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1. What is Rental Yield and Why is it important for Property Investors
Rental yield is the value you would get if you leased out your property investment. It is determined by dividing the rent by the property purchase price or the property market value. In simple terms, rental yield is your yearly rent percentage value of the property. It can help home buyers in making informed decisions about whether to buy a house for rental purposes by comparing it with other investments; in choosing the city or location for buying a home by comparing rental properties; and in determining realistic rents for their houses.2. Gross Yield v/s Net Yield
Gross Yield is a simple calculation that gives you an overview of the income your property generates about its purchase price. Calculated as: Gross Yield (%) = (Annual Rental Income ÷ Property Price) × 100 Net Yield is a more accurate reflection of your property’s profitability because it takes into account all the expenses involved in maintaining and letting the property. These might include repairs, insurance and agent fees where the property is empty. Calculated as: Net Yield (%) = (Annual Rental Income – Annual Costs) ÷ Property Price × 100 In high-end markets like Singapore, where property prices are substantial, understanding rental yields helps investors assess the viability of their investments.3. Overview of Singapore’s Prime Districts and its Top Performing Projects
Singapore’s upscale residential neighbourhoods, primarily Districts 9, 10 and 11, are an epitome of high-end living and increased property value. These districts aren’t just centrally positioned but also comprise some of the most desirable addresses within the city-state, rendering them highly in demand among both tenants and investors.District 9 – Orchard, River Valley
The Orchard and River Valley of District 9 is the hub of affluent living in Singapore, renowned for cosmopolitan shopping, dining and entertainment. River Valley provides high-end residential living in a more subdued atmosphere, but still within easy reach of the city’s throbbing energy, making the district a hit with expatriates and discerning locals. The Ritz-Carlton Residences in District 9 proudly represent the first freehold property under the brand’s Asian portfolio. Ideally located in the prestigious Cairnhill area, this highly sought-after development offers unparalleled luxury, world-class condominium amenities and an exceptional living experience.

District 10 – Tanglin, Holland, Bukit Timah
With embassies, international schools and greenery aplenty, District 10 is perfect for families and professionals alike. Tanglin and Holland are sought after because of their lifestyle appeal, whereas Bukit Timah is so close to prestigious schools and nature reserves. Leedon Green is a luxury residential condominium in Singapore’s coveted Holland Village of District 10, developed by industry leaders Yanlord Land Group and MCL Land. Designed for families, it offers a blend of convenience, smart living and access to top educational institutions. With premium amenities and a warm community vibe, Leedon Green redefines modern, heartwarming living in a prime location.

District 11 – Newton, Novena
District 11 is a blending of residential delight with commercial comfort. Newton lies near the CBD and Orchard and Novena is an up-and-coming medical and shopping hub, attractive to tenants that desire accessibility as well as comfort in the urban area. Watten House, a new luxury condominium by UOL Group and Singapore Land Group, is set in the prestigious District 11 along Shelford Road. With heritage-inspired design and modern smart home features, the 180-unit mid-rise offers refined living with premium amenities. Ideally located near Tan Kah Kee MRT and top schools like Raffles Girls’ Primary, it also enjoys easy access to lifestyle hubs such as Dempsey Hill, Orchard Road and Holland Village, making it a standout choice for families and urban dwellers alike.

4. Current Rental Yield Trends (2024–2025)
As of late 2024, Singapore’s average gross rental yield stood at approximately 3.40%, a slight increase from 3.22% in Q2 2024. (Ref article: https://www.globalpropertyguide.com/asia/singapore/rental-yields ) In the Core Central Region (CCR), which encompasses the prime districts, rental yields have experienced some fluctuations:- District 9: Approximately 3.0%
- District 10: Around 2.7%
- District 11: Close to 2.9%
- Expatriate Demand: A steady influx of expatriates seeking luxury accommodations.
- Supply Constraints: Limited new developments in prime areas maintain demand.
- Economic Factors: Global economic conditions affecting rental budgets.
5. Comparison Table: Rental Yields in Prime Districts
District | Area | Avg. Price (psf) | Avg. Monthly Rent | Avg. Gross Rental Yield |
D9 | Orchard/River Valley | S$2321 | S$7,925 | 3.98% |
D10 | Tanglin/Holland/Bukit Timah | S$2297 | S$8,437.5 | 3.85% |
D11 | Novena/Newton | S$2009 | S$6,425 | 4.25% |