Singapore
* Exchange rates shown for illustration only, based on ECB mid-market rate. Actual transactions may be subject to conversion fees.
Schools: curricula and languages of instruction
This reports which school curricula and languages of instruction are available to a child in this city — not how many foreign residents live here.
Public schools: languages of instruction: English; English (main medium of instruction; stated by Hong Kong LegCo research brief, not by an MOE page opened in this pass); Mother Tongue Language as compulsory second-language subject: Chinese, Malay, Tamil (MOE) · Source
Anglo-Chinese School (Independent)
Curricula: IB Diploma Programme; IB DP
Language of instruction: ENGLISH
Source · Checked:
Astor International School
Curricula: International Primary Curriculum (IPC); Singapore Mathematics
Language of instruction: not stated by the source
Source · Checked:
Brighton College (Singapore)
Curricula: A-level; British curriculum; Early Years Foundation Stage (EYFS); English National Curriculum; IGCSE
Language of instruction: English
Source · Checked:
Chatsworth International School
Curricula: IB Diploma Programme; IB Diploma Programme (DP); IB DP; IB Middle Years Programme; IB Middle Years Programme (MYP); IB MYP; IB Primary Years Programme; IB Primary Years Programme (PYP); IB PYP
Language of instruction: ENGLISH · Language source
Source · Checked:
Dover Court International School
Curricula: ASDAN; British curriculum; Cambridge IGCSE; English National Curriculum; IB Career-related Programme (IBCP); IB Diploma Programme; IB Diploma Programme (IBDP); IB DP; IGCSE; International Primary Curriculum; IPC, English National Curriculum, IGCSE (secondary source)
Language of instruction: ENGLISH
Source · Checked:
DPS International School
Curricula: Cambridge International A Level; Cambridge Lower Secondary; Cambridge Primary; IGCSE; NOT_STATED_BY_SOURCE (described as an Indian international school by MTI, 2008)
Language of instruction: not stated by the source
Source · Checked:
Dulwich College (Singapore)
Curricula: Cambridge IGCSE; English National Curriculum; English National Curriculum / IGCSE (secondary source); Enhanced English National Curriculum; IB Career-related Programme; IB Career-related Programme (IBCP); IB CP; IB Diploma; IB Diploma Programme; IB Diploma Programme (IBDP); IB DP; IGCSE; National Curriculum for England
Language of instruction: CHINESE; ENGLISH
Source · Checked:
Furen International School
Curricula: Cambridge IGCSE; Cambridge International A Level; Cambridge International A Levels; Cambridge Lower Secondary; IGCSE
Language of instruction: English
Source · Checked:
Holland International School
Curricula: Dutch curriculum; Dutch National Curriculum; English National Curriculum; International Primary Curriculum (IPC)
Language of instruction: Dutch · Language source
Source · Checked:
Hwa Chong International School
Curricula: Cambridge IGCSE; Cambridge Lower Secondary; IB Diploma Programme; IB Diploma Programme (IBDP); IB DP; IGCSE; IGCSE (secondary source)
Language of instruction: English · Language source
Source · Checked:
Insworld Institute
Curricula: International A Level; International GCSE
Language of instruction: not stated by the source
Source · Checked:
Integrated International School
Curricula: International curriculum
Language of instruction: not stated by the source
Source · Checked:
More schools
ISS International School
Curricula: American-style High School Diploma; IB Diploma Programme (DP); IB DP; IB Middle Years Programme (MYP); IB MYP; IB Primary Years Programme (PYP); IB PYP; International Baccalaureate
Language of instruction: ENGLISH · Language source
Source · Checked:
Knightsbridge House International School
Curricula: Cambridge Lower Secondary; Cambridge Primary; IGCSE; International curriculum; International Primary Curriculum (IPC)
Language of instruction: English
Source · Checked:
Madrasah Aljunied Al-Islamiah
Curricula: IB Diploma Programme; IB DP; MOE curriculum and Al-Azhar curriculum (secondary source)
Language of instruction: not stated by the source
Source · Checked:
Melbourne Specialist International School
Curricula: Australian / international specialist curriculum
Stages or ages: 3–18
Language of instruction: not stated by the source
Source · Checked:
Nexus International School (Singapore)
Curricula: Cambridge IGCSE; English National Curriculum; IB Diploma Programme (IBDP); IB DP; IB MYP; IB Primary Years Programme (PYP); IB programmes; IB PYP
Language of instruction: not stated by the source
Source · Checked:
North London Collegiate School (Singapore)
Curricula: Cambridge IGCSE; Enhanced British Curriculum; IB; IB Diploma Programme (IBDP); IB DP; IB MYP; International / British pathway
Language of instruction: ENGLISH
Source · Checked:
NPS International School
Curricula: Cambridge IGCSE; CBSE (India); IB Diploma Programme (IBDP); IB Primary Years Programme (PYP)
Stages or ages: Ages 3–18 (Early Years to Grade 12)
Language of instruction: English
Source · Checked:
NPS International School
Curricula: CBSE; International programmes
Language of instruction: not stated by the source
Source · Checked:
Overseas Family School
Curricula: Cambridge IGCSE; IB Diploma Programme (IBDP); IB DP; IB MYP; IB programmes; IEYC; IGCSE; International Early Years Curriculum (IEYC); International Primary Curriculum (IPC); IPC
Language of instruction: ENGLISH
Source · Checked:
School of the Arts, Singapore (SOTA)
Curricula: IB CP; IB Diploma Programme; IB DP
Language of instruction: ENGLISH
Source · Checked:
Singapore American School
Curricula: Advanced Placement; Advanced Placement (AP); American curriculum; AP Capstone; US curriculum
Language of instruction: English · Language source
Source · Checked:
Singapore Korean International School
Curricula: AP (secondary source); Cambridge Primary; Cambridge Secondary; Korean National Curriculum; Korean national curriculum (secondary source)
Language of instruction: not stated by the source
Source · Checked:
Singapore Sports School
Curricula: IB Diploma Programme; IB DP
Language of instruction: ENGLISH
Source · Checked:
Sir Manasseh Meyer International School
Curricula: Cambridge IGCSE; Cambridge Lower Secondary; IGCSE; International curriculum; International Primary Curriculum (IPC)
Language of instruction: English; Hebrew
Source · Checked:
St. Francis Methodist School
Curricula: Cambridge IGCSE; Cambridge Lower Secondary; Cambridge Primary; International / Cambridge pathways; Pearson BTEC; Western Australian Certificate of Education (WACE)
Language of instruction: English
Source · Checked:
St. Joseph's Institution
Curricula: IB Diploma Programme
Stages or ages: Secondary, Pre-University
Language of instruction: not stated by the source
Source · Checked:
St. Joseph's Institution International
Curricula: IB DP; IPC / IMYC, (I)GCSE (secondary source)
Stages or ages: Elementary - Grade 12 (secondary source)
Language of instruction: ENGLISH
Source · Checked:
Stamford American International School
Curricula: Advanced Placement; Advanced Placement (AP); American curriculum (secondary source); American curriculum pathways; IB Diploma Programme (DP); IB DP; IB Middle Years Programme (MYP); IB MYP; IB Primary Years Programme (PYP); IB programmes; IB PYP; US Curriculum (AERO/Common Core)
Language of instruction: English; Mandarin
Source · Checked:
Swiss School in Singapore
Curricula: Swiss curriculum (Canton of Zug); Swiss Curriculum (Cantons of Zug and Valais / Lehrplan 21 / Plan d'études romand); Swiss-based curriculum
Language of instruction: English; French; German
Source · Checked:
Tanglin Trust School
Curricula: A-Level; British curriculum; Cambridge International A Levels; English National Curriculum; English National Curriculum, (I)GCSE, A Level (secondary source); IB Diploma; IB Diploma Programme; IB Diploma Programme (IBDP); IB DP; IGCSE
Language of instruction: ENGLISH
Source · Checked:
The Grange Institution
Curricula: Cambridge Primary; International / Cambridge pathways; International Primary Curriculum (IPC)
Language of instruction: English · Language source
Source · Checked:
The Perse School Singapore
Curricula: Cambridge IGCSE; Cambridge Lower Secondary; Cambridge Primary
Stages or ages: Ages 5–16 (Key Stage 1 to Key Stage 4)
Language of instruction: English
Source · Checked:
Waseda Shibuya Senior High School in Singapore
Curricula: Japanese (secondary source); Japanese curriculum; Japanese Senior High Curriculum (MEXT accredited / Waseda University affiliated)
Language of instruction: Japanese · Language source
Source · Checked:
Westbourne College (Singapore)
Curricula: IB DP; IGCSE; IGCSE (secondary source); International Baccalaureate
Language of instruction: CHINESE; ENGLISH
Source · Checked:
Yuvabharathi International School
Curricula: CBSE; International programmes
Language of instruction: not stated by the source
Source · Checked:
Listed alphabetically — not a ranking or a recommendation. Compiled from public sources; confirm details with the school.
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 20,932–SGD 28,830 (₪50,635–₪69,740) | 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. | |
| Lakeside ura planning aread22jurong east / jurong west | SGD 21,902–SGD 24,118 (₪52,981–₪58,342) | 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. | |
| Tanglin ura planning aread10tanglin | SGD 25,808–SGD 35,521 (₪62,431–₪85,925) | 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. | |
| City Hall ura planning aread06downtown core | SGD 32,608–SGD 36,969 (₪78,880–₪89,430) | 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. | |
| Bugis ura planning aread07rochor / downtown core | SGD 18,411–SGD 25,989 (₪44,536–₪62,869) | 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. | |
| Bukit Timah ura planning aread10bukit timah | SGD 22,741–SGD 25,597 (₪55,012–₪61,919) | 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. | |
| Orchard ura planning aread09orchard | SGD 32,952–SGD 38,609 (₪79,711–₪93,396) | 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. | |
| Kallang ura planning aread12kallang | SGD 24,231–SGD 30,159 (₪58,615–₪72,956) | 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. | |
| Woodlands ura planning aread25woodlands | SGD 10,311–SGD 14,330 (₪24,943–₪34,664) | 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 21,275–SGD 29,066 (₪51,465–₪70,312) | 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. | |
| Queenstown ura planning aread03queenstown | SGD 22,897–SGD 27,581 (₪55,390–₪66,719) | 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. | |
| Alexandra ura planning aread03bukit merah / queenstown | SGD 23,420–SGD 26,220 (₪56,653–₪63,426) | 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. | |
| Bishan ura planning aread20bishan | SGD 18,370–SGD 21,622 (₪44,439–₪52,304) | 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. | |
| Serangoon ura planning aread19serangoon | SGD 18,032–SGD 20,589 (₪43,619–₪49,805) | 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. | |
| Punggol ura planning aread19punggol | SGD 16,886–SGD 18,771 (₪40,848–₪45,407) | 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. | |
| Sengkang ura planning aread19sengkang | SGD 20,664–SGD 22,560 (₪49,986–₪54,574) | 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. | |
| Ang Mo Kio ura planning aread20ang mo kio | SGD 25,370–SGD 27,300 (₪61,372–₪66,040) | 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. | |
| Clementi ura planning aread05clementi | SGD 18,833–SGD 24,680 (₪45,559–₪59,701) | 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. | |
| Jurong East ura planning aread22jurong east | SGD 11,856–SGD 24,566 (₪28,680–₪59,427) | 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. | |
| Tiong Bahru ura planning aread03bukit merah | SGD 13,785–SGD 27,571 (₪33,347–₪66,696) | 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. | |
| Tampines ura planning aread18tampines | SGD 17,851–SGD 20,416 (₪43,181–₪49,386) | 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 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. | |
| Jurong West ura planning aread22jurong west | SGD 15,927–SGD 19,454 (₪38,529–₪47,061) | 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. | |
| Changi ura planning aread17changi | SGD 15,838–SGD 20,164 (₪38,313–₪48,778) | 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 25,805–SGD 32,779 (₪62,423–₪79,295) | 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. | |
| Geylang ura planning aread14geylang | SGD 14,754–SGD 18,474 (₪35,691–₪44,690) | 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. | |
| Novena ura planning aread11novena | SGD 22,225–SGD 31,231 (₪53,763–₪75,549) | 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. | |
| East Coast ura planning aread15bedok / marine parade | SGD 19,249–SGD 24,505 (₪46,564–₪59,279) | 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. | |
| Sembawang ura planning aread27sembawang | SGD 14,257–SGD 16,815 (₪34,489–₪40,677) | 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. | |
| Newton ura planning aread11newton | SGD 23,687–SGD 31,143 (₪57,301–₪75,337) | 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. | |
| Marina Bay ura planning aread01downtown core | SGD 24,291–SGD 34,475 (₪58,762–₪83,397) | 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. | |
| Sentosa Cove ura planning aread04southern islands / sentosa | SGD 21,696–SGD 23,748 (₪52,484–₪57,447) | 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. | |
| Marine Parade ura planning aread15marine parade | SGD 20,696–SGD 25,184 (₪50,063–₪60,922) | 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 25,846–SGD 37,740 (₪62,522–₪91,296) | 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 12,663–SGD 15,195 (₪30,632–₪36,758) | 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. | |
| Bedok ura planning aread16bedok | SGD 20,183–SGD 26,502 (₪48,824–₪64,109) | 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. | |
| Hougang ura planning aread19hougang | SGD 16,899–SGD 20,481 (₪40,879–₪49,544) | 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. | |
| Toa Payoh ura planning aread12toa payoh | SGD 22,276–SGD 28,832 (₪53,887–₪69,746) | 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. | |
| Jurong Gateway ura planning aread22jurong east | SGD 22,246–SGD 25,944 (₪53,813–₪62,758) | 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 19,021–SGD 25,806 (₪46,013–₪62,427) | 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 20,473–SGD 22,502 (₪49,524–₪54,434) | 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 20,932/m² (₪50,635/m²)
Lakeside
Price from SGD 21,902/m² (₪52,981/m²)
Tanglin
Price from SGD 25,808/m² (₪62,431/m²)
City Hall
Price from SGD 32,608/m² (₪78,880/m²)
Bugis
Price from SGD 18,411/m² (₪44,536/m²)
Bukit Timah
Price from SGD 22,741/m² (₪55,012/m²)
Orchard
Price from SGD 32,952/m² (₪79,711/m²)
Kallang
Price from SGD 24,231/m² (₪58,615/m²)
Woodlands
Price from SGD 10,311/m² (₪24,943/m²)
Raffles Place
Price from SGD 21,275/m² (₪51,465/m²)
Queenstown
Price from SGD 22,897/m² (₪55,390/m²)
Alexandra
Price from SGD 23,420/m² (₪56,653/m²)
Bishan
Price from SGD 18,370/m² (₪44,439/m²)
Serangoon
Price from SGD 18,032/m² (₪43,619/m²)
Punggol
Price from SGD 16,886/m² (₪40,848/m²)
Sengkang
Price from SGD 20,664/m² (₪49,986/m²)
Ang Mo Kio
Price from SGD 25,370/m² (₪61,372/m²)
Clementi
Price from SGD 18,833/m² (₪45,559/m²)
Jurong East
Price from SGD 11,856/m² (₪28,680/m²)
Tiong Bahru
Price from SGD 13,785/m² (₪33,347/m²)
Tampines
Price from SGD 17,851/m² (₪43,181/m²)
Jurong West
Price from SGD 15,927/m² (₪38,529/m²)
Changi
Price from SGD 15,838/m² (₪38,313/m²)
Cairnhill
Price from SGD 25,805/m² (₪62,423/m²)
Geylang
Price from SGD 14,754/m² (₪35,691/m²)
Novena
Price from SGD 22,225/m² (₪53,763/m²)
East Coast
Price from SGD 19,249/m² (₪46,564/m²)
Sembawang
Price from SGD 14,257/m² (₪34,489/m²)
Newton
Price from SGD 23,687/m² (₪57,301/m²)
Marina Bay
Price from SGD 24,291/m² (₪58,762/m²)
Sentosa Cove
Price from SGD 21,696/m² (₪52,484/m²)
Marine Parade
Price from SGD 20,696/m² (₪50,063/m²)
River Valley
Price from SGD 25,846/m² (₪62,522/m²)
Yishun
Price from SGD 12,663/m² (₪30,632/m²)
Bedok
Price from SGD 20,183/m² (₪48,824/m²)
Hougang
Price from SGD 16,899/m² (₪40,879/m²)
Toa Payoh
Price from SGD 22,276/m² (₪53,887/m²)
Jurong Gateway
Price from SGD 22,246/m² (₪53,813/m²)
Paya Lebar
Price from SGD 19,021/m² (₪46,013/m²)
Pasir Ris
Price from SGD 20,473/m² (₪49,524/m²)
Editorial | CASABROVA
All articles →CASABROVA Global Investor Briefing — October 2026
The board barely moved: twenty-one of twenty-nine markets are unchanged, and the three that crossed two points did so because our own readings changed, not because anything happened in those markets. The top is now a three-way tie — Estonia 74.6, Poland 74.3, Slovenia 74.3 — with three tenths of a point between first and third.
CASABROVA Global Investor Briefing — September 2026
The Score did not move: no market changed by even half a point, and Estonia edged past Poland into #1 by 0.20 — inside the noise. What moved was the cost of money, and in opposite directions: New Zealand and Korea raised, Israel cut, Canada held, and 12-month Euribor crossed 3%. House prices rose in 25 of the 27 markets we can price for 2025, led by Hungary at +18.3%; only Canada and New Zealand fell.
Q2 2026 Investor Briefing
Our quarterly cross-market briefing: twenty-nine markets, the cost of borrowing as a foreign buyer, cycle position, tax by nationality, and the CASABROVA Score.
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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