Near MRT

Best Condos Near North East Line MRT Stations

Best condos along the NEL from HarbourFront to Punggol.

Last updated: 29 April 2026

Overview

The North East Line (NEL) connects major residential hubs from Punggol to the Central Business District and HarbourFront. Current market data shows high transaction volumes in District 19, with The Florence Residences recording 1,238 transactions and Affinity at Serangoon recording 846 transactions. Pricing along this corridor varies significantly, ranging from $1,529.915 psf at Riverfront Residences to $2,208.561 psf at Avenue South Residence near the southern terminus.

Market Analysis

Data from District 19 projects indicates a price cluster between $1,529.915 and $1,663.746 psf for developments with leases commencing in 2018. The Florence Residences maintains a mid-range position at $1,663.746 psf, while Riverfront Residences represents the entry point at $1,529.915 psf. In the southern sector near HarbourFront, Stirling Residences and Avenue South Residence show a price premium, averaging $2,140.122 psf and $2,208.561 psf respectively. Transaction liquidity remains high in the north-east region, where three major projects combined for a total of 2,876 sales.

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

Prospective buyers should note the $678.646 psf price gap between District 19 developments like Riverfront Residences and District 3 projects like Avenue South Residence. Assessing transaction volume is critical, as projects like The Florence Residences with 1,238 transactions demonstrate higher secondary market liquidity. For those focused on newer lease tenures, the majority of high-volume NEL-accessible projects have lease commencement dates between 2017 and 2019.

Frequently Asked Questions

What is the average price for a condo near the North East Line in District 19?
In District 19, prices for major developments near the NEL average between $1,529.915 psf at Riverfront Residences and $1,663.746 psf at The Florence Residences. These projects typically feature 99-year leases that commenced in 2018.
Which condo near the NEL has the highest number of transactions?
The Florence Residences recorded the highest transaction volume among dedicated NEL-accessible projects with 1,238 units sold. This is followed by Affinity at Serangoon which saw 846 transactions.
How do property prices near HarbourFront MRT compare to the rest of the NEL?
Properties near the southern end of the NEL command higher prices, with Avenue South Residence at $2,208.561 psf. This is approximately 44% higher than the $1,529.915 psf recorded at Riverfront Residences in the Hougang area.
What are the leasehold details for new condos along the North East Line?
Most high-volume condos along the NEL are 99-year leasehold properties. Lease commencement dates for these projects are recent, including Stirling Residences in 2017 and Affinity at Serangoon in 2018.
Is there a price difference between condos in Serangoon and Hougang?
Data shows a narrow price margin between these areas, with Affinity at Serangoon priced at $1,625.805 psf and Riverfront Residences in Hougang at $1,529.915 psf. This represents a difference of $95.89 psf.
What is the entry-level PSF for a 99-year leasehold condo near the NEL?
Based on current transaction data, the entry-level price point is approximately $1,529.915 psf, as seen at Riverfront Residences. Other options include Affinity at Serangoon at $1,625.805 psf.

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

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