Property Market in Macpherson

Macpherson sits in the middle of Singapore's residential price spectrum. According to URA transaction records from 2022 to 2025,D13 has recorded 2,672 private residential transactions, making it a market with consistent but measured transaction activity. The median condominium and apartment price stands at S$1.5M, which is 12% below the Singapore-wide median of S$1.7M.

MacPherson is a neighbourhood located within the district of Geylang in the Central Region of Singapore. Its location roughly corresponds to the identically titled subzone in the Geylang Planning Area and is approximately sandwiched between the neighbourhoods of Aljunied and Paya Lebar. MacPherson largely consists of various public housing estates centred on Circuit Road and an industrial area. The Pelton Canal runs through the neighbourhood, which separates a private housing estate off MacPherson Road, and the public housing estate along Circuit Road.

The private residential market in Macpherson spans 8 property categories. Condominiums lead with 1,135 transactions at a median of S$1.4M. The distinction between condominiums and apartments in Singapore is largely regulatory (condominiums must meet a minimum land area of 4,000 sqm and include recreational facilities), but prices also reflect differences in unit size and development scale.

Macpherson also has an active landed property segment. Terrace houses trade at a median of S$3.4M, semi-detached homes at S$5.3M, and detached houses at S$10.5M. Landed properties in Macpherson offer an alternative to high-rise living at prices that vary significantly with plot size and condition.

Tenure is a defining factor in Macpherson's property pricing. Freehold properties trade at a median of S$2.7M, while 99-year leasehold units trade at S$1.5M. That is a 81% premium for freehold, or approximately S$1.2M more in absolute terms.

On a per-square-metre basis, the gap narrows somewhat: freehold at S$18,781/sqm versus leasehold at S$20,545/sqm. For buyers weighing freehold versus leasehold in Macpherson, the key question is time horizon. Freehold properties hold value over decades and face no lease decay, but new 99-year leasehold developments often offer modern facilities and layouts at a lower entry price. New leasehold launches have been active in Macpherson, with 1,758 transactions versus 913 freehold.

For condominiums and apartments in Macpherson, floor level creates a measurable price gradient. Units on floors 06-10 sell for a median of S$1.5M, while units on floors B1-B5 sell for S$615K. That is a 148% premium for higher floors, worth approximately S$910K per unit.

In Macpherson, the high-floor premium reflects better ventilation, natural light, reduced noise, and improved views. Buyers targeting a specific development can use this gradient to estimate how much they save by choosing a mid-floor unit instead of a top-floor one.

Rental rates in Macpherson average S$6.05 psf per square foot per month, placing the district above-average rental rates, indicating solid demand from both local and expatriate tenants. The highest rents are commanded by PARK COLONIAL at S$7.16 psf.

The rental spread within Macpherson runs from S$5.25 psf at BARTLEY RIDGE to S$7.16 psf at PARK COLONIAL. This range reflects differences in development age, finish quality, proximity to MRT, and whether the unit is furnished. Investors evaluating gross rental yield in Macpherson should compare these rates against the purchase price per square foot to assess returns.

The most actively traded development in Macpherson is THE WOODLEIGH RESIDENCES on BIDADARI PARK DRIVE, with 360 URA-recorded transactions at a median of S$1,980,500. THE TRE VER follows with 287 transactions at S$1,355,000.

High transaction volumes typically indicate active secondary markets with good liquidity. Buyers who may need to sell within a few years should consider developments with proven resale activity, as these tend to attract a broader pool of buyers when the time comes.

In pricing terms, Macpherson sits closest to Little India (S$1.5M), Bedok (S$1.5M), Jurong (S$1.5M). Buyers looking for a lower entry point could consider Kranji at S$1.1M, which is 38% cheaper. Those with a larger budget might look at Telok Blangah at S$2.6M.