# Aspiring HDB upgraders plan to buy private homes below $2.5 mil, prefer RCR and OCR condos: survey

- **Source:** EdgeProp Singapore
- **Published:** 2026-08-12T08:35:31.000Z
- **Author:** Fiona Lam
- **Original:** https://www.edgeprop.sg/property-news/aspiring-hdb-upgraders-plan-buy-private-homes-below-25-mil-prefer-rcr-and-ocr-condos-survey
- **Topics:** HDB & Public Housing, Private Residential

## Featured rationale

The results signal affordability-led upgrader demand that may favour well-connected RCR and OCR condominiums, while rising executive-condo prices could redirect some buyers toward other segments.

## AI summary

PropNex’s survey found 55% of HDB owners aspire to upgrade, with about 92% budgeting below $2.5 million and RCR condos slightly preferred over OCR units.

## Original article

More than half of HDB flat owners polled in a recent survey hope to own a private home one day, with the lion’s share of them setting their upgrading budget at below $2.5 million.

By region, aspiring upgraders generally prefer to own and live in a private condo in the Rest of Central Region (RCR) or city fringe, as well as the Outside Central Region (OCR) or suburbs.

These are part of findings released on Aug 12, from PropNex’s survey of 1,533 flat owners between February and June this year.

Read also: What's moving the market: Singapore's biggest property deals and hottest searches (August 7)

That said, wanting to upgrade is not the same as being dissatisfied, as nearly three-quarters of respondents said their current flat adequately meets their housing needs.

Satisfaction was the highest among those who have lived in their HDB flat less than 10 years, as well as those past the 20-year mark.

City-fringe condos in the lead

Nearly 45% of HDB homeowners surveyed said they had no plans to upgrade to private housing, while 55% were keen to do so eventually.

Those with private housing aspirations mainly favoured condos in the RCR (18.3%) or OCR (15.7%), followed by landed homes, and then condos in the Core Central Region (CCR).

Proportion of respondents by housing aspirations, by length of stay in current HDB flat:

"The assumption has long been that an HDB upgrader naturally gravitates towards private homes in the OCR," said Wong Siew Ying, head of research and content at PropNex Realty.

In this survey, however, the city fringe edges slightly ahead, with 18.3% favouring an RCR condo, as compared with 15.7% for the OCR.

Read also: Home, through every stage of life: A National Day 2026 special

"Respondents are likely drawn to the RCR as it is seen to strike a balance between convenience and affordability," said Wong.

She reckoned a reason the CCR drew a more muted response might be a perception gap, as some upgraders could be assuming that prime districts are beyond their means.

However, caveat data indicates that 52.8% of new and resale non-landed homes sold in the CCR last year were priced below $2.5 million — which is the budget at which many respondents were working with, Wong said.

"While prestige still appeals, respondents may also be prioritising affordability, ease of commute and overall value when choosing a home," the report noted.

Furthermore, many homes in the RCR and OCR likewise offer strong locational attributes, comprehensive amenities and quality products, which could make them increasingly appealing alternatives.

Familiarity also appeared to be a key factor. A sizeable 40.6% of flat owners would prefer to buy their next home near where they currently live, such as in Tampines, Toa Payoh, Punggol and Houggang.

Read also: What's moving the market: Singapore's biggest property deals and hottest searches (July 31)

Other considerations included proximity to an MRT station or transport hub (77%), a reasonably priced property (67%), and adequate living space (42%).

Housing budgets are mostly below $2.5 mil

Meanwhile, the most-cited budget band for a private home purchase was $1 million to under $1.5 million, followed closely by the below-$1 million band.

Only 7.9% of respondents indicated a budget of $2.5 million or more.

Proportion of respondents by housing budget range for a private home purchase:

Taken together, about 92% of respondents set their budget at below $2.5 million if they were to buy a private home.

PropNex noted that flat owners’ budgets and developer pricing "may be converging to some extent".

This is considering that about 62% of new non-landed private homes (excluding executive condos, or ECs) sold in the first half of this year were priced below $2.5 million — the so-called “budget sweet spot” for buyers.

Softer sentiment on executive condos

Compared to PropNex’s previous survey conducted in 2024, sentiment on ECs has softened among HDB homeowners.

In the latest survey, about 37.7% of respondents said that ECs remain relevant in catering to the private housing aspirations of middle- and upper-middle income families. That is down from 44.6% two years ago.

At the same time, 23.3% disagreed that ECs were relevant in this context, which is more than the 19.5% who disagreed previously.

On pricing, fewer also considered new EC prices affordable today, with 10.9% saying so in this year’s survey, down from 13.1% in 2024.

PropNex said this shift likely reflects the steady run-up in EC prices, which may have turned some households away from ECs. The median transacted unit price for new ECs reached $1,844 psf in the first half of this year, up from $1,537 in 2024.

## Chinese translation

> Translation model: openai_codex_cli

### 调查：有意升级的 HDB 屋主计划购买 250 万新元以下私宅，偏好 RCR 和 OCR 公寓

尽管如此，45% 的组屋屋主并不以私宅为目标。随着价格上涨，市场对执行共管公寓的情绪也有所转弱。

在最近一项调查中，超过半数受访 HDB 组屋屋主希望有朝一日拥有私宅，其中绝大多数将升级预算设定在 250 万新元以下。

按区域来看，有意升级者通常较偏好在 Rest of Central Region (RCR) 或城市边缘，以及 Outside Central Region (OCR) 或郊区拥有并居住在私人公寓中。

这些是 PropNex 于 8 月 12 日发布的调查结果的一部分；该调查于今年 2 月至 6 月期间访问了 1,533 名组屋屋主。

延伸阅读：What's moving the market: Singapore's biggest property deals and hottest searches (August 7)

尽管如此，想要升级并不等同于不满意，因为近四分之三受访者表示，他们目前的组屋充分满足其住房需求。

满意度在居住于当前 HDB 组屋少于 10 年的人士，以及超过 20 年的人士中最高。

城市边缘公寓领先

受访 HDB 屋主中，近 45% 表示没有计划升级至私宅，而 55% 表示最终有意升级。

有私宅愿望的人士主要偏好 RCR 公寓（18.3%）或 OCR 公寓（15.7%），其次是有地住宅，然后是 Core Central Region (CCR) 公寓。

按当前 HDB 组屋居住年限划分，受访者住房愿望比例：

“长期以来的假设是，HDB 升级买家自然会倾向于 OCR 的私宅，”PropNex Realty 研究与内容主管 Wong Siew Ying 表示。

然而，在这项调查中，城市边缘略微领先，18.3% 偏好 RCR 公寓，相比之下 OCR 为 15.7%。

延伸阅读：Home, through every stage of life: A National Day 2026 special

“受访者可能被 RCR 吸引，因为它被视为在便利性和可负担性之间取得平衡，”Wong 表示。

她认为，CCR 反应较为平淡的一个原因可能是认知差距，因为一些升级买家可能认为黄金地段超出其能力范围。

不过，备案数据表明，去年在 CCR 售出的新售和转售非有地住宅中，有 52.8% 价格低于 250 万新元，而许多受访者的预算正处于这一水平，Wong 表示。

“虽然声望仍具吸引力，但受访者在选择住房时也可能优先考虑可负担性、通勤便利性和整体价值，”报告指出。

此外，RCR 和 OCR 的许多住宅同样具备强劲的地段属性、完善配套和优质产品，这可能使它们成为日益具吸引力的替代选择。

熟悉度似乎也是一个关键因素。相当比例的 40.6% 组屋屋主更愿意在目前居住地附近购买下一套住房，例如 Tampines、Toa Payoh、Punggol 和 Houggang。

延伸阅读：What's moving the market: Singapore's biggest property deals and hottest searches (July 31)

其他考量包括靠近 MRT station 或交通枢纽（77%）、价格合理的房地产（67%），以及足够的居住空间（42%）。

住房预算大多低于 250 万新元

与此同时，私宅购买最常被提及的预算区间是 100 万新元至低于 150 万新元，紧随其后的是低于 100 万新元的区间。

只有 7.9% 的受访者表示预算为 250 万新元或以上。

按私宅购买住房预算范围划分，受访者比例：

综合来看，如果购买私宅，约 92% 的受访者将预算设定在 250 万新元以下。

PropNex 指出，组屋屋主的预算和发展商定价“可能在某种程度上趋于一致”。

这是考虑到今年上半年售出的新非有地私宅（不包括执行共管公寓，或 ECs）中，约 62% 的价格低于 250 万新元，即所谓买家的“预算甜蜜点”。

对执行共管公寓的情绪转弱

与 PropNex 于 2024 年进行的上一项调查相比，HDB 屋主对 EC 的情绪有所转弱。

在最新调查中，约 37.7% 的受访者表示，EC 在满足中等及中上收入家庭的私宅愿望方面仍具相关性。这低于两年前的 44.6%。

与此同时，23.3% 不认同 EC 在这一语境下具相关性，高于此前不认同的 19.5%。

在定价方面，认为当前新 EC 价格可负担的人也减少，今年调查中有 10.9% 持此看法，低于 2024 年的 13.1%。

PropNex 表示，这一变化可能反映 EC 价格持续上涨，可能使一些家庭转离 EC。今年上半年新 EC 的成交单位中位价达到每平方英尺 1,844 新元，高于 2024 年的 1,537 新元。