5 popular estates in Singapore for expats

Singapore has a total of 28 districts, and within these districts, you will be able to find some of the best neighbourhoods for professionals, couples, and families. Everyone has a place to be in as the different districts cater to the different needs of people coming from all walks of life.

Our Little Red Dot is densely populated with people of different races and mother tongues. However, this very same harmonious community that we have built over the years since the generations of our forefathers is also one of the key reasons why Singapore is seen as one of the most ethnically diverse countries in Asia. But we shall not go into social harmony today for it is out of our expertise. Ease of learning and the quality of education received are also among the top factors that have contributed to why Singapore ranks in such a high position in the 2020 HSBC Expat Explorer Survey (only losing out to Switzerland). According to many expats who have chosen to set up a new life in the Garden City, Singapore is in its prime and is a favorable environment for many. Our city-state came in second place in the survey, with high positions for quality of life, income, and career progression.

If you’ve made the decision to move to this popular expatriate destination, the top of your to-do list would be securing suitable accommodation. Apart from the affordability, the living environment and location should also come into the decision-making process. So to help those who are interested in settling down in Singapore, or if you are just here for a read, our Insights Team has put together this mini article to guide you through some of the more popular estates that are typically chosen for stay by expatriates and their families.

To your surprise, you may be shocked to know that many of them are actually starting to close in on the OCR (Outside Central Region) and RCR (Rest of Central Region) regions instead of rigidly buying properties that are more conveniently located in the CCR (Core Central Region).

Why? Yes, it may be true that some families do purchase multi-million dollar luxury properties that are located right in the heart of the action. However, times are changing and considering the impact of the global COVID-19 pandemic that swept practically everyone off their feet and thrown them off their paths, analysts are noting market movements by expatriates. Some of them are gradually moving outwards to the city fringe and suburban areas of our Little Red Dot.

In this mini article, we will be exploring the 5 popular estates in general that are of interest to expats due to their locale offerings and schools, although many of which are still far from the heartland lifestyle. But before we go into the first location, we would like to highlight the fact that there are certain properties that expatriates are not eligible to purchase. The more general type of residential projects that they would go for would tend to be our high-rise condominiums.

As shown in the table that we have placed above, we can also see the percentage of foreign ownership of condo units in the various districts. This is just a gauge and it is not exhaustive. Furthermore, there are also expats who would choose to rent a unit instead of buying one, so there’s definitely that part of the audience that is not captured in the pool shown above.

So without further ado, let us transport ourselves to our first location of the day.

(Also, note that this list is not ranked!)

The Quays/Robertson Quay (District 9)

Do you remember the breaking news of multiple foreigners flouting the COVID-19 regulations by hanging around in large groups at Robertson Quay during the Circuit Breaker last year? That’s the hot spot area that we will be talking about today. And we are not listing this out just because there were foreigners seen breaking rules there!

There are 3 main quays in Singapore; Boat Quay, Clarke Quay, and Robertson Quay. Robertson Quay is the wharf seated upstream of the Singapore River. Among the 3 of them, Robertson Quay is the one with the least commercial nodes and more residential projects. From bars and clubs to the Singapore River, Robertson Quay is where you’ll want to be if you want to live near laid-back chill-out zones and still be in the thick of the Singaporean night-life action (which we can’t resume for now). Not to mention also, Robertson Quay is situated within close proximity to multiple Grade A offices and the Central Business District (CBD) itself. This is such a prime location, and we can definitely see the appeal in living here. Will you not agree that this is the perfect place for them? Who else also remembers seeing groups of expats gathering at pubs for a few wakeful and civil rounds with their expat friends? Definitely us.

Based on research done by skilled analysts, we have figures that show more expats living in this area than there are Singaporeans.

Residents in this area get to wake up to the Singapore River views and have everything in close proximity, they wouldn’t need a car! That can also be another reason why they like congregating in this area.

We can tell that diverse family backgrounds are flocking over to this small estate with the chart that we have provided above. Apart from waterfront living, Robertson Quay is also slated to become the next art hub with land use mainly dedicated to arts-related facilities that are housed in the conservation buildings in its area. Being located in the city and close to the Downtown also means that residents will get to enjoy the fruits of the CBD rejuvenation process that is happening in that area, where the whole CCR region will be revitalised and thereafter become a more vibrant place to work and live in.

Projects worth highlighting:

Popular high-end projects in this area include that of The Quayside and Rivergate. As for new launches, The Avenir is also located within close proximity, in a prime location. We have done a review of this luxurious, freehold project. Another worth mentioning decent project that we have also done a rich review on would be Riviere. This project is situated at Jiak Kim Street which was once the home of Zouk, back then when it was housed at the conservation warehouses for a long-lasting 25 years of club beats. Not to worry though, this row of warehouses will still be conserved and restored as F&B and wellness spots, preserving its long-time heritage.

Vibe check:

A bloody mary to go along? Residents who live here are not party poopers! Robertson Quay’s work-live-play environment that still conserves the heritage to showcase the historical importance of this area to Singapore’s growth and modern day success is also among the heart of the city’s action. Tourists flock to this area to also enjoy the sight of our Singapore River. For a deeper insight into the RCR and CCR area and its developments, you can visit here.

Sentosa/ Keppel Area (District 04)

Next up, we will be directing our attention to the island outside the island. The place where everyday feels like a trip to the Maldives, Sentosa Cove was part of Singapore’s land reclamation programme which kickstarted in the 1970s. This piece of reclaimed land was then carved out into 5 distinct artificial islets (Coral, Paradise, Treasure, Sandy and Pearl Islands) that are well connected with streams of small canals in between (not to worry, they don’t turn pink on a regular basis!).

Once the world’s most coveted address and pitched as a playground for both the rich and the famous, the highly exclusive landed estate of Sentosa Cove has since been on a slowdown in terms of market transaction activity ever since the last peak in 2010. Property prices there have been lagging, and this waterfront housing district with the privilege of yacht parking lots of Sentosa Cove is falling behind its mainland counterparts of Good Class Bungalows (GCBs). Given the high number of UHNW foreigners that actually bought into this area, we can’t imagine the number of unlit homes when night falls, as to them it may just be another trophy asset, holiday home instead of their true home. (given that they are constantly traveling, not bashing though!) Perhaps that’s the price to pay for an island that attracts international buyers from around the globe. But instead of going down that line, let us talk more about who actually lives here!

From millionaires to billionaires, the residents of this artificial island are top of the class. Australian banker, Stephen Fisher, has a two-storey seafront home dubbed The Fish House with a jaw-dropping pool, which he is very well known for. The banker is said to be very delighted with how this multi-million dollar home turned out to be, but why wouldn’t he be, just look at that. Other renowned figures living on this island would include that of Addy Lee, local celebrity hair stylist and CEO of Monsoon Hair Group, who is (or was) neighbours with once highly controversial City Harvest Church pastor Kong Hee over at The Oceanfront.

You may be wondering why we are still bringing it up as one of the top few estates that expats tend to buy into. The very reason is due to the supremacy of this district, it will always be talked about and this address is still desired, though not as much as before. But as compared to the rest of the estates in Singapore, Sentosa Cove does have a standing and its own beauty that is worth talking about and worth living in for ultra-rich expats.

Apart from Sentosa Cove, Keppel Bay is another unique location that is a top choice for expats within the same area, but instead of being located deep in the Sentosa enclave, this area is less exclusive and secluded from the mainland. The reason behind why expatriates would move into this area probably coincides with that of why they would want to live on the islands of Sentosa Cove. They get the best of both worlds. Being close to the waterfront means they get to enjoy waterfront living to the finest! And at the same time, being located on the mainland means easy access to the city and the neighbourhoods. Seafront living probably also reminds them of growing up in the seaside, with the brushes of sea breeze that they are no stranger to back at home, and when the water meets the sky.

Projects worth highlighting:

Popular projects here that see expatriates flowing into its units would include that of Reflections at Keppel Bay, Corals at Keppel Bay, and Caribbean at Keppel Bay, as well as Sentosa Cove’s pricy and exclusive condominium projects – Seven Palms, The Coast. (not exhaustive, of course!) We have home tour videos done at Reflections as well as in The Oceanfront, which we mentioned before had notable figures as residents. It is a waterfront condominium project in Sentosa Cove that provides residents resort-style living all year round. But then again, it’s Sentosa Cove, the island outside of the island. Every day is like a day in Bora Bora.

Vibe check:

Crazy Rich Asians? You haven’t seen it all, houses at Sentosa Cove are worth up to at least $50 million, and the more “affordable” ones are already costing from $16 to $25 million. From yacht parking lots to island names for road names, this exclusive residential enclave is definitely for you if you have the island spirit in you and also, cash. Not forgetting also, the beautiful architecture of Reflections at Keppel Bay, how can one resist not looking at this residential skyscraper masterpiece? Expats who want to live the highly exclusive high society lifestyle would have these 2 estates at the top of their list. Beautiful sunrise and breathtaking sea views, you want it, you’ve got it.

The Keppel Bay estate is also about to see major rejuvenation with the Greater Southern Waterfront master plan that is highly anticipated by many, which will contribute to more activity. As for Sentosa Cove, it is a class of its own. Residents will soon see redevelopment plans – the Sentosa-Brani master plan, where Sentosa and Pulau Brani will undergo transformation into a major island playground.

Cairnhill (District 09)

Now, for our third location, let us move to somewhere more secluded but yet still as exclusive. This area is not talked about as much as before but still maintains value in the expat population. Shown in the table above were past data collected of rental transactions in the District 9 region from Q1 2018 to Q1 2020.

Tree-lined boulevard lined with neat straight rows of shopping malls, hotels, and luxury boutiques that engulfs a main road in the middle. Orchard Road is probably one of Singapore’s not-to-be-missed spots for tourists! Even for our locals, Orchard Road is well known to be the destination to be at for the weekends, where retail therapy, entertainment, and a huge array of F&B can be easily found.

Let’s go a little more into the history of this area.

Cairnhill was once a nutmeg orchard of rich businessman Charles Carnie. However, when it failed, his house was eventually reacquired by the authorities in 1884 and redeveloped into a bungalow for the manager of a bank. Afterward, terrace houses began to appear as well along the stretch of Cairnhill Road, which in our time has been preserved and became part of our heritage. If you go on the Orchard Heritage Trail, you will be able to walk along the row of conservation status townhouses nestled among other residential skyscrapers.

Being situated so close to the bustling action, Singaporeans know the residential enclaves in the vicinity to be of high desire, and residents there are to be of a certain benchmark in terms of net-worth and forte.

Projects worth highlighting:

Cairnhill is not located too far away from the Orchard Road tourist hot spot. Within just a few minutes’ walk, the hilly residential enclave will start. This whole locale has mixed residential types, including condominiums, and heritage townhomes located along Cairnhill Road. We also sold one distinct unit which was filled with heritage and stories, which you can read about here! The ultra-luxurious project, Ritz-Carlton Residences, is also located along this belt. Other popular projects that expatriates frequently buy/rent in this area would include The Crest, The Vermont at Cairnhill, and The Laurels.

Vibe check:

If you have always wanted to live near Singapore’s “Shibuya crossing”, Cairnhill is the right place for you! Being in close proximity to the Orchard Shopping Belt but still able to enjoy serenity is what residents will get to experience. Killing two birds with one stone! In terms of upcoming developments, Orchard Road is to be rejuvenated with more work-live-play elements such as mixed-use developments, elevated link bridges so pedestrians can cross the huge junction separating that of Orchard and Paterson Roads to get from one shopping centre to the next. The renowned shopping belt of Singapore is just getting started on its road towards more innovative and unique offerings for everyone.

Amber/ Meyer Road (District 15)

East Coast lovers, how could we miss you out? For our second last location, we will be visiting the Katong precinct of District 15.

Amber and Meyer Road are both strikingly expats populated estates. District 15 has been notable for being a highly liveable district of Singapore, not just expats, even locals view this region as a great postal address to behold! Not only is it close to East Coast Park, residents there get to enjoy natural sea breeze and vast horizons as a backdrop, just a few perks of seaside living. Not to mention also the fact that this estate is heavily populated with eateries and the abundance of amenities. We can totally tell that expats enjoy living near water bodies or being close to nature.

These two roads which are embedded within the circumference of Katong come with deep history. Katong’s history is deeply rooted in wealth and prestige. In the past before the metropolitan city came about, Katong was once filled with plantations and dominated mainly by wealthy city dwellers as their weekend retreats. Being located in District 15 also means that you will be no stranger to the Peranakan Culture in Singapore. This district is well-loved by residents for its array of food choices it has to offer – cafes that sit next to old-world coffee shops selling our local favourite laksawill take you from this generation to decades ago in no time. Also, living in this district also means you are living in the heart of heritage!

Projects worth highlighting:

Popular projects here consist of Silversea, Amber Park and The MeyeRise (where you can get first-class seats during national festivities with the fireworks galore). Also, unblocked sea views will definitely be one of the extra perks of projects in this estate!

Vibe check:

Apart from seaside living, residents here will also get to be situated close to the city action, with this estate being located on the city fringe. Singaporeans usually think of this area to be more highly populated with Indian expatriates and perhaps what draws them here in the first place is the easy access to our East Coast beach, as well as the city. Not forgetting also, the vast amount of food choices! Katong is the place to go to for Easties when it comes to happy hour. Katong has key stretches of shophouses with shopfronts leased out to many different F&B and chill-out pubs. East Coast Road is where you would want to be for the vast amount of options, from Brotzeit’s German bier bars to Nine Thirty by Awfully Chocolate’s casual bistro dining. Residents of Katong are spoilt for choice!

Bukit Timah (District 10)

If Sentosa Cove is where you think all the wealthiest expatriates are gathered, you definitely need to expand your horizons. Instead of staying on the island, they are gradually moving inwards onto the mainland and are choosing to be located near mother nature instead of waterfront living. As such, Bukit Timah is the next place to find the wealthier bunch of outlanders.

Bukit Timah is among one of the top few estates in Singapore with the densest clusters of private residential housing – landed private properties and high-rise luxuriant condominiums. Being situated close to the CBD area also puts this estate high up on the preferred location to live in for expats. Also, residents of this district will get to enjoy numerous exploration trails with nature reserves and parks located right at their doorsteps. If you are in for a quiet and leafy suburban lifestyle, Bukit Timah is the place for you!

Furthermore, this is where Good Class Bungalows (GCB) can be found at. The GCB market in Singapore is growing and demand is now more widely heard. Expats who are awaiting their citizenship status and holding high-profile careers tend to rent GCBs. Notably, many foreigners are also buying into the GCB market, mainly the UHNW wanderers whose children are students here. However, because of the very limited supply for such physical assets, they are priced at hefty prices.

Out of 10 of the most expensive homes in the whole of Singapore that were listed out in the market back in the year 2019, 5 of which are located in Bukit Timah. This just goes to show how prestigious and wealthy this piece of land really is. A literal plot of gold, it may just be so.

Projects worth highlighting:

However, there are still other projects in this area that are not necessarily only for such high net-worth individuals. Sixth Avenue Residences, D’Leedon, and Maplewoods are just a few projects among the many that you can choose from if in-house facilities and apartment living are what you are looking for.

Vibe check:

The beauty of living in the heart of nature is what Bukit Timah can provide for its residents. This exclusive, exuberant residential estate is definitely an asset part of the trophy collection to bear, given the demographics of the residential estate and the type of housing clusters that are seen there. Popular figures who have purchased properties in this area would include that of James Dyson, where he once made a transaction for a $45 million GCB, although he has now moved out of the country. Imagine being the neighbours of established businessmen and women, you would become an unsaid member of the high society of Bukit Timah.

Conclusion

From frequently mowed grass patches outside your bungalow to high-rise sturdy apartments built to withstand even the darkest of storms, Singapore is a highly sought-after place to be in. In a recent global study conducted, we ranked 8th position overall in terms of the most attractive country to relocate to for work and career growth for the year 2021.

Given our political climate and open economy and position in the global supply chain, the favourable business environment that our country has built up provides for transparency and security for foreign expats and talents. Not forgetting also the social security of the country.

If you are considering leaving the nest and moving over to Singapore, do understand that as a foreigner, there are certain factors to bear in mind, which we will be explaining further in our next Insights article. There are also other articles already done by our PLB Insights team on other developments that have been going on in the country and you can easily catch up with through here!

With Singapore’s ever changing landscape and economy, living here will definitely be an eye-opener with what life near the equator has to offer. (365 days of summer!) Although Singapore may be a fast-paced country, residents often still find peace in the little things that can be found in their serene and friendly neighbourhoods. We’ll see you in our next Insights post. And if you have any enquiries, or would like to take a big leap of faith into settling down here, you can always engage us right here, for a consultation on how we can further assist or even advice in all things related to real estate as well.