Proximity to Jalan Besar 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 Jalan Besar 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 Jalan Besar 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: Jalan Besar (Downtown Line)
- Condos within 500m: 6
- Condos within 1km: 110
- Avg PSF nearby: $1,339 psf
Station Overview
Jalan Besar is a station on the Downtown Line. There are 6 condos within walking distance (500m) and 110 within 1km.
Condos Within 500m (Walking Distance)
These condos are within a comfortable 5–7 minute walk of Jalan Besar MRT.
| Condo | Distance | District | Tenure | Units | Avg PSF |
|---|---|---|---|---|---|
| DESKER ROAD CONSERVATION AREA | 340m | D8 | — | — | — |
| LITTLE INDIA CONSERVATION AREA | 430m | D8 | 9999 yrs lease commencing from 1958 | — | $979 psf |
| SAM LEONG MANSION | 450m | D8 | — | — | — |
| BURLINGTON SQUARE | 460m | D7 | 99 yrs lease commencing from 1996 | 179 | $1,459 psf |
| THE BENCOOLEN | 460m | D7 | 99 yrs lease commencing from 1995 | 182 | $1,578 psf |
| JALAN BESAR PLAZA | 480m | D8 | — | 44 | — |
Condos Within 500m\u{2013}1km
These condos are within a 10–15 minute walk or short bus ride from Jalan Besar MRT.
| Condo | Distance | District | Tenure | Avg PSF |
|---|---|---|---|---|
| VERDUN HOUSE | 510m | D8 | — | — |
| SPA BUILDING | 520m | D8 | — | — |
| TONG GUAN BUILDING | 530m | D8 | — | — |
| SIN THAI HIN BUILDING | 560m | D7 | — | — |
| ZAMAN CENTRE | 580m | D8 | — | — |
| 28 RC SUITES | 590m | D8 | — | $1,619 psf |
| WATERLOO VIEW | 590m | D7 | Freehold | $901 psf |
| CITY STUDIOS | 610m | D8 | Freehold | $1,291 psf |
| KENG SOON BLDG | 610m | D7 | — | — |
| RACE COURSE 138 | 610m | D8 | Freehold | $1,124 psf |
| RACE COURSE MANSION | 610m | D8 | Freehold | $990 psf |
| THE BLISS | 610m | D8 | Freehold | $1,356 psf |
| CITY SQUARE RESIDENCES | 620m | D8 | Freehold | $1,897 psf |
| RITZ @ FARRER | 620m | D8 | Freehold | $1,380 psf |
| GOODLAND BUILDING | 630m | D8 | — | — |
| KINTA SUITES | 630m | D8 | — | — |
| NIVEN LOFT | 650m | D9 | — | — |
| WISMA M.T.F.A. | 660m | D8 | — | — |
| MACKENZIE REGENCY | 670m | D9 | Freehold | $1,525 psf |
| SOHO @ FARRER | 670m | D8 | Freehold | $1,397 psf |
| KAMPONG GLAM CONSERVATION AREA | 690m | D7 | — | — |
| SOHO 188 | 700m | D8 | Freehold | $1,708 psf |
| TEXTILE CENTRE | 700m | D7 | 99 yrs lease commencing from 1970 | $1,108 psf |
| EMILY RESIDENCE | 710m | D9 | Freehold | $1,542 psf |
| FUTSING BUILDING | 710m | D8 | — | — |
| MIDTOWN MODERN | 710m | D7 | 99 yrs lease commencing from 2019 | $2,838 psf |
| DUO RESIDENCES | 730m | D7 | 99 yrs lease commencing from 2011 | $2,205 psf |
| FUQING BUILDING | 740m | D8 | — | — |
| LE SOMME | 740m | D8 | Freehold | $1,615 psf |
| HERITAGE PLACE | 750m | D7 | — | — |
| PARC EMILY | 750m | D9 | Freehold | $1,989 psf |
| SULTAN GATE PLACE | 750m | D7 | — | — |
| WILKIE REGENCY | 750m | D9 | Freehold | $1,699 psf |
| HEAP SENG HOUSE | 760m | D7 | — | — |
| PARC SOMME | 760m | D8 | 99 yrs lease commencing from 2008 | $1,633 psf |
| RACE COURSE BUILDING | 760m | D8 | Freehold | $921 psf |
| RACE COURSE RD/OWEN RD CON AREA | 760m | D8 | — | — |
| SUNSHINE PLAZA | 760m | D7 | 99 yrs lease commencing from 1997 | $1,463 psf |
| GOLDEN MILE COMPLEX | 770m | D7 | — | — |
| BEACH ROAD CONSERVATION AREA | 780m | D7 | — | — |
| PICCADILLY GRAND | 780m | D8 | 99 yrs lease commencing from 2021 | $2,172 psf |
| RESIDENCES @ SOMME | 780m | D8 | Freehold | $1,502 psf |
| LIV ON WILKIE | 790m | D9 | Freehold | $2,195 psf |
| NIVEN SUITES | 790m | D9 | — | — |
| TANQUEELAN SUITES | 790m | D7 | 999 yrs lease commencing from 1827 | $1,792 psf |
| LIANG SEAH COURT | 810m | D7 | — | — |
| SOPHIA FLATS | 810m | D9 | — | — |
| CITY GATE | 830m | D7 | 99 yrs lease commencing from 2014 | $2,052 psf |
| HOCK MANSION | 830m | D9 | Freehold | $1,315 psf |
| LIANG SEAH PLACE | 830m | D7 | — | — |
| THE COLLECTIVE AT ONE SOPHIA | 830m | D9 | 99 yrs lease commencing from 2023 | $2,759 psf |
| THE CITRON RESIDENCES | 840m | D8 | Freehold | $1,808 psf |
| PARC MACKENZIE | 850m | D9 | Freehold | $1,563 psf |
| THE 101 | 850m | D7 | — | — |
| THE M | 850m | D7 | 99 yrs lease commencing from 2019 | $2,751 psf |
| THE PLAZA | 850m | D7 | 99 yrs lease commencing from 1968 | $1,261 psf |
| TYRWHITT 139 | 850m | D8 | Freehold | $1,509 psf |
| UPTOWN @ FARRER | 850m | D8 | 99 yrs lease commencing from 2017 | $1,903 psf |
| WILKIE 48 | 850m | D9 | Freehold | $1,567 psf |
| STUDIOS @ MARNE | 860m | D8 | Freehold | $1,405 psf |
| CONCOURSE SKYLINE | 880m | D7 | 99 yrs lease commencing from 2008 | $1,962 psf |
| MACKENZIE 88 | 880m | D9 | Freehold | $1,674 psf |
| SOPHIA RESIDENCE | 880m | D9 | Freehold | $1,796 psf |
| WHARTON VALE | 880m | D9 | Freehold | $1,612 psf |
| LE WILKIE | 890m | D9 | Freehold | $1,511 psf |
| WILKIE VALE | 890m | D9 | — | — |
| CAVAN SUITES | 900m | D8 | Freehold | $1,709 psf |
| CITYVALE | 900m | D9 | Freehold | $1,616 psf |
| KERRISDALE | 900m | D8 | 99 yrs lease commencing from 1998 | $1,400 psf |
| WILKIE 80 | 900m | D9 | Freehold | $1,865 psf |
| WILKIE STUDIO | 900m | D9 | Freehold | $1,746 psf |
| CITYLIGHTS | 910m | D8 | 99 yrs lease commencing from 2004 | $1,773 psf |
| FARRER PARK SUITES | 910m | D8 | Freehold | $1,521 psf |
| SOPHIA CREST | 910m | D9 | — | — |
| SUITES @ OWEN | 910m | D8 | Freehold | $1,493 psf |
| WILKIE APARTMENTS | 910m | D9 | — | — |
| 75BR | 920m | D7 | — | $1,542 psf |
| SOPHIA LODGE | 920m | D9 | Freehold | $1,632 psf |
| STURDEE RESIDENCES | 930m | D8 | 99 yrs lease commencing from 2015 | $1,999 psf |
| OWEN 88 | 940m | D8 | — | — |
| JIA | 950m | D9 | Freehold | $1,353 psf |
| STARFIRE @ SOPHIA | 950m | D9 | — | — |
| TALIB COURT | 950m | D7 | — | — |
| THE POST | 950m | D7 | — | — |
| BENCOOLEN HOUSE | 960m | D7 | — | — |
| HOA NAM BUILDING | 960m | D8 | Freehold | $1,407 psf |
| LIV ON SOPHIA | 960m | D9 | Freehold | $2,147 psf |
| MACKENZIE 138 | 960m | D9 | Freehold | $1,612 psf |
| R66 APARTMENTS | 960m | D8 | Freehold | $1,438 psf |
| RANGOON APARTMENTS | 960m | D8 | Freehold | $1,284 psf |
| ESTILO | 970m | D9 | Freehold | $1,718 psf |
| FAIRHAVEN | 970m | D9 | — | — |
| PEACE MANSION | 970m | D9 | 99 yrs lease commencing from 1970 | $668 psf |
| OWEN COURT | 980m | D8 | — | — |
| SOUTHBANK | 980m | D7 | 99 yrs lease commencing from 2006 | $1,834 psf |
| STURDEE VIEW | 980m | D8 | Freehold | $1,119 psf |
| TALIB CENTRE | 980m | D7 | — | — |
| TAN SEE SWAN & SONS BUILDING | 980m | D7 | — | — |
| PARC SOPHIA | 990m | D9 | Freehold | $1,747 psf |
| SOPHIA 98 | 990m | D9 | Freehold | $1,868 psf |
| WILKIE 87 | 990m | D9 | Freehold | $1,561 psf |
| WILKIE COURT | 990m | D9 | Freehold | $1,388 psf |
| SOPHIA VIEW | 1 km | D9 | — | — |
| THE MKZ | 1 km | D9 | Freehold | $1,807 psf |
The private condos list ranked by distance to Jalan Besar 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 Jalan Besar 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 Jalan Besar MRT?
What is the average PSF near Jalan Besar 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.