7 notable new launch condos near an MRT station in 2023

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:

1. Sceneca Residence (Recently launched)

Sceneca Residence Fact Sheet

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 five)
Developer	Hoi Hup Realty/Sunway Developments
Lease	Freehold
TOP Year	2026
Nearest MRT	Pasir Panjang MRT (Circle Line)
Number of Units	270

Terra Hill Fact Sheet

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 five)
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

Blossoms by the Park Fact Sheet

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

The Reserve Residences Fact Sheet

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

The Reserve Residences Fact Sheet

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 Year	2027
Nearest MRT	Dakota MRT (CC)
Number of Units	1,035

The Reserve Residences Fact Sheet

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

The Reserve Residences Fact Sheet

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	March 2023
Orchard Sophia (D9)	DB2 Land	128 & 130 Sophia Road	Freehold	23,828 sq ft	53,541 sq ft	$62M/ $1,158ppr	84	April 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

ALSO READ: 35 completed or nearly-TOP new launch condos in 2023 if you can't wait

This article was first published in Stackedhomes.