Proximity to Maxwell MRT is one of the highest-leverage locational variables in the Singapore property market. MRT-proximity premium reflects daily-commute time savings, integrated with the broader transit network mapped on the LTA MRT system map. Singapore’s North-South, East-West, Circle, Downtown, Thomson-East Coast, and forthcoming Cross Island Line collectively serve approximately 200+ stations.
For private condo buyers in particular, proximity to Maxwell MRT translates to (a) immediate quality-of-life benefit during the holding period, (b) measurable rental-yield uplift via stronger tenant demand, and (c) resale-pricing premium when exiting. The premium magnitude varies: MRT-proximity premium typically runs 5–10% over equivalent units 1km+ away. This private condos shortlist surfaces the developments closest to Maxwell MRT.
The cost framework applies uniformly: private condo buyers face BSD per the IRAS BSD, ABSD per the IRAS ABSD by buyer profile, and SORA-pegged mortgages at ~4.0% all-in via the MAS TDSR explainer framework. Use the stamp duty calculator to size your upfront cost.
- Station: Maxwell (Thomson-East Coast Line)
- Condos within 500m: 14
- Condos within 1km: 48
- Avg PSF nearby: $2,544 psf
Station Overview
Maxwell is a station on the Thomson-East Coast Line. There are 14 condos within walking distance (500m) and 48 within 1km.
Condos Within 500m (Walking Distance)
These condos are within a comfortable 5–7 minute walk of Maxwell MRT.
| Condo | Distance | District | Tenure | Units | Avg PSF |
|---|---|---|---|---|---|
| TMW MAXWELL | 110m | D2 | 99 yrs lease commencing from 2023 | 324 | $3,348 psf |
| TANJONG PAGAR CONSERVATION AREA | 210m | D2 | — | — | — |
| EMERALD GARDEN | 250m | D1 | 999 yrs lease commencing from 1827 | 265 | $2,179 psf |
| THE CLIFT | 260m | D1 | 99 yrs lease commencing from 2004 | 312 | $1,977 psf |
| TELOK AYER CONSERVATION AREA | 280m | D1 | — | — | — |
| WALLICH RESIDENCE | 310m | D2 | 99 yrs lease commencing from 2011 | 181 | $3,349 psf |
| CRAIG PLACE | 350m | D2 | 99 yrs lease commencing from 1997 | 58 | $1,866 psf |
| BUKIT PASOH EXTNSN CONSTN AREA | 360m | D2 | — | — | — |
| ALLAN VILLE | 360m | D1 | — | 7 | — |
| THE BOX | 390m | D1 | — | — | — |
| KRETA AYER CONSERVATION AREA | 390m | D1 | — | — | — |
| INTERNATIONAL PLAZA | 450m | D2 | 99 yrs lease commencing from 1970 | 210 | $1,218 psf |
| THYE SHAN MANSION | 460m | D2 | — | 2 | — |
| THE PLATINUM | 500m | D1 | — | — | — |
Condos Within 500m\u{2013}1km
These condos are within a 10–15 minute walk or short bus ride from Maxwell MRT.
| Condo | Distance | District | Tenure | Avg PSF |
|---|---|---|---|---|
| ICON | 510m | D2 | 99 yrs lease commencing from 2002 | $1,792 psf |
| DORSETT RESIDENCES | 510m | D2 | 99 yrs lease commencing from 2009 | $2,115 psf |
| ROBINSON SUITES | 550m | D1 | Freehold | $2,325 psf |
| PEOPLE'S PARK COMPLEX | 550m | D1 | 99 yrs lease commencing from 1968 | $1,148 psf |
| V ON SHENTON | 560m | D1 | 99 yrs lease commencing from 2011 | $2,062 psf |
| ALTEZ | 580m | D2 | 99 yrs lease commencing from 2008 | $2,059 psf |
| SKYSUITES@ANSON | 580m | D2 | 99 yrs lease commencing from 2008 | $2,232 psf |
| NEWPORT RESIDENCES | 580m | D2 | Freehold | $3,130 psf |
| FOOK HAI BUILDING | 600m | D1 | 99 yrs lease commencing from 1972 | $986 psf |
| THE ARRIS | 610m | D2 | Freehold | $2,188 psf |
| LUMIERE | 620m | D2 | 99 yrs lease commencing from 2006 | $1,768 psf |
| W RESIDENCES MARINA VIEW - SINGAPORE | 630m | D1 | 99 yrs lease commencing from 2021 | $2,981 psf |
| ONE SHENTON | 630m | D1 | 99 yrs lease commencing from 2005 | $1,775 psf |
| ONZE @ TANJONG PAGAR | 640m | D2 | Freehold | $2,226 psf |
| THE BEACON | 660m | D2 | 99 yrs lease commencing from 2004 | $1,625 psf |
| ONE BERNAM | 670m | D2 | 99 yrs lease commencing from 2019 | $2,588 psf |
| EON SHENTON | 670m | D2 | 99 yrs lease commencing from 2011 | $2,128 psf |
| ONE PEARL BANK | 680m | D3 | 99 yrs lease commencing from 2019 | $2,569 psf |
| PEOPLE'S PARK CENTRE | 680m | D1 | 99 yrs lease commencing from 1970 | $837 psf |
| SKYWATERS RESIDENCES | 690m | D1 | 99 years leasehold | $5,878 psf |
| 76 SHENTON | 700m | D2 | — | $1,947 psf |
| MARINA BAY SUITES | 790m | D1 | 99 yrs lease commencing from 2007 | $1,930 psf |
| NON-LANDED HOUSING DEVELOPMENT | 840m | D2 | — | — |
| THE SAIL @ MARINA BAY | 860m | D1 | 99-year leasehold | $2,010 psf |
| SKY EVERTON | 870m | D2 | Freehold | $2,800 psf |
| BOAT QUAY CONSERVATION AREA | 880m | D1 | 999 yrs lease commencing from 1826 | $5,695 psf |
| EVERTON COURT | 890m | D2 | — | — |
| TANJONG PAGAR COMPLEX | 900m | D2 | — | — |
| SPOTTISWOODE SUITES | 930m | D2 | Freehold | $2,265 psf |
| THE LANDMARK | 930m | D3 | 99 yrs lease commencing from 2020 | $2,593 psf |
| UNION SQUARE RESIDENCES | 930m | D1 | 99 yrs lease commencing from 2024 | $3,081 psf |
| SPOTTISWOODE 18 | 950m | D2 | Freehold | $2,238 psf |
| THE RIVERSIDE PIAZZA | 970m | D1 | 99 yrs lease commencing from 1992 | $1,586 psf |
| BLAIR PLAIN CONSERVATION AREA | 980m | D2 | Freehold | $3,579 psf |
The private condos list ranked by distance to Maxwell MRT is sorted by walking-distance, not as-the-crow-flies. Singapore’s urban form — built around limited road grids, MRT alignment, and walkway connectivity — means actual walking distance can be 1.3–1.8x the straight-line distance. Each unit’s rated distance reflects this real-walking-distance computation.
Within the shortlist, individual private condos differ on (a) tenure type (mix of freehold, 999-year, and 99-year leasehold), (b) unit-type mix (studio / 1BR / 2BR / 3BR / 4BR), (c) MCST or S&CC fees (for condos vs HDB), and (d) age + facilities standard. The proximity-premium is one variable; the comprehensive evaluation needs all of these. Use the comparison tool to place 2–3 candidates side-by-side on price, PSF, yield, and walkability score.
Cross-reference the list against URA (for private condo transacted caveats) or the HDB resale portal (for HDB resale transactions) to verify recent per-unit transacted prices. The proximity-premium varies by district and demand cohort; well-connected RCR / OCR with strong upgrader demand tends to see the highest premium, while super-prime CCR sees a smaller relative premium because PSF is already high.
The distance-vs-price curve for Maxwell MRT typically follows a step-function: units 0–500m command the full premium (5–10% for MRT, 3–8% for schools), units 500m–1km command a partial premium (3–5%), and units 1km+ command little to no premium. For yield-focused buyers, the 500m–1km band can offer the best yield-to-price tradeoff — close enough for tenant-demand support but priced below the premium-floor 0–500m tier.
The 1km school-zone threshold is binary in regulatory terms (you either qualify for Phase 2C balloting advantage or you don’t), so for family-stage buyers the cliff is meaningful. For MRT-proximity there’s no equivalent binary threshold, but the walking-time-tolerance threshold typically sits around 8–10 minutes — buyers tolerate longer walks if the segment is otherwise compelling.
Within the shortlist, value-buyers should look for: (a) older private condos in the 500m–1km band with strong fundamentals (freehold tenure or good unit-mix) that are priced below the proximity-premium-floor adjacent stock; (b) private condos in projects where MCST or S&CC fees are lower than comparable proximity-tier stock; (c) units on lower floors in private condos with good orientation, where the floor-band discount partially offsets the proximity-premium. The price heatmap visualises district-level PSF concentration; cross-reference with the URA Property Price Index for cycle context.
FAQ
How many condos are near Maxwell MRT?
What is the average PSF near Maxwell MRT?
How does cooling-measure environment affect this list?
The post-April-2023 cooling-measure regime (foreigner ABSD 60%, SC second-property ABSD 20%, TDSR 55%) shapes demand-side composition across all districts. Proximity premium remains structural, but the absolute price level reflects the broader demand-supply equilibrium. See IRAS ABSD and the MAS TDSR explainer.
Methodology & Sources
Numbers in this article reflect the latest available data and update as new data becomes available.
Transaction data sourced from URA.
- Distances calculated using haversine formula.
- Transaction data from URA.
Outlier-resistant medians anchor every PSF figure shown above. Volume counts are exact transaction tallies, not estimates.