Near MRT

Best Condos Near North East Line MRT Stations

Best condos along the NEL from HarbourFront to Punggol.

Last updated: 3 October 2026

Overview

The North East Line (NEL) residential market is characterized by significant transaction volumes and a diverse price range across District 3 and District 19. Data shows that developments such as The Florence Residences and Affinity at Serangoon have recorded 1,238 and 846 transactions respectively, reflecting high demand in the Hougang and Serangoon sectors. Pricing along this transit corridor ranges from $1,529.915 psf in District 19 to over $2,208.561 psf in District 3 near the southern terminus.

Market Analysis

Market analysis reveals a distinct price premium for properties at the southern end of the NEL, with Avenue South Residence averaging $2,208.561 psf and Stirling Residences at $2,140.122 psf. In the mid-line and northern sectors, District 19 offers more accessible entry points, specifically at Riverfront Residences where the average price is $1,529.915 psf. The data indicates that 99-year leasehold projects with leases commencing between 2017 and 2019 dominate the high-volume transaction list. Large-scale developments like The Florence Residences maintain a competitive price point of $1,663.746 psf while sustaining high liquidity with over 1,200 units transacted.

Featured Projects

Project	District	Median PSF	Transactions	Tenure
TREASURE AT TAMPINES	D18 Tampines, Pasir Ris	$1,435.08	1,963	99 yrs lease commencing from 2018
NORMANTON PARK	D05 Pasir Panjang, Clementi	$1,816.473	1,882	99 yrs lease commencing from 2019
PARC CLEMATIS	D05 Pasir Panjang, Clementi	$1,681.726	1,324	99 yrs lease commencing from 2019
THE FLORENCE RESIDENCES	D19 Serangoon, Hougang	$1,663.746	1,238	99 yrs lease commencing from 2018
JADESCAPE	D20 Bishan, Ang Mo Kio	$1,779.553	963	99 yrs lease commencing from 2018
PARC ESTA	D14 Geylang, Paya Lebar	$1,889.03	890	99 yrs lease commencing from 2018
TENGAH GARDEN RESIDENCES	D24 Lim Chu Kang, Tengah	$2,113	863	99 yrs from 21/04/2025
AFFINITY AT SERANGOON	D19 Serangoon, Hougang	$1,625.805	846	99 yrs lease commencing from 2018
AVENUE SOUTH RESIDENCE	D03 Queenstown, Tiong Bahru	$2,208.561	796	99 yrs lease commencing from 2018
RIVERFRONT RESIDENCES	D19 Serangoon, Hougang	$1,529.915	792	99 yrs lease commencing from 2018

Buyer Advice

Prospective buyers should note the $678 psf price gap between District 19 developments like Riverfront Residences and District 3 projects like Avenue South Residence. For those prioritizing high transaction volume as a marker of liquidity, The Florence Residences in District 19 and Stirling Residences in District 3 represent the most active projects in their respective segments. Investors should verify lease commencement dates, as the majority of these high-performing assets have 99-year tenures starting from 2018 or 2019.

Frequently Asked Questions

What is the average price of a condo near Hougang MRT on the North East Line?

Based on transaction data for District 19, condos near this section of the NEL like The Florence Residences average $1,663.746 psf. Other nearby options such as Affinity at Serangoon show a slightly lower average of $1,625.805 psf.

Which condo near the North East Line has the highest transaction volume?

The Florence Residences in District 19 leads the NEL-adjacent projects with 1,238 transactions. In the southern region of the line, Stirling Residences has recorded 748 transactions.

How much do condos cost near the HarbourFront end of the North East Line?

Properties in District 3 near the southern end of the NEL command higher prices, with Avenue South Residence averaging $2,208.561 psf. Stirling Residences, also in District 3, follows closely with an average price of $2,140.122 psf.

What is the most affordable condo option in District 19 near the NEL?

Riverfront Residences currently represents one of the more affordable entry points in District 19 with an average price of $1,529.915 psf. This is approximately $133 psf lower than The Florence Residences in the same district.

When did the leases for popular condos along the North East Line commence?

Most high-volume condos along the NEL have 99-year leases that commenced recently. For instance, the leases for The Florence Residences, Affinity at Serangoon, and Avenue South Residence all commenced in 2018.

Are there high-volume leasehold condos available in District 3 near the NEL?

Yes, Stirling Residences and Avenue South Residence are significant projects in District 3 with 748 and 796 transactions respectively. These developments carry 99-year leases commencing in 2017 and 2018.

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

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