Singapore knows the value of a well-connected public transportation network. Since 2013, the Land Transport Authority (LTA) has set a target of 8 in 10 households living within a 10-minute walk from an MRT station by 2030. Despite delays due to the COVID-19 pandemic, this goal is still within reach. The first stages of the Jurong Region Line and Cross Island Line are still expected to open by 2027 and 2030, respectively.
When it comes to property, distance to an MRT station is often touted as a key factor in valuations. A 2017 study showed that property buyers were willing to pay 13.2% more to be within a 400-metre radius of an MRT station. But in 2025, which MRT station has the most effect on property prices?
Region Matters, But Not As Much
In Singapore, the Urban Redevelopment Authority (URA) divides the country into three main “market segments”. These are known as the Core Central Region (CCR), the Rest of Central Region (RCR) and the Outside Central Region (OCR).
The CCR comprises postal districts 9, 10, and 11, including Orchard/River Valley, Tanglin/Holland, and Newton/Novena. It also includes the Downtown Core Planning Area, comprising the CBD, Marina Bay, Bugis, Nicoll Highway, and, of course, the CCR also includes Sentosa.
Property in the CCR has the highest HDB resale prices in the country, with Pinnacle @ Duxton unsurprisingly the market leader in per-square-foot (psf) prices. Its proximity to Outram Park MRT Interchange, with access to both the East-West Line, North East, and Thomson-East Coast Lines, is undoubtedly a factor. Even older estates like Tanjong Pagar Plaza and Bras Basah Complex enjoy the benefits of being within the CCR and close to Tanjong Pagar MRT Station and Bras Basah MRT Station, respectively.
In the past 12 months, 4-room flats at Bras Basah Complex sold for between $780,000 and $850,000, despite the lease starting in May 1980.
The RCR stretches west from Queenstown and Bukit Timah to Bishan, Braddell, and Toa Payoh in the north, and then east to MacPherson, Eunos, and Marine Parade. The OCR then comprises the four planning regions – East, North East, North, and West.
In the RCR, the towns with the highest HDB resale prices are Queenstown and Toa Payoh. The age of the HDB units in these areas tends to be the main driving factor for the high valuations – their lease began in 2020, and the 5-year Minimum Occupation Period ended this year.
Perhaps it is also not surprising that Clementi, which is in the OCR, though at the fringe of the central region, is also commanding high HDB resale prices. One main factor could be that Clementi MRT Station is going to be an Interchange connecting the East-West Line to the future Cross Island Line by 2032. This potential boost to connectivity further enhances the town’s proximity to both the city centre and the upcoming Jurong Lake District. That might explain why 4-room and 5-room flat at Clementi Cascadia have been selling at $1 million or more in the past 12 months.
| Closest MRT Station | Region | HDB Resale Price Range |
| Outram Park | CCR | $530,000 to $1,590,000 |
| Queenstown | RCR | $828,000 to $1,510,000 |
| Woodleigh | RCR | $750,000 to $1,320,000 |
| Clementi | OCR | $428,000 to $1,400,000 |
Which MRT Line Matters
Are some MRT lines more valuable than others? In the past, most MRT interchanges, tended to be in the city centre, with City Hall, Raffles Place, Dhoby Ghaut, and the previously mentioned Outram Park being the most prominent. However, as new lines were built, more interchanges formed around the island, including Jurong East, Bishan, Serangoon, Paya Lebar, MacPherson, and Tampines.
Based on resale data, HDB units near each of these MRT interchanges appear to command similar prices, at least on the higher end. Almost all the MRT interchanges, except for Jurong East, have resale transactions within 200 metres of it that sold above $1 million. Where they differ is at the lower end of the range.
Bishan and Paya Lebar stand out as commanding higher prices, even at the lower end of the range. There may be several reasons for this, but the fact that they’re both MRT interchanges between the Circle Line and the original two MRT lines – the North South Line and the East West Line cannot be understated. Those living near these two interchanges enjoy almost insurmountable connectivity to the rest of the island, despite being in the RCR and OCR, and the HDB prices reflect that.
| Closest MRT Station | MRT Lines | HDB Resale Price Range |
| Jurong East | North South Line East West Line | $382,888 – $820,000 |
| Bishan | North South Line Circle Line | $528,000 – $1,070,000 |
| Serangoon | North East Line Circle Line | $373,000 – $1,099,000 |
| Paya Lebar | East West Line Circle Line | $496,888 – $1,150,000 |
| MacPherson | Circle Line Downtown Line | $330,000 – $1,088,000 |
| Tampines | East West Line Downtown Line | $475,000 – $1,045,000 |
