Near MRT

Best Condos Near Thomson-East Coast Line MRT

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

Last updated: 3 October 2026

Overview

The Thomson-East Coast Line (TEL) serves as a critical transport corridor connecting Singapore from Woodlands to Bayshore, influencing residential demand across several districts. Market data shows high transaction volumes in 99-year leasehold projects with leases commencing between 2017 and 2019. For example, Treasure at Tampines (D18) recorded 1,963 transactions at an average of $1,435.08 psf, while Jadescape (D20), situated near the TEL corridor, saw 963 transactions at $1,779.55 psf.

Market Analysis

Price points for major developments vary significantly by district and proximity to the Central Business District. Stirling Residences and Avenue South Residence in District 3 command the highest prices in this data set at $2,140.12 psf and $2,208.56 psf respectively. In contrast, District 19 projects like Riverfront Residences and Affinity at Serangoon maintain lower averages between $1,529.91 psf and $1,625.805 psf. Normanton Park (D5) and Parc Esta (D14) represent a mid-range tier, transacting at $1,816.47 psf and $1,889.03 psf. The high transaction counts, such as the 1,882 units moved at Normanton Park, indicate strong market absorption for projects with 99-year leases starting around 2018-2019.

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

Buyers should evaluate the price-to-location ratio, as District 3 projects carry a premium of over $700 psf compared to District 18 options. The lease commencement dates of 2017 to 2019 across these top-performing projects suggest that most units are in a similar stage of their lease cycle. Investors often prioritize high transaction volumes, such as the 1,963 sales at Treasure at Tampines, as a proxy for future resale liquidity and market exit potential.

Frequently Asked Questions

What is the average psf for condos near the Thomson-East Coast Line corridor in District 20?

Jadescape in District 20, which is located near the Upper Thomson area of the TEL, has an average transaction price of $1,779.55 psf. This project recorded 963 transactions with a 99-year lease commencing from 2018.

Which recent leasehold condo has the highest transaction volume in the market?

Treasure at Tampines (D18) holds the highest volume in this data set with 1,963 transactions. It features an average price of $1,435.08 psf and a lease that commenced in 2018.

How do prices in District 3 compare to District 19 for 99-year leasehold condos?

District 3 projects like Avenue South Residence ($2,208.56 psf) and Stirling Residences ($2,140.12 psf) trade at a significant premium compared to District 19. In D19, The Florence Residences and Riverfront Residences average between $1,529.91 psf and $1,663.75 psf.

What is the entry price for a high-volume 99-year leasehold condo in District 18?

The entry price for a high-volume project in District 18 is approximately $1,435.08 psf, based on 1,963 transactions at Treasure at Tampines. This project has a 99-year lease starting from 2018.

What are the transaction trends for District 5 condos like Normanton Park and Parc Clematis?

Normanton Park has seen 1,882 transactions at an average of $1,816.47 psf, while Parc Clematis has recorded 1,324 transactions at $1,681.73 psf. Both projects have 99-year leases that commenced in 2019.

When did the leases for these top-transacting Singapore condos typically commence?

The majority of the top-transacting projects in this data set have 99-year leases that commenced between 2017 and 2019. This includes Stirling Residences (2017), Jadescape (2018), and Normanton Park (2019).

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

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