新加坡租金回报率 2026
按区域分析的新加坡公寓租金回报率, 找出最值得投资的区域。
Rental Yield by Region (Q2 2025 Data)
Gross yield ranges below are drawn from URA Q2 2025 rental market data synthesised with published analyses from Global Property Guide, PropertyNet, and SG Luxury Homes. Islandwide average gross yield 3.29% in Q2 2025 (down from 3.40% in Q4 2024). Actual yields still vary by project, unit size, tenure, and current market conditions — use these as comparison guardrails, not precise forecasts.
| Region / Districts | Gross Yield | Band | Why |
|---|---|---|---|
| OCR Suburban (D18, D19, D22, D25) | 3.5–4.5% | Higher | HDB-adjacent, professional/family demand, lower entry prices. MRT-adjacent units can reach 4.5%. |
| RCR City Fringe (D3, D5, D8, D14, D15, D20) | 3.0–4.0% | Moderate | Balanced yield and capital appreciation potential. |
| CCR Prime (D9, D10, D11) | 2.5–3.0% | Lower | Premium capital values compress yield; capital preservation play, not income play. |
| OCR West/North (D23, D24, D27, D28) | 3.5–4.5% | Higher | Lower entry prices; tenant demand from JB commuters, students, families. |
| East/Changi (D16, D17) | 3.0–3.8% | Moderate–High | Stable family demand; Bayshore MRT + Changi jobs catalyse rental upside. |
Sources: Global Property Guide — Singapore Market History, PropertyNet — Rental Yield Guide 2026, SG Luxury Homes — Prime Districts.
For specific yield calculations on any Singapore condo. Using recent URA rental contract data and actual transacted prices, ask Jet for a project-specific breakdown.
Why OCR Suburbs Typically Lead on Yield
The Outside Central Region (OCR) consistently tends to offer higher rental yields than CCR prime districts because:
- Lower purchase prices → same rent = higher percentage yield
- Strong tenant pool. Professionals, families, students who want good schools and MRT access without CCR prices
- Transport improvements. Cross Island Line, Jurong Region Line, new RTS link raise rental desirability
Key OCR districts to watch include D18 (Tampines, Pasir Ris), D19 (Serangoon, Hougang), D22 (Jurong), and D25 (Woodlands). All with significant infrastructure upgrades underway.
Lower Yield but Stronger Appreciation (CCR)
Prime CCR districts (D9, D10, D11) typically offer lower rental yields but have historically shown stronger capital appreciation long-term due to:
- Scarce freehold land supply in CCR
- Expat and foreign buyer demand (despite 60% ABSD)
- Premium lifestyle, schools, and CBD proximity
- Higher unit sizes and premium finishes
Gross vs Net Yield. What Really Matters
Headline "gross yield" numbers don't reflect your actual take-home return. Here's a simplified illustration of how expenses eat into gross yield on a typical Singapore condo:
Illustrative Example: $1.5M condo, $4,200/month rent
Annual rent (12 months)$50,400
Gross yield~3.4%
Property tax (non-owner-occupier, based on Annual Value)-$3,000 to -$7,000
Maintenance/sinking fund fees-$3,000 to -$6,000
Vacancy buffer (~1 month)-$3,500 to -$4,500
Agent fees (half to one month rent)-$2,000 to -$4,000
Repairs, minor renovation, insurance-$1,000 to -$3,000
Net yield (after expenses)~2.2-2.6%
As a rough rule of thumb, expect net yield to be roughly 0.8-1.2 percentage points lower than gross yield. Higher-end condos with premium facilities tend to have higher maintenance fees.
Things That Kill Your Yield
- Over-furnishing. Spending $40K on custom renovations for rental? You'll never recoup it.
- High maintenance fees. Developments with pools/concierge/gyms often have $500-$800/month fees.
- Long vacancy periods. Price 5% above market → 3 months vacancy → lost yield.
- High turnover. Every new tenant = 2-week vacancy + half-month agent fee.
- Loan interest > rent. Always check if net rent covers interest, not just principal.
Frequently Asked Questions
What's a good rental yield in Singapore?
Gross rental yield in the 3-4% range is commonly considered reasonable for Singapore condos. Yields above 4% are typically seen in smaller units or suburban areas with strong rental demand. Prime district condos (9, 10, 11) tend to have lower yields due to high capital values but stronger appreciation potential. Exact yields vary by project, tenure, and market cycle.
How do I calculate rental yield?
Gross yield = (Annual rent ÷ Property price) × 100. Example: $3,500/month rent × 12 = $42,000 annual rent. On a $1.4M property, gross yield = 3.0%. Net yield subtracts property tax, maintenance fees, insurance, vacancy losses, and agent fees. Typically reducing yield by roughly 0.8-1.2 percentage points.
Which districts typically have the highest rental yield?
Outside Central Region (OCR) districts like D18 (Tampines), D19 (Serangoon/Hougang), D22 (Jurong), and D25 (Woodlands) have historically shown higher rental yields due to strong demand from professionals and families combined with lower purchase prices. Exact yield figures depend on the specific project, unit size, and current rental market. Contact Jet for project-specific calculations.
Do new launches have good rental yield?
Not immediately. There's typically a 3-5 year wait for TOP before you can rent. Once TOP, new launches tend to have lower initial yields than comparable resale condos in the same area because purchase prices are higher, but they often command higher rents due to newer facilities. Over a longer holding period, the gap can narrow.
What expenses eat into rental yield?
Key expenses include: property tax (10% of Annual Value for owner-occupier, 12-36% for non-owner-occupier on a progressive scale), maintenance/condo fees, insurance, vacancy periods between tenants, agent fees (typically half to one month's rent), and periodic repairs or minor renovation. These can reduce gross yield by roughly 0.8-1.2 percentage points to give net yield.
Should I buy for rental yield or capital appreciation?
Both matter. But the mix depends on your goals. Pure yield plays (higher gross yield) often have limited capital upside, while prime appreciation plays (lower yield) rely on long-term capital growth. Many investors target a balance: reasonable yield in growth areas near upcoming MRT stations or transformation projects. Jet can analyse specific projects based on your investment horizon.
Looking for the right investment property?
Jet can pull recent rental and transaction data for any district, calculate realistic yields, and shortlist units that match your investment goals.