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: 100
- Avg PSF nearby: $1,332 psf
Station Overview
Jalan Besar is a station on the Downtown Line. There are 6 condos within walking distance (500m) and 100 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 | $1,444 psf |
| THE BENCOOLEN | 460m | D7 | 99 yrs lease commencing from 1995 | 182 | $1,573 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 | — | — |
| 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 | $1,891 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 | $1,693 psf |
| TEXTILE CENTRE | 700m | D7 | 99 yrs lease commencing from 1970 | $1,108 psf |
| EMILY RESIDENCE | 710m | D9 | Freehold | $1,542 psf |
| MIDTOWN MODERN | 710m | D7 | 99 yrs lease commencing from 2019 | $2,837 psf |
| DUO RESIDENCES | 730m | D7 | 99 yrs lease commencing from 2011 | $2,203 psf |
| FUQING BUILDING | 740m | D8 | — | — |
| LE SOMME | 740m | D8 | Freehold | $1,615 psf |
| HERITAGE PLACE | 750m | D7 | — | — |
| PARC EMILY | 750m | D9 | Freehold | $1,985 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 | $1,576 psf |
| SUNSHINE PLAZA | 760m | D7 | 99 yrs lease commencing from 1997 | $1,479 psf |
| BEACH ROAD CONSERVATION AREA | 780m | D7 | — | — |
| PICCADILLY GRAND | 780m | D8 | 99 yrs lease commencing from 2021 | $2,167 psf |
| RESIDENCES @ SOMME | 780m | D8 | Freehold | $1,502 psf |
| LIV ON WILKIE | 790m | D9 | Freehold | $2,216 psf |
| NIVEN SUITES | 790m | D9 | — | — |
| TANQUEELAN SUITES | 790m | D7 | 999 yrs lease commencing from 1827 | $1,792 psf |
| 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 | $2,758 psf |
| PARC MACKENZIE | 850m | D9 | Freehold | $1,563 psf |
| THE 101 | 850m | D7 | — | — |
| THE M | 850m | D7 | 99 yrs lease commencing from 2019 | $2,755 psf |
| THE PLAZA | 850m | D7 | 99 yrs lease commencing from 1968 | $1,257 psf |
| TYRWHITT 139 | 850m | D8 | Freehold | $1,509 psf |
| UPTOWN @ FARRER | 850m | D8 | 99 yrs lease commencing from 2017 | $1,899 psf |
| WILKIE 48 | 850m | D9 | Freehold | $1,567 psf |
| STUDIOS @ MARNE | 860m | D8 | Freehold | $1,397 psf |
| CONCOURSE SKYLINE | 880m | D7 | 99 yrs lease commencing from 2008 | $1,961 psf |
| MACKENZIE 88 | 880m | D9 | Freehold | $1,666 psf |
| SOPHIA RESIDENCE | 880m | D9 | Freehold | $1,788 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 | $1,395 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 | $1,767 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 | $1,602 psf |
| R66 APARTMENTS | 960m | D8 | Freehold | $1,438 psf |
| RANGOON APARTMENTS | 960m | D8 | Freehold | $1,274 psf |
| ESTILO | 970m | D9 | Freehold | $1,718 psf |
| OWEN COURT | 980m | D8 | — | — |
| SOUTHBANK | 980m | D7 | 99 yrs lease commencing from 2006 | $1,828 psf |
| STURDEE VIEW | 980m | D8 | Freehold | $1,119 psf |
| TALIB CENTRE | 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 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 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 is the distance to Jalan Besar 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 Jalan Besar 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 Jalan Besar 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.