Proximity to Tan Kah Kee 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 Tan Kah Kee 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 Tan Kah Kee 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: Tan Kah Kee (Downtown Line)
- Condos within 500m: 21
- Condos within 1km: 72
- Avg PSF nearby: $2,090 psf
Station Overview
Tan Kah Kee is a station on the Downtown Line. There are 21 condos within walking distance (500m) and 72 within 1km.
Condos Within 500m (Walking Distance)
These condos are within a comfortable 5–7 minute walk of Tan Kah Kee MRT.
| Condo | Distance | District | Tenure | Units | Avg PSF |
|---|---|---|---|---|---|
| DUCHESS MANOR | 130m | D10 | 999 yrs lease commencing from 1875 | 52 | $2,260 psf |
| ONE DUCHESS | 190m | D10 | 999 yrs lease commencing from 1875 | 13 | $2,312 psf |
| DUCHESS ROYALE | 200m | D10 | 999 yrs lease commencing from 1875 | 13 | $2,060 psf |
| DUKE'S GARDEN | 230m | D10 | 999 yrs lease commencing from 1875 | — | $2,663 psf |
| THE TRESOR | 240m | D10 | 999 yrs lease commencing from 1875 | 62 | $2,434 psf |
| CORONATION GARDENS | 280m | D10 | 999 yrs lease commencing from 1875 | — | $2,928 psf |
| WATTEN ESTATE | 300m | D11 | Freehold | 104 | $2,574 psf |
| HILLCREST VILLA | 310m | D11 | 99 yrs lease commencing from 2006 | 163 | $1,213 psf |
| WATTEN RESIDENCES | 330m | D11 | Freehold | 59 | $1,094 psf |
| DUNEARN LODGE | 380m | D11 | 99 yrs lease commencing from 1993 | 14 | $1,361 psf |
| CORONATION SHOPPING PLAZA | 400m | D10 | Freehold | 20 | $1,453 psf |
| THE SHELFORD | 420m | D11 | Freehold | 215 | $2,249 psf |
| DUNEARN SUITES | 430m | D11 | Freehold | 26 | $2,015 psf |
| PRINCESS OF WALES PARK | 430m | D10 | 999 yrs lease commencing from 1875 | — | $2,456 psf |
| CORONATION VILLAGE | 440m | D10 | 999 yrs lease commencing from 1875 | 16 | $2,861 psf |
| DUNEARN REGENCY | 450m | D11 | — | 8 | — |
| DUCHESS CREST | 460m | D10 | 99 yrs lease commencing from 1995 | 251 | $1,716 psf |
| CORONATION ARCADE | 480m | D10 | Freehold | 5 | $1,490 psf |
| KING'S LODGE | 490m | D10 | Freehold | — | $1,933 psf |
| SHELFORD REGENCY | 490m | D11 | Freehold | 56 | $1,885 psf |
| KING'S ARCADE | 500m | D10 | — | 14 | — |
Condos Within 500m\u{2013}1km
These condos are within a 10–15 minute walk or short bus ride from Tan Kah Kee MRT.
| Condo | Distance | District | Tenure | Avg PSF |
|---|---|---|---|---|
| CORONATION VILLE | 550m | D10 | 999 yrs lease commencing from 1875 | $2,385 psf |
| DUCHESS PLACE | 550m | D10 | — | — |
| CROWN CENTRE | 560m | D10 | — | — |
| DUNEARN 386 | 560m | D11 | Freehold | $2,371 psf |
| KING'S 8 | 560m | D10 | Freehold | $997 psf |
| WATTEN HOUSE | 580m | D11 | Freehold | $3,236 psf |
| SHELFORD GREEN | 590m | D11 | Freehold | $1,759 psf |
| SHELFORD MANSIONS | 590m | D11 | Freehold | $1,142 psf |
| WATTEN HILL | 600m | D11 | Freehold | $1,737 psf |
| 10 SHELFORD | 610m | D11 | — | $1,718 psf |
| D'CHATEAU @ SHELFORD | 610m | D11 | Freehold | $1,792 psf |
| 21 SHELFORD | 620m | D11 | — | $2,086 psf |
| SHELFORD 23 | 620m | D11 | Freehold | $1,736 psf |
| VICTORIA PARK VILLAS | 620m | D10 | 99 yrs lease commencing from 2013 | $2,322 psf |
| CORONATION GROVE | 630m | D10 | 999 yrs lease commencing from 1875 | $1,828 psf |
| DUCHESS RESIDENCES | 630m | D10 | 999 yrs lease commencing from 1875 | $1,921 psf |
| THE ASANA | 630m | D10 | Freehold | $2,431 psf |
| SHELFORD SUITES | 640m | D11 | Freehold | $1,855 psf |
| GREENDALE COURT | 660m | D11 | Freehold | $1,335 psf |
| SHELFORD VIEW | 660m | D11 | Freehold | $1,632 psf |
| 18 SHELFORD | 670m | D11 | — | $1,934 psf |
| ADAM PLACE | 670m | D11 | Freehold | $1,783 psf |
| POINT LOMA | 670m | D11 | — | — |
| 28 SHELFORD | 680m | D11 | — | $1,990 psf |
| THE PARK VALE | 690m | D11 | 999 yrs lease commencing from 1874 | $1,773 psf |
| ADAM GREEN | 700m | D11 | — | — |
| DUKES RESIDENCE | 700m | D10 | Freehold | $1,965 psf |
| HILLCREST PARK | 740m | D11 | Freehold | $2,488 psf |
| ADAM PARK CONDOMINIUM | 750m | D11 | Freehold | $1,712 psf |
| NAMLY COURT | 750m | D10 | Freehold | $1,582 psf |
| THE SIENA | 750m | D10 | 99 yrs lease commencing from 2013 | $1,767 psf |
| DUCHESS GARDEN | 760m | D10 | 999 yrs lease commencing from 1875 | $2,348 psf |
| LUTHERAN TOWERS | 760m | D10 | 103 yrs lease commencing from 1974 | $1,090 psf |
| VICTORIA PARK | 760m | D10 | — | — |
| KINGSVILLE | 780m | D10 | 102 yrs lease commencing from 1996 | $1,577 psf |
| CAPITOL PARK | 800m | D11 | Freehold | $2,519 psf |
| CASA PERLA | 810m | D11 | — | — |
| SERENE CENTRE | 830m | D10 | — | — |
| CASABELLA | 850m | D10 | Freehold | $1,800 psf |
| CHIP HOCK GARDENS | 860m | D10 | Freehold | $2,396 psf |
| CLUNY COURT | 880m | D10 | — | — |
| CLUNY PARK RESIDENCE | 880m | D10 | Freehold | $2,720 psf |
| GREENWOOD VILLAS | 880m | D11 | Freehold | $2,736 psf |
| RAFFLES PARK | 880m | D11 | Freehold | $2,213 psf |
| REBECCA PARK | 900m | D10 | 999 yrs lease commencing from 1875 | $1,763 psf |
| GALLOP VILLAS | 910m | D10 | Freehold | $2,394 psf |
| SECOND AVENUE JUNCTION | 940m | D10 | Freehold | $1,559 psf |
| GALLOP PARK | 960m | D10 | — | — |
| THE ARCADIA | 970m | D11 | 99 yrs lease commencing from 1979 | $1,118 psf |
| CAMDEN PARK | 980m | D11 | Freehold | $1,781 psf |
| BIN TONG PARK | 1 km | D10 | — | $2,235 psf |
The private condos list ranked by distance to Tan Kah Kee 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 Tan Kah Kee 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 Tan Kah Kee MRT?
What is the average PSF near Tan Kah Kee MRT?
How is the distance to Tan Kah Kee 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 Tan Kah Kee 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 Tan Kah Kee 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.