One common trade-off with property is size for accessibility: the old decision between more space and being further from the MRT station, or vice versa. This applies to resale flats as much as it does private property; and the common assumption is that 5-room flats near an MRT station are “sure to be unaffordable.”
But one of the great things about real estate is there’s different factors which influence price; and you can choose to accept other trade-offs like age or a lower floor, to still get a big unit near a train station. In some cases you may even get lucky, and simply come across a seller who urgently needs to liquidate the flat (but no real guarantees on that, and it’s rare.)
For those who must have the space of a 5-room flat, and also can’t give up on MRT access, the following units have an unusually low quantum while keeping these two qualities:
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1481 Sembawang Drive
$540,000
| Attribute | Info |
| Address | 481 Sembawang Drive |
| Size | 1,184 sq ft |
| $PSF | $456 |
| TOP date | 1998 |
Why I like it
This unit is near Canberra MRT (NSL), which has steadily improved the accessibility of this part of Sembawang over the past few years. Canberra Plaza is also nearby, so the area no longer feels as sparse or disconnected as before.
Surprisingly, the flat is also not that old; I initially expected an ‘80s era flat, but this one was completed in 2000. It still has a relatively healthy remaining lease, and the cost of renovations can be kept reasonable.
The layout is practical and squarish, and the bedrooms and kitchen are connected via the living / dining area. While there is a short corridor space (between the living / dining area and the master bedroom), the layout is otherwise very efficient.
2976 Jurong West Street 93
$550,000
| Attribute | Info |
| Address | 976 Jurong West Street 93 |
| Size | 1,302 sq ft |
| $PSF | $422 |
| TOP date | 1988 |
Why I like it
This flat is near Pioneer MRT (EWL), which makes it appealing for West-side buyers who want a direct line into Jurong East and the city. The surrounding area is also quite self-sufficient, with coffee shops, neighbourhood retail. Jurong West Primary and Xingnan are also nearby.
This is a spacious five-room flat at 1,216 sq ft, and the size is immediately noticeable in the living area. This is an older flat from 1989, but these flats had very efficient layouts. The living / dining area is more spacious than many newer flats, and there’s no wasted corridor space. The bedrooms are also comfortably sized, and there’s a study that can double as a small bedroom or home office.
The lower entry price point partly reflects that Pioneer is still a more fringe MRT stop. But for buyers who mainly prioritise space and practicality, that trade-off may not matter very much.
3229 Yishun Street 21
$670,000
| Attribute | Info |
| Address | 229 Yishun Street 21 |
| Size | 1,302 sq ft |
| $PSF | $515 |
| TOP date | 1984 |
Why I like it
This unit is near Khatib MRT (NSL), while also being close to Northpoint City. This is within the area of Yishun Central, where most of the amenities cluster. It’s one of those locations where daily convenience is a given.
At 1,291 sq ft, this is one of the larger 5-room flats by today’s standards. This older generation of flats (1984) tends to prioritise large common areas and properly-sized bedrooms, which is increasingly uncommon in newer housing. The unit also has a good separation between kitchen, dining, and living spaces, which some buyers still strongly prefer over newer, more open-plan layouts.
Part of the reason for the lower price is the age of the flat; but for buyers who care more about sheer liveable space than lease length, this might be a compelling trade-off.
4200 Boon Lay Drive
$568,000
| Attribute | Info |
| Address | 200 Boon Lay Drive |
| Size | 1,302 sq ft |
| $PSF | $436 |
| TOP date | 1976 |
Why I like it
This flat is near Boon Lay MRT (EWL), Jurong Point, and the broader Jurong Central area, so the convenience factor here is very strong. Boon Lay is a good alternative in general, for those who want access to Jurong East (our “second CBD”) at more attainable prices right now.
This unit is quite large even for a 5-room flat (1,302 sq ft) with a practical layout and properly-sized communal areas. Older flats around Boon Lay also tend to benefit from wider spacing between blocks, and a less dense overall environment compared to some newer estates.
For families, another advantage is the surrounding mix of schools, markets, and neighbourhood amenities. While Boon Lay is not quite as famous as Jurong, its base of amenities has been established for decades already. While the flat’s age (1976) will naturally narrow the buyer pool somewhat, the trade-off is a genuinely spacious home, near one of the West’s biggest transport and retail hubs.
5677 Choa Chu Kang Crescent
$580,000
| Attribute | Info |
| Address | 677 Choa Chu Kang Crescent |
| Size | 1,313 sq ft |
| $PSF | $442 |
| TOP date | 1998 |
Why I like it
This unit is near Yew Tee MRT (NSL), and while this stretch of Choa Chu Kang is often overlooked compared to flashier estates, that’s partly why larger flats here can still remain relatively attainable. This particular unit is near Yew Tee Point, which is a small mall but has essentials like a pharmacy and a supermarket.
At over 1,180 sq ft, this flat offers a good amount of space; and the renovations appear fairly new. The flat is also not too old (1998), and families might appreciate that it’s next to Unity Primary / Secondary.
The surrounding area is also relatively quiet compared to denser town centres, which some buyers may actually prefer. For households mainly focused on affordability, space, and MRT, this can be a practical buy.
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1 Comments
None of these are ‘close’ to MRT stations. At least a 15 min walk away to most of the nearest stations