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: 106
- 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 106 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 | $3,896 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 | $2,652 psf |
| NASSIM 9 | 290m | D10 | Freehold | 8 | $3,226 psf |
| GRANGE RESIDENCES | 310m | D10 | Freehold | 164 | $3,091 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 | $2,118 psf |
| 1 NASSIM | 420m | D10 | — | 7 | — |
| BOTANIC GARDENS VIEW | 420m | D10 | Freehold | 143 | $2,392 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 | $2,472 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 | $3,945 psf |
| UPPERHOUSE AT ORCHARD BOULEVARD | 590m | D10 | 99 yrs lease commencing from 2024 | $3,329 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 | $3,190 psf |
| GARDEN APARTMENTS | 650m | D10 | Freehold | $1,979 psf |
| RESIDENCE 8 | 650m | D10 | Freehold | $753 psf |
| THE GRANGE | 650m | D10 | Freehold | $2,806 psf |
| TOMLINSON HEIGHTS | 660m | D10 | Freehold | $3,720 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 | $3,185 psf |
| FERNHILL COURT | 740m | D10 | — | — |
| ONE TREE HILL RESIDENCE | 740m | D10 | Freehold | $2,316 psf |
| FERNHILL RESIDENCES | 750m | D10 | — | — |
| ORCHARD TOWERS | 750m | D9 | Freehold | $1,474 psf |
| THE BOULEVARD RESIDENCE | 760m | D10 | Freehold | $2,642 psf |
| FOUR SEASONS PARK | 770m | D10 | Freehold | $3,180 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 | $3,978 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 | $1,998 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 |
| 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 | $4,509 psf |
| THE COLONNADE | 990m | D10 | — | — |
| WHITE HOUSE PARK | 990m | D10 | Freehold | $3,017 psf |
| BISHOPSGATE RESIDENCES | 1 km | D10 | Freehold | $3,566 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 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 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 is the distance to Napier 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 Napier 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 Napier 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.