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What do CCR, RCR and OCR mean in Singapore property market

condo in singapore

What does CCR, RCR and OCR mean in the Singapore property market?

Singapore is frequently listed as one of the best countries to live in Asia – if not the world – primarily due to the incredible stability it has achieved despite its limited resources and size. For investors and residents alike, this has made Singapore’s real estate scene a very interesting one to observe. One might have seen the terms CCR, RCR and OCR being bandied about in discussions or marketing materials.

Even on an island as small as Singapore, the developments have grown to demarcate themselves into regions. The Urban Redevelopment Authority (URA) is assigned as Singapore’s agency for designing its growth, and the country is divided into 28 districts (postal codes) and 5 regions: Central Region, East Region, North-East Region, North Region and West Region.

Unlike the other four which house a majority of residential projects in the form of public housing, the Central Region is generally recognised as prime estate in Singapore due to its vibrant mix of developments as well as its proximity to the business district and rest of the island. This prestige is what has caused a further delineation based on the region into a further categorisation based on “market segments”. They are: Core Central Region (CCR), Rest of Central Region (RCR) and the Outside Central Region (OCR).

Core Central Region (CCR)

There are 16 districts in the Central Region and they are subdivided into two primary groups – CCR and RCR.

The CCR is the creme de la creme of real estate in Singapore and at the heart of the groupings. Comprising of 3 main pockets, the areas are prized for their prime location with the Central Business District within them, as well as being the metropolitan heart of Singapore. Here, one can easily find a mix of luxury housing and condos (such as the famed Good Class Bungalows), along with hotels, fine-dining options and all types of amenities within easy access.

The CCR consists of the traditionally prime districts of 9, 10, and 11, as well as Downtown Core and Sentosa. One thing of note is that this grouping includes some parts of the other districts. They are laid out as such:

 

District 9: Orchard, Somerset, River Valley

District 10: Tanglin, Bukit Timah, Holland

District 11: Newton, Novena, Dunearn, Watten

 

Downtown Core
Part of District 1: Boat Quay, Raffles Place, Marina Downtown, Suntec City

Part of District 2: Shenton Way, Tanjong Pagar

Part of District 6: City Hall

Part of District 7: Bugis

 

Sentosa

Part of District 4

Replete with iconic landmarks, business amenities, recreational destinations and an exciting array of developments, the CCR is clearly Singapore’s most hotly-sought parcel and an incredible validation to its holders. The presence of freehold tenures here also adds to attract buyers.

Rest of Central Region (RCR)

The rest of the region out of the CCR but still within the Central Region is known as the RCR. Extracting the 3 main districts of 9, 10 and 11, the rest of the 13 districts (or parts of them) make up the RCR.

This region holds mid-tier properties due to their attractive proximity to the city, and one can find high-quality condo and bungalows in the area too, along with some public housing that are often prized above those out of the region. It straddles the buzz of the city with the majority of the heartlands, offering access but in culturally colourful estates. These include Chinatown, Outram, Little India, as well as Tiong Bahru. The districts in RCR are:

Part of District 1: Marina South

Part of District 2: Chinatown

District 3: Queenstown, Alexandra, Tiong Bahru

Part of District 4: Harbourfront, Keppel, Telok Blangah

Part of District 5: Buona Vista, Dover, Pasir Panjang

Part of District 6: Fort Canning

Part of District 7: Rochor

District 8: Little India, Farrer Park

District 12: Balestier, Whampoa, Toa Payoh, Boon Keng, Bendemeer, Kampong Bugis

Part of District 13: Potong Pasir, Bidadari, MacPherson, Upper Aljunied

Part of District 14: Geylang, Dakota, Paya Lebar, Eunos, Ubi, Aljunied

Part of District 15: Tanjong Rhu, Amber, Meyer, Katong, Dunman, Joo Chiat, Marine Parade

Part of District 20: Bishan, Thomson

The vibrant district allow for interesting projects to come through, and even the public housing – though older – have extra charm that keeps them attractive to permanent and transient residents.

Outside Central Region (OCR)

As the name suggests, OCR is the rest of the districts in Singapore that are out of the Central Region. Having expertly finessed the design of the Central Region, the government is beginning to design concepts into the other districts, which are currently predominantly residential. Some of these have had a remarkable effect on the estates, such as the mangrove boardwalks in Pasir Ris and the Rail Corridor through the west, adding unique characters and attractions to the heartland estates. Upcoming developments, such as Mandai wildlife parks and car-free towns are throwing attention to newer estates such as Canberra, Tengah and existing older estates. The promise of connectivity with the building of more MRT lines makes this region (¾ of Singapore) a dynamic investment for homeowners, especially with its mix of public housing, mass market condominiums, the odd landed property, and Executive Condominiums. They are:

Part of District 5: Clementi, West Coast

Part of District 14: Kembangan, Kaki Bukit

Part of District 15: Telok Kurau, Siglap, Frankel

District 16: Bedok, Upper East Coast, Bayshore, Tanah Merah, Upper Changi

District 17: Flora Drive, Loyang, Changi

District 18: Tampines, Pasir Ris

District 19: Punggol, Sengkang, Hougang, Kovan, Serangoon, Lorong Ah Soo

Part of District 20: Ang Mo Kio

District 21: Upper Bukit Timah, Ulu Pandan, Clementi Park

District 22: Jurong East, Jurong West, Boon Lay

District 23: Hillview, Bukit Panjang, Bukit Batok, Choa Chu Kang

District 24: Kranji, Lim Chu Kang, Sungei Gedong, Tengah

District 25: Woodlands, Admiralty

District 26: Lentor, Springleaf, Mandai

District 27: Yishun, Sembawang

District 28: Seletar, Seletar Hill, Sengkang West

It’s small wonder that one can get better value in this region given the distance away from the town centre, but Singapore’s well-connected transport system and town planning makes these estates just as livable as the rest. A plus is their size – they tend to be bigger – and those prioritising such factors will find OCR units incredibly satisfying.

For homeowners and investors alike, understanding these terms and adding them to your decision-making will help one to make savvy choices. It’s a good way to start looking for your home in Singapore, and can add to its investment value if the opportunity allows for it.

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