For buyers with budget under S$1.5M wanting MRT-walkable condos, the best 2026 districts are 19 (Sengkang/Punggol), 18 (Tampines), 22 (Jurong East), and 27 (Yishun/Sembawang). Median PSF S$1,400–S$1,650 — meaning a 2-3 bedroom unit in walking distance to MRT fits the budget. Older resale condos (pre-2010 TOP) offer better value than new launches.
Best districts under S$1.5M near MRT
| District | Area | Median PSF | Typical 2-3BR price |
|---|---|---|---|
| D19 | Sengkang / Punggol | S$1,550 | S$1.1-1.4M |
| D18 | Tampines / Pasir Ris | S$1,500 | S$1.0-1.3M |
| D22 | Jurong East | S$1,650 | S$1.2-1.5M |
| D27 | Yishun / Sembawang | S$1,400 | S$1.0-1.3M |
| D23 | Bukit Panjang / Choa Chu Kang | S$1,350 | S$0.9-1.2M |
What to look for
- MRT distance under 400m: Strongest rental + resale demand
- Pre-2010 TOP: Older condos offer better PSF value; expect minor renovation costs
- Avoid 2026-completion surge: New launches in D18/D19 will absorb supply; resale market may price-stabilize
See OCR region guide.
FAQ
Can I find under-S$1M condos near MRT?
Yes — older smaller units (1-2BR) in D22, D27, D23 sometimes fall below S$1M.
Are these districts good for rental?
Yes — yields 3.5-4.5% with consistent tenant demand.
What about Tengah or Punggol Digital District?
Tengah has new BTO supply (subsidised). Punggol Digital District near completion (2024-2026) drove D19 demand.