Proximity to Tanah Merah 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 Tanah Merah 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 Tanah Merah 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: Tanah Merah (East-West Line) \u{2014} Interchange
- Condos within 500m: 19
- Condos within 1km: 52
- Avg PSF nearby: $1,428 psf
Station Overview
Tanah Merah is a station on the East-West Line, serving as an interchange station. There are 19 condos within walking distance (500m) and 52 within 1km.
Condos Within 500m (Walking Distance)
These condos are within a comfortable 5–7 minute walk of Tanah Merah MRT.
| Condo | Distance | District | Tenure | Units | Avg PSF |
|---|---|---|---|---|---|
| SCENECA RESIDENCE | 130m | D16 | 99 yrs lease commencing from 2021 | 268 | $2,085 psf |
| OPTIMA @ TANAH MERAH | 130m | D16 | 99 yrs lease commencing from 2008 | 297 | $1,406 psf |
| URBAN VISTA | 190m | D16 | 99 yrs lease commencing from 2012 | 582 | $1,496 psf |
| CASA MERAH | 190m | D16 | 99 yrs lease commencing from 2006 | 556 | $1,352 psf |
| GRANDEUR PARK RESIDENCES | 230m | D16 | 99 yrs lease commencing from 2016 | 720 | $1,817 psf |
| SIEW LIM PARK | 240m | D16 | Freehold | — | $944 psf |
| EAST MEADOWS | 250m | D16 | 99 yrs lease commencing from 1998 | 482 | $1,154 psf |
| THE GLADES | 280m | D16 | 99 yrs lease commencing from 2013 | 726 | $1,614 psf |
| LUCKY HILL | 350m | D16 | Freehold | — | $1,868 psf |
| ENGLISH VILLAS | 360m | D16 | Freehold | — | $541 psf |
| JIN DING GARDEN | 360m | D16 | Freehold | — | $1,199 psf |
| BEDOKVILLE | 370m | D16 | 999 yrs lease commencing from 1878 | — | $1,431 psf |
| EASTERN GROVE | 380m | D16 | 999 yrs lease commencing from 1878 | — | $1,619 psf |
| TANAH MERAH GREEN | 410m | D16 | 99 yrs lease commencing from 1997 | 79 | $1,292 psf |
| EAST TUDOR | 420m | D16 | Freehold | — | $1,664 psf |
| THE TANAMERA | 440m | D16 | 99 yrs lease commencing from 1990 | 288 | $1,111 psf |
| D'MANOR | 440m | D16 | 99 yrs lease commencing from 1997 | 174 | $837 psf |
| ECO | 500m | D16 | 99 yrs lease commencing from 2012 | 714 | $1,446 psf |
| BEDOK SHOPPING COMPLEX | 500m | D16 | 60 yrs lease commencing from 1977 | 33 | $280 psf |
Condos Within 500m\u{2013}1km
These condos are within a 10–15 minute walk or short bus ride from Tanah Merah MRT.
| Condo | Distance | District | Tenure | Avg PSF |
|---|---|---|---|---|
| EAST VILLAGE | 510m | D16 | Freehold | $1,302 psf |
| RESIDENCES @ LIMAU | 520m | D16 | — | — |
| LIMAU VILLAS | 520m | D16 | 99 yrs lease commencing from 1996 | $1,399 psf |
| PALMWOODS | 560m | D16 | 99 yrs lease commencing from 1996 | $1,019 psf |
| LIMAU PARK | 570m | D16 | Freehold | $1,264 psf |
| STRATFORD COURT | 570m | D16 | 99 yrs lease commencing from 1995 | $1,029 psf |
| BEDOK COURT | 580m | D16 | 99 yrs lease commencing from 1982 | $979 psf |
| TANAH MERAH MANSION | 590m | D16 | Freehold | $1,146 psf |
| EASTWOOD PARK | 600m | D16 | 99 yrs lease commencing from 1995 | $1,042 psf |
| THE SPRINGFIELD | 610m | D16 | 99 yrs lease commencing from 1995 | $824 psf |
| SUMMER GARDENS | 620m | D16 | 99 yrs lease commencing from 1995 | $762 psf |
| FORTUNA SEAVIEW VILLAS | 630m | D16 | Freehold | $1,452 psf |
| KEW COTTAGES | 650m | D16 | Freehold | $1,423 psf |
| YUGI GARDEN | 650m | D16 | Freehold | $1,291 psf |
| PEAKVIEW ESTATE | 700m | D16 | Freehold | $1,773 psf |
| KEW GATE | 710m | D16 | 99 yrs lease commencing from 1994 | $824 psf |
| BEDOK PARK | 730m | D16 | Freehold | $1,612 psf |
| EXCELSIOR GARDENS | 730m | D16 | Freehold | $2,239 psf |
| CANARY PARK | 740m | D16 | Freehold | $1,641 psf |
| LIMAU GROVE | 750m | D16 | Freehold | $946 psf |
| TANAMERA CREST | 750m | D16 | 99 yrs lease commencing from 2000 | $1,010 psf |
| BEDOK RIA | 760m | D16 | Freehold | $1,867 psf |
| PEAKVILLE PARK | 760m | D16 | Freehold | $2,105 psf |
| CASA FLORA | 780m | D16 | Freehold | $1,152 psf |
| CAPRI VIEW | 780m | D16 | — | — |
| PICARDY GARDENS | 780m | D16 | Freehold | $1,457 psf |
| RICHMOND VILLE | 790m | D16 | Freehold | $1,989 psf |
| BEDOK GROVE | 790m | D16 | Freehold | $2,063 psf |
| PROSPER GARDENS | 840m | D16 | Freehold | $2,088 psf |
| KEW VALE | 890m | D16 | 99 yrs lease commencing from 1994 | $1,212 psf |
| KEW PLACE | 890m | D16 | Freehold | $1,602 psf |
| SPRINGWELL MANSIONS | 980m | D16 | — | — |
| KEW RESIDENCIA | 990m | D16 | 99 yrs lease commencing from 1994 | $753 psf |
The private condos list ranked by distance to Tanah Merah 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 Tanah Merah 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 Tanah Merah MRT?
What is the average PSF near Tanah Merah 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.