Proximity to Bencoolen MRT is one of the highest-leverage locational variables in the Singapore property market. MRT-proximity premium reflects daily-commute time savings, integrated with the broader transit network mapped on the LTA MRT system map. Singapore’s North-South, East-West, Circle, Downtown, Thomson-East Coast, and forthcoming Cross Island Line collectively serve approximately 200+ stations.
For private condo buyers in particular, proximity to Bencoolen MRT translates to (a) immediate quality-of-life benefit during the holding period, (b) measurable rental-yield uplift via stronger tenant demand, and (c) resale-pricing premium when exiting. The premium magnitude varies: MRT-proximity premium typically runs 5–10% over equivalent units 1km+ away. This private condos shortlist surfaces the developments closest to Bencoolen MRT.
The cost framework applies uniformly: private condo buyers face BSD per the IRAS BSD, ABSD per the IRAS ABSD by buyer profile, and SORA-pegged mortgages at ~4.0% all-in via the MAS TDSR explainer framework. Use the stamp duty calculator to size your upfront cost.
- Station: Bencoolen (Downtown Line)
- Condos within 500m: 28
- Condos within 1km: 92
- Avg PSF nearby: $2,118 psf
Station Overview
Bencoolen is a station on the Downtown Line. There are 28 condos within walking distance (500m) and 92 within 1km.
Condos Within 500m (Walking Distance)
These condos are within a comfortable 5–7 minute walk of Bencoolen MRT.
| Condo | Distance | District | Tenure | Units | Avg PSF |
|---|---|---|---|---|---|
| BENCOOLEN HOUSE | 60m | D7 | — | 18 | — |
| SUNSHINE PLAZA | 260m | D7 | 99 yrs lease commencing from 1997 | 160 | $1,463 psf |
| THE CATHAY RESIDENCE | 270m | D9 | — | 76 | — |
| THE LUXE | 320m | D9 | — | 15 | — |
| SOPHIA HILLS | 340m | D9 | 99 yrs lease commencing from 2013 | 493 | $2,088 psf |
| NOMU | 350m | D9 | Freehold | 50 | $2,452 psf |
| THE COLLECTIVE AT ONE SOPHIA | 350m | D9 | 99 yrs lease commencing from 2023 | 367 | $2,759 psf |
| LIV ON SOPHIA | 370m | D9 | Freehold | 64 | $2,147 psf |
| SOPHIA RESIDENCE | 390m | D9 | Freehold | 272 | $1,796 psf |
| SOPHIA CREST | 410m | D9 | — | 16 | — |
| KENG SOON BLDG | 410m | D7 | — | — | — |
| HAUS ON HANDY | 420m | D9 | 99 yrs lease commencing from 2018 | 188 | $2,695 psf |
| WATERLOO VIEW | 430m | D7 | Freehold | 20 | $901 psf |
| SOPHIA LODGE | 430m | D9 | Freehold | 15 | $1,632 psf |
| WHARTON VALE | 440m | D9 | Freehold | 14 | $1,612 psf |
| PARC SOPHIA | 450m | D9 | Freehold | 152 | $1,747 psf |
| CITYVALE | 450m | D9 | Freehold | 19 | $1,616 psf |
| SOPHIA FLATS | 450m | D9 | — | 19 | — |
| STARFIRE @ SOPHIA | 460m | D9 | — | — | — |
| SIN THAI HIN BUILDING | 460m | D7 | — | 10 | — |
| NIVEN SUITES | 460m | D9 | — | 24 | — |
| SUITES AT ORCHARD | 480m | D9 | 99 yrs lease commencing from 2007 | 118 | $1,991 psf |
| HOCK MANSION | 480m | D9 | Freehold | 14 | $1,315 psf |
| WILKIE APARTMENTS | 490m | D9 | — | 12 | — |
| WILKIE 48 | 490m | D9 | Freehold | 28 | $1,567 psf |
| WILKIE REGENCY | 490m | D9 | Freehold | 30 | $1,699 psf |
| FAIRHAVEN | 500m | D9 | — | — | — |
| PEACE MANSION | 500m | D9 | 99 yrs lease commencing from 1970 | 42 | $668 psf |
Condos Within 500m\u{2013}1km
These condos are within a 10–15 minute walk or short bus ride from Bencoolen MRT.
| Condo | Distance | District | Tenure | Avg PSF |
|---|---|---|---|---|
| LIV ON WILKIE | 510m | D9 | Freehold | $2,195 psf |
| 8 @ MOUNT SOPHIA | 520m | D9 | — | $1,593 psf |
| JIA | 520m | D9 | Freehold | $1,353 psf |
| WILKIE VALE | 520m | D9 | — | — |
| MOUNT SOPHIA SUITES | 530m | D9 | Freehold | $1,810 psf |
| SUITES @ SOPHIA | 530m | D9 | — | — |
| BURLINGTON SQUARE | 540m | D7 | 99 yrs lease commencing from 1996 | $1,459 psf |
| SOPHIA 98 | 540m | D9 | Freehold | $1,868 psf |
| LE WILKIE | 540m | D9 | Freehold | $1,511 psf |
| THE BENCOOLEN | 550m | D7 | 99 yrs lease commencing from 1995 | $1,578 psf |
| SOPHIA VIEW | 550m | D9 | — | — |
| SAPPHIRE 99 | 560m | D9 | — | — |
| ESTILO | 560m | D9 | Freehold | $1,718 psf |
| EQUITY HEIGHTS | 570m | D9 | — | — |
| WILKIE 80 | 580m | D9 | Freehold | $1,865 psf |
| EDEN RESIDENCES CAPITOL | 600m | D6 | 99 yrs lease commencing from 2011 | $3,394 psf |
| TALIB CENTRE | 600m | D7 | — | — |
| TALIB COURT | 600m | D7 | — | — |
| THE POST | 610m | D7 | — | — |
| 1919 | 610m | D9 | — | $2,032 psf |
| WILKIE 87 | 620m | D9 | Freehold | $1,561 psf |
| WILKIE STUDIO | 620m | D9 | Freehold | $1,746 psf |
| TAN SEE SWAN & SONS BUILDING | 630m | D7 | — | — |
| NIVEN LOFT | 630m | D9 | — | — |
| WILKIE COURT | 640m | D9 | Freehold | $1,388 psf |
| AN CHUAN BUILDING | 650m | D7 | — | — |
| EMILY RESIDENCE | 650m | D9 | Freehold | $1,542 psf |
| THE M | 660m | D7 | 99 yrs lease commencing from 2019 | $2,751 psf |
| ORCHARD SOPHIA | 660m | D9 | Freehold | $2,830 psf |
| BEACH ROAD CONSERVATION AREA | 690m | D7 | — | — |
| PARC EMILY | 690m | D9 | Freehold | $1,989 psf |
| HEAP SENG HOUSE | 700m | D7 | — | — |
| MACKENZIE REGENCY | 710m | D9 | Freehold | $1,525 psf |
| LIANG SEAH PLACE | 720m | D7 | — | — |
| LIANG SEAH COURT | 730m | D7 | — | — |
| HERITAGE PLACE | 730m | D7 | — | — |
| THE OXLEY | 740m | D9 | — | — |
| VISIONCREST | 740m | D9 | Freehold | $2,261 psf |
| 75BR | 750m | D7 | — | $1,542 psf |
| TANQUEELAN SUITES | 770m | D7 | 999 yrs lease commencing from 1827 | $1,792 psf |
| MIDTOWN MODERN | 770m | D7 | 99 yrs lease commencing from 2019 | $2,838 psf |
| THE 101 | 790m | D7 | — | — |
| NAGARATHAR BUILDING | 800m | D9 | — | — |
| SOUTH BEACH RESIDENCES | 810m | D7 | 99 yrs lease commencing from 2007 | $3,689 psf |
| HOLLYWOOD APARTMENTS | 810m | D9 | Freehold | $1,903 psf |
| OXLEY GARDEN | 850m | D9 | Freehold | $1,882 psf |
| MIDTOWN BAY | 870m | D7 | 99 yrs lease commencing from 2018 | $3,220 psf |
| BELLE VUE RESIDENCES | 900m | D9 | Freehold | $2,029 psf |
| ORCHARD COURT | 900m | D9 | 993 yrs lease commencing from 1973 | $1,629 psf |
| ONE OXLEY RISE | 910m | D9 | Freehold | $2,007 psf |
| THE RISE @ OXLEY - RESIDENCES | 910m | D9 | Freehold | $2,296 psf |
| DUO RESIDENCES | 910m | D7 | 99 yrs lease commencing from 2011 | $2,205 psf |
| PARC MACKENZIE | 910m | D9 | Freehold | $1,563 psf |
| THE IMPERIAL | 920m | D9 | Freehold | $2,353 psf |
| HIGH STREET CENTRE | 930m | D6 | 99 yrs lease commencing from 1969 | $1,801 psf |
| CANNINGHILL PIERS | 940m | D6 | 99 yrs lease commencing from 2021 | $2,946 psf |
| MACKENZIE 88 | 940m | D9 | Freehold | $1,674 psf |
| VILLE ROYALE | 950m | D9 | Freehold | $1,876 psf |
| OXLEY EDGE | 960m | D9 | Freehold | $2,005 psf |
| OXLEY NEO RESIDENCES | 960m | D9 | — | — |
| OXLEY RESIDENCE | 970m | D9 | Freehold | $1,996 psf |
| THE MKZ | 980m | D9 | Freehold | $1,807 psf |
| RV POINT | 990m | D9 | 999 yrs lease commencing from 1841 | $2,056 psf |
| OXLEY MANSION | 990m | D9 | — | — |
The private condos list ranked by distance to Bencoolen MRT is sorted by walking-distance, not as-the-crow-flies. Singapore’s urban form — built around limited road grids, MRT alignment, and walkway connectivity — means actual walking distance can be 1.3–1.8x the straight-line distance. Each unit’s rated distance reflects this real-walking-distance computation.
Within the shortlist, individual private condos differ on (a) tenure type (mix of freehold, 999-year, and 99-year leasehold), (b) unit-type mix (studio / 1BR / 2BR / 3BR / 4BR), (c) MCST or S&CC fees (for condos vs HDB), and (d) age + facilities standard. The proximity-premium is one variable; the comprehensive evaluation needs all of these. Use the comparison tool to place 2–3 candidates side-by-side on price, PSF, yield, and walkability score.
Cross-reference the list against URA (for private condo transacted caveats) or the HDB resale portal (for HDB resale transactions) to verify recent per-unit transacted prices. The proximity-premium varies by district and demand cohort; well-connected RCR / OCR with strong upgrader demand tends to see the highest premium, while super-prime CCR sees a smaller relative premium because PSF is already high.
The distance-vs-price curve for Bencoolen MRT typically follows a step-function: units 0–500m command the full premium (5–10% for MRT, 3–8% for schools), units 500m–1km command a partial premium (3–5%), and units 1km+ command little to no premium. For yield-focused buyers, the 500m–1km band can offer the best yield-to-price tradeoff — close enough for tenant-demand support but priced below the premium-floor 0–500m tier.
The 1km school-zone threshold is binary in regulatory terms (you either qualify for Phase 2C balloting advantage or you don’t), so for family-stage buyers the cliff is meaningful. For MRT-proximity there’s no equivalent binary threshold, but the walking-time-tolerance threshold typically sits around 8–10 minutes — buyers tolerate longer walks if the segment is otherwise compelling.
Within the shortlist, value-buyers should look for: (a) older private condos in the 500m–1km band with strong fundamentals (freehold tenure or good unit-mix) that are priced below the proximity-premium-floor adjacent stock; (b) private condos in projects where MCST or S&CC fees are lower than comparable proximity-tier stock; (c) units on lower floors in private condos with good orientation, where the floor-band discount partially offsets the proximity-premium. The price heatmap visualises district-level PSF concentration; cross-reference with the URA Property Price Index for cycle context.
FAQ
How many condos are near Bencoolen MRT?
What is the average PSF near Bencoolen MRT?
How does cooling-measure environment affect this list?
The post-April-2023 cooling-measure regime (foreigner ABSD 60%, SC second-property ABSD 20%, TDSR 55%) shapes demand-side composition across all districts. Proximity premium remains structural, but the absolute price level reflects the broader demand-supply equilibrium. See IRAS ABSD and the MAS TDSR explainer.
Methodology & Sources
Numbers in this article reflect the latest available data and update as new data becomes available.
Transaction data sourced from URA.
- Distances calculated using haversine formula.
- Transaction data from URA.
Outlier-resistant medians anchor every PSF figure shown above. Volume counts are exact transaction tallies, not estimates.