Proximity to Tiong Bahru 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 Tiong Bahru 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 Tiong Bahru 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: Tiong Bahru (East-West Line)
- Condos within 500m: 6
- Condos within 1km: 43
- Avg PSF nearby: $1,796 psf
Station Overview
Tiong Bahru is a station on the East-West Line. There are 6 condos within walking distance (500m) and 43 within 1km.
Condos Within 500m (Walking Distance)
These condos are within a comfortable 5–7 minute walk of Tiong Bahru MRT.
| Condo | Distance | District | Tenure | Units | Avg PSF |
|---|---|---|---|---|---|
| CENTRAL GREEN CONDOMINIUM | 130m | D3 | 99 yrs lease commencing from 1992 | 412 | $1,584 psf |
| MERAPRIME | 130m | D3 | 99 yrs lease commencing from 2003 | 213 | $1,864 psf |
| TWIN REGENCY | 240m | D3 | Freehold | 234 | $2,079 psf |
| KAI FOOK MANSION | 290m | D3 | 9999 yrs lease commencing from 1960 | 10 | $1,025 psf |
| REGENCY SUITES | 310m | D3 | Freehold | 84 | $2,040 psf |
| HIGHLINE RESIDENCES | 370m | D3 | 99 yrs lease commencing from 2013 | 500 | $2,293 psf |
Condos Within 500m\u{2013}1km
These condos are within a 10–15 minute walk or short bus ride from Tiong Bahru MRT.
| Condo | Distance | District | Tenure | Avg PSF |
|---|---|---|---|---|
| YONG SIAK VIEW | 510m | D3 | Freehold | $1,715 psf |
| YONG SIAK COURT | 530m | D3 | Freehold | $1,667 psf |
| EMERALD PARK | 540m | D3 | 99 yrs lease commencing from 1991 | $1,468 psf |
| THE REGENCY AT TIONG BAHRU | 620m | D3 | Freehold | $2,224 psf |
| HARVEST MANSIONS | 660m | D3 | 99 yrs lease commencing from 1993 | $1,255 psf |
| DOMAIN 21 | 660m | D3 | 99 yrs lease commencing from 2004 | $1,760 psf |
| ALESSANDREA | 690m | D3 | Freehold | $1,732 psf |
| JERVOIS JADE | 730m | D10 | 99 yrs lease commencing from 1998 | $1,283 psf |
| ONE JERVOIS | 780m | D10 | Freehold | $2,066 psf |
| TIONG BAHRU ESTATE | 790m | D3 | Freehold | $4,188 psf |
| JERVOIS MANSION | 820m | D10 | Freehold | $2,578 psf |
| JERVOIS MANSIONS | 820m | D10 | — | — |
| SHEARES VILLE | 820m | D10 | Freehold | $1,993 psf |
| ZENITH | 830m | D10 | 999-year leasehold | $2,023 psf |
| PRINCIPAL GARDEN | 840m | D3 | 99 yrs lease commencing from 2014 | $2,062 psf |
| JERVOIS TREASURES | 840m | D10 | Freehold | $2,611 psf |
| MILL POINT | 840m | D10 | 999 yrs lease commencing from 1877 | $2,083 psf |
| HOLT RESIDENCES | 870m | D10 | Freehold | $1,855 psf |
| ENG HOON MANSIONS | 880m | D3 | Freehold | $1,341 psf |
| ZYON GRAND | 880m | D3 | 99 yrs lease commencing from 2024 | $3,052 psf |
| PETIT JERVOIS | 880m | D10 | Freehold | $2,690 psf |
| MELROSE PARK | 880m | D10 | 999 yrs lease commencing from 1877 | $2,380 psf |
| CRYSTAL COURT | 880m | D10 | Freehold | $1,493 psf |
| RIVER VALLEY COURT | 880m | D9 | — | — |
| PROMENADE PEAK | 900m | D3 | 99 yrs lease commencing from 2024 | $2,981 psf |
| RV RESIDENCES | 910m | D10 | 999 yrs lease commencing from 1877 | $2,246 psf |
| JERVOIS LODGE | 920m | D10 | Freehold | $1,829 psf |
| JERVOIS VIEW | 920m | D10 | Freehold | $1,727 psf |
| THE HORIZON | 920m | D10 | Freehold | $2,148 psf |
| LOFT @ NATHAN | 920m | D10 | Freehold | $1,823 psf |
| NATHAN RESIDENCES | 930m | D10 | Freehold | $1,861 psf |
| SHANGHAI ONE | 960m | D10 | Freehold | $1,857 psf |
| GREAT WORLD CITY | 970m | D9 | — | — |
| RV EDGE | 970m | D10 | Freehold | $2,035 psf |
| NATHAN PLACE | 980m | D10 | Freehold | $1,899 psf |
| TRIBECA | 990m | D9 | Freehold | $2,375 psf |
| QUEENSBERRY LODGE | 990m | D10 | Freehold | $1,407 psf |
The private condos list ranked by distance to Tiong Bahru 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 Tiong Bahru 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 Tiong Bahru MRT?
What is the average PSF near Tiong Bahru MRT?
How is the distance to Tiong Bahru 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 Tiong Bahru 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 Tiong Bahru 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.