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Best Condos Near North South Line MRT Stations

Condos near NSL stations from Jurong East to Marina Bay with price comparisons.

Last updated: 28 July 2026

Overview

The North South Line (NSL) serves as a critical transit spine connecting Jurong East to the Marina Bay financial district. Current market data for high-volume residential developments near major transit nodes indicates a price spectrum ranging from $1,435.08 psf to $2,208.561 psf. These 99-year leasehold projects, with leases commencing between 2017 and 2019, represent the primary inventory for buyers seeking proximity to the MRT network.

Market Analysis

Transaction data reveals that District 18's Treasure at Tampines leads in volume with 1,963 transactions at an average of $1,435.08 psf. In the central-fringe areas such as District 3, Avenue South Residence and Stirling Residences command higher price points of $2,208.561 psf and $2,140.122 psf respectively. District 20's Jadescape, positioned near the Bishan NSL interchange, shows a mid-range price of $1,779.553 psf across 963 transactions. District 5 developments like Normanton Park and Parc Clematis maintain prices between $1,681.726 psf and $1,816.473 psf, reflecting a price gap of $134.747 psf within the same district.

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 that entry-level pricing for high-volume leasehold condos near major lines currently sits at approximately $1,435.08 psf. For those targeting the Rest of Central Region (RCR), a budget exceeding $2,100 psf is required based on District 3 transaction averages. It is necessary to factor in the lease commencement dates, which for these top-performing projects are concentrated between 2017 and 2019, affecting the long-term valuation profile.

Frequently Asked Questions

What is the average psf for a high-volume condo near the MRT?
Based on recent data, prices for high-volume developments range from $1,435.08 psf in the OCR to $2,208.561 psf in the RCR. Most high-performing projects average between $1,600 and $1,800 psf.
Which district offers the most competitive pricing for newer leasehold condos?
District 18 currently offers the most competitive pricing with Treasure at Tampines averaging $1,435.08 psf. District 19 also provides options under $1,600 psf, such as Riverfront Residences at $1,529.915 psf.
How do District 3 and District 20 condo prices compare?
District 3 properties like Avenue South Residence average $2,208.561 psf, which is $429.008 psf higher than Jadescape in District 20. This reflects the price premium for locations closer to the southern end of the North South Line.
What are the transaction volumes for major 99-year leasehold projects?
Transaction volumes are significant in large-scale projects, with Treasure at Tampines recording 1,963 sales and Normanton Park recording 1,882. These high volumes indicate sustained liquidity for 99-year leasehold assets.
What is the typical lease balance for condos near the North South Line?
Most high-volume projects in this category have 99-year leases that commenced between 2017 and 2019. This means the properties currently have approximately 92 to 94 years of lease remaining.
Is there a price difference between different projects in District 5?
Yes, there is a observable price variance in District 5, where Normanton Park averages $1,816.473 psf compared to $1,681.726 psf at Parc Clematis. This represents an 8% price difference within the same district.

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

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