Proximity to Kembangan 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 Kembangan 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 Kembangan 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: Kembangan (East-West Line)
- Condos within 500m: 49
- Condos within 1km: 158
- Avg PSF nearby: $1,301 psf
Station Overview
Kembangan is a station on the East-West Line. There are 49 condos within walking distance (500m) and 158 within 1km.
Condos Within 500m (Walking Distance)
These condos are within a comfortable 5–7 minute walk of Kembangan MRT.
| Condo | Distance | District | Tenure | Units | Avg PSF |
|---|---|---|---|---|---|
| KEMBANGAN PLAZA | 60m | D14 | Freehold | 18 | $1,319 psf |
| KEMBANGAN SUITES | 80m | D14 | Freehold | 60 | $1,557 psf |
| ASTORIA PARK | 120m | D14 | 99 yrs lease commencing from 1993 | 354 | $1,197 psf |
| THE TRUMPS | 120m | D14 | 99 yrs lease commencing from 2000 | 189 | $1,450 psf |
| BLISS RESIDENCES | 130m | D14 | Freehold | 23 | $1,409 psf |
| D'GALLERY | 130m | D14 | Freehold | 21 | $1,613 psf |
| KINGSTON TERRACE | 140m | D14 | Freehold | 24 | $1,123 psf |
| KEMBANGAN COURT | 160m | D14 | Freehold | 30 | $1,202 psf |
| D' PALMA | 170m | D14 | Freehold | 18 | $1,284 psf |
| TERRA VILLAS | 230m | D14 | Freehold | — | $857 psf |
| SMAILING COURT | 240m | D14 | — | 12 | — |
| E7 LODGE | 270m | D14 | Freehold | 12 | $1,108 psf |
| 105 LORONG G | 290m | D15 | — | 5 | — |
| KEMBANGAN VILLAS | 290m | D14 | Freehold | — | $1,410 psf |
| FENARA COURT | 300m | D15 | — | 6 | — |
| DAVISVILLE | 310m | D14 | — | — | — |
| LI TONG GARDENS | 310m | D15 | Freehold | — | $1,829 psf |
| PALMERA EAST | 310m | D14 | Freehold | 32 | $1,661 psf |
| SENYUM RESIDENCES | 310m | D14 | Freehold | — | $1,266 psf |
| D'OASIA | 320m | D14 | Freehold | 32 | $1,477 psf |
| EAST BAY GARDENS | 320m | D15 | 99 yrs lease commencing from 1995 | 40 | $924 psf |
| THE LENOX | 340m | D14 | Freehold | 76 | $1,431 psf |
| SING LIAN BUILDING | 350m | D14 | Freehold | 4 | $776 psf |
| MILL CREEK | 360m | D14 | Freehold | 18 | $1,149 psf |
| VICENTA LODGE | 360m | D14 | Freehold | 4 | $1,213 psf |
| DELUXE RESIDENCES | 370m | D14 | — | 41 | — |
| RADIX | 370m | D15 | Freehold | 21 | $1,305 psf |
| THE CHAMPAGNE | 380m | D14 | Freehold | 46 | $1,268 psf |
| THE TREELINE | 380m | D15 | Freehold | 34 | $1,405 psf |
| ESPIRA SUITES | 390m | D15 | Freehold | 46 | $1,524 psf |
| SERENITY TERRACE | 390m | D14 | — | — | — |
| D' CASITA | 400m | D14 | Freehold | 39 | $1,424 psf |
| EAST SHINE | 400m | D14 | Freehold | 25 | $1,480 psf |
| KENG YEE GARDEN | 420m | D14 | — | 5 | — |
| THE AZZURO | 420m | D15 | Freehold | 15 | $1,343 psf |
| MALAYSIA PARK | 440m | D14 | Freehold | — | $1,512 psf |
| M SUITES | 450m | D14 | Freehold | 16 | $1,649 psf |
| SUNNY PALMS | 450m | D15 | Freehold | 56 | $1,211 psf |
| THE AMBRA | 450m | D15 | Freehold | 25 | $1,397 psf |
| SILAHIS VILLE | 460m | D14 | Freehold | — | $1,829 psf |
| THE MEDLEY | 460m | D15 | Freehold | 37 | $1,367 psf |
| TG MANSION | 470m | D15 | Freehold | 2 | $1,199 psf |
| ESPIRA SPRING | 480m | D15 | Freehold | 30 | $1,224 psf |
| THE SUNNY LEGEND | 480m | D15 | — | 12 | — |
| THE EBONY | 490m | D14 | Freehold | 32 | $1,611 psf |
| THE VERTE | 490m | D15 | Freehold | 36 | $1,338 psf |
| BEAU VISTA | 500m | D14 | Freehold | 6 | $1,048 psf |
| MERA EAST | 500m | D14 | Freehold | 52 | $1,321 psf |
| RYMDEN 77 | 500m | D15 | Freehold | 31 | $1,717 psf |
Condos Within 500m\u{2013}1km
These condos are within a 10–15 minute walk or short bus ride from Kembangan MRT.
| Condo | Distance | District | Tenure | Avg PSF |
|---|---|---|---|---|
| KIARA 10 | 510m | D14 | Freehold | $559 psf |
| BLISS VILLE | 520m | D14 | Freehold | $1,258 psf |
| PALM VISTA | 540m | D15 | Freehold | $1,429 psf |
| VILLAS LA VUE | 540m | D15 | Freehold | $707 psf |
| GRAND RESIDENCE | 550m | D15 | — | — |
| PRESTIGE RESIDENCE | 550m | D15 | Freehold | $1,367 psf |
| TEDGE | 550m | D14 | Freehold | $1,645 psf |
| G RESIDENCES | 560m | D15 | Freehold | $1,453 psf |
| PARC ELEGANCE | 560m | D15 | Freehold | $1,482 psf |
| FIRST POINT SUITES | 570m | D15 | — | — |
| THE SUNNIFLORA | 570m | D15 | Freehold | $1,073 psf |
| THE VINES | 570m | D14 | Freehold | $1,320 psf |
| SIN CHUAN GARDEN | 590m | D14 | Freehold | $1,665 psf |
| THE SUNNIDORA | 590m | D15 | Freehold | $1,515 psf |
| TELOK KURAU LODGE | 610m | D15 | — | — |
| CASA SARINA | 670m | D14 | Freehold | $1,207 psf |
| KIMNAN PARK | 670m | D14 | Freehold | $1,676 psf |
| RESIDENCE 66 | 680m | D15 | Freehold | $1,274 psf |
| SUNSTONE RESIDENCES | 680m | D14 | — | — |
| WINDY HEIGHTS | 680m | D14 | Freehold | $1,265 psf |
| YONG SENG ESTATE | 690m | D14 | Freehold | $1,798 psf |
| PALM OASIS | 700m | D15 | Freehold | $1,287 psf |
| SIGLAP HILL 33 | 700m | D15 | Freehold | $780 psf |
| SENG YONG VILLAS | 710m | D14 | Freehold | $2,137 psf |
| DENG FU VILLE | 720m | D14 | Freehold | $1,501 psf |
| H RESIDENCES | 730m | D15 | Freehold | $1,355 psf |
| CANARY VILLE | 750m | D15 | Freehold | $1,642 psf |
| LA SALLE VILLAS | 750m | D15 | Freehold | $1,905 psf |
| JERSEY LODGE | 760m | D15 | Freehold | $1,245 psf |
| SARINA PARK | 760m | D14 | Freehold | $2,079 psf |
| THE HELICONIA | 760m | D14 | Freehold | $1,212 psf |
| GROSVENOR VIEW | 770m | D14 | Freehold | $1,228 psf |
| LE REVE | 780m | D14 | Freehold | $1,364 psf |
| SUNNY LODGE | 780m | D14 | Freehold | $1,536 psf |
| CASTLE LOFT | 790m | D15 | Freehold | $1,464 psf |
| E-SPACE | 790m | D15 | Freehold | $1,564 psf |
| JING SUITES | 790m | D14 | — | — |
| PROSPERO VILLE | 790m | D15 | Freehold | $1,233 psf |
| SILAHIS APARTMENTS | 790m | D15 | Freehold | $1,413 psf |
| SUITES @ EUNOS | 790m | D14 | Freehold | $1,619 psf |
| SUITES@CHANGI | 790m | D14 | Freehold | $1,414 psf |
| CHATEAU LA SALLE | 800m | D15 | Freehold | $786 psf |
| EUNOS PARK | 800m | D14 | Freehold | $1,178 psf |
| GOLD PALM MANSIONS | 800m | D15 | — | — |
| K-LODGE | 800m | D15 | — | — |
| D - HERITAGE APARTMENTS | 820m | D14 | Freehold | $1,302 psf |
| KELSO GARDENS | 820m | D15 | — | — |
| KEMBANGAN ESTATE | 820m | D14 | Freehold | $1,776 psf |
| SERENITY BREEZE | 820m | D15 | Freehold | $1,351 psf |
| SHIRO | 820m | D15 | Freehold | $1,322 psf |
| LE MARICAN | 830m | D14 | Freehold | $1,049 psf |
| RESIDENCES 88 | 830m | D14 | Freehold | $1,408 psf |
| STARVILLE | 830m | D14 | Freehold | $1,238 psf |
| STRAITS AT JOO CHIAT | 830m | D15 | Freehold | $2,083 psf |
| THE LATTIZ | 830m | D14 | Freehold | $1,351 psf |
| AQUENE | 840m | D15 | Freehold | $1,443 psf |
| CUBIK | 840m | D15 | Freehold | $1,460 psf |
| EUNOS GREEN | 840m | D14 | Freehold | $966 psf |
| EASTCOVE RESIDENCES | 850m | D15 | Freehold | $1,317 psf |
| GLENFIELD APARTMENTS | 850m | D15 | — | — |
| HEJI GARDENS | 850m | D15 | Freehold | $945 psf |
| JI XIANG COURT | 850m | D15 | Freehold | $1,323 psf |
| KURAU COURT | 850m | D15 | — | — |
| LA VIDA @ 130 | 850m | D15 | Freehold | $1,364 psf |
| BETA GROVE | 860m | D15 | Freehold | $1,728 psf |
| KALEIDO | 860m | D15 | Freehold | $999 psf |
| LEVENUE | 860m | D14 | Freehold | $1,568 psf |
| SUNNY PARC | 860m | D15 | Freehold | $1,345 psf |
| THE COTZ | 860m | D15 | Freehold | $1,483 psf |
| THE VESTA | 860m | D15 | Freehold | $1,418 psf |
| J@63 | 870m | D15 | Freehold | $1,666 psf |
| ASTOR | 880m | D14 | 99 yrs lease commencing from 2002 | $1,137 psf |
| MELROSE VILLAS | 880m | D15 | — | — |
| SUNNYVALE RESIDENCES | 880m | D15 | Freehold | $1,582 psf |
| SUNSHINE MANSIONS | 880m | D15 | Freehold | $1,401 psf |
| EASTERN RESIDENCE | 890m | D15 | Freehold | $1,380 psf |
| ESPIRA RESIDENCE | 890m | D15 | Freehold | $1,099 psf |
| HUA YU MANSION | 890m | D14 | — | — |
| CASEY LODGE | 900m | D15 | — | — |
| ENVIO | 900m | D15 | Freehold | $1,341 psf |
| ESCADA VIEW | 900m | D14 | Freehold | $1,062 psf |
| BOWMONT CENTRE | 910m | D15 | Freehold | $1,287 psf |
| CASA SERENO | 910m | D14 | Freehold | $1,056 psf |
| LIVINGSTON MANSIONS | 910m | D15 | Freehold | $1,255 psf |
| TELOK KURAU MANSIONS | 910m | D15 | — | — |
| VACANZA @ EAST | 910m | D14 | Freehold | $1,392 psf |
| HERITAGE RESIDENCES | 920m | D15 | Freehold | $1,457 psf |
| PALM GALLERIA | 920m | D15 | Freehold | $1,252 psf |
| PROSPECT GARDEN | 920m | D15 | Freehold | $2,135 psf |
| THE CRISTALLO | 920m | D15 | Freehold | $1,397 psf |
| THE GRANDIFLORA | 920m | D15 | Freehold | $1,396 psf |
| BLU CORAL | 930m | D15 | Freehold | $1,384 psf |
| SUNSHINE GRANDEUR | 930m | D15 | Freehold | $1,340 psf |
| FIVENINE | 940m | D15 | Freehold | $1,751 psf |
| ROMAN TERRACE | 940m | D15 | Freehold | $1,230 psf |
| SAPPHIRE COURT | 940m | D15 | Freehold | $1,232 psf |
| SUNSHINE RESIDENCE | 940m | D15 | Freehold | $1,403 psf |
| LE CONNEY PARK | 950m | D15 | Freehold | $1,331 psf |
| PARC BLEU | 950m | D15 | Freehold | $1,366 psf |
| CADENCE LIGHT | 960m | D15 | Freehold | $1,509 psf |
| CASCATA | 960m | D14 | Freehold | $1,235 psf |
| JOO CHIAT VERBENA | 960m | D15 | Freehold | $1,298 psf |
| THE GLACIER | 960m | D15 | Freehold | $1,270 psf |
| THE BALE | 970m | D15 | Freehold | $1,419 psf |
| CASA FIDELIO | 980m | D15 | Freehold | $1,161 psf |
| LOTUS VILLE | 980m | D15 | Freehold | $909 psf |
| RESIDENCE 118 | 990m | D15 | Freehold | $1,441 psf |
| NATURE MANSIONS | 1 km | D15 | Freehold | $1,212 psf |
| THE ESPIRA | 1 km | D15 | Freehold | $1,334 psf |
The private condos list ranked by distance to Kembangan 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 Kembangan 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 Kembangan MRT?
What is the average PSF near Kembangan MRT?
How is the distance to Kembangan 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 Kembangan 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 Kembangan 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.