Singapore Population by Planning Area: What Buyers Should Know
Tampines had Singapore’s largest resident population in June 2026, at 296,060, according to the supplied Singapore Department of Statistics report. Its geographical profiles help you compare neighbourhoods, but population growth, household income and age composition do not establish which property will deliver the best return.
TL;DR
Tampines led Singapore population by planning area in June 2026, with 296,060 residents.
Tengah had the highest share of children below 15, at 20.3%; Outram had the highest elderly share, at 28.9%.
Downtown Core’s population growth partly reflects boundary changes, not just additional residents moving into unchanged boundaries.
Population figures cover 2026; education and household market income figures cover 2025.
Use neighbourhood demographics alongside property supply, actual transactions, transport and your household’s needs.
If you are purchasing for the first time, pair this area comparison with our Singapore new launch condo buying guide. Choosing a neighbourhood and checking purchase affordability are separate decisions.
Singapore population by planning area: the largest areas in 2026
The uploaded report, Geographic Profiling of Singapore’s Resident Population by Kok Wai Lin, appears in the Statistics Singapore Newsletter, Issue 2, 2026, pages 12–19. It defines residents as Singapore citizens and permanent residents, not everyone living in Singapore.
The report places these planning areas in the top 10 by resident population in June 2026:
Rank | Planning area | Resident population, June 2026 |
1 | Tampines | 296,060 |
2 | Bedok | 272,120 |
3 | Sengkang | 265,830 |
4 | Woodlands | 255,280 |
5 | Jurong West | 250,890 |
6 | Yishun | 231,030 |
7 | Hougang | 226,100 |
8 | Punggol | 204,490 |
9 | Choa Chu Kang | 185,520 |
10 | Bukit Batok | 165,680 |
Source: uploaded SingStat report, Chart 2. The ranking covers resident population, not households, tenants or property purchasers.
The report states that the 10 largest areas together housed 55.6% of Singapore’s resident population. Tampines moved from third place in 2016 to first in 2026; Punggol and Bukit Batok entered the top 10.
For publication details, see SingStat’s Geographic Profiling of Singapore’s Resident Population. The figures discussed here were taken from the report supplied with this article request, rather than independently downloaded from that page.
Why neighbourhood demographics matter to property buyers
Demographics describe an area’s residents; they do not predict the performance of a particular condominium. They are useful for deciding what to investigate during a viewing.
A neighbourhood with a larger share of children prompts questions about childcare, play areas and school journeys. An older population profile prompts questions about step-free access, medical facilities and everyday convenience. Neither profile makes an area inherently better or worse.
Keep the distinction between a planning area and an individual project clear. Different streets, housing types and developments within the same planning area can suit very different households.
The Property Experts helps buyers compare Singapore new-launch properties and understand the buying process. An area profile is a starting point for that comparison, not a substitute for checking the unit, its location and your finances.
Which planning areas recorded the fastest population growth?
Downtown Core recorded the highest annual resident population growth among the areas ranked in the report, at 5.3% between 2016 and 2026. Punggol followed at 4.6% and Sembawang at 4.1%.
Planning area | Annual resident population growth, 2016–2026 |
Downtown Core | 5.3% |
Punggol | 4.6% |
Sembawang | 4.1% |
Newton | 3.8% |
River Valley | 3.6% |
Tanglin | 2.5% |
Toa Payoh | 2.0% |
Sengkang | 1.9% |
Bukit Batok | 1.8% |
Bukit Timah | 1.4% |
Source: uploaded report, Chart 3. These are per-annum population growth rates, not property price changes.
Two qualifications are essential:
Downtown Core’s growth partly reflects a boundary change. It cannot be attributed entirely to population growth within an unchanged geographical footprint.
Tengah is excluded from this ranking. Its resident count of just 10 in 2016 would produce exceptionally large percentage growth from a very small base.
For a 2026 property shortlist, investigate housing supply and completed amenities separately. A growing resident population does not tell you whether asking prices, rents or future competition make a specific purchase attractive.
Which areas have the highest proportion of children?
Tengah had the highest proportion of residents below 15 in June 2026, at 20.3%, followed by Punggol at 19.6%. These are population shares, not the percentage of households with children.
Planning area | Residents aged below 15, June 2026 |
Tengah | 20.3% |
Punggol | 19.6% |
Tanglin | 17.3% |
Newton | 17.2% |
Bukit Timah | 17.1% |
Sengkang | 16.3% |
Sembawang | 15.7% |
Tampines | 14.9% |
River Valley | 14.8% |
Novena | 14.8% |
Source: uploaded report, Chart 5.
Nationally, the share of residents below 15 fell from 15.2% in 2016 to 13.3% in 2026. A relatively young neighbourhood therefore sits within a wider national trend of a declining child population share.
What should families check during a viewing?
Use the profile to guide practical questions:
How long are the actual childcare and school journeys?
Are pedestrian routes sheltered and manageable with a stroller?
Which play spaces are open now, rather than proposed?
Can the unit accommodate your household as children grow?
A high child population share does not guarantee school admission, childcare availability or a particular family-friendly experience. Verify those points directly before relying on them.
Which planning areas have older resident populations?
Outram had the highest share of residents aged 65 and above in June 2026, at 28.9%. Ang Mo Kio followed at 26.9%, then Jurong East at 26.2%.
Planning area | Residents aged 65 and above, June 2026 |
Outram | 28.9% |
Ang Mo Kio | 26.9% |
Jurong East | 26.2% |
Bukit Merah | 25.8% |
Rochor | 25.2% |
Serangoon | 24.8% |
Bedok | 24.6% |
Kallang | 24.6% |
Bishan | 23.5% |
Queenstown | 22.9% |
Source: uploaded report, Chart 7.
Across Singapore, the share aged 65 and above rose from 12.4% in 2016 to 19.5% in 2026. Outram also had the highest median age, at 50 years, while Ang Mo Kio and Jurong East each had a median age of 49.
For buyers planning to age in place or live with parents, test lift access, gradients, crossings and walking routes to daily necessities. An area-wide age profile does not establish the accessibility of an individual building.
The Property Experts’ new-launch comparisons should be read alongside these on-the-ground checks. A convenient planning area can still contain a unit or route that does not meet your household’s mobility needs.
What does the report say about household income?
Downtown Core recorded the highest median monthly household market income per household member in 2025, at S$13,396. Newton followed at S$12,222 and River Valley at S$9,923.
Planning area | Median monthly household market income per member, 2025 |
Downtown Core | S$13,396 |
Newton | S$12,222 |
River Valley | S$9,923 |
Tanglin | S$9,351 |
Bukit Timah | S$8,492 |
Novena | S$6,354 |
Bishan | S$5,413 |
Marine Parade | S$5,382 |
Clementi | S$4,974 |
Serangoon | S$4,917 |
Source: uploaded report, Chart 12. These are per-household-member figures, not total household salaries.
Market income includes employment and non-employment sources before government transfers and taxes. The report includes investment income, rental income, pensions and other specified receipts in this measure.
Do not interpret these figures as an individual salary, a lending limit or a direct measure of condominium buyers’ budgets. They describe resident households across each planning area, not just households purchasing private property.
For historical comparisons, the report also notes that contributions from other households and royalties were unavailable in the 2015 data. That limits a strictly like-for-like comparison with the broader 2025 income measure.
What does the education profile add?
Tanglin had the highest proportion of residents with university qualifications in 2025, at 83.6%. River Valley followed at 81.1%, Newton at 76.6%, Downtown Core at 73.7% and Bukit Timah at 71.0%.
The education analysis concerns residents aged 15 and above. It covers 2015 and 2025, rather than the 2016–2026 period used for population and age profiles.
These figures provide additional neighbourhood context. They do not rank local schools, measure a development’s quality or establish future capital appreciation.
How to use this report without misreading it
Match the geography, reference year and population definition before drawing a property conclusion. The report combines several datasets, and their differences matter.
Check | Why it changes the interpretation |
Residents only | Citizens and permanent residents are not the entire potential rental market |
Different reference years | Population and age use 2026; income and education use 2025 |
Planning boundary changes | Some apparent geographical growth reflects redrawn boundaries |
Small populations | Percentage changes or rankings can be sensitive to small starting counts |
Per-member income | This is not the same measure as total household earnings |
Area-wide statistics | A condominium’s occupants can differ from the surrounding planning area |
The 2016 maps use Master Plan 2014 boundaries, the 2025 maps use Master Plan 2019, and the 2026 maps use Master Plan 2025. The report warns that the forward-looking planning boundaries may not coincide with existing developments in some areas.
For any 2026 buying decision, use demographics alongside the actual walking route, relevant transactions, competing housing supply and your purchase budget. Separate observations in the report from assumptions about demand or investment returns.
FAQ
Which Singapore planning area had the largest resident population in 2026?
Tampines ranked first with 296,060 residents in June 2026 in the supplied SingStat report. Residents means Singapore citizens and permanent residents.
Which planning area had the fastest population growth?
Downtown Core led the report’s ranking at 5.3% per annum between 2016 and 2026, partly reflecting boundary changes. Tengah was excluded because its 2016 population base was exceptionally small.
Which areas had the highest proportion of children?
Tengah had the highest proportion below 15, at 20.3%, followed by Punggol at 19.6% in June 2026. These are resident population shares, not proportions of households with children.
Which planning area had the highest proportion of elderly residents?
Outram ranked first at 28.9% aged 65 and above in June 2026. Its median resident age was 50 years.
Which area had the highest household income in the report?
Downtown Core led the 2025 ranking with median monthly household market income of S$13,396 per household member. This is not a median individual salary or total household income figure.
Are all the report’s statistics from 2026?
No. Population and age profiles use 2026, while education and household market income use 2025. Historical comparisons also use different planning boundaries.
Does faster population growth guarantee higher property prices?
No. The report profiles residents and does not forecast property prices or rental returns. Examine supply, transaction evidence and the particular property separately.
Does the report include foreign tenants who are not permanent residents?
No. Its resident population definition covers Singapore citizens and permanent residents, so it is not a complete profile of all potential tenants.
One last thing: a large population is not the same as strong rental demand
Resident population excludes non-residents, while rental demand depends on who is actually seeking a home. Do not use this report alone to estimate occupancy, achievable rent or the time needed to find a tenant.
The Property Experts helps buyers compare new-launch properties and understand the buying process. Enquire to discuss your preferred neighbourhoods or arrange a viewing, with your commute, household needs and budget in mind.
Source: user-supplied Singapore Department of Statistics report, Geographic Profiling of Singapore’s Resident Population, by Kok Wai Lin, Statistics Singapore Newsletter Issue 2, 2026, pages 12–19. Figures were transcribed from the supplied text and charts; the linked publication page could not be independently retrieved during preparation. Property-buying considerations are editorial interpretation, not findings or forecasts issued by SingStat.
Disclaimer: This guide provides general information, not financial advice or a forecast of property returns. Confirm project-specific information and your financing before purchasing.