Near MRT

Best Condos Near East West Line MRT Stations

Condos near EWL stations from Pasir Ris to Joo Koon with market data.

Last updated: 29 April 2026

Overview

The East West Line (EWL) serves as a critical transport spine in Singapore, with high transaction volumes observed in residential developments from Pasir Ris to the western corridors. Market data shows that Treasure at Tampines in District 18 leads the volume with 1,963 transactions at an average price of $1,435.08 psf. Prices along this line vary significantly, with District 3 developments like Avenue South Residence reaching $2,208.561 psf. Most high-volume projects near these stations are 99-year leasehold properties with leases commencing between 2017 and 2019.

Market Analysis

Analysis of the top 10 projects reveals a price spread of approximately $773 psf between the eastern and central-western segments of the EWL. District 5 projects such as Normanton Park and Parc Clematis demonstrate strong market liquidity with a combined total of 3,206 transactions, averaging between $1,681.726 and $1,816.473 psf. In District 14, Parc Esta near Eunos MRT commands a higher average of $1,889.03 psf compared to District 18 options, reflecting a premium for closer proximity to the city. The data indicates that District 3 projects like Stirling Residences and Avenue South Residence maintain the highest price points, both exceeding the $2,100 psf threshold. Transaction activity is concentrated in mega-developments, with the top two projects alone accounting for 3,845 units sold.

Featured Projects

ProjectDistrictMedian PSFTransactionsTenure
TREASURE AT TAMPINESD18 Tampines, Pasir Ris$1,435.081,96399 yrs lease commencing from 2018
NORMANTON PARKD05 Pasir Panjang, Clementi$1,816.4731,88299 yrs lease commencing from 2019
PARC CLEMATISD05 Pasir Panjang, Clementi$1,681.7261,32499 yrs lease commencing from 2019
THE FLORENCE RESIDENCESD19 Serangoon, Hougang$1,663.7461,23899 yrs lease commencing from 2018
JADESCAPED20 Bishan, Ang Mo Kio$1,779.55396399 yrs lease commencing from 2018
PARC ESTAD14 Geylang, Paya Lebar$1,889.0389099 yrs lease commencing from 2018
AFFINITY AT SERANGOOND19 Serangoon, Hougang$1,625.80584699 yrs lease commencing from 2018
AVENUE SOUTH RESIDENCED03 Queenstown, Tiong Bahru$2,208.56179699 yrs lease commencing from 2018
RIVERFRONT RESIDENCESD19 Serangoon, Hougang$1,529.91579299 yrs lease commencing from 2018
STIRLING RESIDENCESD03 Queenstown, Tiong Bahru$2,140.12274899 yrs lease commencing from 2017

Buyer Advice

Buyers prioritizing entry-level pricing should focus on District 18, where Treasure at Tampines offers the lowest average at $1,435.08 psf. For those seeking capital preservation in the RCR region, District 5 developments like Parc Clematis provide a mid-range entry point at $1,681.726 psf. It is essential to note that these projects are 99-year leasehold developments with lease starts around 2017-2019, which should be factored into long-term exit strategies.

Frequently Asked Questions

What is the most affordable condo near an EWL MRT station based on transaction data?
Treasure at Tampines in District 18 is the most affordable option among the high-volume projects, with an average price of $1,435.08 psf. It also recorded the highest number of transactions at 1,963 units.
Which condo near the East West Line has the highest average psf?
Avenue South Residence in District 3 has the highest average price among the listed projects at $2,208.561 psf. This is followed closely by Stirling Residences, also in District 3, which averages $2,140.122 psf.
How do prices compare for condos near EWL stations in District 5?
In District 5, Normanton Park averages $1,816.473 psf while Parc Clematis averages $1,681.726 psf. These two projects represent significant volume near the western segment of the line with over 3,200 total transactions.
What are the typical lease terms for new condos along the East West Line?
The top-performing projects along the EWL are primarily 99-year leasehold developments. Lease commencement dates for these popular projects typically range from 2017 to 2019.
Is there a significant price difference between District 14 and District 18 condos on the EWL?
Yes, there is a notable price difference; Parc Esta in District 14 averages $1,889.03 psf, which is approximately $453.95 psf higher than Treasure at Tampines in District 18. This reflects the price increase as one moves closer to the city center along the eastern line.
Which EWL condo project has the highest transaction volume in the West?
Normanton Park in District 5 has the highest transaction volume in the western region with 1,882 transactions. It maintains an average price of $1,816.473 psf with a lease commencing in 2019.

This guide was generated with AI assistance using real transaction data. Verify all figures independently before making decisions.

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