Last updated: 9 Sep 2025 • by CondoListing.sg
In land-scarce Singapore, proximity to an MRT station isn’t just convenient — it directly impacts condo values and rental demand. With new MRT lines expanding under the LTA Rail Network Masterplan, buyers in 2025 are asking: which MRT stations add the most value to condo living?Contents
- Why MRT proximity matters
- How much more do condos near MRTs cost?
- Top MRT stations that boost condo value in 2025
- Future MRT lines to watch
- Tips for buyers & investors
- FAQ
1) Why MRT proximity matters
Singaporeans rely heavily on public transport. According to LTA data, over 3 million rides are taken daily. Being within 5 minutes’ walk of an MRT station offers:
- Higher resale value: Buyers are willing to pay a premium for convenience.
- Better rental demand: Expats and tenants prioritise MRT access.
- Time savings: Faster commutes mean better quality of life.
For lifestyle insights, see our guide on life in a Singapore condo.
2) How much more do condos near MRTs cost?
URA transaction data shows condos within 500m of an MRT can command a premium of 5–15% higher prices than similar units further away.
- Prime central MRT stations (Orchard, Dhoby Ghaut): +15–20% premium
- City-fringe MRT (Outram, Paya Lebar, Bishan): +10–15% premium
- Suburban MRT (Tampines, Woodlands, Jurong East): +5–10% premium
Check also how these premiums stack against leasehold vs freehold condos.
3) Top MRT stations that boost condo value in 2025
Based on new launches and rental demand, here are some hot MRT spots:
- Orchard / Somerset (NSL, TEL): Prime luxury condos with strong foreign demand.
- Bishan (NSL, CCL): Rare central location with top schools nearby.
- Paya Lebar (CCL, EWL): Fast-growing commercial hub, great for rental yield.
- Buona Vista (EWL, CCL): Near tech & education clusters.
- Tampines (DTL, EWL): Suburban mega-hub with strong family demand.
- Jurong East (NSL, EWL, JRL by 2028): Singapore’s 2nd CBD under development.
See our new launch vs resale condo guide to decide which MRT location suits you best.
4) Future MRT lines to watch
New MRT expansions under construction will open up future condo hotspots (LTA Rail Masterplan):
- Thomson-East Coast Line (TEL): Boosting value along Orchard, Marine Parade, East Coast.
- Jurong Region Line (JRL): Set to transform Jurong West, NTU area.
- Cross Island Line (CRL): Connecting eastern and western Singapore, new condo growth areas expected.
Investors should monitor URA’s Master Plan for zoning changes around these new lines.
5) Tips for buyers & investors
- Look for condos within 500m walking distance to MRT (preferably sheltered).
- Choose interchange stations for maximum connectivity (e.g., Paya Lebar, Bishan).
- Balance premium vs yield — central stations may appreciate faster, suburban ones may offer better rental yield.
- Consider future launches along new MRT lines for first-mover advantage.
Also factor in hidden ownership costs before committing.
6) FAQ
Do condos near MRT always cost more?
Yes. Condos within walking distance of MRT stations generally command a 5–15% premium due to convenience and higher demand.
Which MRT stations give the best rental yield?
Paya Lebar, Buona Vista, and Tampines tend to attract strong tenant demand due to nearby business and education hubs.
Are condos near future MRT lines good investments?
Yes. Buying before MRT completion often means capital appreciation once the line opens.
How far is “too far” from an MRT for value?
Properties beyond 1km typically lose the MRT premium, unless offset by schools or other amenities.