Demographics determine whether your concept fits the catchment. A premium cafe needs a different income profile than a hawker stall. A clinic needs an elderly population or families with children. We mapped SingStat Census 2020 and HDB data across 100 Singapore subzones and organised the findings by what operators actually need to know.
Source: SingStat Census 2020 · HDB Dwelling Data 2025 · 100 subzones analysed
Key finding
Ang Mo Kio has the largest approved residential pipeline in our dataset at over 20,000 units across five subzones. Combined with an above-average elderly concentration, it is a district where both current demand (GP clinic, TCM, daily F&B) and future demand (family-oriented concepts) are structurally supported. Most operators looking at Ang Mo Kio look only at current foot traffic.
Median household income is the Census 2020 figure for the subzone's resident population. For commercial operators, it correlates with average spend per visit and willingness to pay for premium concepts. Districts with zero HDB units report income for surrounding private residential catchment, which may not reflect actual street-level customer profile.
Above SGD 12,000/month
Tanglin, Bukit Timah, Newton, Downtown Core
Private residential or CBD office catchment. High willingness to pay for premium concepts. Low residential density in landed areas means lower repeat visit frequency than HDB estates.
Works for
Premium F&B, aesthetic clinics, specialty wellness
Watch out
Low street-level foot traffic in landed areas. Bukit Timah has high income but poor commercial demand scores in most subzones.
SGD 7,000 to 12,000/month
River Valley, Singapore River, Queenstown, Novena, Hougang
Mixed private and HDB. Strong working-age population. This income tier supports mid-market F&B, dental, and wellness concepts comfortably.
Works for
Mid-market restaurant, dental clinic, gym, specialty retail
Watch out
Wide variation within districts. Queenstown has subzones ranging from 36 to 74 on F&B score.
SGD 5,500 to 7,000/month
Sengkang, Punggol, Ang Mo Kio, Bedok, Toa Payoh, Bukit Merah, Yishun
Core HDB heartland. High residential density and strong repeat visit behaviour. Income supports everyday F&B, GP clinics, tuition, and laundry well. Less suited to premium pricing.
Works for
Everyday F&B, bubble tea, GP clinic, tuition centre, laundromat
Watch out
Do not bring a SGD 80 per head restaurant to a SGD 6,000/month median income catchment.
Age distribution from SingStat Census 2020. Planning area level findings.
High youth concentration (15 to 24)
Choa Chu Kang, Yishun, Sengkang outer subzones, Jurong West
Bubble tea, fast casual F&B, budget enrichment, affordable fashion retail. High transaction volume potential at low ticket sizes.
High working-age concentration (25 to 44)
Downtown Core, One North, Clarke Quay precinct, River Valley
Lunch-focused F&B, specialty coffee, aesthetic clinics, fitness. Office worker catchment with weekday peak and quiet weekends.
High elderly concentration (65 and above)
Toa Payoh, Ang Mo Kio, Bukit Merah, Queenstown, Bedok
GP clinics, TCM, physiotherapy, and daily-need F&B score well. Elderly catchments tolerate lower transit volumes and need parking more than MRT proximity.
High child concentration (0 to 14)
Bukit Batok, Sembawang, Clementi, One North, Alexandra
Tuition centres, childcare, family F&B. Residential pipeline units in several of these areas signal further growth in the 0 to 14 cohort over the next 24 months.
Hillcrest and Swiss Club in Bukit Timah have the highest median household income in our dataset at SGD 14,200/month. Their F&B scores are 43 and 42 respectively.
High income does not create commercial opportunity when the population is car-dependent and shops elsewhere. A wealthy residential subzone with no transit and no commercial density cannot sustain most commercial concepts regardless of what the income figure suggests. Demographic data must be read alongside footfall data, not instead of it.
Data notes
Income figures are SingStat Census 2020 median household income for resident population. They reflect 2020 conditions. Subzones with large new residential developments since 2020 will have shifted. HDB dwelling counts are from HDB 2025. Subzone-level demographic detail is available inside individual SiteMetriq reports and is not published in full at this level.
See the demographics for your specific address
A SiteMetriq report shows median household income, daytime population estimate, age distribution, and HDB unit count for the subzone surrounding your address. Combined with transit data, rent benchmark, and competitor count, it tells you whether the catchment fits your concept.
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