For the longest time, the Core Central Region (CCR) had this “untouchable” vibe. Orchard Road was where you bought your designer gear, Tanglin was where the embassies sat behind leafy walls, River Valley was the land of old money. If you weren’t rolling in cash, it wasn’t really your playground.
But things are changing. Fast. Thanks to policy tweaks, shifting developer strategies, and URA’s latest master plan, more Singaporeans and PRs are finding their way back into the city centre. And whether you’re a home buyer or investor, you’ll want to pay attention because this shift is big.
- URA’s Plot Twist: Making The CCR Feel Like Home
The Draft Master Plan is reshaping the CCR into lived-in neighbourhoods, not prestige zones.
- Newton MRT’s Village Square → 5,000 new homes, community-driven, green spaces.
- Orchard’s Vertical Village → 1,000 homes stacked above Orchard MRT with retail and offices.
- 80,000 new homes across central locations → Pearl’s Hill, Bukit Timah Turf City, Greater one-north.
👉 Rozi’s Field Notes: If URA’s pitch sounds familiar, that’s because it is. This is the same “walkability, car-lite, park-connector lifestyle” language once used for towns like Yishun. But now? It’s for places such as River Valley, Orchard and Newton. The central districts are literally being rebranded as places to raise families.
- What The New Launch Buzz Is Telling Us
When ABSD for foreigners went up to a hefty 60% in April 2023, everyone in the industry kind of knew who the real target was: the CCR.
Foreigners pulling out created a funny irony: CCR launches suddenly felt more “available” than OCR or RCR ones. Just look at the lineup such as River Green above Great World MRT Station, Zyon Grand near Great World and Newport Residences in Tanjong Pagar. All practically sitting on MRTs and malls.
👉 Rozi’s Field Notes: It’s the first time in years where being choosy in the CCR feels possible. Buyers aren’t just asking “Is it near transport?”. They’re nitpicking prestige D9 vs D3 or worrying about whether their kids can get into the right school. That’s a very different conversation from those we have during “rental yield ROI” days and “what is the projected capital appreciation?”
- Developers Are Reading The Room
River Green should have been an investor’s dream. Small units, MRT-linked, affordable quantum. But instead of shouting about rental yields, the developer leaned on inclusivity and sustainability. Wheelchair friendly features, family and owner friendly vibes are what we saw.
Layouts are also geared up to suit families. Instead of sprawling penthouses, we’re seeing units that keep the overall price under $1.8M–$2.5M, the sweet spot for most Singaporeans.
👉 Rozi’s Field Notes: Developers are definitely targeting local buyers now. That’s why “overall price” is the headline and not “price per square foot.” Families are even squeezing into two-bedders. Will these units age well on the resale market? That’s the question mark. But for now, sales are hot because people are buying to live, and probably not to flip. At least not too soon.
- So Is The CCR Losing Its Shine, Or Gaining Real Roots?
For decades, CCR had this aloof, high-walled aura. Luxury condos, overseas buyers, speculative plays.
That’s not the vibe anymore. Developers are catering to homeowners. URA is definitely shaping neighbourhoods amidst iconic showpieces. And Singaporeans and PRs are moving in with their families, changing what “prime district living” means.
