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: 160
- Avg PSF nearby: $1,309 psf
Station Overview
Kembangan is a station on the East-West Line. There are 49 condos within walking distance (500m) and 160 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 | $1,570 psf |
| ASTORIA PARK | 120m | D14 | 99 yrs lease commencing from 1993 | 354 | $1,204 psf |
| THE TRUMPS | 120m | D14 | 99 yrs lease commencing from 2000 | 189 | $1,463 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 | $1,251 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 | $1,492 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 | $1,285 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 | $1,535 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 | $1,438 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 | $1,203 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 | $1,483 psf |
| SUITES TWENTY-TWO | 560m | D15 | Freehold | $1,325 psf |
| FIRST POINT SUITES | 570m | D15 | — | — |
| THE SUNNIFLORA | 570m | D15 | Freehold | $1,073 psf |
| THE VINES | 570m | D14 | Freehold | $1,320 psf |
| SARINA TERRACE | 590m | D14 | Freehold | $1,979 psf |
| SIN CHUAN GARDEN | 590m | D14 | Freehold | $1,799 psf |
| THE SUNNIDORA | 590m | D15 | Freehold | $1,515 psf |
| TELOK KURAU LODGE | 610m | D15 | — | — |
| CASA SARINA | 670m | D14 | Freehold | $1,220 psf |
| KIMNAN PARK | 670m | D14 | Freehold | $1,654 psf |
| RESIDENCE 66 | 680m | D15 | Freehold | $1,274 psf |
| SUNSTONE RESIDENCES | 680m | D14 | — | — |
| WINDY HEIGHTS | 680m | D14 | Freehold | $1,272 psf |
| YONG SENG ESTATE | 690m | D14 | Freehold | $1,812 psf |
| PALM OASIS | 700m | D15 | Freehold | $1,317 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 | $1,640 psf |
| LA SALLE VILLAS | 750m | D15 | Freehold | $1,905 psf |
| JERSEY LODGE | 760m | D15 | Freehold | $1,300 psf |
| SARINA PARK | 760m | D14 | Freehold | $2,079 psf |
| THE HELICONIA | 760m | D14 | Freehold | $1,228 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 | $1,482 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 |
| CHATEAU LA SALLE | 800m | D15 | Freehold | $786 psf |
| EUNOS PARK | 800m | D14 | Freehold | $1,178 psf |
| GOLD PALM MANSIONS | 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 | $1,380 psf |
| LE MARICAN | 830m | D14 | Freehold | $1,049 psf |
| RESIDENCES 88 | 830m | D14 | Freehold | $1,408 psf |
| STARVILLE | 830m | D14 | Freehold | $1,254 psf |
| STRAITS AT JOO CHIAT | 830m | D15 | Freehold | $2,083 psf |
| THE LATTIZ | 830m | D14 | Freehold | $1,351 psf |
| AQUENE | 840m | D15 | Freehold | $1,473 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 |
| LA VIDA @ 130 | 850m | D15 | Freehold | $1,364 psf |
| BETA GROVE | 860m | D15 | Freehold | $1,728 psf |
| KALEIDO | 860m | D15 | Freehold | $1,012 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 | $1,144 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 | $1,066 psf |
| JI LIANG GARDENS | 900m | D15 | Freehold | $1,405 psf |
| SEVENVILLE | 900m | D15 | — | — |
| 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 | $1,401 psf |
| HERITAGE RESIDENCES | 920m | D15 | Freehold | $1,457 psf |
| PALM GALLERIA | 920m | D15 | Freehold | $1,303 psf |
| PROSPECT GARDEN | 920m | D15 | Freehold | $2,135 psf |
| THE CRISTALLO | 920m | D15 | Freehold | $1,397 psf |
| THE GRANDIFLORA | 920m | D15 | Freehold | $1,372 psf |
| BLU CORAL | 930m | D15 | Freehold | $1,384 psf |
| SUNSHINE GRANDEUR | 930m | D15 | Freehold | $1,385 psf |
| FIVENINE | 940m | D15 | Freehold | $1,799 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 | $1,558 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 |
| KURAU COURT | 1 km | D15 | — | — |
| NATURE MANSIONS | 1 km | D15 | Freehold | $1,298 psf |
| THE ESPIRA | 1 km | D15 | Freehold | $1,373 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 (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 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.