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In the early 2000s and before, purchasing a condo in Singapore’s Core Central Region (CCR) was largely reserved for the ultra-wealthy or affluent foreign investors. For the average Singaporean, owning a CCR property was almost unattainable — akin to indulging in luxury items that felt out of reach. But fast forward to 2026, and the real estate landscape is noticeably different.
The price gap between the Rest of Central Region (RCR) condos, and in some cases even the Outside Central Region (OCR) condos, has significantly narrowed. For example, River Green condos, located right beside Great World MRT, are selling for under $2 million, while Promenade Peak’s price per square foot ($PSF) rivals that of OCR projects like Chuan Park, around $2,680 psf.
This shrinking price disparity is drawing a new wave of CCR buyers—buyers who no longer hold the same preferences as the traditional wealthy CCR investors or the extravagant ultra-luxury buyers of the past. Here are four key trends defining today’s CCR property market, whether you’re a new buyer or a seasoned owner:
Smaller, More Affordable CCR Units Gain Popularity
Gone are the days when CCR developments predominantly featured sprawling penthouses and oversized four-bedroom units, aimed at buyers who were thought to be less sensitive to price. Today’s market favors more modestly sized homes that appeal to younger families and smaller households.
Take Robertson Opus for example: this development saw over 40% of its units snapped up during launch, which is considered rapid for CCR properties. Of its 348 units, two-bedroom and smaller layouts comprise 65%, with two-bedroom plus study units making up 43%. These units average around 743 square feet, a size well-accepted by first-time CCR buyers. Even three-bedroom units are designed to be compact (starting at 926 sq ft), keeping prices generally below $3 million.
This trend mirrors the success of earlier launches like Irwell Hill Residences (2021), where smaller units such as 1+Study and compact two-bedroom formats were the most sought after. The takeaway? Smaller CCR condos with manageable prices are key to attracting local buyers, especially as the ultra-wealthy foreign investor segment pulls back (at least until any foreign buyer stamp duty policies change).
Diminished Concerns About 99-Year Leasehold Status
While most CCR properties are freehold, recent market behaviour shows that 99-year leasehold CCR condos are holding their own. As long as pricing and layouts align with buyer expectations, leasehold properties can perform just as well.
Irwell Hill Residences, a 99-year leasehold project, enjoyed strong sales from the outset. Similarly, Upperhouse @ Orchard Boulevard, another leasehold development, sold over half its units during launch weekend at an average price of $3,350 psf.
Even Canninghill Piers, once criticised for being pricey for a leasehold, has nearly sold out as of mid-2026. These examples reflect a more pragmatic buyer mindset, where entry price, design efficiency, and location outweigh the prestige of freehold status.
Lifestyle-Focused Demand Varies Across CCR Districts
In the past, CCR properties were largely viewed as trophy investments or rental income vehicles, marketed based on yield and prestige rather than livability. Now, there is a growing demand from owner-occupiers prioritising lifestyle amenities.
This shift is partly due to Additional Buyer’s Stamp Duty (ABSD) policies that cooled foreign investment, refocusing the market toward locals seeking homes. Consequently, not all CCR districts perform equally; areas offering family-friendly amenities are faring better.
For instance, One Marina Gardens in Marina South, technically part of the RCR but adjacent to the CCR, struggled with sales because of limited nearby schools and family facilities. Conversely, Great World’s proximity to HDB estates and community infrastructure positions it well for a CCR resurgence.
Keep an eye on neighbourhoods like Great World, River Valley, Fort Canning, and Robertson Quay, which combine convenience with lifestyle elements appealing to owner-occupiers. While URA plans to revamp precincts like Orchard Road into more integrated live-work-play hubs, these areas currently lead the pack in attracting lifestyle-conscious buyers.
Clever, Space-Savvy Layouts Enhance Value in Smaller Units
Efficient use of space is more important than ever in the CCR, as developers aim to keep unit sizes—and thus prices—manageable. The 2023 URA Gross Floor Area (GFA) harmonisation rules have supported this by standardising what can be included in chargeable floor area, limiting developers’ ability to inflate unit sizes with balconies, aircon ledges, and void spaces.
This regulatory change encourages designs that maximise usable living space without adding costly “dead” areas, resulting in smarter layouts that pack more utility into smaller footprints—a win for buyers seeking value and functionality.
In Summary The CCR property market in 2026 reflects a new era of buyer preferences, moving away from oversized luxury units and freehold snobbery towards more affordable, efficient, and lifestyle-centric homes. Smaller unit sizes, acceptance of leasehold tenures, lifestyle-driven location preferences, and smarter layouts are shaping the future of Singapore’s most prestigious neighbourhoods.
Whether you’re a first-time CCR buyer or a long-term investor, these trends highlight the evolving nature of luxury living in Singapore—one that balances practicality with prestige in a changing property landscape.
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