule: private residential stays under 3 consecutive months are disallowed by URA; HDB short stays are not permitted. Postal district D19; URA planning anchor Punggol. HDB town price band: S$6,560-S$8,070/sqm. Private investor display band: S$14,000-S$24,000/sqm before EUR storage conversion. | |
| Bishan ura planning aread20bishan | SGD 18,758–SGD 22,656 (₪44,177–₪53,359) | STR Banned 🔴 | STR Banned 🔴 Singapore residential STR rule: private residential stays under 3 consecutive months are disallowed by URA; HDB short stays are not permitted. Postal district D20; URA planning anchor Bishan. HDB town price band: S$8,720-S$8,870/sqm. Private investor display band: S$17,000-S$28,000/sqm before EUR storage conversion. | |
| Marine Parade ura planning aread15marine parade | SGD 20,315–SGD 24,968 (₪47,846–₪58,803) | STR Banned 🔴 | STR Banned 🔴 Singapore residential STR rule: private residential stays under 3 consecutive months are disallowed by URA; HDB short stays are not permitted. Postal district D15; URA planning anchor Marine Parade. HDB town price band: not applicable or not stated in the official town median dataset. Private investor display band: S$19,000-S$33,000/sqm before EUR storage conversion. | |
| River Valley ura planning aread09river valley | SGD 26,452–SGD 38,778 (₪62,298–₪91,328) | STR Banned 🔴 | STR Banned 🔴 Singapore residential STR rule: private residential stays under 3 consecutive months are disallowed by URA; HDB short stays are not permitted. Postal district D09; URA planning anchor River Valley. HDB town price band: not applicable or not stated in the official town median dataset. Private investor display band: S$28,000-S$43,000/sqm before EUR storage conversion. | |
| Yishun ura planning aread27yishun | SGD 12,534–SGD 15,381 (₪29,518–₪36,224) | STR Banned 🔴 | STR Banned 🔴 Singapore residential STR rule: private residential stays under 3 consecutive months are disallowed by URA; HDB short stays are not permitted. Postal district D27; URA planning anchor Yishun. HDB town price band: S$6,080-S$6,380/sqm. Private investor display band: S$11,000-S$19,000/sqm before EUR storage conversion. | |
| Tanglin ura planning aread10tanglin | SGD 26,718–SGD 35,144 (₪62,925–₪82,769) | STR Banned 🔴 | STR Banned 🔴 Singapore residential STR rule: private residential stays under 3 consecutive months are disallowed by URA; HDB short stays are not permitted. Postal district D10; URA planning anchor Tanglin. HDB town price band: not applicable or not stated in the official town median dataset. Private investor display band: S$26,000-S$42,000/sqm before EUR storage conversion. | |
| Lakeside ura planning aread22jurong east / jurong west | SGD 22,122–SGD 24,679 (₪52,100–₪58,123) | STR Banned 🔴 | STR Banned 🔴 Singapore residential STR rule: private residential stays under 3 consecutive months are disallowed by URA; HDB short stays are not permitted. Postal district D22; URA planning anchor Jurong East / Jurong West. HDB town price band: S$5,810-S$6,170/sqm. Private investor display band: S$15,000-S$25,000/sqm before EUR storage conversion. | |
| Bedok ura planning aread16bedok | SGD 20,154–SGD 26,762 (₪47,465–₪63,028) | STR Banned 🔴 | STR Banned 🔴 Singapore residential STR rule: private residential stays under 3 consecutive months are disallowed by URA; HDB short stays are not permitted. Postal district D16; URA planning anchor Bedok. HDB town price band: S$6,240-S$6,640/sqm. Private investor display band: S$15,000-S$26,000/sqm before EUR storage conversion. | |
| Jurong East ura planning aread22jurong east | SGD 11,973–SGD 14,401 (₪28,198–₪33,917) | STR Banned 🔴 | STR Banned 🔴 Singapore residential STR rule: private residential stays under 3 consecutive months are disallowed by URA; HDB short stays are not permitted. Postal district D22; URA planning anchor Jurong East. HDB town price band: S$5,810-S$6,170/sqm. Private investor display band: S$16,000-S$27,000/sqm before EUR storage conversion. | |
| Hougang ura planning aread19hougang | SGD 15,251–SGD 20,431 (₪35,919–₪48,119) | STR Banned 🔴 | STR Banned 🔴 Singapore residential STR rule: private residential stays under 3 consecutive months are disallowed by URA; HDB short stays are not permitted. Postal district D19; URA planning anchor Hougang. HDB town price band: S$6,590-S$7,590/sqm. Private investor display band: S$14,000-S$24,000/sqm before EUR storage conversion. | |
| Serangoon ura planning aread19serangoon | SGD 18,321–SGD 20,516 (₪43,148–₪48,319) | STR Banned 🔴 | STR Banned 🔴 Singapore residential STR rule: private residential stays under 3 consecutive months are disallowed by URA; HDB short stays are not permitted. Postal district D19; URA planning anchor Serangoon. HDB town price band: S$6,950-S$7,050/sqm. Private investor display band: S$14,000-S$24,000/sqm before EUR storage conversion. | |
| City Hall ura planning aread06downtown core | SGD 33,458–SGD 36,872 (₪78,798–₪86,839) | STR Banned 🔴 | STR Banned 🔴 Singapore residential STR rule: private residential stays under 3 consecutive months are disallowed by URA; HDB short stays are not permitted. Postal district D06; URA planning anchor Downtown Core. HDB town price band: not applicable or not stated in the official town median dataset. Private investor display band: S$22,000-S$34,000/sqm before EUR storage conversion. | |
| Ang Mo Kio ura planning aread20ang mo kio | SGD 25,575–SGD 27,947 (₪60,234–₪65,820) | STR Banned 🔴 | STR Banned 🔴 Singapore residential STR rule: private residential stays under 3 consecutive months are disallowed by URA; HDB short stays are not permitted. Postal district D20; URA planning anchor Ang Mo Kio. HDB town price band: S$6,450-S$8,280/sqm. Private investor display band: S$17,000-S$28,000/sqm before EUR storage conversion. | |
| Tampines ura planning aread18tampines | SGD 18,001–SGD 19,869 (₪42,395–₪46,794) | STR Banned 🔴 | STR Banned 🔴 Singapore residential STR rule: private residential stays under 3 consecutive months are disallowed by URA; HDB short stays are not permitted. Postal district D18; URA planning anchor Tampines. HDB town price band: S$7,040-S$7,550/sqm. Private investor display band: S$13,000-S$23,000/sqm before EUR storage conversion. | |
| Queenstown ura planning aread03queenstown | SGD 22,702–SGD 27,527 (₪53,468–₪64,831) | STR Banned 🔴 | STR Banned 🔴 Singapore residential STR rule: private residential stays under 3 consecutive months are disallowed by URA; HDB short stays are not permitted. Postal district D03; URA planning anchor Queenstown. HDB town price band: S$6,320-S$10,730/sqm. Private investor display band: S$20,000-S$33,000/sqm before EUR storage conversion. | |
| Toa Payoh ura planning aread12toa payoh | SGD 22,345–SGD 29,022 (₪52,626–₪68,350) | STR Banned 🔴 | STR Banned 🔴 Singapore residential STR rule: private residential stays under 3 consecutive months are disallowed by URA; HDB short stays are not permitted. Postal district D12; URA planning anchor Toa Payoh. HDB town price band: S$5,870-S$10,000/sqm. Private investor display band: S$18,000-S$28,000/sqm before EUR storage conversion. | |
| Bukit Timah ura planning aread10bukit timah | SGD 22,902–SGD 25,945 (₪53,938–₪61,103) | STR Banned 🔴 | STR Banned 🔴 Singapore residential STR rule: private residential stays under 3 consecutive months are disallowed by URA; HDB short stays are not permitted. Postal district D10; URA planning anchor Bukit Timah. HDB town price band: not applicable or not stated in the official town median dataset. Private investor display band: S$26,000-S$42,000/sqm before EUR storage conversion. | |
| Bugis ura planning aread07rochor / downtown core | SGD 18,934–SGD 29,436 (₪44,592–₪69,326) | STR Banned 🔴 | STR Banned 🔴 Singapore residential STR rule: private residential stays under 3 consecutive months are disallowed by URA; HDB short stays are not permitted. Postal district D07; URA planning anchor Rochor / Downtown Core. HDB town price band: not applicable or not stated in the official town median dataset. Private investor display band: S$20,000-S$32,000/sqm before EUR storage conversion. | |
| Kallang ura planning aread12kallang | SGD 25,617–SGD 30,848 (₪60,331–₪72,651) | STR Banned 🔴 | STR Banned 🔴 Singapore residential STR rule: private residential stays under 3 consecutive months are disallowed by URA; HDB short stays are not permitted. Postal district D12; URA planning anchor Kallang. HDB town price band: S$6,760-S$9,490/sqm. Private investor display band: S$18,000-S$28,000/sqm before EUR storage conversion. | |
| Sembawang ura planning aread27sembawang | SGD 13,887–SGD 18,115 (₪32,706–₪42,663) | STR Banned 🔴 | STR Banned 🔴 Singapore residential STR rule: private residential stays under 3 consecutive months are disallowed by URA; HDB short stays are not permitted. Postal district D27; URA planning anchor Sembawang. HDB town price band: S$5,640-S$7,760/sqm. Private investor display band: S$11,000-S$19,000/sqm before EUR storage conversion. | |
| Jurong West ura planning aread22jurong west | SGD 15,422–SGD 18,456 (₪36,321–₪43,467) | STR Banned 🔴 | STR Banned 🔴 Singapore residential STR rule: private residential stays under 3 consecutive months are disallowed by URA; HDB short stays are not permitted. Postal district D22; URA planning anchor Jurong West. HDB town price band: S$5,680-S$6,150/sqm. Private investor display band: S$14,000-S$24,000/sqm before EUR storage conversion. | |
| Geylang ura planning aread14geylang | SGD 15,612–SGD 18,861 (₪36,768–₪44,421) | STR Banned 🔴 | STR Banned 🔴 Singapore residential STR rule: private residential stays under 3 consecutive months are disallowed by URA; HDB short stays are not permitted. Postal district D14; URA planning anchor Geylang. HDB town price band: S$5,660-S$8,010/sqm. Private investor display band: S$16,000-S$25,000/sqm before EUR storage conversion. | |
| Orchard ura planning aread09orchard | SGD 34,362–SGD 39,918 (₪80,927–₪94,012) | STR Banned 🔴 | STR Banned 🔴 Singapore residential STR rule: private residential stays under 3 consecutive months are disallowed by URA; HDB short stays are not permitted. Postal district D09; URA planning anchor Orchard. HDB town price band: not applicable or not stated in the official town median dataset. Private investor display band: S$32,000-S$48,000/sqm before EUR storage conversion. | |
| Alexandra ura planning aread03bukit merah / queenstown | SGD 23,462–SGD 26,392 (₪55,257–₪62,157) | STR Banned 🔴 | STR Banned 🔴 Singapore residential STR rule: private residential stays under 3 consecutive months are disallowed by URA; HDB short stays are not permitted. Postal district D03; URA planning anchor Bukit Merah / Queenstown. HDB town price band: S$6,170-S$9,910/sqm. Private investor display band: S$20,000-S$33,000/sqm before EUR storage conversion. | |
| Sentosa Cove ura planning aread04southern islands / sentosa | SGD 22,263–SGD 24,269 (₪52,434–₪57,158) | STR Banned 🔴 | STR Banned 🔴 Singapore residential STR rule: private residential stays under 3 consecutive months are disallowed by URA; HDB short stays are not permitted. Postal district D04; URA planning anchor Southern Islands / Sentosa. HDB town price band: not applicable or not stated in the official town median dataset. Private investor display band: S$18,000-S$35,000/sqm before EUR storage conversion. | |
| Novena ura planning aread11novena | SGD 22,603–SGD 31,150 (₪53,232–₪73,362) | STR Banned 🔴 | STR Banned 🔴 Singapore residential STR rule: private residential stays under 3 consecutive months are disallowed by URA; HDB short stays are not permitted. Postal district D11; URA planning anchor Novena. HDB town price band: not applicable or not stated in the official town median dataset. Private investor display band: S$23,000-S$36,000/sqm before EUR storage conversion. | |
| Sengkang ura planning aread19sengkang | SGD 20,841–SGD 22,902 (₪49,083–₪53,938) | STR Banned 🔴 | STR Banned 🔴 Singapore residential STR rule: private residential stays under 3 consecutive months are disallowed by URA; HDB short stays are not permitted. Postal district D19; URA planning anchor Sengkang. HDB town price band: S$6,370-S$8,050/sqm. Private investor display band: S$14,000-S$24,000/sqm before EUR storage conversion. | |
| Woodlands ura planning aread25woodlands | SGD 10,319–SGD 13,252 (₪24,302–₪31,211) | STR Banned 🔴 | STR Banned 🔴 Singapore residential STR rule: private residential stays under 3 consecutive months are disallowed by URA; HDB short stays are not permitted. Postal district D25; URA planning anchor Woodlands. HDB town price band: S$5,910-S$6,930/sqm. Private investor display band: S$10,000-S$18,000/sqm before EUR storage conversion. | |
| Raffles Place ura planning aread01downtown core | SGD 21,499–SGD 27,499 (₪50,632–₪64,765) | STR Banned 🔴 | STR Banned 🔴 Singapore residential STR rule: private residential stays under 3 consecutive months are disallowed by URA; HDB short stays are not permitted. Postal district D01; URA planning anchor Downtown Core. HDB town price band: not applicable or not stated in the official town median dataset. Private investor display band: S$26,000-S$39,000/sqm before EUR storage conversion. | |
| Clementi ura planning aread05clementi | SGD 18,575–SGD 23,937 (₪43,746–₪56,376) | STR Banned 🔴 | STR Banned 🔴 Singapore residential STR rule: private residential stays under 3 consecutive months are disallowed by URA; HDB short stays are not permitted. Postal district D05; URA planning anchor Clementi. HDB town price band: S$6,180-S$9,030/sqm. Private investor display band: S$17,000-S$28,000/sqm before EUR storage conversion. | |
| Changi ura planning aread17changi | SGD 17,320–SGD 20,152 (₪40,792–₪47,461) | STR Banned 🔴 | STR Banned 🔴 Singapore residential STR rule: private residential stays under 3 consecutive months are disallowed by URA; HDB short stays are not permitted. Postal district D17; URA planning anchor Changi. HDB town price band: not applicable or not stated in the official town median dataset. Private investor display band: S$12,000-S$21,000/sqm before EUR storage conversion. | |
| Cairnhill ura planning aread09orchard | SGD 25,890–SGD 43,711 (₪60,975–₪102,945) | STR Banned 🔴 | STR Banned 🔴 Singapore residential STR rule: private residential stays under 3 consecutive months are disallowed by URA; HDB short stays are not permitted. Postal district D09; URA planning anchor Orchard. HDB town price band: not applicable or not stated in the official town median dataset. Private investor display band: S$28,000-S$43,000/sqm before EUR storage conversion. | |
| East Coast ura planning aread15bedok / marine parade | SGD 19,446–SGD 23,942 (₪45,798–₪56,386) | STR Banned 🔴 | STR Banned 🔴 Singapore residential STR rule: private residential stays under 3 consecutive months are disallowed by URA; HDB short stays are not permitted. Postal district D15; URA planning anchor Bedok / Marine Parade. HDB town price band: S$6,240-S$6,640/sqm. Private investor display band: S$19,000-S$33,000/sqm before EUR storage conversion. | |
| Newton ura planning aread11newton | SGD 24,291–SGD 32,145 (₪57,208–₪75,706) | STR Banned 🔴 | STR Banned 🔴 Singapore residential STR rule: private residential stays under 3 consecutive months are disallowed by URA; HDB short stays are not permitted. Postal district D11; URA planning anchor Newton. HDB town price band: not applicable or not stated in the official town median dataset. Private investor display band: S$23,000-S$36,000/sqm before EUR storage conversion. | |
| Jurong Gateway ura planning aread22jurong east | SGD 22,381–SGD 25,413 (₪52,711–₪59,851) | STR Banned 🔴 | STR Banned 🔴 Singapore residential STR rule: private residential stays under 3 consecutive months are disallowed by URA; HDB short stays are not permitted. Postal district D22; URA planning anchor Jurong East. HDB town price band: S$5,810-S$6,170/sqm. Private investor display band: S$17,000-S$29,000/sqm before EUR storage conversion. | |
| Paya Lebar ura planning aread14paya lebar | SGD 20,368–SGD 26,277 (₪47,970–₪61,886) | STR Banned 🔴 | STR Banned 🔴 Singapore residential STR rule: private residential stays under 3 consecutive months are disallowed by URA; HDB short stays are not permitted. Postal district D14; URA planning anchor Paya Lebar. HDB town price band: not applicable or not stated in the official town median dataset. Private investor display band: S$16,000-S$25,000/sqm before EUR storage conversion. | |
| Pasir Ris ura planning aread18pasir ris | SGD 20,973–SGD 22,887 (₪49,395–₪53,902) | STR Banned 🔴 | STR Banned 🔴 Singapore residential STR rule: private residential stays under 3 consecutive months are disallowed by URA; HDB short stays are not permitted. Postal district D18; URA planning anchor Pasir Ris. HDB town price band: S$6,450-S$7,130/sqm. Private investor display band: S$13,000-S$23,000/sqm before EUR storage conversion. |
Yield and price ranges are internal AI-research estimates from public real-estate portals (Tranio, Investropa, Globes, etc.), refreshed quarterly. Not primary-source data.
Investment Areas in Singapore
Tanjong Pagar
Price from SGD 20,569/m² (₪48,444/m²)
Tiong Bahru
Price from SGD 16,230/m² (₪38,223/m²)
Marina Bay
Price from SGD 24,282/m² (₪57,187/m²)
Punggol
Price from SGD 17,185/m² (₪40,474/m²)
Bishan
Price from SGD 18,758/m² (₪44,177/m²)
Marine Parade
Price from SGD 20,315/m² (₪47,846/m²)
River Valley
Price from SGD 26,452/m² (₪62,298/m²)
Yishun
Price from SGD 12,534/m² (₪29,518/m²)
Tanglin
Price from SGD 26,718/m² (₪62,925/m²)
Lakeside
Price from SGD 22,122/m² (₪52,100/m²)
Bedok
Price from SGD 20,154/m² (₪47,465/m²)
Jurong East
Price from SGD 11,973/m² (₪28,198/m²)
Hougang
Price from SGD 15,251/m² (₪35,919/m²)
Serangoon
Price from SGD 18,321/m² (₪43,148/m²)
City Hall
Price from SGD 33,458/m² (₪78,798/m²)
Ang Mo Kio
Price from SGD 25,575/m² (₪60,234/m²)
Tampines
Price from SGD 18,001/m² (₪42,395/m²)
Queenstown
Price from SGD 22,702/m² (₪53,468/m²)
Toa Payoh
Price from SGD 22,345/m² (₪52,626/m²)
Bukit Timah
Price from SGD 22,902/m² (₪53,938/m²)
Bugis
Price from SGD 18,934/m² (₪44,592/m²)
Kallang
Price from SGD 25,617/m² (₪60,331/m²)
Sembawang
Price from SGD 13,887/m² (₪32,706/m²)
Jurong West
Price from SGD 15,422/m² (₪36,321/m²)
Geylang
Price from SGD 15,612/m² (₪36,768/m²)
Orchard
Price from SGD 34,362/m² (₪80,927/m²)
Alexandra
Price from SGD 23,462/m² (₪55,257/m²)
Sentosa Cove
Price from SGD 22,263/m² (₪52,434/m²)
Novena
Price from SGD 22,603/m² (₪53,232/m²)
Sengkang
Price from SGD 20,841/m² (₪49,083/m²)
Woodlands
Price from SGD 10,319/m² (₪24,302/m²)
Raffles Place
Price from SGD 21,499/m² (₪50,632/m²)
Clementi
Price from SGD 18,575/m² (₪43,746/m²)
Changi
Price from SGD 17,320/m² (₪40,792/m²)
Cairnhill
Price from SGD 25,890/m² (₪60,975/m²)
East Coast
Price from SGD 19,446/m² (₪45,798/m²)
Newton
Price from SGD 24,291/m² (₪57,208/m²)
Jurong Gateway
Price from SGD 22,381/m² (₪52,711/m²)
Paya Lebar
Price from SGD 20,368/m² (₪47,970/m²)
Pasir Ris
Price from SGD 20,973/m² (₪49,395/m²)
Market Review — Singapore
Singapore is the strongest rule-of-law and banking market in the beta set, but it is also one of the least yield-friendly for foreign residential buyers. ABSD, minimum-stay rules and high entry prices dominate the economics.
The investment case is capital preservation and regional banking access, not yield. HDB/public-housing structure, private condominium rules and foreign-buyer stamp duties must be reviewed before any purchase strategy is formed.
CASABROVA treats Singapore as a premium defensive allocation for very specific buyers. It is not a mass-market Israeli yield play.
Last updated: May 11, 2026
Discussions — Singapore
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