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Best Condos Near Thomson-East Coast Line MRT

Condos near TEL stations — Singapore's newest MRT line from Woodlands to Bayshore.

Last updated: 27 July 2026

Overview

The Thomson-East Coast Line (TEL) represents a significant infrastructure development connecting the North, Central, and Eastern regions of Singapore. Market data from major developments near these connectivity nodes shows a wide pricing spectrum, with Avenue South Residence in District 3 averaging $2,208.561 psf across 796 transactions. In the District 20 area, Jadescape recorded 963 transactions with an average price of $1,779.553 psf, reflecting the demand for properties situated near the Upper Thomson and Marymount corridors.

Market Analysis

Analysis of the top 10 high-volume projects reveals that price points are heavily influenced by district location and proximity to the city center. District 3 developments like Stirling Residences command a higher average of $2,140.122 psf compared to District 19 projects such as The Florence Residences, which averages $1,663.746 psf. Transaction volume is highest in District 18, where Treasure at Tampines recorded 1,963 units sold at an average of $1,435.08 psf. The data shows that projects with lease commencement dates between 2018 and 2019, such as Normanton Park ($1,816.473 psf) and Parc Clematis ($1,681.726 psf), maintain high liquidity with over 1,300 transactions each. This price gap of approximately $773 psf between the most affordable and most expensive high-volume projects indicates diverse entry points for buyers.

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 evaluate the $673.47 psf price difference between entry-level projects like Riverfront Residences ($1,529.915 psf) and premium RCR projects like Avenue South Residence ($2,208.561 psf). With transaction volumes exceeding 800 units in seven of the top ten projects, buyers can find higher resale liquidity in these large-scale developments. It is essential to note that the majority of these high-performing projects hold 99-year leases commencing between 2017 and 2019, which impacts long-term capital appreciation calculations.

Frequently Asked Questions

What is the average psf for condos near the Thomson-East Coast Line corridor in District 20?
Jadescape, a major development in District 20 near the TEL, has an average transaction price of $1,779.553 psf. This figure is based on a total of 963 recorded transactions for the project, which has a 99-year lease commencing from 2018.
Which large-scale condo near the TEL or major transport nodes has the highest transaction volume?
Treasure at Tampines in District 18 recorded the highest volume with 1,963 transactions. The project maintains an average price of $1,435.08 psf with a leasehold tenure starting from 2018.
How do property prices in District 3 compare to other districts near new MRT extensions?
District 3 properties show higher price points, with Avenue South Residence averaging $2,208.561 psf and Stirling Residences at $2,140.122 psf. These prices represent a premium of approximately 28% to 32% over District 19 projects like Affinity at Serangoon ($1,625.805 psf).
What are the typical lease commencement dates for popular condos launched recently?
Data from the top 10 most transacted projects shows lease commencement dates primarily between 2017 and 2019. For example, Stirling Residences began its lease in 2017, while Normanton Park and Parc Clematis both commenced in 2019.
Are there affordable condo options near major MRT lines under $1,600 psf?
Yes, Riverfront Residences in District 19 averages $1,529.915 psf across 792 transactions, and Treasure at Tampines averages $1,435.08 psf. These developments provide entry-level pricing for buyers prioritizing transaction volume and newer lease terms.
What is the pricing for condos in District 5 near the western extension of transit networks?
In District 5, Normanton Park averages $1,816.473 psf with 1,882 transactions recorded. Parc Clematis, another significant development in the same district, shows a slightly lower average of $1,681.726 psf across 1,324 transactions.

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

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