Find Less Crowded Segments with Real Activity
See which parts of the Singapore property market are active, crowded, or underserved — broken down by district, HDB town, property type and transaction type — so you can choose where to focus.
Market Snapshot
1,342,000
26,064
60,919
51.50
Condo
D19 · Hougang / Punggol / Sengkang
D09 · Orchard / River Valley
D06 · City Hall / Clarke Quay
Total deals are all-time recorded deals. 40% are not attributed to a specific district and are shown separately in the district breakdown. Listings are a current snapshot, so listing-based figures are best read as relative indicators across segments.
Market Breakdown
Switch dimension to see how deals, agents and listings are distributed. Figures are all-time; the agent count reflects agents active in the last 12 months.
How saturation & opportunity are measuredShow
Both scores compare a segment against the other segments in the same breakdown. Each input is ranked into a percentile (0–100), so a large raw number doesn't automatically dominate — what matters is how a segment stacks up relative to its peers.
Saturation — how crowded
Combines two ratios: agents per deal, and listings per deal. A segment scores high when many agents and many listings are chasing relatively few transactions — a competitive, red-ocean segment.
Opportunity — real activity with room
Combines transaction volume, deals per active agent, and (inversely) listing pressure. A segment scores high when there is genuine deal activity and each agent is closing a healthy share of it, without the segment being flooded with listings.
Deals are all-time recorded deals; the agent count reflects agents with a deal in the last 12 months; listings are a current snapshot. The scores are directional indicators to guide focus, not precise forecasts.
| District | |||||||
|---|---|---|---|---|---|---|---|
| D19 · Hougang / Punggol / Sengkang | 72,282 | 11,111 | 11,346 | 6.51 | 1.02 | Moderate saturation | Moderate opportunity |
| D10 · Bukit Timah / Holland | 67,594 | 8,469 | 8,747 | 7.98 | 1.03 | Moderate saturation | Moderate opportunity |
| D09 · Orchard / River Valley | 67,330 | 8,302 | 6,223 | 8.11 | 0.75 | Low saturation | High opportunity |
| D15 · East Coast / Marine Parade | 60,896 | 9,526 | 7,924 | 6.39 | 0.83 | Moderate saturation | Moderate opportunity |
| D05 · Buona Vista / Clementi | 46,728 | 8,572 | 4,982 | 5.45 | 0.58 | Low saturation | High opportunity |
| D18 · Tampines / Pasir Ris | 42,060 | 8,842 | 4,995 | 4.76 | 0.56 | Moderate saturation | Moderate opportunity |
| D14 · Geylang / Paya Lebar | 39,463 | 7,769 | 3,895 | 5.08 | 0.50 | Low saturation | High opportunity |
| D03 · Tiong Bahru / Queenstown | 38,483 | 7,621 | 3,863 | 5.05 | 0.51 | Low saturation | Moderate opportunity |
| D23 · Bukit Batok / Choa Chu Kang | 37,803 | 8,239 | 6,404 | 4.59 | 0.78 | High saturation | Competitive opportunity |
| D16 · Bedok / Upper East Coast | 34,084 | 7,517 | 4,106 | 4.53 | 0.55 | Moderate saturation | Moderate opportunity |
| D11 · Newton / Novena | 30,333 | 5,862 | 3,839 | 5.17 | 0.65 | Moderate saturation | Moderate opportunity |
| D21 · Upper Bukit Timah / Clementi Park | 27,077 | 6,633 | 3,360 | 4.08 | 0.51 | High saturation | Competitive opportunity |
| D22 · Jurong / Boon Lay | 26,897 | 5,689 | 3,873 | 4.73 | 0.68 | High saturation | Competitive opportunity |
| D12 · Balestier / Toa Payoh | 24,253 | 6,316 | 3,739 | 3.84 | 0.59 | High saturation | Low opportunity |
| D20 · Ang Mo Kio / Bishan | 22,566 | 6,419 | 4,033 | 3.52 | 0.63 | Very high saturation | Low opportunity |
| D27 · Sembawang / Yishun | 21,793 | 6,210 | 4,230 | 3.51 | 0.68 | Very high saturation | Low opportunity |
| D01 · Raffles Place / Marina | 19,829 | 4,061 | 2,345 | 4.88 | 0.58 | Moderate saturation | Competitive opportunity |
| D04 · Sentosa / Harbourfront | 18,850 | 4,210 | 2,778 | 4.48 | 0.66 | High saturation | Competitive opportunity |
| D13 · Macpherson / Potong Pasir | 17,252 | 5,049 | 1,831 | 3.42 | 0.36 | Moderate saturation | Competitive opportunity |
| D02 · Tanjong Pagar / Chinatown | 15,284 | 3,585 | 1,590 | 4.26 | 0.44 | Moderate saturation | Competitive opportunity |
| D08 · Little India / Farrer Park | 13,173 | 3,676 | 1,615 | 3.58 | 0.44 | High saturation | Low opportunity |
| D07 · Bugis / Beach Road | 12,904 | 3,436 | 1,670 | 3.76 | 0.49 | High saturation | Low opportunity |
| D17 · Changi / Loyang | 11,974 | 3,941 | 1,379 | 3.04 | 0.35 | High saturation | Low opportunity |
| D28 · Seletar / Yio Chu Kang | 11,612 | 4,250 | 2,040 | 2.73 | 0.48 | Very high saturation | Avoid unless differentiated |
| D25 · Woodlands / Admiralty | 11,492 | 3,736 | 2,278 | 3.08 | 0.61 | Very high saturation | Avoid unless differentiated |
| D26 · Mandai / Upper Thomson | 8,377 | 3,526 | 1,519 | 2.38 | 0.43 | Very high saturation | Avoid unless differentiated |
| D24 · Lim Chu Kang / Tengah | 2,522 | 1,449 | 82 | 1.74 | 0.06 | High saturation | Low opportunity |
| D06 · City Hall / Clarke Quay | 841 | 470 | 318 | 1.79 | 0.68 | Very high saturation | Avoid unless differentiated |
40% of deals (538,248) are not attributed to a specific district and are excluded from the ranking above.
Deals are all-time totals; listings are a current snapshot. Deals/agent and saturation are best read as relative indicators across segments, not absolute rates.
Opportunity & Saturation Rankings
Top Opportunities
Segments with strong transaction activity and relatively less competition — where it may be worth focusing.
| # | Segment | ||||||
|---|---|---|---|---|---|---|---|
| 1 | D09 · Orchard / River ValleyDistrict | 67,330 | 8,302 | 6,223 | 8.11 | 0.75 | High opportunity |
| 2 | D05 · Buona Vista / ClementiDistrict | 46,728 | 8,572 | 4,982 | 5.45 | 0.58 | High opportunity |
| 3 | D14 · Geylang / Paya LebarDistrict | 39,463 | 7,769 | 3,895 | 5.08 | 0.50 | High opportunity |
| 4 | D10 · Bukit Timah / HollandDistrict | 67,594 | 8,469 | 8,747 | 7.98 | 1.03 | Moderate opportunity |
| 5 | CondoType | 677,800 | 17,119 | 57,568 | 39.59 | 3.36 | Moderate opportunity |
| 6 | D03 · Tiong Bahru / QueenstownDistrict | 38,483 | 7,621 | 3,863 | 5.05 | 0.51 | Moderate opportunity |
| 7 | TampinesTown | 40,573 | 7,738 | — | 5.24 | — | Moderate opportunity |
| 8 | Jurong WestTown | 40,045 | 7,170 | — | 5.59 | — | Moderate opportunity |
| 9 | WoodlandsTown | 38,711 | 6,875 | — | 5.63 | — | Moderate opportunity |
| 10 | SengkangTown | 42,916 | 8,465 | — | 5.07 | — | Moderate opportunity |
Most Saturated Segments
Crowded segments — many agents and listings relative to actual deals. Differentiation needed to compete here.
| # | Segment | ||||||
|---|---|---|---|---|---|---|---|
| 1 | D06 · City Hall / Clarke QuayDistrict | 841 | 470 | 318 | 1.79 | 0.68 | Very high saturation |
| 2 | D26 · Mandai / Upper ThomsonDistrict | 8,377 | 3,526 | 1,519 | 2.38 | 0.43 | Very high saturation |
| 3 | D25 · Woodlands / AdmiraltyDistrict | 11,492 | 3,736 | 2,278 | 3.08 | 0.61 | Very high saturation |
| 4 | D28 · Seletar / Yio Chu KangDistrict | 11,612 | 4,250 | 2,040 | 2.73 | 0.48 | Very high saturation |
| 5 | D27 · Sembawang / YishunDistrict | 21,793 | 6,210 | 4,230 | 3.51 | 0.68 | Very high saturation |
| 6 | LandedType | 65,883 | 9,865 | 8,118 | 6.68 | 0.82 | Very high saturation |
| 7 | D20 · Ang Mo Kio / BishanDistrict | 22,566 | 6,419 | 4,033 | 3.52 | 0.63 | Very high saturation |
| 8 | TengahTown | 108 | 72 | — | 1.50 | — | High saturation |
| 9 | Bukit TimahTown | 1,484 | 665 | — | 2.23 | — | High saturation |
| 10 | Marine ParadeTown | 4,046 | 1,784 | — | 2.27 | — | High saturation |
Highest Volume Segments
The biggest pools of transaction activity, regardless of how crowded they are.
| # | Segment | ||||||
|---|---|---|---|---|---|---|---|
| 1 | RentalTxn | 781,524 | 17,237 | 60,919 | 45.34 | 3.53 | Moderate opportunity |
| 2 | CondoType | 677,800 | 17,119 | 57,568 | 39.59 | 3.36 | Moderate opportunity |
| 3 | HDBType | 581,317 | 16,396 | 33,274 | 35.45 | 2.03 | Moderate opportunity |
| 4 | ResaleTxn | 493,943 | 16,810 | — | 29.38 | — | Moderate opportunity |
| 5 | D19 · Hougang / Punggol / SengkangDistrict | 72,282 | 11,111 | 11,346 | 6.51 | 1.02 | Moderate opportunity |
| 6 | D10 · Bukit Timah / HollandDistrict | 67,594 | 8,469 | 8,747 | 7.98 | 1.03 | Moderate opportunity |
| 7 | D09 · Orchard / River ValleyDistrict | 67,330 | 8,302 | 6,223 | 8.11 | 0.75 | High opportunity |
| 8 | New SaleTxn | 66,336 | 10,199 | — | 6.50 | — | Competitive opportunity |
| 9 | LandedType | 65,883 | 9,865 | 8,118 | 6.68 | 0.82 | Low opportunity |
| 10 | D15 · East Coast / Marine ParadeDistrict | 60,896 | 9,526 | 7,924 | 6.39 | 0.83 | Moderate opportunity |
Based on Singapore private (URA) and HDB resale transaction records and CEA-registered agent activity tracked by PropKaki. Figures are all-time unless stated; agent counts reflect the last 12 months.
See where the deals are — then go win them.
Find the underserved segments and where your next listing could come from.
PropKakiA few outer towns are underserved right now — fewer active agents per active listing.
Singapore Property Market Segments for Agents: FAQs
Which Singapore property segments are most and least competitive for agents?
PropKaki's Agent Market Overview is a free tool, with no account needed, that shows which parts of the Singapore property market are most and least competitive for agents. It breaks the market down by district, HDB town, property type and transaction type, then scores each segment for Opportunity (real activity with relatively little competition) and Saturation (crowded, red-ocean segments), so agents can see where competition is concentrated and where there may be room to focus.
How are the Opportunity and Saturation scores for property segments calculated?
PropKaki's Agent Market Overview scores each segment from transaction volume relative to the number of active agents and listings. The Opportunity score combines deal volume, deals per active agent and listing pressure, with each component ranked against other segments so no single raw number dominates — a higher score means real activity with more room to operate. The Saturation score is the inverse: it flags segments with many agents and listings relative to the actual number of transactions, where an agent would need a clear differentiator to stand out.
Where can I see which Singapore districts or HDB towns have the most property transactions?
PropKaki's Agent Market Overview lists every URA postal district and HDB town with its recorded transaction volume, so you can see which areas have the most property deals and how that activity compares with the number of agents and listings competing for it. Each district or town is a market segment with its own Opportunity and Saturation score, ranked against the others, rather than a ranking of individual agents.
Does the Agent Market Overview rank individual property agents in Singapore?
No. PropKaki's Agent Market Overview does not rank agents or say who is best. Every row is a market segment — a district, an HDB town, a property type or a transaction type — not a person. It is built to help an agent decide where to focus, not to compare individuals.
What counts as a recently active agent in a property segment?
In PropKaki's Agent Market Overview, an agent is counted as recently active in a segment if they have recorded at least one deal there in the last 12 months. Using a 12-month window gives a fairer picture of current competition than counting agents whose only activity in a segment was many years ago, and this recent-activity count is how the tool reflects current demand even though the segment breakdowns are presented on an all-time basis.
Where does the agent and transaction data come from?
PropKaki's Agent Market Overview compiles deal and agent data from official Singapore agent and transaction records, including roster data from the Council for Estate Agencies (CEA), the regulator of property agents in Singapore. Listing counts come from current property listings. The figures reflect recorded activity and are not estimates or forecasts. A portion of deal records that carry no specific district or town are grouped into an unattributed bucket, shown as a footnote and excluded from the rankings so they do not distort the per-district or per-town figures.