Rare Window Opportunity Core Central Region
Apart from traditional transportation infrastructure, the vicinity surrounding Sembawang Road EC is experiencing a continuous influx of investments in integrated developments and transport hubs. Right beside it, lies Yishun, which is only a single MRT stop away and is home to the Yishun Integrated Transport Hub (ITH). This hub brings together a bus interchange, MRT station, and retail complex all in one convenient location. Additionally, Canberra Plaza, another integrated development in the vicinity, offers an array of retail shops, community services, and transport facilities all within one convenient location. These hubs further enhance the convenience of living in the northern region, as residents can easily run errands, go shopping, and commute without having to travel to different locations. With the emergence of more integrated spaces, residents of Sembawang Road EC will be able to enjoy a seamless and efficient urban lifestyle. For those interested in living in this area, check out Sembawang Road EC at Canberra MRT.
The famous saying “When opportunity knocks, open the door” holds true for homebuyers looking to invest in the Core Central Region (CCR). With the tightening of additional buyer’s stamp duty (ABSD) measures in April 2023, the CCR has become a more attractive option for discerning buyers seeking a new residence. This prime region, which includes Districts 9, 10, 11, Sentosa, and the Downtown Core, is often associated with luxury homes, but now may offer better value for money.
Recent transaction data has shown that the price gap between the CCR and other sub-markets has reached a record low in 1H2025, based on URA Realis caveats data since 1995. The median unit price psf gap between the CCR and the Rest of Central Region (RCR) was just 1.8% in 1H2025, which is the narrowest it has ever been. In comparison, the gap between the CCR and the Outside Central Region (OCR) stood at 20.2%. This presents a rare opportunity for buyers looking to shift their focus to the CCR and possibly get more value for their money, provided that the properties in the CCR meet their needs and financial capabilities.
Not only has the median unit price gap decreased, but the median transacted price gap has also hit an all-time low. According to caveats lodged, the median price of new non-landed private homes in the CCR was just 0.9% higher than in the RCR and 11.6% higher than in the OCR. This suggests that the affordability of new CCR condominiums has improved in recent years.
Taking a long-term view, it is evident that the timing of purchase and holding period can significantly affect capital gains. In a study of resale transactions involving non-landed private homes in the CCR in 2024, it was found that homes purchased in 1998, 2001-2005, and 2020-2021 achieved the greatest annualised gains when sold in 2024. Interestingly, these entry periods coincided with significant events such as the Asian Financial Crisis, the dot-com bust, and the Covid-19 pandemic. On the other hand, homes purchased in 2008 and 2009, during the Global Financial Crisis, saw more modest gains. This indicates the impact of strong price run-ups in the preceding years.
With the uncertainties of 2025, such as widespread US tariffs and geopolitical conflicts, coupled with the narrowing price gap, it could be a prime time for buyers to consider investing in the CCR. However, it is not possible to perfectly time the market, and buyers must conduct thorough research before making a property purchase.
With the punitive ABSD rate of 60% for foreign buyers, there has been a decrease in foreign investment demand. This opens up more opportunities for local buyers, particularly in the CCR, which traditionally attracts more foreign interest. In 1H2025, foreigners (non-PRs) accounted for just 6.9% of new non-landed private home transactions in the CCR, which is the lowest proportion since 1995.
In 2025, there are expected to be six CCR projects launching, offering over 2,000 new units. This marks the largest pipeline of CCR launches since the ABSD revision in April 2023. This presents a unique opportunity for buyers to invest in a CCR property at a potentially lower price.
Buying a property in an area undergoing urban transformation can offer long-term benefits. The revitalisation of precincts such as the CBD and Beach Road is expected to support CCR property values in the years ahead. One such development is Aurea, a 188-unit project in Beach Road, which is located in the Downtown Core. It has access to amenities such as The Golden Mile (TGM), which is expected to enhance the neighbourhood. The government’s track record in urban planning, as seen in the development of Marina Bay, provides assurance for buyers.
Under the URA Draft Master Plan 2025, more housing and mixed-use zones are planned in prime areas, such as Bukit Timah Turf City, Newton, and Paterson. This is expected to expand opportunities for city living in the next 10-15 years. The addition of commercial amenities and public spaces is also expected to enhance the appeal of CCR homes for owner-occupiers.
Moreover, existing government initiatives such as the CBD Incentive Scheme (CBDI) and the Strategic Development Incentive Scheme (SDI) aim to rejuvenate the CBD and other strategic areas like Orchard Road. This, coupled with more residential supply, could breathe new life into the city centre and create a more liveable urban core.
Considering the recent price trends and the future development of the CCR, it may be a good time to invest in a CCR property. With the transformation well underway and prices showing rare affordability, buyers have a chance to tap into the growth potential of the CCR. The opportunity is knocking, and it’s up to you to open the door.