Proximity to Mountbatten 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 Mountbatten 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 Mountbatten 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: Mountbatten (Circle Line)
- Condos within 500m: 5
- Condos within 1km: 130
- Avg PSF nearby: $1,740 psf
Station Overview
Mountbatten is a station on the Circle Line. There are 5 condos within walking distance (500m) and 130 within 1km.
Condos Within 500m (Walking Distance)
These condos are within a comfortable 5–7 minute walk of Mountbatten MRT.
| Condo | Distance | District | Tenure | Units | Avg PSF |
|---|---|---|---|---|---|
| WIMBORNE VILLAS | 430m | D15 | Freehold | — | $1,532 psf |
| COSMO | 440m | D14 | Freehold | 45 | $1,645 psf |
| ARENA RESIDENCES | 470m | D14 | Freehold | 98 | $2,056 psf |
| NICOLE GREEN | 470m | D14 | Freehold | 44 | $1,375 psf |
| DAKOTA RESIDENCES | 500m | D14 | 99 yrs lease commencing from 2007 | 348 | $1,752 psf |
Condos Within 500m\u{2013}1km
These condos are within a 10–15 minute walk or short bus ride from Mountbatten MRT.
| Condo | Distance | District | Tenure | Avg PSF |
|---|---|---|---|---|
| GUILLEMARD SUITES | 540m | D14 | Freehold | $1,463 psf |
| RIVEREDGE | 570m | D15 | 99 yrs lease commencing from 2004 | $1,666 psf |
| PRIME RESIDENCE | 580m | D14 | Freehold | $1,420 psf |
| MORI | 590m | D14 | Freehold | $1,888 psf |
| LYNDHURST GROVE | 600m | D15 | Freehold | $2,606 psf |
| SUNFLOWER REGENCY | 600m | D14 | Freehold | $914 psf |
| CANBERLIN APARTMENTS | 610m | D14 | Freehold | $808 psf |
| TREASURES @ G20 | 610m | D14 | Freehold | $1,225 psf |
| REZI 24 | 630m | D14 | Freehold | $1,672 psf |
| WING FONG MANSIONS | 640m | D14 | Freehold | $987 psf |
| WATERBANK AT DAKOTA | 660m | D14 | 99 yrs lease commencing from 2009 | $1,769 psf |
| GUILLEMARD APARTMENTS | 670m | D14 | — | — |
| NOMA | 670m | D14 | Freehold | $1,691 psf |
| 28 IMPERIAL RESIDENCES | 680m | D14 | — | $1,548 psf |
| BLOSSOM VIEW | 680m | D14 | Freehold | $1,024 psf |
| CRYSTAL LODGE | 680m | D14 | Freehold | $860 psf |
| WING FONG BUILDING | 680m | D14 | Freehold | $919 psf |
| ONE FORT | 690m | D15 | Freehold | $1,711 psf |
| THE OCTET | 690m | D14 | Freehold | $1,446 psf |
| CASSIA VIEW | 710m | D14 | Freehold | $1,368 psf |
| EDENZ LOFT | 710m | D14 | Freehold | $1,389 psf |
| FAMILIE MANSIONS | 710m | D14 | Freehold | $919 psf |
| GUILLEMARD VIEW | 710m | D14 | Freehold | $1,087 psf |
| # 1 SUITES | 720m | D14 | — | $1,193 psf |
| CASSIA EDGE | 720m | D14 | Freehold | $1,416 psf |
| EMERALD EAST | 720m | D15 | Freehold | $1,673 psf |
| LA BRISA | 730m | D14 | Freehold | $1,431 psf |
| SUNFLOWER MANSIONS | 730m | D14 | Freehold | $1,045 psf |
| CANBERLIN LODGE | 740m | D14 | Freehold | $1,001 psf |
| GUILIN COURT | 740m | D14 | Freehold | $1,095 psf |
| ARINA EAST RESIDENCES | 750m | D15 | Freehold | $2,821 psf |
| CASA AERATA | 750m | D14 | Freehold | $1,424 psf |
| LA FLEUR | 750m | D14 | Freehold | $1,438 psf |
| # 1 LOFT | 760m | D14 | — | $1,258 psf |
| ASTON LODGE | 760m | D14 | Freehold | $1,040 psf |
| CENTRAL IMPERIAL | 760m | D14 | Freehold | $1,159 psf |
| GEYLANG CONSERVATION AREA | 760m | D14 | Freehold | $2,182 psf |
| GRANDVIEW SUITES | 760m | D14 | Freehold | $1,249 psf |
| GUILLEMARD EDGE | 760m | D14 | Freehold | $1,543 psf |
| LE REGAL | 760m | D14 | Freehold | $1,256 psf |
| TORIEVILLE | 760m | D14 | Freehold | $981 psf |
| WING FONG COURT | 760m | D14 | Freehold | $963 psf |
| FENG LAI MANSION | 770m | D14 | — | — |
| LE ARC | 770m | D14 | Freehold | $967 psf |
| PALAZZETTO | 770m | D15 | Freehold | $1,634 psf |
| SUMMER VIEW | 780m | D14 | Freehold | $902 psf |
| HOKIEN KIU LEONG TONG BUILDING | 790m | D14 | — | — |
| MELOSA | 790m | D14 | Freehold | $1,439 psf |
| 33 RESIDENCES | 800m | D14 | — | $1,601 psf |
| CRYSTAL RHU | 810m | D15 | Freehold | $1,783 psf |
| FORT GARDENS | 810m | D15 | Freehold | $1,779 psf |
| VIENTO | 810m | D14 | Freehold | $1,469 psf |
| PADDY GREEN | 820m | D14 | Freehold | $955 psf |
| REZI 3TWO | 820m | D14 | Freehold | $1,566 psf |
| AVANT RESIDENCES | 830m | D14 | 99 yrs lease commencing from 2012 | $1,481 psf |
| DE CENTURION | 830m | D15 | Freehold | $1,780 psf |
| REZI 26 | 830m | D14 | Freehold | $1,378 psf |
| SUITES 28 | 830m | D14 | Freehold | $1,165 psf |
| TREASURES@G6 | 830m | D14 | Freehold | $1,388 psf |
| EIGHT@18FORT | 840m | D15 | — | — |
| PAVILION SQUARE | 840m | D14 | Freehold | $1,459 psf |
| CASA EMERALD | 850m | D14 | Freehold | $1,203 psf |
| COSY 23 | 850m | D14 | Freehold | $1,131 psf |
| EDENZ SUITES | 850m | D14 | Freehold | $1,415 psf |
| FULCRUM | 850m | D15 | Freehold | $2,102 psf |
| GREEN COURT | 860m | D14 | Freehold | $1,156 psf |
| SIMS POINT | 860m | D14 | Freehold | $978 psf |
| SUNFLOWER COURT | 860m | D14 | Freehold | $987 psf |
| THE MIDAS | 860m | D14 | Freehold | $1,138 psf |
| CRYSTAL MANSIONS | 870m | D14 | Freehold | $947 psf |
| THE LINE @ TANJONG RHU | 870m | D15 | Freehold | $2,288 psf |
| THE PRIMERO | 870m | D14 | — | — |
| THE SUNFLOWER | 870m | D14 | Freehold | $1,213 psf |
| IDYLLIC SUITES | 880m | D14 | Freehold | $1,432 psf |
| NESS | 880m | D14 | Freehold | $1,423 psf |
| SUNFLOWER RESIDENCE | 880m | D14 | Freehold | $1,142 psf |
| ZYANYA | 880m | D14 | Freehold | $1,891 psf |
| BOUGAINVILLA APARTMENTS | 890m | D14 | Freehold | $976 psf |
| GRAND DUNMAN | 890m | D15 | 99 yrs lease commencing from 2022 | $2,537 psf |
| MOUNTBATTEN LODGE | 890m | D15 | Freehold | $1,737 psf |
| SILVERSCAPE | 890m | D14 | Freehold | $1,541 psf |
| THE CENTREN | 890m | D14 | Freehold | $1,476 psf |
| GOODVIEW APARTMENTS | 900m | D14 | Freehold | $830 psf |
| THE ALCOVE | 900m | D14 | 99 yrs lease commencing from 2000 | $983 psf |
| ENG APARTMENTS | 910m | D14 | — | — |
| LOFT 33 | 910m | D14 | Freehold | $1,442 psf |
| THE GATZ | 910m | D14 | Freehold | $1,866 psf |
| ATRIUM RESIDENCES | 920m | D14 | Freehold | $1,277 psf |
| CENTRO MANSIONS | 920m | D14 | Freehold | $1,239 psf |
| EAST 25 APARTMENTS | 920m | D14 | Freehold | $1,225 psf |
| FERN LODGE | 920m | D14 | Freehold | $879 psf |
| METRO LOFT | 920m | D14 | Freehold | $1,510 psf |
| MEYER RESIDENCE | 920m | D15 | Freehold | $2,078 psf |
| MOUNTBATTEN LIGHTS | 920m | D15 | Freehold | $978 psf |
| ROYCE RESIDENCES | 920m | D14 | Freehold | $1,340 psf |
| CENTRA STUDIOS | 930m | D14 | Freehold | $1,627 psf |
| EXCELLENCE MANSIONS | 930m | D14 | — | — |
| LIV @ MB | 930m | D15 | 99 yrs lease commencing from 2021 | $2,441 psf |
| ARTHUR MANSIONS | 940m | D15 | Freehold | $1,993 psf |
| BLUWEL APARTMENTS | 940m | D14 | — | — |
| CENTRAL MEADOWS | 940m | D14 | Freehold | $1,274 psf |
| GEMS VILLE | 940m | D14 | Freehold | $2,024 psf |
| THE SANCTUARY @ GEYLANG | 940m | D14 | Freehold | $1,272 psf |
| WANG LODGE | 940m | D14 | Freehold | $1,140 psf |
| BALMY COURT | 950m | D14 | Freehold | $1,029 psf |
| GEYLANG HERITAGE | 950m | D14 | Freehold | $1,067 psf |
| PRIMEDGE | 950m | D14 | Freehold | $1,451 psf |
| SANTA FE MANSIONS | 950m | D15 | Freehold | $1,686 psf |
| ONE MEYER | 960m | D15 | Freehold | $2,613 psf |
| SIMS GREEN | 960m | D14 | 99 yrs lease commencing from 2001 | $987 psf |
| THE ARIZON | 960m | D14 | Freehold | $762 psf |
| CENTRA SUITES | 970m | D14 | Freehold | $1,551 psf |
| MARGATE POINT | 970m | D15 | Freehold | $1,876 psf |
| MIAPLACE | 970m | D15 | — | — |
| SKT MANSIONS | 970m | D14 | Freehold | $1,119 psf |
| THE MEYER PLACE | 970m | D15 | Freehold | $1,865 psf |
| TREASURES@G19 | 970m | D14 | Freehold | $1,475 psf |
| YINCHUAN BUILDING | 970m | D14 | — | — |
| RIVAGE | 980m | D15 | Freehold | $1,683 psf |
| ARTHUR 118 | 990m | D15 | Freehold | $1,908 psf |
| MILL AT 32 | 990m | D14 | — | — |
| PENANG SERVICE APARTMENTS | 990m | D14 | Freehold | $1,116 psf |
| THE VIEW @ MEYER | 990m | D15 | Freehold | $2,202 psf |
| MEYER PARK | 1 km | D15 | Freehold | $2,707 psf |
| SUNFLOWER VIEW | 1 km | D14 | Freehold | $1,234 psf |
The private condos list ranked by distance to Mountbatten 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 Mountbatten 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 Mountbatten MRT?
What is the average PSF near Mountbatten MRT?
How is the distance to Mountbatten 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 Mountbatten 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 Mountbatten 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.