CCR, RCR And OCR Resale Psf In Q2 2026: The Central Premium Narrows To 1.394 Times
Published 23 Sept 2026
If you own or are watching a private home, the segment it sits in shapes the price you see. Central, city fringe and suburban resale prices have not moved in step over the past two years.
In this article, we look at eight quarters of private resale median psf by market segment. We also look at the URA price index for each segment, and at the gap between the CCR and the OCR.
In Q2 2026 the resale median was S$2,190 psf in the CCR, S$1,985 psf in the RCR and S$1,571 psf in the OCR, based on URA Data Service caveats.
What Were The Median Resale Prices By Segment?
The table below sets out the median resale psf and the number of resale caveats in each segment, quarter by quarter from Q3 2024.
The table shows the OCR median rising in every quarter of the run, from S$1,427 psf in Q3 2024 to S$1,571 psf in Q2 2026. The CCR median moved within a narrower band and ended Q2 2026 at the same S$2,190 psf recorded in Q4 2025. The RCR median reached S$1,985 psf in Q2 2026, its highest in the eight quarters shown.
Note that sale counts differ widely by segment. The OCR recorded 2,268 resale caveats in Q2 2026, against 1,059 in the RCR and 673 in the CCR. A median is only the middle price of what actually changed hands, so a shift in the mix of projects and unit sizes can move it.
| Quarter | CCR median | CCR sales | RCR median | RCR sales | OCR median | OCR sales |
|---|---|---|---|---|---|---|
| Q3 2024 | S$2,134 psf | 612 | S$1,874 psf | 1,066 | S$1,427 psf | 2,566 |
| Q4 2024 | S$2,138 psf | 587 | S$1,845 psf | 1,094 | S$1,464 psf | 2,342 |
| Q1 2025 | S$2,182 psf | 630 | S$1,902 psf | 1,054 | S$1,485 psf | 2,266 |
| Q2 2025 | S$2,203 psf | 583 | S$1,918 psf | 1,065 | S$1,496 psf | 2,406 |
| Q3 2025 | S$2,203 psf | 682 | S$1,957 psf | 1,147 | S$1,514 psf | 2,372 |
| Q4 2025 | S$2,190 psf | 621 | S$1,961 psf | 962 | S$1,539 psf | 2,134 |
| Q1 2026 | S$2,224 psf | 574 | S$1,973 psf | 876 | S$1,547 psf | 1,960 |
| Q2 2026 | S$2,190 psf | 673 | S$1,985 psf | 1,059 | S$1,571 psf | 2,268 |
How Have Prices Changed Since Last Year?
Year on year, the three segments went separate ways. The CCR median was down 0.6%, the RCR median was up 3.5% and the OCR median was up 5.0%.
The URA price index tells a similar story of the OCR leading. The table below carries the index for each segment over the same eight quarters.
In Q2 2026 the index stood at 161.5 for the CCR, 226.2 for the RCR and 271.1 for the OCR. Year on year that is +0.5% for the CCR, +0.6% for the RCR and +3.9% for the OCR. The all-segment index reached 219.4 in Q2 2026, up from 204.7 in Q3 2024.
| Quarter | CCR | RCR | OCR | All |
|---|---|---|---|---|
| Q3 2024 | 150.9 | 217.0 | 249.1 | 204.7 |
| Q4 2024 | 154.8 | 223.5 | 257.3 | 209.4 |
| Q1 2025 | 156.0 | 227.3 | 258.1 | 211.1 |
| Q2 2025 | 160.7 | 224.8 | 260.9 | 213.2 |
| Q3 2025 | 163.4 | 225.5 | 263.0 | 215.1 |
| Q4 2025 | 157.7 | 227.1 | 265.6 | 216.4 |
| Q1 2026 | 158.6 | 228.9 | 271.4 | 218.3 |
| Q2 2026 | 161.5 | 226.2 | 271.1 | 219.4 |
How Wide Is The Gap Between Centre And Suburbs?
One way to read the spread is the CCR median as a multiple of the OCR median. The chart below plots that ratio for each of the eight quarters.
The ratio was 1.495 in Q3 2024 and 1.394 in Q2 2026, the lowest reading in the run. It did not fall in a straight line. It ticked up to 1.473 in Q2 2025 and again to 1.438 in Q1 2026 before easing.
The RCR sat at 1.264 times the OCR median in Q2 2026. Both ratios use medians of recorded transactions, not valuations of any home.
Summary
Over the eight quarters to Q2 2026, the OCR resale median climbed from S$1,427 psf to S$1,571 psf, while the CCR median stayed close to where it began. The URA price index points the same way, with the OCR up 3.9% year on year against 0.5% for the CCR. The CCR premium over the OCR narrowed from 1.495 times in Q3 2024 to 1.394 times in Q2 2026.
These are medians of recorded private resale caveats from URA Data Service, and medians move with the mix of what sold. They do not tell you the price of any single unit, nor do they separate a change in the type of homes sold from a change in price. Quarterly counts also differ by segment, and a thinner quarter carries more mix effect.
Method: resale caveats only, grouped by the project's URA market segment (Core Central Region (CCR); Rest of Central Region (RCR); Outside Central Region (OCR)) and the quarter of the sale month; the median is of price per square metre and shown per square foot. The index rows are URA's published quarterly private residential property price index by segment, as loaded. Private figures are from URA Data Service caveats, HDB figures from data.gov.sg resale records, both loaded weekly by this site's ingest. Medians are of the non-excluded transactions in the period named; sales flagged by the hygiene rules (related-party transfers, bulk deals, outliers) are left out. Every figure is indicative and drawn from recorded transactions, not a formal valuation.