Proximity to Napier 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 Napier 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 Napier 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: Napier (Thomson-East Coast Line)
- Condos within 500m: 30
- Condos within 1km: 110
- Avg PSF nearby: $3,318 psf
Station Overview
Napier is a station on the Thomson-East Coast Line. There are 30 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 Napier MRT.
| Condo | Distance | District | Tenure | Units | Avg PSF |
|---|---|---|---|---|---|
| NASSIM PARK RESIDENCES | 80m | D10 | Freehold | 100 | $3,897 psf |
| THE LOFT | 80m | D10 | 99 yrs lease commencing from 1999 | 77 | $2,090 psf |
| THE NASSIM | 80m | D10 | Freehold | 55 | $4,325 psf |
| ST MARTIN RESIDENCE | 160m | D10 | Freehold | 82 | $2,202 psf |
| 19 NASSIM | 180m | D10 | — | 101 | $3,401 psf |
| SAGE | 180m | D10 | Freehold | 33 | $3,063 psf |
| TANGLIN RESIDENCES | 190m | D10 | Freehold | 43 | $2,000 psf |
| LES MAISONS NASSIM | 230m | D10 | Freehold | 14 | $5,545 psf |
| NASSIMVILLE | 230m | D10 | — | — | — |
| 8 NAPIER | 240m | D10 | — | 46 | $3,337 psf |
| ST MARTIN'S | 240m | D10 | Freehold | 16 | $2,355 psf |
| BEAUFORT ON NASSIM | 260m | D10 | Freehold | 30 | $2,692 psf |
| NASSIM 9 | 290m | D10 | Freehold | 8 | $3,226 psf |
| GRANGE RESIDENCES | 310m | D10 | Freehold | 164 | $3,115 psf |
| NASSIM LODGE | 320m | D10 | Freehold | 8 | $2,853 psf |
| NASSIM JADE | 350m | D10 | Freehold | 39 | $2,679 psf |
| BOTANIC GARDENS MANSION | 370m | D10 | Freehold | 112 | $2,121 psf |
| 1 NASSIM | 420m | D10 | — | 7 | — |
| BOTANIC GARDENS VIEW | 420m | D10 | Freehold | 143 | $2,394 psf |
| NASSIM MANSION | 420m | D10 | Freehold | 72 | $3,012 psf |
| THE LADYHILL | 430m | D10 | Freehold | 55 | $2,493 psf |
| HANA | 440m | D10 | — | 26 | — |
| SHANGRI-LA RESIDENCES | 460m | D10 | — | 55 | — |
| ST REGIS RESIDENCES SINGAPORE | 460m | D10 | 999 yrs lease commencing from 1995 | 173 | $2,522 psf |
| 3 ORCHARD BY-THE-PARK | 480m | D10 | — | 77 | $3,679 psf |
| CUSCADEN RESERVE | 480m | D10 | 99 yrs lease commencing from 2018 | 192 | $3,071 psf |
| THE TOMLINSON | 480m | D10 | Freehold | 29 | $2,422 psf |
| CUSCADEN RESIDENCES | 490m | D10 | Freehold | 150 | $2,487 psf |
| LADYHILL PARK | 500m | D10 | Freehold | 17 | $1,859 psf |
| PARK NOVA | 500m | D10 | Freehold | 54 | $4,731 psf |
Condos Within 500m\u{2013}1km
These condos are within a 10–15 minute walk or short bus ride from Napier MRT.
| Condo | Distance | District | Tenure | Avg PSF |
|---|---|---|---|---|
| ROCHALIE RESIDENCES | 520m | D10 | — | — |
| ORANGE REGENCY | 560m | D10 | — | — |
| ORION | 560m | D10 | Freehold | $2,254 psf |
| D'GROVE VILLAS | 580m | D10 | Freehold | $2,342 psf |
| BOULEVARD 88 | 590m | D10 | Freehold | $3,950 psf |
| UPPERHOUSE AT ORCHARD BOULEVARD | 590m | D10 | 99 yrs lease commencing from 2024 | $3,336 psf |
| KUM HING COURT | 600m | D10 | Freehold | $2,465 psf |
| ORCHARD BEL AIR | 600m | D10 | 99 yrs lease commencing from 1980 | $1,504 psf |
| THE VANTAGE | 600m | D10 | — | — |
| NASSIM REGENCY | 620m | D10 | — | — |
| DELFI ORCHARD | 630m | D9 | Freehold | $1,858 psf |
| ARDMORE II | 650m | D10 | Freehold | $3,198 psf |
| GARDEN APARTMENTS | 650m | D10 | Freehold | $2,107 psf |
| RESIDENCE 8 | 650m | D10 | Freehold | $753 psf |
| THE GRANGE | 650m | D10 | Freehold | $2,806 psf |
| TOMLINSON HEIGHTS | 660m | D10 | Freehold | $3,705 psf |
| LE NOUVEL ARDMORE | 670m | D10 | Freehold | $4,884 psf |
| FERNHILL COTTAGE | 680m | D10 | Freehold | $1,864 psf |
| FERNHILL GARDEN | 680m | D10 | — | — |
| BOTANIC LODGE | 690m | D10 | — | — |
| ORANGE GROVE RESIDENCES | 710m | D10 | Freehold | $2,134 psf |
| ARDMORE RESIDENCE | 720m | D10 | — | — |
| HERITAGE APARTMENTS | 720m | D10 | — | — |
| PARKVIEW ECLAT | 720m | D10 | Freehold | $3,403 psf |
| NOUVEL 18 | 730m | D10 | Freehold | $3,179 psf |
| FERNHILL COURT | 740m | D10 | — | — |
| ONE CLAYMORE | 740m | D9 | Freehold | $1,729 psf |
| ONE TREE HILL RESIDENCE | 740m | D10 | Freehold | $2,327 psf |
| FERNHILL RESIDENCES | 750m | D10 | — | — |
| ORCHARD TOWERS | 750m | D9 | Freehold | $1,474 psf |
| THE BOULEVARD RESIDENCE | 760m | D10 | Freehold | $2,642 psf |
| FERNHILL GROVE | 770m | D10 | — | — |
| FOUR SEASONS PARK | 770m | D10 | Freehold | $3,201 psf |
| GARDENVILLE | 770m | D10 | Freehold | $2,080 psf |
| LE GROVE | 770m | D10 | — | — |
| ONE TREE HILL COLLECTION | 770m | D10 | Freehold | $3,492 psf |
| JUNIPER AT ARDMORE | 780m | D10 | Freehold | $2,864 psf |
| ONE TREE HILL MANSIONS | 780m | D10 | 99 yrs lease commencing from 1973 | $1,410 psf |
| 3 CUSCADEN | 820m | D10 | — | $3,893 psf |
| ANGULLIA PARK RESIDENCES @ ORCHARD | 820m | D10 | Freehold | $2,465 psf |
| RAINBOW MANSION | 820m | D10 | — | — |
| BOULEVARD VUE | 830m | D10 | Freehold | $3,084 psf |
| TANGLIN HILL CONDOMINIUM | 830m | D10 | Freehold | $1,852 psf |
| THE ORANGE GROVE | 830m | D10 | Freehold | $2,076 psf |
| 21 ANDERSON | 840m | D10 | — | $4,885 psf |
| CHELSEA GARDENS | 850m | D10 | Freehold | $1,863 psf |
| GRANGE ROAD APARTMENTS | 850m | D10 | — | — |
| SCULPTURA ARDMORE | 850m | D10 | Freehold | $5,074 psf |
| 120 GRANGE | 860m | D10 | — | $2,855 psf |
| ARDMORE PARK | 860m | D10 | Freehold | $3,981 psf |
| ARDMORE THREE | 860m | D10 | Freehold | $3,481 psf |
| AVALON | 870m | D10 | Freehold | $2,113 psf |
| FERNHILL PLACE | 870m | D10 | — | — |
| SKYLINE @ ORCHARD BOULEVARD | 880m | D9 | Freehold | $5,371 psf |
| THE FERNHILL | 880m | D10 | Freehold | $2,049 psf |
| THE TATE RESIDENCES | 880m | D9 | Freehold | $2,886 psf |
| THE GLENCAIRD RESIDENCES | 890m | D10 | — | — |
| TWENTYONE ANGULLIA PARK | 890m | D9 | Freehold | $3,786 psf |
| KIM LIN PARK | 910m | D10 | Freehold | $3,128 psf |
| ORCHARD VIEW | 910m | D9 | Freehold | $2,666 psf |
| TANGLIN HILL MEADOWS | 910m | D10 | Freehold | $2,165 psf |
| ONE CHATSWORTH | 920m | D10 | Freehold | $1,911 psf |
| PATERSON LINC | 920m | D9 | Freehold | $2,430 psf |
| THE PATERSON EDGE | 920m | D9 | Freehold | $2,382 psf |
| THE ARC AT DRAYCOTT | 930m | D10 | Freehold | $2,564 psf |
| THE CLAYMORE | 930m | D9 | Freehold | $3,221 psf |
| CASA UNO | 940m | D10 | — | — |
| ONE DRAYCOTT | 940m | D10 | Freehold | $3,184 psf |
| DLV. | 960m | D10 | Freehold | $1,627 psf |
| FIFTY-TWO STEVENS | 960m | D10 | Freehold | $1,827 psf |
| J C DRAYCOTT | 960m | D10 | Freehold | $2,149 psf |
| TANGLIN HILL VILLAS/TANGLIN HILL MEADOWS | 960m | D10 | — | — |
| CLIVEDEN AT GRANGE | 970m | D10 | Freehold | $2,798 psf |
| STEVENS SUITES | 970m | D10 | Freehold | $1,728 psf |
| CLAYMORE PLAZA | 980m | D9 | Freehold | $1,727 psf |
| TANGLIN HILL VILLAS | 980m | D10 | Freehold | $2,507 psf |
| THE MARQ ON PATERSON HILL | 980m | D9 | Freehold | $4,521 psf |
| THE COLONNADE | 990m | D10 | — | — |
| WHITE HOUSE PARK | 990m | D10 | Freehold | $3,017 psf |
| BISHOPSGATE RESIDENCES | 1 km | D10 | Freehold | $3,518 psf |
The private condos list ranked by distance to Napier 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 Napier 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 Napier MRT?
What is the average PSF near Napier 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.