Proximity to Paya Lebar 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 Paya Lebar 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 Paya Lebar 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: Paya Lebar (East-West Line) \u{2014} Interchange
- Condos within 500m: 18
- Condos within 1km: 137
- Avg PSF nearby: $1,562 psf
Station Overview
Paya Lebar is a station on the East-West Line, serving as an interchange station. There are 18 condos within walking distance (500m) and 137 within 1km.
Condos Within 500m (Walking Distance)
These condos are within a comfortable 5–7 minute walk of Paya Lebar MRT.
| Condo | Distance | District | Tenure | Units | Avg PSF |
|---|---|---|---|---|---|
| PARK PLACE RESIDENCES AT PLQ | 210m | D14 | 99 yrs lease commencing from 2015 | 429 | $2,193 psf |
| PAYA LEBAR RESIDENCES | 210m | D14 | Freehold | 117 | $1,673 psf |
| LOTUS AT PAYA LEBAR (EAST WING) | 280m | D14 | — | 66 | — |
| SIMS RESIDENCES | 290m | D14 | 99 yrs lease commencing from 1997 | 112 | $993 psf |
| CITY PLAZA | 310m | D14 | Freehold | 66 | $1,530 psf |
| LOTUS AT PAYA LEBAR (WEST WING) | 310m | D14 | — | 32 | — |
| SIMSVILLE | 310m | D14 | 99 yrs lease commencing from 1994 | 522 | $1,286 psf |
| SUNFLOWER GRANDEUR | 340m | D14 | Freehold | 12 | $1,326 psf |
| D'WEAVE | 380m | D14 | Freehold | 71 | $1,599 psf |
| KATONG REGENCY | 380m | D15 | Freehold | 244 | $1,894 psf |
| SIMS DORADO | 380m | D14 | Freehold | 35 | $1,336 psf |
| ESTA RUBY | 410m | D14 | Freehold | 72 | $1,737 psf |
| GUILIN MANSIONS | 410m | D14 | Freehold | 21 | $1,070 psf |
| GRANDLINK SQUARE | 420m | D14 | Freehold | 71 | $1,275 psf |
| PALM LODGE | 450m | D14 | Freehold | 56 | $1,233 psf |
| SUNNY GROVE | 470m | D14 | Freehold | 20 | $1,083 psf |
| MORO MANSIONS | 490m | D14 | Freehold | 17 | $1,247 psf |
| ASTON MANSIONS | 500m | D14 | 99 yrs lease commencing from 1995 | 159 | $1,045 psf |
Condos Within 500m\u{2013}1km
These condos are within a 10–15 minute walk or short bus ride from Paya Lebar MRT.
| Condo | Distance | District | Tenure | Avg PSF |
|---|---|---|---|---|
| FUYUEN COURT | 510m | D14 | Freehold | $1,237 psf |
| KATONG VILLE | 510m | D15 | Freehold | $1,657 psf |
| THE AMARELLE | 510m | D15 | Freehold | $1,575 psf |
| REZI 35 | 530m | D14 | Freehold | $1,641 psf |
| EVER LODGE | 540m | D14 | — | — |
| GALAXY TOWERS | 540m | D15 | Freehold | $1,373 psf |
| SIXTEEN35 RESIDENCES | 540m | D14 | 99 yrs lease commencing from 2018 | $1,570 psf |
| THE WATERINA | 540m | D14 | Freehold | $1,679 psf |
| GRAY MANSIONS | 550m | D15 | — | — |
| BAODE BUILDING | 570m | D14 | Freehold | $1,572 psf |
| EASTELLAR | 570m | D15 | — | — |
| REGAL 35 | 570m | D14 | Freehold | $1,198 psf |
| BUTTERWORTH VIEW | 590m | D15 | Freehold | $1,498 psf |
| DAWN VILLE | 590m | D15 | Freehold | $1,491 psf |
| PARK 1 SUITES | 590m | D14 | Freehold | $1,430 psf |
| SIGNATURE CREST | 590m | D15 | Freehold | $1,473 psf |
| SUITES @ GUILLEMARD | 590m | D15 | Freehold | $1,539 psf |
| THE SILVER FIR | 590m | D15 | Freehold | $1,591 psf |
| BUTTERWORTH 33 | 600m | D15 | — | $1,815 psf |
| SIMS EDGE | 600m | D14 | Freehold | $1,636 psf |
| SANDY EIGHT | 610m | D15 | Freehold | $1,834 psf |
| WORTHINGTON | 610m | D15 | Freehold | $1,322 psf |
| CALIN MANSIONS | 620m | D14 | Freehold | $819 psf |
| CARMI MANSIONS | 620m | D14 | Freehold | $859 psf |
| CENTRA LOFT | 620m | D14 | Freehold | $1,426 psf |
| BUTTERWORTH 8 | 640m | D15 | Freehold | $1,798 psf |
| CHEN FANG MANSIONS | 640m | D14 | Freehold | $1,217 psf |
| DELIGHT COURT | 640m | D14 | Freehold | $1,239 psf |
| GEYLANG MANSION | 640m | D14 | — | — |
| THE WATER EDGE | 650m | D14 | Freehold | $1,530 psf |
| SIMS MEADOWS | 660m | D14 | Freehold | $1,206 psf |
| BELLA CASITA | 670m | D15 | Freehold | $1,666 psf |
| VERSILIA ON HAIG | 680m | D15 | Freehold | $1,769 psf |
| EVERGREEN VIEW | 690m | D14 | Freehold | $1,092 psf |
| SHEBA LODGE | 690m | D15 | Freehold | $1,411 psf |
| CARPMAEL THIRTY-EIGHT | 710m | D15 | Freehold | $1,811 psf |
| IMPERIAL HEIGHTS | 710m | D15 | Freehold | $1,575 psf |
| MANSIONS 28 | 710m | D14 | — | — |
| RITZ REGENCY | 710m | D15 | Freehold | $1,493 psf |
| CHOON MOEY MANSIONS | 720m | D14 | — | — |
| TIVOLI LODGE | 720m | D14 | — | — |
| VERSAILLES | 720m | D15 | Freehold | $1,449 psf |
| EMERY POINT | 730m | D15 | Freehold | $1,647 psf |
| GREENLANE APARTMENT | 730m | D15 | Freehold | $1,338 psf |
| GREENLANE APARTMENTS | 730m | D15 | — | — |
| ONE K GREENLANE | 730m | D15 | Freehold | $1,391 psf |
| SIGNATURE RESIDENCE | 730m | D15 | Freehold | $1,253 psf |
| THE SUNNY SPRING | 730m | D14 | Freehold | $1,421 psf |
| 38 I SUITES | 740m | D15 | — | $1,579 psf |
| PLATINUM RESIDENCE | 740m | D14 | — | — |
| SUNFLOWER LODGE | 740m | D14 | Freehold | $907 psf |
| THE ETAGE | 740m | D14 | — | — |
| CENTRA HEIGHTS | 750m | D14 | Freehold | $1,647 psf |
| SUNFLOWER VIEW | 750m | D14 | Freehold | $1,234 psf |
| OLLOI | 760m | D15 | Freehold | $1,859 psf |
| EASTSIDE LOFT | 770m | D15 | Freehold | $1,625 psf |
| THE CARPMAELINA | 770m | D15 | Freehold | $1,356 psf |
| CAMELLIA LODGE | 780m | D14 | Freehold | $1,119 psf |
| COSY LODGE | 780m | D14 | Freehold | $1,163 psf |
| MELROSE VILLE | 780m | D15 | Freehold | $1,422 psf |
| PENANG SERVICE APARTMENTS | 780m | D14 | Freehold | $1,116 psf |
| ROSE VILLE | 780m | D15 | Freehold | $1,445 psf |
| ROSELANE COURT | 780m | D15 | — | — |
| THE CONTINUUM | 780m | D15 | Freehold | $2,790 psf |
| GEYLANG HERITAGE | 800m | D14 | Freehold | $1,067 psf |
| MILL AT 32 | 800m | D14 | — | — |
| PRIMEDGE | 800m | D14 | Freehold | $1,451 psf |
| CENTRAL MEADOWS | 810m | D14 | Freehold | $1,274 psf |
| PARK COURT | 810m | D15 | Freehold | $1,242 psf |
| CRANE COURT | 820m | D15 | Freehold | $1,244 psf |
| BLUWEL APARTMENTS | 840m | D14 | — | — |
| JUPITER 18 | 840m | D15 | Freehold | $1,473 psf |
| SPRING @ LANGSAT | 840m | D15 | Freehold | $1,405 psf |
| ESTIQUE | 850m | D15 | Freehold | $1,404 psf |
| LOFT 33 | 850m | D14 | Freehold | $1,442 psf |
| TAIPAN JADE | 850m | D15 | Freehold | $1,278 psf |
| THE ARIZON | 850m | D14 | Freehold | $762 psf |
| CENTRO MANSIONS | 870m | D14 | Freehold | $1,239 psf |
| FORTUNE JADE | 870m | D15 | Freehold | $1,715 psf |
| SILVERSCAPE | 870m | D14 | Freehold | $1,541 psf |
| SUNFLOWER RESIDENCE | 870m | D14 | Freehold | $1,142 psf |
| THE SANCTUARY @ GEYLANG | 870m | D14 | Freehold | $1,272 psf |
| TORIEVIEW MANSIONS | 870m | D14 | Freehold | $1,159 psf |
| ATHENA VILLE | 880m | D14 | — | — |
| CASERO @ DUNMAN | 880m | D15 | Freehold | $1,295 psf |
| DUNMAN GROVE | 880m | D15 | Freehold | $2,451 psf |
| PARADISE PALMS | 880m | D15 | Freehold | $1,723 psf |
| THE GATZ | 880m | D14 | Freehold | $1,866 psf |
| DUNMAN PLACE | 890m | D15 | Freehold | $1,754 psf |
| DUNMAN REGENCY | 890m | D15 | Freehold | $1,652 psf |
| CASA EMERALD | 900m | D14 | Freehold | $1,203 psf |
| CRYSTAL DEW | 900m | D14 | Freehold | $1,090 psf |
| NESS | 900m | D14 | Freehold | $1,423 psf |
| YINCHUAN BUILDING | 900m | D14 | — | — |
| ATRIUM RESIDENCES | 910m | D14 | Freehold | $1,277 psf |
| IDYLLIC SUITES | 910m | D14 | Freehold | $1,432 psf |
| TRE RESIDENCES | 910m | D14 | 99 yrs lease commencing from 2014 | $1,702 psf |
| THE PROMINENCE | 920m | D15 | Freehold | $1,269 psf |
| COSY 23 | 930m | D14 | Freehold | $1,131 psf |
| REZI 3TWO | 940m | D14 | Freehold | $1,566 psf |
| DUNMAN VIEW | 950m | D15 | 99 yrs lease commencing from 1997 | $1,417 psf |
| QUESTA @ DUNMAN | 950m | D15 | Freehold | $1,694 psf |
| THE MIDAS | 950m | D14 | Freehold | $1,138 psf |
| THE SERENNO | 950m | D15 | Freehold | $1,610 psf |
| CENTRINA | 960m | D15 | Freehold | $1,364 psf |
| VIENTO | 960m | D14 | Freehold | $1,469 psf |
| 33 RESIDENCES | 970m | D14 | — | $1,601 psf |
| DUNMAN GARDEN | 970m | D15 | Freehold | $2,705 psf |
| EDENZ SUITES | 970m | D14 | Freehold | $1,415 psf |
| EVERITT GREEN | 980m | D15 | — | — |
| FENG LAI MANSION | 980m | D14 | — | — |
| HAIG TEN | 980m | D15 | Freehold | $1,641 psf |
| SUITES 28 | 980m | D14 | Freehold | $1,165 psf |
| TROPICS @ HAIGSVILLE | 980m | D15 | Freehold | $1,274 psf |
| ATLASSIA | 990m | D15 | Freehold | $2,120 psf |
| CENTRAL GROVE | 990m | D14 | 99 yrs lease commencing from 1997 | $1,269 psf |
| JC RESIDENCE | 990m | D15 | Freehold | $1,392 psf |
| THE SUNFLOWER | 990m | D14 | Freehold | $1,213 psf |
| BALMY COURT | 1 km | D14 | Freehold | $1,029 psf |
The private condos list ranked by distance to Paya Lebar 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 Paya Lebar 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 Paya Lebar MRT?
What is the average PSF near Paya Lebar MRT?
How is the distance to Paya Lebar 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 Paya Lebar 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 Paya Lebar 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.