Whether you’re a homeowner or a landlord, having an MRT station nearby is still a major draw; and given the fewer launches in 2023 (compared to 2020/21), it’s important to be a bit more picky. There's also just the "small" matter of the very high COE rates right now, and it may just be the kicker to stop relying on private transportation. And so while it’s still early right now, here are some of the launches you may come across this year in 2023, that are within walking range of a train station:
A shortlist filtered by price, size or tenure is a useful way to narrow your options, but it won't tell you which property is the best fit for your finances, lifestyle or long-term plans.
That's where the real evaluation begins: comparing the trade-offs between each option to decide which one makes the most sense for your situation.
Over time, that's also why we decided to work with agents who shared the same data-driven and advisory-led approach behind our editorial, consultants who could help readers think through decisions more objectively, rather than simply push transactions.
Today, the team has worked with more than 2,000 clients across over $5B in property transactions.
1. Sceneca Residence (Recently launched)
| Location | Tanah Merah Kechil Link (District 16) |
| Developer | MCC Land |
| Lease | 99-years |
| TOP Year | 2027 |
| Nearest MRT | Tanah Merah (East West Line) |
| Number of Units | 268 |
Notable details:
As of the time of writing, Sceneca Residence has sold 60 per cent, or 160 of its 268 units. All one-bedroom units have been sold, with just the sole two-bedroom + study unit left. This has been one of the more anticipated launches in the first half of 2023, because Sceneca Residence is an integrated development.
Just as with The Poiz (another project by the same developer), the condo introduces the amenities that the area lacks. This part of Tanah Merah doesn’t have a lot of shops and eateries in the immediate surroundings; it’s just a train station – but Sceneca Residence will introduce both a supermarket, and a floor for commercial shops.
Sceneca Residence is attached to the Tanah Merah station, which provides fast access to Changi Airport as well as the Singapore Expo. As such, we do think this property will appeal to investors, who want to rent to airline crews or other airport staff.
On the downside, Sceneca Residence is surrounded by many older and more affordable condos; and some investors may dislike the potential competition. It also won’t appeal to those who want low-density/low-noise areas, as traffic here is quite high and the area is quite built-up.
2. Terra Hill
| Location | Yew Siang Road (District 5) |
| Developer | Hoi Hup Realty/Sunway Developments |
| Lease | Freehold |
| TOP Year | 2026 |
| Nearest MRT | Pasir Panjang MRT (Circle Line) |
| Number of Units | 270 |
Notable details:
Terra Hill is only around 380 metres from Pasir Panjang MRT, which we estimate to be a roughly five to six-minute walk. This is a good location for homeowners who enjoy low-density living; most of the residences around the Yew Siang Road area are older landed homes and smaller boutique condominiums.
Kent Ridge Park is also nearby, famous for its canopy walks and heritage sites like the Bukit Chandu area. This will appeal to outdoor types who like hiking.
As with most low-density areas, you won’t find many large malls nearby; but Pasir Panjang MRT is just three stops from Harbour Front, and four stops from Buona Vista – both these stations are close to major malls like Vivocity and the like. You do also have Pasir Panjang Food Centre just across the road, and a coffeeshop with various food outlets just down Pasir Panjang Road.
While the surroundings are good for families, we are a bit disappointed at the lack of any nearby schools. For investors, there is some potential to tap the crowd at One-North, which is a tech and media hub; but note that recent developments such as One-North Eden are closer to the hub, and could provide a stronger alternative to tenants.
3. Blossoms by the Park
| Location | Slim Barracks Rise (District 5) |
| Developer | Hoi Hup Realty/Sunway Developments |
| Lease | 99-years |
| TOP Year | 2026 |
| Nearest MRT | Buona Vista MRT (East West Line, Circle Line) |
| Number of Units | 275 |
Notable details:
This upcoming launch is already widely referred to as “the one near NTU One-North” and “the one near ACJC,” so the highlights are pretty clear.
NTU at One-North is just across the road, and the project is about 400 metres from Anglo Chinese Junior College, Fairfield Primary and Secondary School, and Anglo-Chinese School (Independent) which should just be a short walk of five to seven minutes. Note that ESSEC Business School is also very near – just walk down to where Slim Barracks connects with One-North Gateway Road, and cross over.
Blossoms by the Park provides walking access to The Star Vista, a major mall close to the Buona Vista MRT station; this has most of the shopping and dining residents need. There is also Rochester Mall, which has some food outlets (and tuition centres), and Rochester Commons with even more dining options. This project is also within the vicinity of the One-North business hub, so landlords have good catchment areas: both ESSEC and local students, as well as the foreign workers at Fusionopolis, Biopolis, Mediapolis, etc.
This project is likely to be compared with One-North Eden by tenants (there are only 165 units), and the two are close in terms of accessibility and convenience. Buyers who wanted a One-North Eden unit, but didn’t succeed, could consider this a second opportunity.
4. Lentor Hills Residences
| Location | Lentor Hills Road (District 26) |
| Developer | GuocoLand/Leong Holdings/TID |
| Lease | 99-years |
| TOP Year | 2026 |
| Nearest MRT | Lentor MRT (Thomson East Coast Line) |
| Number of Units | 595 |
Notable details:
Lentor Hills Residences is one of the more anticipated launches of 2023. It’s next to Lentor Modern, an integrated development that connects to the Lentor MRT. Due to sheer proximity, it shares many similar advantages to its neighbouring development.
While the area lacks immediate amenities, note that Lentor Modern will introduce commercial elements like shops, eateries, etc. once complete. We also understand that Lentor Modern will include some form of childcare or early-childhood school.
Two factors stand out for this area. First, it’s still in a low-density area, with surrounding areas like Florissa Park being mainly landed housing. Coupled with URA’s desire to make the area pedestrian-friendly, this makes for an excellent family living experience.
Second, even though Lentor Modern appears as major competition, note that there are still few condos in this area. Prior to Lentor Modern, for example, one of the only nearby condos was the much older Calrose – so buyers can consider themselves to be fairly early in the rejuvenation of this area.
We expect a close comparison to Lentor Modern among buyers, and the buying decision will come down to preferences over facilities, layout, and finishing. More details on these are still forthcoming. It is also worth noting that Lentor Hills Residences shares the same developer as Lentor Modern so there should be some form of price protection for the earlier buyers.
5. Tembusu Grand
| Location | Jalan Tembusu (District 15) |
| Developer | City Developments Limited |
| Lease | 99-years |
| TOP Year | 2027 |
| Nearest MRT | Tanjong Katong MRT (Thomson East Coast Line), due for completion this year |
| Number of Units | 638 |
Notable details:
This is kind of a long but still somewhat walkable distance from the MRT station; it might be just over 10 minutes, so it’s subjective whether you consider that close. The public transport situation was definitely worse before the introduction of the Thomson East Coast line, so this is an improvement for sure.
Nonetheless, Jalan Tembusu is in a lower-density area, and has the feel of the quiet enclaves so typical of District 15. Nearby amenities are limited; but if you drive for around six minutes, you’ll be in the lifestyle stretch along East Coast Road. This is where you’ll find i12 Katong, as well as several eateries (a good mix of higher and lower-end dining). This area is also known for having a lot of enrichment schools for children.
Within the immediate area along Tanjong Katong Road, you do have a number of local food joints such as Punggol Nasi Lemak, Heng Long Teochew Porridge, and ENG's Wantan Noodles (just to name a few) within close walking distance.
A definite draw for families will be the proximity of some prestigious schools, including Tanjong Katong Girls’, Haig Girls’, and Chung Cheng, all of which are within a one-kilometre Home-School Distance. In fact, TKGS is just around a four-to-six-minute walk from this project.
While this area is an expat enclave, we’d caution aspiring landlords to observe the amount of competition. The Katong area is quite packed with boutique condos that already cater to this crowd (although the advantages of larger facilities, for a bigger condo like Tembusu Grand, may give it an edge).
In addition, we do think a lot of buyers will be comparing this to Grand Dunman below.
6. Grand Dunman
Location: Dunman Road (District 15)
Developer: Sing HaiYi
Lease: 99-years
TOP: 2027
Nearest MRT: Dakota MRT (CC)
Number of units: 1,035
| Location | Dunman Road (District 15) |
| Developer | Sing HaiYi |
| Lease | 99-years |
| TOP Year | 2027 |
| Nearest MRT | Dakota MRT (CC) |
| Number of Units | 1,035 |
Notable details:
Grand Dunman is notable for being one of the largest launches in 2023, with 1,035 units. At over 271,616 sq. ft., mega-developments like these tend to have more room for facilities, as well as lower maintenance costs (we’ll update this when the exact details are out). This GLS site was sold for $1.284 billion, with just one other bid from a consortium of CDL and a few other developers.
Both Grand Dunman and Tembusu Grand are in District 15; but Grand Dunman will be preferred by those who like the Old Airport Road stretch. This is a foodie nexus, and traversing the Old Airport Road stretch (around seven to nine minutes on foot) will bring residents to the Dakota MRT station. Alternatively, walk along Tanjong Katong Road for a few minutes, and you’ll find yet another stretch of eateries.
We see this project as appealing to those who work in the Paya Lebar area, but don’t want the density and noise of Paya Lebar Quarter (PLQ). Dunman Grand will place them just one train stop away from work, but in a much quieter area.
As for schools, note that Chung Cheng and TKGS are roughly within walkable distance, at just over 10 minutes.
7. The Reserve Residences
| Location | Jalan Anak Bukit (District 21) |
| Developer | Far East Organization & Sino Group |
| Lease | 99-years |
| TOP Year | 2027 |
| Nearest MRT | Beauty World MRT (Downtown Line) |
| Number of Units | 845 |
Notable details:
The Reserve Residences is an integrated development, that’s connected to Beauty World MRT station via an underpass. The project includes a commercial podium of over 215,278 sq. ft., which will have office space as well as shops and dining. With nearby projects like Daintree Residence, View at Kismis, Forett, Verdale, Mayfair Modern, and Mayfair Gardens either completed or nearing completion, the demand for additional services will be high and there will be good support for the commercial elements here.
Beauty World Plaza is a mall near the MRT, so residents will have access to most of the shopping and dining they need (if they don’t already have it in the commercial podium).
This is quite a foodie area too. Beauty World and Bukit Timah Plaza do have a number of food options (despite the dated outlook of these malls), and the shophouses along Cheong Chin Nam are well-known for late-night food. For more local food options, there is also hawker food at Beauty World Food Centre on the 4th level, as well as Bukit Timah Market.
As a unique twist, Reserve Residences will have community space designated as an “intergenerational hub”. This is the first time we’ve heard of the concept in regard to a private property (HDB does it all the time), so we’re not too sure what to expect; but given the large 3.22 hectare land size (346,310+ sq. ft.), it does seem plausible.
Prices are not yet disclosed, but being both an integrated development and in the high-end Bukit Timah area and Far East does have a reputation as such, we would expect prices to be on the steep side. Nonetheless, this project will be one of the best-located District 21 condos to date – it’s close to the greenery of Bukit Timah, without trading off MRT access.
Families with young kids would definitely like that the popular Pei Hwa Presbyterian Primary School is nearby, although it is worth noting that there is very keen competition due to the number of residential units in the area.
Other upcoming projects
Some of these projects aren’t named yet, and some may not have concrete details yet. But do follow us on Stacked, and we’ll update you as these roll out.
| Project | Developer | Address | Tenure | Site Area | GFA | Land Price | Est. Units | Estimated Launch |
| Dunearn Road (D21) | Tuan Sing Holdings | 870 Dunearn Road | Freehold | 17,140 sq ft | $56M | 2023 | ||
| Kassia (D17) | Hong Leong, CDL and TID | Flora Drive | 99 Years | 276 | 2023 | |||
| 21 Anderson (D10) | Kheng Leong | 21 Anderson Road | Freehold | 73,712 sq ft | 85,552 sq ft | $213M/ $2,490 psf | 34 | 2023 |
| The Botany at Dairy Farm (D23) | Sim Lian Group | Dairy Farm Walk GLS | 99 Years | 168,598 sq ft | 354,060 sq ft | $347.001M/ $980ppr | 386 | Feb 2023 |
| The Arden (D23) | Qingjian Realty | 2-24 Phoenix Road | 99 Years | 63,002 sq ft | 88,203 sq ft | $42.6M/ $630ppr | 105 | Mar 2023 |
| Orchard Sophia (D9) | DB2 Land | 128 & 130 Sophia Road | Freehold | 23,828 sq ft | 53,541 sq ft | $62M/ $1,158ppr | 84 | Apr 2023 |
| Former Tan Chong International (D23) | CDL | 798 and 800 Upper Bukit Timah Road | 179,005 sq ft | 375,690 sq ft | $126.3M | 1H 2023 | ||
| Newport Residences (D2) | CDL | 80 Anson Road | Freehold | 57,942 sq ft | 361,229 sq ft | 256 | 1H 2023 | |
| Former Woo Mon Chew Court (D15) | Hillcrest Investment (an affiliate of Royal Golden Eagle) | Woo Mon Chew Road | Freehold | 7,510 sq ft | 9,725 sq ft | $8.6M/ $1,146 ppr | Q1 2023 | |
| Former La Ville (D15) | ZACD Group & Hong How Group | Tanjong Rhu Road | Freehold | 47,012 sq ft | 98,725 sq ft | $152M/ $1,477 ppr | 107 | Q1 2023 |
| The Continuum (D15) | Hoi Hup and Sunway Development | Thiam Siew Ave | Freehold | 263,794 sq ft | 738,623 sq ft | $815M/ $1,440ppr | 807 | Q1 2023 |
| Gems Ville (D14) | East Asia Geylang Development | 6A Lorong 13 Geylang | Freehold | 7,868 sq ft | 24,235 sq ft | $15.2M/ $627ppr | 24 | Q1 2023 |
| Former Watten Estate Condo (D11) | UOL and Sing Land Group | 36 Shelford Road | Freehold | 220,241 sq ft | 308,337 sq ft | $550.8M/ $1,723ppr | 286 | Q1 2023 |
| Gilstead Road (D11) | Kheng Leong | 32 & 34 Gilstead Road | Freehold | 43,457 sq ft | 60,839 sq ft | $70M/ $1,643 ppr | 56 | Q1 2023 |
| Bukit Timah and Duke’s Road (D10) | Hillcrest Investment (an affiliate of Royal Golden Eagle) | 551-553 Bukit Timah Road & 6-8 Duke’s Road | Freehold | 16,479 sq ft | 49,437 sq ft | $53.9M/ $1,504 ppr | 40 | Q1 2023 |
| Giverny (D10) | Lian Huat | 6A-C Robin Drive | Freehold | 10,245 sq ft | 14,434 sq ft | $17M/ $1,454ppr | 13 | Q1 2023 |
| Former Mount Emily Road (D9) | ZACD Group | 2,4,6 Mount Emily Road | Freehold | 5,549 sq ft | 16,138 sq ft | $18M/ $1,115ppr | 16 | Q1 2023 |
| Former Peace Centre & Peace Mansion (D9) | CEL Development, Singhaiyi Group and KSH Holdings | Sophia Road | 99 Years | 76,618 sq ft | 604,508 sq ft | $650M/ $1,388ppr | 240 | Q1 2023 |
| Former Gloria Mansion (D5) | Faxtor Capital and Hong How Group | 292 Pasir Panjang Road | Freehold | 45,742 sq ft | 64,039 sq ft | $70.3M/ $1,098 ppr | 59 | Q1 2023 |
| Slim Barracks Rise (Parcel B) (D5) | Kingsford Development | Slim Barracks Rise | 99 Years | 63,901 sq ft | 134,194 sq ft | $162,388M/ $1,210ppr | 140 | Q1 2023 |
| TMW Maxwell (D2) | Chip Eng Seng, Chuan Holdings and Singhaiyi | 20 Maxwell Road | 99 Years | 41,801 sq ft | 234,079 sq ft | $276.8M/ $1,182ppr | 905 | Q1 2023 |
| Axa Tower (D2) | Perennial Holdings, Alibaba Singapore, Chip Eng Sing, Sing Haiyi Group and Haiyi Group | 8 Shenton Way | 99 Years | 118,230 sq ft | 1,029,306 sq ft | 200 | Q1 2023 | |
| Marina View GLS (D1) | IOI Properties Group | Marina View | 99 Years | 84,110 sq ft | 1,093,935 sq ft | $1,508,000,101B/ $1,379ppr | 905 | Q1 2023 |
| Former Vicenta Lodge (D14) | 16, 18, 20, 22 Lorong Marzuki | Freehold | 21,281 sq ft | 29,794 sq ft | $27.2M/ $968 ppr | 27 | Q2 2023 | |
| Keppel Bay Plot 6 (D4) | Keppel Land | Keppel Bay | 99 Years | 226,044 sq ft | 86 | Q2 2023 | ||
| Lentor Hill Road (D26) | TID (Joint Venture between Hong Leong Group and Mitsui Fudosan) | Lentor Hill Road | 99 Years | 116,455 sq ft | 244,558 sq ft | $276.36M/ $1,130 ppr | 265 | Q3 2023 |
| Lentor Central (D26) | China Communications Constructions Co, Soilbuild Group Holdings and Yanlord Land | Lentor Central | 99 Years | 144,713 sq ft | 434,144 sq ft | $481M/ $1,108 ppr | 470 | Q3 2023 |
| Bukit Batok West Ave 8 (D23) | Qingjian Realty and Santarli Construction | Bukit Batok West Ave 8 | 99 Years | 134,004 sq ft | 402,013 sq ft | $266M/ $662 ppr | 375 | Q3 2023 |
| Former Park View Mansions (D22) | CEL Development, Singhaiyi Group and TK 189 Development (KSH Holdings & Ho Lee Group) | 9A Yuan Ching Road | 99 Years | 191,974 sq ft | 403,145 sq ft | $260M/ $1,023 ppr | 440 | Q3 2023 |
| Former Lakeside Apartment (D22) | Wing Tai Holdings | 9E and 9F Yuan Ching Road | 99 Years | 134,177 sq ft | 281,771 sq ft | $273M/ $1,200 ppr | 307 | Q3 2023 |
| Pine Grove Parcel A (D21) | UOL Group and Singland Group | Pine Grove | 99 Years | 242,561 sq ft | 509,381 sq ft | $671.5M/ $1,318 ppr | 520 | Q3 2023 |
| Former Jansen Mansions (D19) | Macly Group | 25 Jansen Road | 999 Years | 16,592 sq ft | 23,229 sq ft | $19.1M/ $863 ppr | 19 | Q3 2023 |
| Former East Court (D15) | Macly Group | Koon Seng Road | Freehold | 13,351 sq ft | 18,591 sq ft | $19.875M/ $1,063 ppr | 19 | Q3 2023 |
| Former Haig Road Flats (D15) | Nanshan Group | 173-183 Haig Road | Freehold | 27,389 sq ft | 38,344 sq ft | $49.3M/ $1,286 ppr | 35 | Q3 2023 |
| Former Euro Asia Apartments (D12) | KSH Holdings, H10 Holdings, SLB Development | 1037 Serangoon Road | Freehold | 56,476 sq ft | 158,132 sq ft | $222.18M/ $1,313 ppr | 172 | Q3 2023 |
| Hillview Rise GLS (D23) | Far East Organization & Sekisui Group | Hillview Rise | 99 Years | 110,868 sq ft | 313,439 sq ft | $320.78M/ $1,024 ppr | 335 | Q4 2023 |
| Bukit Timah Link (D21) | Bukit Sembawang Estates | Bukit Timah Link | 99 Years | 49,663 sq ft | 132,396 sq ft | $200M/ $1,343 ppr | 160 | Q4 2023 |
| Bukit Batok West Ave 5 (D23) | CDL | Bukit Batok West Ave 5 | 99 Years | 178,680 sq ft | 536,040 sq ft | $336M/ $626 ppr | 495 | Q4 2023 |
For more detailed reviews, check out our in-depth articles on new and resale condos alike. We’ll cover these new developments in closer detail, as they become available on Stacked.
A shortlist sorted by one variable is a fast way to narrow your options, but the pick that's cheapest, biggest, or most convenient isn't always the one that fits your situation best.
If you'd like to discuss how this applies to your own circumstances, you can reach out for a one-to-one consultation here.
And if you simply have a question or want to share a thought, feel free to write to us at stories@stackedhomes.com. We read every message.
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Is New Port residences a good project for investment?