Singapore's Condo Resale Market: Strategic Regional Opportunities and Premium Asset Plays

The Singapore condo resale market is undergoing a seismic shift, with distinct regional dynamics creating asymmetric opportunities for investors. Amid global economic uncertainty, the resale sector has emerged as a bastion of resilience, driven by occupancy-driven demand, affordable pricing tiers, and the enduring appeal of premium assets. For those willing to navigate regional disparities, the market offers a rare confluence of capital appreciation potential and defensive investment characteristics.

The OCR Advantage: Dominance in Volume and Value

The Outside Central Region (OCR) is the unsung hero of Singapore's resale market, accounting for 49.2% of all transactions in April 2025. This dominance stems from its affordability and accessibility, with median prices rising by 6% year-on-year—the highest growth rate across all regions. Buyers, particularly HDB upgraders and first-time investors, are flocking to OCR for its large stock of mid-sized units and proximity to suburban amenities.

A standout example is Breeze by the East, where a unit recently sold for S$4.4 million, reflecting OCR's growing desirability. The region's 4.7% vacancy rate—the lowest of all regions—underscores robust demand absorption.

Investment Play:
- Focus on OCR suburbs like Boon Lay and Jurong, where median capital gains reached S$401,000 in April 2025.
- Target freehold developments with long-term appreciation potential, as OCR's price gains are underpinned by rising suburban infrastructure investments.

RCR: The Emerging “Sweet Spot” for Balanced Growth

The Rest of Central Region (RCR) is the market's rising star, delivering the strongest monthly price surge (2.4%) in April 2025. Its 5.7% year-on-year growth reflects its unique position as a middle ground between luxury CCR districts and affordable OCR areas. Buyers seeking a blend of accessibility and affordability are increasingly drawn to RCR's mid-tier condos.

District 15 (East Coast/Marine Parade), a RCR anchor, stands out with a S$785,000 median capital gain—the highest in Singapore. Properties like Reflections at Amber Residences, which sold a unit for S$9.3 million, highlight the region's appeal to families and investors alike.

Investment Play:
- Prioritize RCR districts with strong connectivity (e.g., proximity to East Coast Park and MRT lines).
- Look for underappreciated neighborhoods poised for gentrification, such as Marine Parade and Tanjong Katong.

CCR: Resilience in Prime Assets

The Core Central Region (CCR) remains a fortress for high-net-worth investors, with prices climbing 5.9% year-on-year despite reduced foreign buyer activity. The S$13 million sale at St Hilltops—a prime District 9 property—illustrates the enduring demand for ultra-luxury units among local buyers.

While CCR's vacancy rate rose to 10.3%, this reflects a recalibration of values post-policy changes (e.g., ABSD hikes) rather than a collapse in demand. Investors should focus on freehold, resort-style developments with irreplaceable locations, as these assets will outperform in the long term.

Investment Play:
- Target distressed sales in fringe CCR areas (e.g., Sentosa) for discounted entry points.
- Avoid over-leveraged developers; instead, focus on established freehold projects with strong rental yields.

The Demand Shift: From Speculation to Occupancy

The market's transformation is epitomized by the decline in sub-sale transactions to 6.3% of total sales in April . This signals a retreat from speculative buying, as investors prioritize completed units for long-term occupancy or rental income. The resale market's 10.7% growth above the five-year average further underscores its stability.

Risks and Considerations

• OCR Oversupply: While OCR's pipeline remains constrained, rising EC supply (2,000 units in 2025) could pressure entry-level prices.
• CCR Liquidity: Prime CCR units may face slower turnover due to high price tags, requiring strategic timing to exit.

Act Now: The Clock Is Ticking

The window to capitalize on Singapore's resale market is narrowing. With 32,500 units expected to enter the pipeline by 2026, early movers can secure undervalued assets before supply pressures ease. The data is clear:

• OCR's 6% annual growth and RCR's 2.4% monthly jumps offer asymmetric returns.
• CCR's S$13 million transactions prove that luxury demand is resilient.

Conclusion: A Blueprint for Immediate Action

Investors should deploy capital now to:
1. Lock in OCR bargains before suburban infrastructure projects (e.g., new MRT lines) trigger price spikes.
2. Capture RCR's “sweet spot” momentum by targeting districts like District 15, where lifestyle amenities and connectivity drive outsized gains.
3. Hoard CCR's premium assets at post-policy adjustments lows, ensuring long-term wealth preservation.

The resale market's shift to occupancy-driven demand and regional differentiation offers a rare trifecta: safety, growth, and liquidity. The question is not if to invest, but how soon you can act.

Data sources: Urban Redevelopment Authority (URA), Singapore Property Market Review 2025.