Built from actual rental and sale transactions

What it actually rents for,
against what it actually costs.

Gross yield for 1,126 projects. We rank on the median rent, not the average — because one penthouse letting at $18,000 will drag a project's average yield somewhere its owners will never see.

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Market median yield
Across every project with enough data
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Projects covered
Minimum 6 rentals and 3 sales each
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Highest median yield
Before you get excited, read below
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Flagged for mix
Where average and median disagree badly

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ProjectDistrictType Median yieldOn average rent Median rentMedian priceSample
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How to read this

A high yield is usually a warning first.

01 · The mix problem

Average rent lies more than median does

If a project's big units rent and its small units sell, the average rent is measured on one population and the price on another. The yield that falls out is arithmetic, not income. Where the two diverge by more than a third we flag it and hide it by default.

02 · Why it's cheap

Yield is the market pricing a risk

The highest yields in Singapore cluster in short-lease, small-format and older stock. The rent holds up; the capital value does not. You are being paid to accept an asset that will be harder to sell and harder to finance in ten years.

03 · Gross, not net

Take about a fifth off before you believe it

These are gross figures. Property tax at the non-owner-occupier rate, maintenance, agent fees, insurance and vacancy typically take 15–25% off. A 4% gross is roughly a 3% net, before financing.

The number that actually matters

Net yield, on your tax position.

Gross yield is the same for everyone. What you actually keep depends on your loan, your tax residency, whether you hold it personally or through a company, and what the lease has left. That is a different calculation and it is the one worth doing.

  • Net yield after tax, maintenance and realistic vacancy
  • What the remaining lease does to your exit in year 8
  • Which of these are genuinely cheap and which are cheap for a reason

Yields are computed from transacted rentals over the last 12 months and transacted sales over the last 15 months, for projects with at least 6 rentals and 3 sales. Small samples move a lot — treat anything under 20 rentals as indicative. Past rents do not predict future rents.