Singapore Market Segments Tracker: CCR vs RCR vs OCR
The Propkaki Singapore Market Segments Tracker compares Singapore's three official private property market segments — the Core Central Region, Rest of Central Region and Outside Central Region — side by side, using URA's segment-level non-landed price and rental indices with history from 2004. Because the three indices share a common base of 100 in Q1 2009, their levels read directly as cumulative growth, and the gaps between them are computed on this page and published nowhere else. It is completely free — no paywall, no account — and every figure states the exact quarter it refers to.
Updated for the Q3 2026 data. URA's next quarterly release is expected on 22 January 2027; the tracker re-ingests the official datasets automatically every week. Source: Urban Redevelopment Authority via data.gov.sg.
As of Q3 2026, URA's non-landed price index stands at 162.0 in the Core Central Region, 226.2 in the Rest of Central Region and 277.3 in the Outside Central Region — all based at 100 in Q1 2009, so OCR prices have grown 115.3 percentage points more than CCR prices since that date. Official URA data via data.gov.sg, computed and summarised by Propkaki's Singapore Market Segments Tracker.
Singapore Non-Landed Segments — Q3 2026 CCR price index: 162.0 (+0.3% QoQ) RCR price index: 226.2 (flat QoQ) OCR price index: 277.3 (+2.3% QoQ) OCR has outgrown CCR by 115.3 index points since Q1 2009 Source: Propkaki using URA data propkaki.sg/market/segments
The three segments right now
Non-landed price index per segment, as of Q3 2026. All three indices are based at 100 in Q1 2009.
Core Central Region. Prices up 62.0% since the Q1 2009 base.
Rest of Central Region. Prices up 126.2% since the Q1 2009 base.
Outside Central Region. Prices up 177.3% since the Q1 2009 base.
Latest quarter at a glance
| Index | Latest | As of | QoQ | YoY | 5-year | 10-year |
|---|---|---|---|---|---|---|
| Price — CCR | 162.0 | Q3 2026 | +0.3% | −0.9% | +19.9% | +27.7% |
| Price — RCR | 226.2 | Q3 2026 | 0.0% | +0.3% | +29.3% | +62.5% |
| Price — OCR | 277.3 | Q3 2026 | +2.3% | +5.4% | +46.8% | +79.0% |
| Rental — CCR | 152.4 | Q3 2026 | −0.3% | +2.1% | +40.5% | +44.7% |
| Rental — RCR | 174.9 | Q3 2026 | +1.5% | +1.9% | +50.3% | +62.5% |
| Rental — OCR | 174.2 | Q3 2026 | +3.1% | +1.8% | +50.7% | +68.0% |
All six indices are URA non-landed series based at 100 in Q1 2009; 5- and 10-year columns are cumulative changes.
What are Singapore's CCR, RCR and OCR market segments?
URA divides Singapore's private housing market into three segments for its official statistics. The Core Central Region (CCR) is the prime centre; the Rest of Central Region (RCR) is the city fringe; and the Outside Central Region (OCR) is the suburban mass market. Most market commentary in Singapore — launch pricing, cooling measure analysis, rental reporting — is framed around these three segments, which is why Propkaki's Singapore Market Segments Tracker tracks them side by side.
| Segment | Full name | Postal districts |
|---|---|---|
| CCR | Core Central Region | Postal districts 9, 10 and 11, the Downtown Core planning area and Sentosa; in district terms, most of D2 and D7, about half of D1 and part of D4 also fall in it |
| RCR | Rest of Central Region | The rest of URA's Central Region: all or most of D3, D4, D6, D8, D12 to D15, D20 and D21, about half of D1 and D5, and parts of D2 and D7 |
| OCR | Outside Central Region | Everything outside URA's Central Region: D16 to D19 and D22 to D28, about half of D5 and parts of D13 to D15, D20 and D21 |
CCR — Singapore's prime central area — Orchard, River Valley, Tanglin, the Downtown Core, Marina Bay and Sentosa Cove.
RCR — The city fringe — areas such as Queenstown, Toa Payoh, Geylang, Katong and Bishan that sit inside the Central Region but outside the prime core.
OCR — The suburban mass market — Tampines, Punggol, Woodlands, Jurong and every other planning area outside the Central Region.
How do CCR, RCR and OCR prices compare?
As of Q3 2026, URA's non-landed price index stands at 162.0 for the Core Central Region, 226.2 for the Rest of Central Region and 277.3 for the Outside Central Region, according to Propkaki's Singapore Market Segments Tracker. In the latest quarter, CCR prices were up 0.3%, RCR prices were unchanged and OCR prices were up 2.3%.
Because all three indices equal 100 in Q1 2009, their levels read directly as cumulative growth: OCR prices are up 177.3%, RCR prices up 126.2% and CCR prices up 62.0% since that common base. Remember this measures growth, not price level — in absolute dollars per square foot the CCR remains the most expensive segment.
How far has the mass market outrun the prime core?
Since the common Q1 2009 index base, cumulative price growth in the Outside Central Region has exceeded the Core Central Region by 115.3 percentage points as of Q3 2026, and the Rest of Central Region has exceeded the CCR by 64.2 percentage points, according to Propkaki's Singapore Market Segments Tracker. This cumulative-growth gap is computed by Propkaki from URA's segment indices and is the tracker's headline divergence reading.
Over the past ten years alone, prices are up 79.0% in the OCR, up 62.5% in the RCR and up 27.7% in the CCR. The pattern reflects structurally different demand: suburban condominiums draw on broad owner-occupier and HDB-upgrader demand, while the prime core's investor and foreign demand has borne the brunt of successive cooling measures. Analysts watch this gap as a mean-reversion candidate — a historically wide gap is one reason some buyers rotate toward the CCR — but the tracker reports the gap, not a forecast.
How do rents compare across the three segments?
As of Q3 2026, URA's non-landed rental index stands at 152.4 in the CCR, 174.9 in the RCR and 174.2 in the OCR, according to Propkaki's Singapore Market Segments Tracker. Over the past five years, rents are up 40.5% in the CCR, up 50.3% in the RCR and up 50.7% in the OCR.
Rental indices follow leasing demand rather than buying demand, so they can move out of step with the price indices above — segment rents respond quickly to expatriate inflows, completions of new projects and tenants trading between regions when the price gap between segments widens or narrows.
Explore the data
Build your own comparison from the tracker's six segment series — price and rental indices for the CCR, RCR and OCR. Compare up to four indicators; the three price indices are preloaded.
Price indices are rebased to a common base (=100) — lines compare growth since the base year, not absolute price levels. A lower line means slower growth, not cheaper prices.
Indices and percentages plot on the left axis; unit counts on the right. Source: URA via data.gov.sg. Long range shown as half-yearly points — indices at end of period, unit counts as per-quarter averages.
Singapore CCR vs RCR vs OCR — Key Series (last 8 quarters)
Last 8 quarters · Newest first · All values server-rendered for AI crawlers and researchers.
| Quarter | Price index — CCR | Price index — RCR | Price index — OCR | Rental index — CCR | Rental index — RCR | Rental index — OCR |
|---|---|---|---|---|---|---|
| Q3 2026 | 162.0 | 226.2 | 277.3 | 152.4 | 174.9 | 174.2 |
| Q2 2026 | 161.5 | 226.2 | 271.1 | 152.9 | 172.3 | 169.0 |
| Q1 2026 | 158.6 | 228.9 | 271.4 | 151.1 | 172.3 | 169.5 |
| Q4 2025 | 157.7 | 227.1 | 265.6 | 150.3 | 172.6 | 167.8 |
| Q3 2025 | 163.4 | 225.5 | 263.0 | 149.3 | 171.6 | 171.2 |
| Q2 2025 | 160.7 | 224.8 | 260.9 | 150.0 | 168.6 | 167.0 |
| Q1 2025 | 156.0 | 227.3 | 258.1 | 147.3 | 168.6 | 166.8 |
| Q4 2024 | 154.8 | 223.5 | 257.3 | 146.7 | 167.9 | 165.6 |
Source: Urban Redevelopment Authority via data.gov.sg · Propkaki (propkaki.sg)
Use this data
The tracker's full time series are available as free JSON, no key required — for example: api.propkaki.sg/api/market/series?vertical=residential_private&keys=ppi_non_landed_ccr,ppi_non_landed_rcr,ppi_non_landed_ocr&from=2004Q1. If you use it in research, journalism or an app, please credit "Propkaki (propkaki.sg)". A machine-readable index of this tracker also lives at propkaki.sg/llms.txt. Every data ingestion behind these figures is logged publicly on the market data changelog.
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Canonical URL: https://propkaki.sg/market/segments
Machine-readable endpoint: https://api.propkaki.sg/api/market/series?vertical=residential_private&keys=ppi_non_landed_ccr,ppi_non_landed_rcr,ppi_non_landed_ocr&from=2004Q1
Text version for AI and researchers: propkaki.sg/market/segments.md
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Licence: free to reuse with attribution to "Propkaki (propkaki.sg)" and the underlying official source (CC BY 4.0). Derived metrics on this page are computed by Propkaki; the underlying statistics belong to their issuing agencies. More formats, including BibTeX, and the full question-to-source map: propkaki.sg/market/cite.
Methodology
All underlying figures are official Urban Redevelopment Authority statistics, ingested automatically from data.gov.sg — the tracker adds no estimates or forecasts. Prices use URA's non-landed property price index by market segment; rents use URA's non-landed rental index by locality. Both families are quarterly and based at 100 in Q1 2009, which is what makes the levels directly comparable as cumulative growth and lets Propkaki compute the percentage-point gaps between segments. Quarter-on-quarter, year-on-year, 5-year and 10-year changes are computed from the index series themselves.
Two transparency notes. First, the segment series in this dataset begin in 2004 — shorter than the 1975 history available for the whole-market index on the private residential tracker. Second, URA publishes segment indices for non-landed homes only, so landed properties are excluded here and tracked island-wide on the landed property tracker. Every metric on this page carries its own "as of" quarter, so you never have to guess how current a number is.
Frequently asked questions
What is the Propkaki Singapore Market Segments Tracker?
The Propkaki Singapore Market Segments Tracker is a free dashboard on propkaki.sg that compares Singapore's three official private property market segments — the Core Central Region (CCR), Rest of Central Region (RCR) and Outside Central Region (OCR) — side by side. It carries URA's non-landed price and rental indices for each segment with history from 2004, and computes the quarterly, 5-year and 10-year moves plus the cumulative growth gap between segments since their common 2009 index base.
What do CCR, RCR and OCR mean in Singapore property?
CCR, RCR and OCR are the Urban Redevelopment Authority's three market segments for Singapore private housing. URA defines the Core Central Region (CCR) as postal districts 9, 10 and 11 plus the Downtown Core planning area and Sentosa; the Rest of Central Region (RCR) is the rest of URA's Central Region, broadly the city fringe; and the Outside Central Region (OCR) is everything outside the Central Region, broadly the suburban mass market.
Which Singapore districts belong to which market segment?
URA does not assign segments by postal district: segments follow planning areas, so several districts straddle two. Districts 9, 10 and 11 are wholly CCR, and most of Districts 2 and 7 is too; Districts 3, 6, 8 and 12 to 15 are wholly or mostly RCR, as are Districts 4, 20 and 21; Districts 16 to 19 and 22 to 28 are OCR; and Districts 1 and 5 are split roughly evenly (CCR and RCR, and RCR and OCR, respectively). These descriptions are the segments URA itself records for each district's private non-landed sales. The segment indices on this tracker are URA's own and involve no district mapping at all.
Why has the OCR price index grown more than the CCR index?
All three segment indices share the same base of 100 in the first quarter of 2009, so their levels are directly comparable as cumulative growth since then. The OCR index has compounded fastest since 2009, driven by broad owner-occupier and HDB-upgrader demand for suburban condominiums, while CCR prices — which carry the highest absolute price per square foot — have grown most slowly from that base, weighed by cooling measures such as the Additional Buyer's Stamp Duty that bear hardest on the foreign and investor demand concentrated in the prime core. A lower cumulative index does not mean CCR homes are cheaper; it means they have appreciated less since 2009.
Does a higher index level mean a segment is more expensive?
No. The segment indices measure price change, not price level: each is based at 100 in the first quarter of 2009, so a higher reading only means prices have grown more since that date. In absolute dollars per square foot, the CCR remains Singapore's most expensive segment, followed by the RCR and then the OCR, even though the OCR index level is currently the highest of the three.
Where does the segment data come from?
Every figure comes from the Urban Redevelopment Authority (URA), Singapore's property market authority, via the official datasets the government publishes on data.gov.sg. URA publishes separate non-landed property price indices by market segment and non-landed rental indices by locality; the Propkaki tracker ingests both automatically and computes the comparison metrics from those official records, adding no estimates of its own.
Do the segment indices cover landed homes?
No. URA publishes its segment-level price and rental indices for non-landed private homes — condominiums and apartments — only. Landed properties are tracked island-wide in a separate URA landed price index, which is covered on the Propkaki Singapore Landed Property Tracker, and the whole private market including landed homes is covered on the Propkaki Singapore Private Residential Tracker.
How often is the segments tracker updated?
URA publishes its quarterly real estate statistics with the full release typically on the fourth Friday of January, April, July and October. The Propkaki tracker re-ingests the official datasets automatically every week, and every metric on this page carries the exact quarter it refers to, so you always know how current each number is.
Is the Propkaki Singapore Market Segments Tracker free?
Yes. The tracker is completely free on propkaki.sg — no paywall, no account requirement and no locked deeper tier. Propkaki is operated by Straits Intelligence Pte. Ltd., a Singapore company, and the segments tracker is part of its public market data layer alongside the private residential, HDB, landed, commercial and industrial trackers.
The whole private market, including landed homes and supply data, lives on the private residential tracker. District-level transacted prices are covered by the district price tracker, and the market hub lists every tracker — HDB, landed, commercial and industrial included.
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