The dichotomy between Core Central Region (CCR) and Rest of Central Region (RCR) properties has always defined Singapore’s stratified real estate market. CCR promises exclusivity, status, and prime locale; RCR offers accessibility, quantum value, and expansive living.
By 2026, the gap between these two segments will not merely be dictated by distance, but by the evolving definition of luxury and the dynamics of upgrading demand. Using the hypothetical launches of the spacious Thomson View (RCR) and the exclusive Dunearn Road Condo (CCR) as our markers, we project a pricing environment where the traditional premium holds, but the luxury segment of the RCR is aggressively challenging the entry points of the CCR.
Table of Contents
Part I: The CCR Anchor – Dunearn Road Condo (2026 Projection)
Dunearn Road, situated within the prestigious Districts 10 or 11, operates under Singapore’s ironclad rule of scarcity. New supply in this area is limited, land costs are astronomical, and the clientele is global, resilient to economic fluctuations, and prioritizing status above all else.
Profile: Dunearn Road Condo (CCR)
- Unit Mix: 2-bedroom (750 sq ft) to 4-bedroom (1,600 sq ft).
- Target Market: High-net-worth investors, affluent downsizers, and foreign capital parking funds.
- Value Proposition: Proximity to reputable schools (e.g., within 1km of SCGS/Nanyang), MRT interchange access, and perennial rental demand.
2026 Price and Gap Analysis
In 2026, we anticipate Dunearn Road Condo to command benchmark CCR prices, driven by high construction costs and strong foreign interest (assuming no significant increase in ABSD). Prices will be defined by an exceptional Per Square Foot (PSF) rate.
| Unit Type | Estimated Size (sq ft) | Estimated 2026 PSF | Estimated Quantum |
| 2-Bedroom | 800 | S$3,550 | S$2.84 million |
| 4-Bedroom | 1,600 | S$3,400 | S$5.44 million |
Key Dynamic: The price resilience of Dunearn is anchored in its investment grade. The premium (difference in PSF) commanded by the CCR ensures that the price floor is high, regardless of unit size.
Part II: The RCR Challenger – Thomson View (2026 Projection)
Thomson View (assuming a prime location near the Thomson-East Coast Line and established amenities) represents the new breed of high-end RCR developments tailored specifically for the local upgrading market. This project focuses on lifestyle, space, and family planning—features often compromised in compact CCR layouts.
The crucial differentiating factor here is the inclusion of 5-bedroom units with private lifts—a direct challenge to the large-format homes typically reserved for CCR or prime landed enclaves.
Profile: Thomson View (RCR)
- Unit Mix: 1+Study (550 sq ft) to 5-bedroom with private lift (2,300 sq ft).
- Target Market: HDB upgraders, large families, and young professionals prioritizing connectivity and value quantum.
- Value Proposition: Superior internal space, resort-style facilities, and proximity to lifestyle amenities (e.g., nature parks, retail hubs).
2026 Price and Quantum Analysis
Thomson View’s pricing will be segmented. The smaller units will cater to entry-level upgraders, establishing the baseline RCR PSF. However, the large, premium units will experience “Quantum Compression,” where their PSF narrows significantly against CCR properties due to their internal luxurious specifications.
| Unit Type | Estimated Size (sq ft) | Estimated 2026 PSF | Estimated Quantum |
| 1+ Study | 550 | S$2,450 | S$1.35 million |
| 3-Bedroom | 1,100 | S$2,600 | S$2.86 million |
| 5-Bedroom (Pvt Lift) | 2,300 | S$2,850 | S$6.55 million |
Key Dynamic: While the RCR project has a lower overall PSF, its largest unit (the $6.55 million 5-bedder) breaches the quantum of Dunearn Road’s standard 4-bedder, signaling the local market’s willingness to pay CCR-level quantum for superior space and amenities.
Part III: The 2026 Price Gap: PSF vs. Quantum
The RCR and CCR gap in 2026 will be defined by two distinct metrics:
1. The PSF Gap (The Affordability Premium): ~ 25% to 30%
The core PSF difference remains robust. A prime Dunearn Road entry-level 2-bedder (S$3,550 PSF) is approximately 30% more expensive than a comparable Thomson View 3-bedder (S$2,600 PSF). This gap reflects the non-negotiable scarcity and prestige value of the CCR location.
- Prediction: The official PSF gap is unlikely to narrow significantly unless the government drastically relaxes ABSD for foreigners, leading to an immediate surge in CCR land bids.
2. The Quantum Gap (The Luxury Compression): < 10%
This is where Thomson View challenges the traditional hierarchy.
The most luxurious unit at Thomson View (5-bedder, S$6.55 million) is being purchased by a buyer who is financially capable of affording a prime CCR unit. They are choosing space over status.
| Comparison Point | Dunearn Road Condo (CCR) | Thomson View (RCR) | Quantum Difference |
| Largest Unit Quantum | S$5.44 million (4-bed) | S$6.55 million (5-bed, Pvt Lift) | 20% Higher Quantum (RCR) |
| “Near-Match” Quantum | S$2.84 million (2-bed) | S$2.86 million (3-bed) | < 1% Difference |
The Observation: For a similar total quantum commitment (around S$2.8 million), the RCR buyer at Thomson View receives a full 3-bedroom unit, while the CCR buyer at Dunearn Road receives a 2-bedroom unit. The RCR value proposition for the local family is overwhelming.
Part IV: Key Drivers Influencing the 2026 Market
1. The Interest Rate Environment (The Local Brake)
Assuming interest rates stabilize around the 3.0% mark in 2026, local upgraders (Thomson View’s primary buyers) will remain price-sensitive. This ensures that the RCR PSF remains disciplined, even if the total quantum grows due to the demand for larger units. High rates prevent RCR from inflating too quickly and closing the PSF gap.
2. UHNW Capital Inflow (The CCR Engine)
Global instability and Singapore’s status as a wealth hub ensure a steady stream of Ultra-High-Net-Worth (UHNW) individuals looking for secure assets. This capital flow specifically targets the CCR (Dunearn Road) for wealth preservation, insulating its price ceiling from local economic pressures.
3. The Future of RCR Luxury (The Amenities Premium)
Developers are recognizing that RCR buyers are demanding CCR-level finishes and amenities (private lifts, concierge services). These additions significantly increase construction costs. This rising cost floor means that RCR projects like Thomson View will inevitably edge closer to CCR pricing structures, particularly for their premium, largest units.
Conclusion
In 2026, the price gap between Dunearn Road Condo and Thomson View will be a study in duality.
The PSF Gap will reflect Singapore’s core reality: status and scarcity always command a 25-30% premium. Dunearn Road will remain the choice for investors and status seekers who accept smaller space for a prime address.
However, the Quantum Gap will show the true purchasing power of the local affluent buyer. They are prioritizing volume and comprehensive family lifestyle over postal code exclusivity. The Thomson View family willing to pay S$6.55 million for a spacious 5-bedroom luxury home proves that RCR projects can exceed CCR quantum when they deliver superior utility and space.
The CCR price anchor remains unassailable, but the aggressive luxury offering in the RCR is successfully compressing the gap at the high-quantum end of the market, forcing even prime CCR developments to justify their price premium with increasingly rarefied exclusivity.