As one of the newest MRT lines, the Thomson-East Coast Line (TEL) is as versatile as it gets. Stretching from the northern heartlands through the CBD and down to East Coast, the TEL unlocks new pockets of accessibility, linking residents to major employment hubs, lifestyle districts, and upcoming growth areas. For homeowners and property investors, this creates a compelling opportunity: homes within walking distance of TEL stations are increasingly seen as both desirable and future-proof.
From city-fringe developments with strong rental demand to undervalued projects in emerging neighbourhoods, we spotlight a curated list of condos, under 10 minutes’ walk from the nearest TEL station, that stand out for their value, location and investment prospects in terms of capital appreciation as well as rental yield.
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Why buy a condo near the TEL line?
What makes living along the TEL so appealing is that it gives you accessibility to a blend of both work and play.
On one end of the TEL is northern Singapore, with the Woodlands heartlands and perhaps more importantly, the future RTS connection giving seamless access to Malaysia. And on the other end of the TEL is eastern Singapore, choc-a-block with hipster cafes, brunch spots, and of course, East Coast Park. In between, you’ve got residential heartlands such as Upper Thomson and Lentor, office districts in the CBD, and the Orchard Road shopping belt. For homeowners and investors alike, this improved accessibility often translates into stronger rental demand and better potential for capital appreciation over time.
Plus, as you would expect, condos located near MRT stations tend to do better on the resale market. In fact, data from the URA shows that projects situated within 500m of an MRT station can command price premiums of 10%-20%, owing to the convenience of being near a major transport node, and thus enjoying the benefits of reduced commute time.
North: Lentor/Upper Thomson
[Lentor] Lentor Modern
Image credit: PropNex
In case you missed it, Lentor Modern had to be one of, if not the, mostly hotly watched condo launches back in 2022. It sold 84% of its 605 units during its launch weekend, setting the tone for the market’s reaction to the establishment of the new Lentor estate. Ever since it TOP-ed in August last year, eight subsales have already been recorded, seven of which achieved double-digit gains ranging from 13% to 21%.
Lentor Modern is a mixed-use development, with commercial spaces on the ground floor and residential units above them. The mall is already open, and offers both residents and visitors a curated mix of essential services, dining options, and lifestyle offerings. It is also seamlessly connected to Lentor MRT Station.
Given that Lentor Modern’s prices have moved well past its launch price, the natural question to ask is if it is still investment-worthy, or has the boat sailed?
Our take is that there is still room for a tidy return on your investment, despite the higher prices that you’ll have to pay. In terms of rental yield, the estate is centrally located, with easy accessibility to an MRT station, and hence you should not have too much difficulty finding tenants looking to rent a unit. In terms of capital appreciation, the Lentor estate is still in its early stages of transformation, so yes, there is still room for overall price appreciation of properties in the estate.
[Lentor] Lentor Central Residences
Image credit: Lentor Central Residences
The other condo that we want to highlight in the Lentor estate is Lentor Central Residences, which sold a remarkable 93% of its 477 units on opening weekend in 2025. The condo is set to receive its TOP in 2028.
Given that it is not physically attached to Lentor MRT Station like Lentor Modern, Lentor Central Residences will probably command a slightly lower price as compared to Lentor Modern. That isn’t necessarily a bad thing; after all, the tradeoff is just a slightly longer walk to the MRT station, but the difference is quite negligible. Lentor properties also enjoy proximity to several reputable schools such as Mayflower Primary, Anderson Primary, and CHIJ St Nicholas Girls’ Primary Schools.
Overall, the Lentor estate is quite an attractive location to live in, especially if you’ve always been wanting to stay in the District 20 area around Ang Mo Kio, Thomson, or Bishan. These are all very established estates, and so long-term value appreciation won’t be a problem when you eventually sell your unit.
[Upper Thomson] Jadescape
Image credit: Google Maps
Located in District 20 on Shunfu Road, Jadescape is a 99-year leasehold condo that TOP-ed in 2023. Situated in the Thomson-Marymount area, it is in a very attractive location that is highly coveted by many homebuyers and investors alike.
Though its price has moved well past its initial launch price, it nonetheless still offers fantastic value, especially if you have the means to get one of their 5-bedroom units, which is a rarity in most new condos nowadays. In fact, in January last year, a 4,230sqft penthouse unit at Jadescape was sold for a whopping $10.2m, earning the owner over $4.4m in profit in just over 5 years!
Do bear in mind that it’ll take around 10 minutes to walk from Jadescape to Upper Thomson MRT Station, so it is slightly further away from the TEL than the other condos on our list. Marymount MRT Station, which sits on the Circle Line, is a much closer option at just 5 minutes’ walk away.
Upcoming condos in the area
[Upper Thomson] Thomson Reserve
Image credit: Decoupling Experience
Situated at 7 Bright Hill Drive in the Upper Thomson estate, Thomson Reserve is a new and upcoming condo that is actually the result of a previous condo, Thomson View, going en bloc in October 2025.
At this stage, there aren’t many details about the new condo. However, some sites are speculating that the new development will offer around 1,240 units. It will also be just about a minute’s walk from Upper Thomson MRT Station. Plus, it would be situated in close proximity to brand name schools Ai Tong Primary, Ang Mo Kio Primary, and Catholic High Schools, which will certainly increase its appeal with families.
Overall, Thomson Reserve will offer strong investment potential with high rental demand, premium property value, and upcoming infrastructure upgrades, ensuring lasting returns in a sought-after luxury enclave.
[Springleaf] New Condo
Image credit: ERA
Back in August 2025, Springleaf Residences, the first condo to be launched in the Springleaf Estate, sold a remarkable 92% of its 941 units over its launch weekend, with the remaining units selling out in the subsequent weeks. This made it the best overall performing new launch in terms of number of units sold during launch since February 2025.
Well, if you missed out the opportunity to get a unit at Spingleaf Residences, or simply weren’t aware of how popular this estate is, then here’s your chance. A new condo is set to be launched at the land parcel right next to Spingleaf Residences, with an estimated 595 units.
We’ll recap some of the locational attributes of the area:
- About a 2-minute walk to Springleaf MRT Station.
- Proximity to various green spaces such as Central Catchment Nature Reserve (CCNR), Upper and Lower Seletar Reservoirs, and Springleaf Nature Park.
- Right opposite a popular supper stretch.
- Located not too far from northern Singapore, which is slated for major redevelopment.
[Woodlands South] New EC
Image credit: Propnex
Executive Condos (ECs) have always been known to be great investments, owing to their affordability vis-a-vis their private counterparts. As such, we are quite excited about a new EC launching along Woodlands Drive 17, which is right next to Woodlands Health Campus and a short walk away from Woodlands South MRT Station. According to PropNex, the 2.69-ha site, which was awarded to developers Sim Lian Group, could potentially yield about 560 new homes.
A key selling point of the future EC would be connectivity and accessibility. With the Woodlands South MRT Station nearby, you can easily get to the Woodlands Integrated Transport Hub (MRT station and bus interchange), which is just one stop away. Additionally, the future RTS station with Malaysia will be situated at Woodlands North, which is just two stations away.
East: Bayshore/Tanjong Katong/Siglap
[Siglap] Seaside Residences
Image credit: Frasers Property
When you think of properties in the East, the pinnacle of the market has to be properties that boast sea views. That’s where Seaside Residences comes in. Launched in 2017, Seaside Residences was considered an attractive pick back then because of how it was a rare new launch in the area, amidst all of its older neighbours such as Laguna Park and Mandarin Gardens.
Though prices of units have appreciated significantly over the years, it is still an investment-worthy condo in our books, primarily because of its location and the value that it brings.
For starters, it is just a short walk away from Siglap MRT Station, which is a game changer considering how only a few years ago, residents in the area had to rely on buses to get around Singapore, or even to the nearest MRT station in Bedok. With the TEL, it gives residents added convenience, which is also likely why its price would have appreciated. Plus, it doesn’t hurt that most of its units have views of East Coast Park and the sea.
[Bayshore] Costa Del Sol
Image credit: PropertyGuru
Unlike the other condos on our list, Costa Del Sol stands out for being one of the older condos, and based on its photo, it’s pretty clear that it belongs to a different era of private housing. But that doesn’t mean it’s not worthy of having a look at.
Completed in 2004, Costa Del Sol is one of three condos nestled along Bayshore Road, along East Coast Park. It used to be in a bit of a secluded area, until Bayshore MRT Station opened right next to it, making it extremely convenient for residents to access other parts of Singapore. Plus, it boasts amazing views of the coastline and sea for higher-level units that are sea-facing, which is a treat that’s hard to come by.
Its price action in the market has certainly also reflected its popularity. According to a report by PropNex in 2024, Costa Del Sol chalked up average resale gains of more than $1.2m across four resale transactions in January 2024. A check on property listing platforms also shows a handful of units for sale, the cheapest being $2.5m for a 3-bedder unit.
Even though you’ll probably won’t get to enjoy considerable returns in the form of capital appreciation, if you’re looking to invest in a unit to rent out, you should be able to net a modest rental yield, with no lack of tenants looking to rent here, owing to its fantastic location. Plus, if you hold out long enough, you just might see it go up for en bloc sales.
Upcoming condos in the area
[Bayshore] Vela Bay
Image credit: SingHaiyi Group
Located on Bayshore Road and next to Bayshore MRT Station, property developers SingHaiyi Group will be launching a new condo, Vela Bay, that is expected to yield about 515 units.
Here’s what makes this condo compelling: over 70% of the units will be sea-facing, giving you a great view of the East Coast Park coastline and the sea, as well as the bonus of a sea breeze blowing through your home. Being located right next to East Coast Park means that you can easily head down for an evening run or cycle, or to bring the family out to the beach over the weekend. And as we’ve highlighted earlier, having the TEL at your doorstep gives you great connectivity, placing the Central Business District (CBD), Marina Bay and Orchard Road within a straightforward commute. The TEL’s extension to Changi Airport in the mid-2030s will further enhance connectivity, with the airport just three MRT stops away.
You can be sure that Vela Bay will be quite a popular launch, given its strong potential for capital appreciation and rental yield.
[Sungei Bedok] Bagnall Haus
Image credit: Bagnall Haus
With most condo developments being leasehold these days, newly launched freehold condos are a rare breed. This is where Bagnall Haus comes in.
Launched in 2025, Bagnall Haus is a small development with just 115 units. One of its key selling points is that it presents a rare opportunity for buyers to purchase a freehold project with an MRT interchange station at its doorstep; Sungei Bedok MRT Station will connect residents to both the TEL and Downtown Line, essentially giving access to the North, East, and Central Singapore. However, do note that as of time of writing, Sungei Bedok MRT Station is not operational yet, but is set to open later this year.
As you would expect, being situated along the East Coast of Singapore, albeit slightly further away from the main ECP stretch, means easy access to East Coast Park, where residents can utilise the nearby network of connectors for direct access to the park, the seaside and a variety of amenities.
Investment-worthy condos along the TEL
It’s no surprise that the TEL has steadily reshaped connectivity in both the North and East Coasts of Singapore. For property investors, this enhanced accessibility has translated into stronger tenant demand and long-term capital appreciation potential, especially for condos situated along the TEL.
For more condo reads:
- Latest EC scheme changes: 10-year MOP & first-timer priority
- 7 coolest condo layouts in Singapore
- Vela Bay condo review
Cover image adapted from: Guocoland, SingHaiyi Group
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