Proximity to Promenade 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 Promenade 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 Promenade 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: Promenade (Circle Line) \u{2014} Interchange
- Condos within 500m: 0
- Condos within 1km: 24
- Avg PSF nearby: $2,561 psf
Station Overview
Promenade is a station on the Circle Line, serving as an interchange station. There are 0 condos within walking distance (500m) and 24 within 1km.
Condos Within 500m\u{2013}1km
These condos are within a 10–15 minute walk or short bus ride from Promenade MRT.
| Condo | Distance | District | Tenure | Avg PSF |
|---|---|---|---|---|
| MIDTOWN BAY | 520m | D7 | 99 yrs lease commencing from 2018 | $3,220 psf |
| SOUTH BEACH RESIDENCES | 540m | D7 | 99 yrs lease commencing from 2007 | $3,689 psf |
| 75BR | 650m | D7 | — | $1,542 psf |
| THE 101 | 670m | D7 | — | — |
| AN CHUAN BUILDING | 690m | D7 | — | — |
| TAN SEE SWAN & SONS BUILDING | 720m | D7 | — | — |
| LIANG SEAH PLACE | 720m | D7 | — | — |
| LIANG SEAH COURT | 730m | D7 | — | — |
| TANQUEELAN SUITES | 730m | D7 | 999 yrs lease commencing from 1827 | $1,792 psf |
| GOLDEN MILE COMPLEX | 730m | D7 | — | — |
| TALIB CENTRE | 750m | D7 | — | — |
| THE POST | 750m | D7 | — | — |
| DUO RESIDENCES | 750m | D7 | 99 yrs lease commencing from 2011 | $2,205 psf |
| THE PLAZA | 750m | D7 | 99 yrs lease commencing from 1968 | $1,261 psf |
| TALIB COURT | 760m | D7 | — | — |
| THE M | 760m | D7 | 99 yrs lease commencing from 2019 | $2,751 psf |
| BEACH ROAD CONSERVATION AREA | 780m | D7 | — | — |
| HERITAGE PLACE | 780m | D7 | — | — |
| HEAP SENG HOUSE | 790m | D7 | — | — |
| MIDTOWN MODERN | 790m | D7 | 99 yrs lease commencing from 2019 | $2,838 psf |
| COSTA RHU | 820m | D15 | 99 yrs lease commencing from 1994 | $1,485 psf |
| KAMPONG GLAM CONSERVATION AREA | 840m | D7 | — | — |
| CONCOURSE SKYLINE | 860m | D7 | 99 yrs lease commencing from 2008 | $1,962 psf |
| SULTAN GATE PLACE | 890m | D7 | — | — |
The private condos list ranked by distance to Promenade 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 Promenade 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 Promenade MRT?
What is the average PSF near Promenade 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.