In land-scarce Singapore, few factors impact property value and lifestyle more than proximity to an MRT station. For both homeowners and investors, “walking distance to MRT” is often high on the checklist — and for good reason.
But how much of a premium are you really paying for this convenience? And is it worth it?
In this guide, we’ll explore how living near the MRT affects home prices, rental yields, and daily life — along with tips on what to look out for when buying near a station.
Why Everyone Wants to Live Near the MRT
Singapore’s MRT system forms the backbone of public transport. With expanding lines like the Thomson-East Coast Line and Cross Island Line, connectivity is better than ever — and increasingly essential for urban living.
Key benefits of living near an MRT station:
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Shorter commute times to the CBD and key business hubs
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Higher rental demand, especially from tenants without private vehicles
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Better resale value, thanks to consistent buyer interest
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Accessibility to malls, schools, and amenities linked by the MRT network
For young professionals, students, and families alike, being within walking distance to a station often means less time in transit and more flexibility in daily life.
The Price Premium: What Does It Cost?
As a general rule, homes within 400–500 metres (5–7 minutes’ walk) of an MRT station command a 10–20% price premium, depending on the location, project type, and market conditions.
Here’s a rough comparison:
| Condo Type | Near MRT (≤500m) | Further Away (1km+) |
|---|---|---|
| Central Condo (RCR) | $2,300 psf | $1,950 psf |
| City-Fringe Condo | $1,900 psf | $1,600 psf |
| OCR/Mass Market Condo | $1,600 psf | $1,350 psf |
| HDB 4-room (Mature estate) | $700,000+ | $600,000–$650,000 |
Note: Prices vary depending on project age, size, and surrounding amenities.
The closer you get to the station, the higher the price — especially for new launches or resale condos with direct access via covered walkways or underground links.
Rentability and Yield Advantage
For investors, MRT proximity often translates to faster tenant turnover and stable rental income. Foreign professionals, students, and singles frequently look for units close to transport — especially if they don’t drive.
Key advantages for landlords:
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Shorter vacancy periods
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Better rental offers, especially for smaller units
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Broader tenant pool, including expats and locals
For example, a 2-bedroom unit within walking distance of an MRT may rent for $200–$400 more per month than a similar unit further away.
Tip: Rental yield may be stronger for smaller units (1–2 bedrooms) near MRTs, due to tenant demand.
Lifestyle Value: Time Is Money
Beyond the dollars and cents, the lifestyle convenience of living near the MRT is hard to quantify — but deeply felt.
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No long bus rides or taxi expenses just to get to a station
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More family time, especially if work, school, and leisure are on the MRT grid
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Lower car dependency, which reduces ownership and maintenance costs
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Easier access to amenities like shopping, dining, and parks
For working adults commuting to the CBD or Jurong, saving 30–60 minutes a day adds up to hundreds of hours a year — which is a form of value that doesn’t always show up in price tags.
Potential Downsides and What to Watch Out For
While MRT proximity is a strong asset, it’s not always perfect. Here are some things to consider:
1. Noise and Privacy
Properties located right beside the MRT track or station may experience noise from trains and crowds, especially during peak hours. Choose units facing away from the tracks, or with good sound insulation.
2. Overcrowding and Traffic
Popular stations or interchange hubs often bring crowds, traffic congestion, and busy surroundings. If you prefer peace and quiet, you may want to live one or two stops away rather than directly next to a major hub.
3. Price vs. Value
You may be paying a premium that doesn’t justify itself if:
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The station serves a low-demand area
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Other competing developments are launching nearby
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The property is leasehold and older in age
Tip: Compare not just the station proximity but also the specific MRT line. Being near an interchange or a direct CBD line is more valuable than being on a branch line with long transfer times.
When It’s Worth Paying the Premium
MRT proximity is most worth paying for when:
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You plan to rent out the unit in the near term
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Your daily routine relies heavily on public transport
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The project is near an interchange station, future development area, or key employment hub
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You’re buying a smaller unit, where resale or rental depends on convenience
It may not be as critical if:
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You drive regularly and work in decentralized locations
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You’re buying a large family unit in a quiet suburban area
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You value space, greenery, or tranquillity over transport
Final Thoughts
Living near the MRT brings undeniable convenience, lifestyle comfort, and long-term investment potential. But like all property decisions, it comes down to your personal needs, budget, and goals.
In many cases, the higher cost pays off through better connectivity, higher rental income, and stronger resale interest. However, you should always weigh the type of station, noise factors, and price gap compared to similar units further out.
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