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
1,307,515
25,728
69,232
50.80
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 | 70,536 | 9,978 | 7,841 | 7.07 | 0.79 | Moderate saturation | Moderate opportunity |
| D10 · Bukit Timah / Holland | 65,693 | 7,619 | 8,176 | 8.62 | 1.07 | Moderate saturation | Moderate opportunity |
| D09 · Orchard / River Valley | 65,489 | 7,475 | 5,812 | 8.76 | 0.78 | Low saturation | High opportunity |
| D15 · East Coast / Marine Parade | 59,195 | 8,562 | 7,207 | 6.91 | 0.84 | Moderate saturation | Moderate opportunity |
| D05 · Buona Vista / Clementi | 45,171 | 7,669 | 5,212 | 5.89 | 0.68 | Moderate saturation | Moderate opportunity |
| D18 · Tampines / Pasir Ris | 41,006 | 8,041 | 3,782 | 5.10 | 0.47 | Moderate saturation | Moderate opportunity |
| D14 · Geylang / Paya Lebar | 38,478 | 7,049 | 3,214 | 5.46 | 0.46 | Low saturation | High opportunity |
| D03 · Tiong Bahru / Queenstown | 37,450 | 6,899 | 3,742 | 5.43 | 0.54 | Moderate saturation | Moderate opportunity |
| D23 · Bukit Batok / Choa Chu Kang | 36,857 | 7,447 | 4,475 | 4.95 | 0.60 | High saturation | Competitive opportunity |
| D16 · Bedok / Upper East Coast | 33,074 | 6,740 | 3,199 | 4.91 | 0.47 | Moderate saturation | Moderate opportunity |
| D11 · Newton / Novena | 29,536 | 5,293 | 3,138 | 5.58 | 0.59 | Moderate saturation | Moderate opportunity |
| D21 · Upper Bukit Timah / Clementi Park | 26,346 | 6,003 | 2,830 | 4.39 | 0.47 | Moderate saturation | Competitive opportunity |
| D22 · Jurong / Boon Lay | 26,185 | 5,132 | 3,397 | 5.10 | 0.66 | High saturation | Competitive opportunity |
| D12 · Balestier / Toa Payoh | 23,716 | 5,728 | 2,583 | 4.14 | 0.45 | High saturation | Competitive opportunity |
| D20 · Ang Mo Kio / Bishan | 22,077 | 5,834 | 3,117 | 3.78 | 0.53 | Very high saturation | Low opportunity |
| D27 · Sembawang / Yishun | 21,316 | 5,651 | 2,934 | 3.77 | 0.52 | Very high saturation | Low opportunity |
| D01 · Raffles Place / Marina | 19,254 | 3,704 | 2,043 | 5.20 | 0.55 | Moderate saturation | Competitive opportunity |
| D04 · Sentosa / Harbourfront | 18,415 | 3,816 | 2,433 | 4.83 | 0.64 | High saturation | Low opportunity |
| D13 · Macpherson / Potong Pasir | 16,780 | 4,604 | 1,430 | 3.64 | 0.31 | Moderate saturation | Competitive opportunity |
| D02 · Tanjong Pagar / Chinatown | 14,868 | 3,284 | 1,605 | 4.53 | 0.49 | Moderate saturation | Competitive opportunity |
| D08 · Little India / Farrer Park | 12,809 | 3,345 | 1,380 | 3.83 | 0.41 | High saturation | Low opportunity |
| D07 · Bugis / Beach Road | 12,530 | 3,144 | 1,525 | 3.99 | 0.49 | High saturation | Low opportunity |
| D17 · Changi / Loyang | 11,665 | 3,625 | 1,274 | 3.22 | 0.35 | High saturation | Low opportunity |
| D28 · Seletar / Yio Chu Kang | 11,298 | 3,885 | 1,542 | 2.91 | 0.40 | Very high saturation | Avoid unless differentiated |
| D25 · Woodlands / Admiralty | 11,244 | 3,423 | 1,357 | 3.28 | 0.40 | High saturation | Low opportunity |
| D26 · Mandai / Upper Thomson | 8,167 | 3,215 | 804 | 2.54 | 0.25 | High saturation | Low opportunity |
| D24 · Lim Chu Kang / Tengah | 1,948 | 988 | 203 | 1.97 | 0.21 | High saturation | Low opportunity |
| D06 · City Hall / Clarke Quay | 832 | 424 | 231 | 1.96 | 0.54 | Very high saturation | Avoid unless differentiated |
40% of deals (525,580) 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 | 65,489 | 7,475 | 5,812 | 8.76 | 0.78 | High opportunity |
| 2 | D14 · Geylang / Paya LebarDistrict | 38,478 | 7,049 | 3,214 | 5.46 | 0.46 | High opportunity |
| 3 | CondoType | 657,659 | 14,902 | 84,221 | 44.13 | 5.65 | Moderate opportunity |
| 4 | D19 · Hougang / Punggol / SengkangDistrict | 70,536 | 9,978 | 7,841 | 7.07 | 0.79 | Moderate opportunity |
| 5 | D18 · Tampines / Pasir RisDistrict | 41,006 | 8,041 | 3,782 | 5.10 | 0.47 | Moderate opportunity |
| 6 | TampinesTown | 39,562 | 6,969 | — | 5.68 | — | Moderate opportunity |
| 7 | Jurong WestTown | 39,176 | 6,500 | — | 6.03 | — | Moderate opportunity |
| 8 | WoodlandsTown | 37,843 | 6,211 | — | 6.09 | — | Moderate opportunity |
| 9 | SengkangTown | 42,174 | 7,645 | — | 5.52 | — | Moderate opportunity |
| 10 | D03 · Tiong Bahru / QueenstownDistrict | 37,450 | 6,899 | 3,742 | 5.43 | 0.54 | 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 | 832 | 424 | 231 | 1.96 | 0.54 | Very high saturation |
| 2 | D28 · Seletar / Yio Chu KangDistrict | 11,298 | 3,885 | 1,542 | 2.91 | 0.40 | Very high saturation |
| 3 | LandedType | 64,257 | 8,815 | 13,759 | 7.29 | 1.56 | Very high saturation |
| 4 | D20 · Ang Mo Kio / BishanDistrict | 22,077 | 5,834 | 3,117 | 3.78 | 0.53 | Very high saturation |
| 5 | D27 · Sembawang / YishunDistrict | 21,316 | 5,651 | 2,934 | 3.77 | 0.52 | Very high saturation |
| 6 | TengahTown | 100 | 65 | — | 1.54 | — | Very high saturation |
| 7 | Bukit TimahTown | 1,449 | 601 | — | 2.41 | — | High saturation |
| 8 | D25 · Woodlands / AdmiraltyDistrict | 11,244 | 3,423 | 1,357 | 3.28 | 0.40 | High saturation |
| 9 | Marine ParadeTown | 3,964 | 1,638 | — | 2.42 | — | High saturation |
| 10 | Central AreaTown | 5,564 | 2,227 | — | 2.50 | — | High saturation |
Highest Volume Segments
The biggest pools of transaction activity, regardless of how crowded they are.
| # | Segment | ||||||
|---|---|---|---|---|---|---|---|
| 1 | RentalTxn | 759,374 | 14,975 | 69,232 | 50.71 | 4.62 | Moderate opportunity |
| 2 | CondoType | 657,659 | 14,902 | 84,221 | 44.13 | 5.65 | Moderate opportunity |
| 3 | HDBType | 568,821 | 14,324 | 41,707 | 39.71 | 2.91 | Moderate opportunity |
| 4 | ResaleTxn | 483,452 | 14,650 | — | 33.00 | — | Moderate opportunity |
| 5 | D19 · Hougang / Punggol / SengkangDistrict | 70,536 | 9,978 | 7,841 | 7.07 | 0.79 | Moderate opportunity |
| 6 | D10 · Bukit Timah / HollandDistrict | 65,693 | 7,619 | 8,176 | 8.62 | 1.07 | Moderate opportunity |
| 7 | D09 · Orchard / River ValleyDistrict | 65,489 | 7,475 | 5,812 | 8.76 | 0.78 | High opportunity |
| 8 | New SaleTxn | 64,495 | 9,060 | — | 7.12 | — | Competitive opportunity |
| 9 | LandedType | 64,257 | 8,815 | 13,759 | 7.29 | 1.56 | Low opportunity |
| 10 | D15 · East Coast / Marine ParadeDistrict | 59,195 | 8,562 | 7,207 | 6.91 | 0.84 | Moderate opportunity |
Agency Landscape
Largest Agencies by Deal Volume
Market structure — the agencies with the most recorded deal activity, and how many of their agents are recently active.
| # | Agency | Deals | Agents | Active | Deals/active agent |
|---|---|---|---|---|---|
| 1 | Propnex Realty Pte. Ltd. | 552,003 | 14,511 | 11,778 | 46.87 |
| 2 | Era Realty Network Pte Ltd | 296,562 | 8,698 | 6,890 | 43.04 |
| 3 | Huttons Asia Pte. Ltd. | 150,445 | 5,896 | 4,550 | 33.06 |
| 4 | Orangetee & Tie Pte. Ltd. | 85,907 | 2,573 | 2,030 | 42.32 |
| 5 | Sri Pte. Ltd. | 53,474 | 1,682 | 1,353 | 39.52 |
| 6 | C & H Properties Pte Ltd | 7,358 | 197 | 157 | 46.87 |
| 7 | Mindlink Groups Pte. Ltd. | 6,467 | 99 | 88 | 73.49 |
| 8 | Singapore Estate Agency Pte. Ltd. | 6,257 | 63 | 55 | 113.76 |
| 9 | Century 21 Pte. Ltd. | 5,134 | 132 | 103 | 49.84 |
| 10 | Landplus Property Network Pte Ltd | 4,804 | 43 | 39 | 123.18 |
| 11 | Kf Property Network Pte Ltd | 4,011 | 97 | 75 | 53.48 |
| 12 | Alister & Lee Properties | 3,107 | 14 | 14 | 221.93 |
About the Agent Market Overview
What is the PropKaki Agent Market Overview?
It is a free tool on PropKaki that shows which parts of the Singapore property market are active, crowded, or underserved. It breaks the market down by district, HDB town, property type and transaction type, so agents can see where competition is concentrated and where there may be room to focus.
Is this a ranking of property agents?
No. The Agent Market Overview does not rank agents and does not say who is best. Every row is a market segment — a district, a property type, a transaction type — not an agent. It is designed to help agents choose where to focus, not to compare individuals.
What does the Opportunity score mean?
The Opportunity score highlights segments with strong transaction activity and relatively less competition. It 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 suggests a segment with real activity and more room to operate.
What does the Saturation score mean?
The Saturation score highlights crowded segments — those with many agents and many listings relative to the actual number of transactions. A high saturation score points to a competitive, red-ocean segment where an agent would need a clear differentiator to stand out.
What counts as a recently active agent?
An agent is counted as recently active in a segment if they have recorded at least one deal in the last 12 months. This gives a fairer picture of current competition than counting agents whose only activity in a segment was many years ago.
Why do some deals show as unattributed?
A portion of deal records do not carry a specific district or town. These are grouped into an unattributed bucket, shown as a footnote and excluded from the segment rankings, so they do not distort the per-district or per-town figures.
Can I filter by a specific timeframe?
The current version presents the segment breakdowns on an all-time basis, because the underlying deal breakdowns by district and property type are not split by month. Recent-activity context is reflected through the recently-active agent count. Finer timeframe filtering is planned for a future version.
Where does the data come from?
Deal and agent data is compiled from official Singapore agent and transaction records, including CEA roster data. Listing counts come from current property listings. The figures reflect recorded activity and are not estimates or forecasts.
Is the Agent Market Overview free to use?
Yes. The Agent Market Overview is free to use on PropKaki. You can view every market segment breakdown, the opportunity and saturation rankings, and the agency overview without an account.
