Proximity to Boon Keng 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 Boon Keng 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 Boon Keng 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: Boon Keng (North-East Line)
- Condos within 500m: 2
- Condos within 1km: 55
- Avg PSF nearby: $1,699 psf
Station Overview
Boon Keng is a station on the North-East Line. There are 2 condos within walking distance (500m) and 55 within 1km.
Condos Within 500m (Walking Distance)
These condos are within a comfortable 5–7 minute walk of Boon Keng MRT.
| Condo | Distance | District | Tenure | Units | Avg PSF |
|---|---|---|---|---|---|
| EIGHT RIVERSUITES | 390m | D12 | 99 yrs lease commencing from 2011 | 843 | $1,643 psf |
| THE ARCADY AT BOON KENG | 490m | D12 | Freehold | 172 | $2,598 psf |
Condos Within 500m\u{2013}1km
These condos are within a 10–15 minute walk or short bus ride from Boon Keng MRT.
| Condo | Distance | District | Tenure | Avg PSF |
|---|---|---|---|---|
| 1953 | 540m | D8 | — | $1,904 psf |
| CANAAN | 550m | D14 | Freehold | $1,734 psf |
| LAVENDER RESIDENCE | 550m | D12 | Freehold | $1,984 psf |
| ST FRANCIS COURT | 600m | D12 | 99 yrs lease commencing from 1992 | $1,006 psf |
| REGENT RESIDENCES | 620m | D12 | Freehold | $1,581 psf |
| ST FRANCIS LODGE | 660m | D12 | Freehold | $1,289 psf |
| ONE ST MICHAEL'S | 670m | D12 | Freehold | $1,549 psf |
| PETAIN RD/TYRWHITT RD CONSERVATION AREA | 670m | D8 | — | — |
| THE RICHMOND | 680m | D12 | Freehold | $1,415 psf |
| CITY LOFT | 730m | D8 | Freehold | $1,673 psf |
| WU DE BUILDING | 730m | D8 | Freehold | $1,032 psf |
| ST MICHAEL'S PLACE | 740m | D12 | Freehold | $1,275 psf |
| ST MICHAEL'S CONDOMINIUM | 750m | D12 | Freehold | $1,226 psf |
| STURDEE VIEW | 760m | D8 | Freehold | $1,119 psf |
| HOA NAM BUILDING | 770m | D8 | Freehold | $1,407 psf |
| BEACON HEIGHTS | 780m | D12 | 999 yrs lease commencing from 1882 | $1,388 psf |
| STURDEE RESIDENCES | 780m | D8 | 99 yrs lease commencing from 2015 | $1,999 psf |
| THE ABERDEEN | 800m | D12 | Freehold | $1,390 psf |
| THE ELYSIA | 800m | D12 | 999 yrs lease commencing from 1882 | $1,231 psf |
| THE MORNINGTON | 800m | D12 | Freehold | $1,137 psf |
| CITY REGENCY | 810m | D12 | Freehold | $1,435 psf |
| KERRISDALE | 830m | D8 | 99 yrs lease commencing from 1998 | $1,395 psf |
| RIO GARDENS | 850m | D12 | Freehold | $1,348 psf |
| SUNVILLE | 880m | D12 | Freehold | $1,323 psf |
| JOOL SUITES | 890m | D8 | Freehold | $1,634 psf |
| TYRWHITT 139 | 890m | D8 | Freehold | $1,509 psf |
| STUDIOS @ MARNE | 900m | D8 | Freehold | $1,397 psf |
| AIRSTREAM | 910m | D12 | Freehold | $1,489 psf |
| BLISS REGALIA | 910m | D8 | Freehold | $1,280 psf |
| JUI RESIDENCES | 910m | D12 | Freehold | $1,931 psf |
| THE CALLISTA | 910m | D12 | 999 yrs lease commencing from 1882 | $1,236 psf |
| VETRO | 910m | D12 | 999 yrs lease commencing from 1882 | $1,362 psf |
| 8 FARRER SUITES | 920m | D8 | — | $1,611 psf |
| RIVERSIDE MELODIES | 930m | D12 | Freehold | $1,452 psf |
| CAVAN SUITES | 940m | D8 | Freehold | $1,709 psf |
| RESIDENCES @ SOMME | 940m | D8 | Freehold | $1,502 psf |
| CALARASI | 950m | D12 | Freehold | $1,405 psf |
| PARC SOMME | 950m | D8 | 99 yrs lease commencing from 2008 | $1,576 psf |
| MAR THOMA MANSIONS | 960m | D12 | — | — |
| RIVERBAY | 960m | D12 | 999 yrs lease commencing from 1882 | $1,511 psf |
| ST MICHAEL REGENCY | 970m | D12 | Freehold | $1,413 psf |
| URBAN HERITAGE | 970m | D12 | Freehold | $1,355 psf |
| CHERRYLOFT | 980m | D8 | — | — |
| CITIGATE RESIDENCE | 980m | D8 | Freehold | $1,385 psf |
| LE SOMME | 980m | D8 | Freehold | $1,615 psf |
| MOONSTONE VIEW | 980m | D12 | Freehold | $1,377 psf |
| MAPLE LEAF ELITE 1 | 990m | D8 | — | — |
| MAPLE LEAF ELITE 2 | 990m | D8 | — | — |
| MOONSTONE RESIDENCES | 990m | D12 | Freehold | $1,367 psf |
| OKIO | 990m | D12 | Freehold | $1,724 psf |
| UPTOWN @ FARRER | 990m | D8 | 99 yrs lease commencing from 2017 | $1,899 psf |
| HONG BUILDING | 1 km | D8 | Freehold | $1,041 psf |
| RIVIERA 38 | 1 km | D12 | 999 yrs lease commencing from 1882 | $1,490 psf |
The private condos list ranked by distance to Boon Keng 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 REALIS (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 Boon Keng 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 Boon Keng MRT?
What is the average PSF near Boon Keng MRT?
How is the distance to Boon Keng MRT computed?
Walking distance, not as-the-crow-flies. Singapore’s urban form means actual walking distance is typically 1.3–1.8x the straight-line distance. The list reflects real-walking computation, verified against the LTA MRT system map (for MRT) or Ministry of Education (for schools).
What is the typical proximity premium for Boon Keng MRT?
MRT-proximity premium typically runs 5–10% over equivalent units 1km+ away, varying by district and segment.
Does the MRT station affect rental yield?
Yes. MRT-proximate units rent at a 5–10% premium to equivalent further-away units, with shorter letting cycles. This typically improves gross yield by 20–40 basis points.
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.
Where can I verify transacted prices for private condos in this list?
The official source is URA REALIS for private residential caveats. ShiokNest aggregates this data into per-project transacted history.
Should I always prioritise proximity to Boon Keng MRT?
Honest answer: depends on holding horizon and buyer profile. For family-stage buyers, school-zone proximity is binary-valuable during the 6-year primary-school window. For MRT-proximity, daily commute quality compounds across the holding period. Yield-focused investors should run the ROI calculator with proximity-tier-specific yield assumptions.
Methodology & Sources
Numbers in this article reflect the latest available data and update as new data becomes available.
Transaction data sourced from URA REALIS.
- Distances calculated using haversine formula.
- Transaction data from URA REALIS.
Outlier-resistant medians anchor every PSF figure shown above. Volume counts are exact transaction tallies, not estimates.