Should You Live Near an MRT Station or Consider The Orie vs. Resale in Toa Payoh?

Key Takeaways Table

Living Near an MRT Station

Living close to an MRT station has benefits, but it also has possible downsides.
Buyers often pay more for units near public transport, yet they enjoy less travel time and better connectivity.

Price Considerations

• Higher Initial Cost
  • Properties near MRT stations can cost up to 10% more than similar options farther away
  • Developers generally factor this premium into the listing price
• Value Appreciation
  • Housing units near MRT lines often see steady price growth
  • However, many factors affect value, such as the overall location and how established the train lines are

Convenience Benefits

• Transportation Access
  • Shorter commutes
  • Lower daily travel expenses
  • Direct links to multiple areas in Singapore
  • Useful for households who prefer not having a car

Potential Drawbacks

• Environmental Factors
  • Noise can be an issue, especially if the line is above ground
  • More foot traffic and crowds in the immediate area
  • Possible construction disruptions near MRT expansion sites
• Market Considerations
  • Risk of too many new developments aiming to be near MRT routes
  • Premium prices may shrink the range of interested buyers
  • Not all stations have the same status: older routes like North-South and East-West lines can command higher resale values

Who Should Consider MRT-Adjacent Properties

The decision depends on how much convenience means to the buyer compared to concerns about noise, privacy, or cost.

Comparing The Orie and Resale Properties in Toa Payoh

Toa Payoh has a limited number of private homes (about 6% of its total housing), making condos in this area more exclusive.
The Orie, a newly launched luxury condo, competes with resale properties such as Gem Residences, Trevista, Trellis Towers, and Oleander Towers.

Price Analysis

• The Orie’s Pricing
  • 1 Bedroom + Study (517 sq ft): $1.28M ($2,476 psf)
  • 2 Bedroom (592 sq ft): $1.48M ($2,500 psf)
  • 3 Bedroom (850 sq ft): $2.09M
  • 4 Bedroom (1,216 sq ft): $2.92M
  • 5 Bedroom (1,453 sq ft): $3.48M ($2,395 psf)
• Resale Comparison
  • Gem Residences: Average $1,834 psf
  • Trevista: Around $1,700 psf

Expert Anecdote:
A property observer who has tracked Toa Payoh condos since 2016 notes the clear price gap.
Much of this difference stems from rising land costs and The Orie’s high-end positioning.

Advantages of The Orie

• Modern Features
  • Brand-new facilities with up-to-date technology
  • Smart features such as digital door lock systems
  • Quality fittings that give a sense of luxury
• Developer Benefits
  • Staggered payment plans for easier financing
  • Warranties that cover structural and interior components
  • Fewer short-term maintenance concerns

Advantages of Resale

• Immediate Benefits
  • Units can be occupied right away, no waiting for construction
  • Buyers see the actual layout and condition before purchase
  • Rental history is already established, useful for investors
  • Lower price points compared to new launches in many cases

Market Context

Toa Payoh’s private housing market remains tight.
The estate has seen many million-dollar HDB flat sales, hinting at a strong upgrader segment.
The Orie is the first luxury condo launch in the area since 2016, drawing attention from both locals and outside buyers.

Recommendation

• Choose The Orie if you:
  • Want new amenities and smart living features
  • Accept a higher price tag for modern design
  • Value developer warranties and payment flexibility
  • Aim for long-term capital appreciation
• Choose Resale if you:
  • Need a home right away
  • Prefer a property with a known track record
  • Have a lower budget
  • Want evidence of stable rental yields

Resale Price Highlights in Toa Payoh

Several recent transactions offer a sense of how resale units price out.
These examples help buyers see the typical cost levels in the area.

Gem Residences

• 592 sqft: $1,180,000 ($1,993 psf)
• 678 sqft: $1,338,000 ($1,973 psf)
• 1,249 sqft: $2,600,000 ($2,082 psf)

Trevista

• 1,109 sqft: $2,265,000 ($2,043 psf)
• 1,733 sqft: $3,130,000 ($1,806 psf)

Trellis Towers

• 1,141 sqft: $2,260,000 ($1,981 psf)
• 1,141 sqft: $2,095,000 ($1,836 psf)
• 1,163 sqft: $2,200,000 ($1,892 psf)

Oleander Towers

• 1,227 sqft: $1,740,000 ($1,418 psf)

Price Analysis
Resale condos in Toa Payoh generally fall between $1,418 psf (Oleander Towers) and $2,082 psf (Gem Residences).
In contrast, The Orie’s land cost of about $1,360 psf is 80% more than Gem Residences’ $755 psf in 2016.
This increase helps explain why The Orie’s units are priced higher.

Market Outlook Through 2025

Supply Dynamics

• About 3,733 flats in Toa Payoh will reach their Minimum Occupation Period between 2024 and 2026.
• More resale flats entering the market could provide extra choices for buyers.

Price Trends

• Private resale property prices in Toa Payoh range from $1,806 psf to $2,082 psf across major developments.
• Experts expect private property prices could rise by 3-4% in 2025.
• The small supply of private condos (only 6% of total homes in Toa Payoh) keeps the segment competitive.
• The Orie’s launch gathered about 8,000 visitors in the first three days, showing high interest.

Key Factors

• Interest rates may dip in 2025, spurring more purchases.
• Demand from HDB upgraders remains strong.
• Limited private housing means fewer brand-new options, possibly sustaining prices.
• Ongoing improvements in Toa Payoh’s amenities and infrastructure boost the area’s appeal.

Conclusion

Living near an MRT station can bring strong resale value and convenience, but it also carries higher noise levels and costs.
In Toa Payoh, the choice between The Orie and resale units depends on lifestyle goals, budget range, and whether modern amenities or immediate move-in matters more.
The Orie’s premium listing suits buyers who want advanced features and do not mind waiting for a new development.
Resale condos may offer quicker occupation, proven rental data, and lower prices.

Market factors such as limited supply and ongoing interest in Toa Payoh’s private homes suggest that both new and resale options will remain popular.
Families and investors who appreciate easy transport, local shops, and the estate’s mature character often see Toa Payoh as a reliable place to live or invest.

Frequently Asked Questions

1. Does living near an MRT station always mean higher noise levels?
   It depends on whether the station and tracks are above or below ground.
   Noise barriers can reduce some sound, but there may still be increased foot traffic.
2. Why does The Orie cost more than older condos?
   The developer’s higher land acquisition cost and The Orie’s luxury features lead to premium pricing.
   Its location in a well-liked area also contributes to the higher rates.
3. Is value appreciation guaranteed for MRT-adjacent properties?
   Prices typically rise steadily near MRT lines, but no property market is risk-free.
   Area developments and economic conditions can affect outcomes.
4. Are there resale units near MRT stations at lower prices?
   Yes. Resale units often offer lower entry costs than brand-new developments.
   Buyers can explore older condos or those that might need renovation.
5. Do new condos like The Orie offer parking lots?
   Most modern condos have parking allocations.
   Buyers should confirm the specific details with the developer.
6. How do I decide between paying a premium for The Orie or looking for a cheaper resale condo?
   Consider your budget, desired move-in date, and whether you value advanced features enough to justify higher costs.
7. Are older MRT lines more desirable than newer ones?
   Many buyers prefer areas with older lines, such as the North-South or East-West lines, because they connect to more established parts of Singapore.
   However, new lines may also bring convenience.
8. Is it hard to find tenants for premium condos like The Orie?
   Demand can be strong near MRT stations, but higher rents may narrow the tenant pool.
   Location, facility quality, and unit size also affect rental appeal.
9. Do resale condos in Toa Payoh need major renovations?
   It depends on the individual unit’s condition.
   Some resale units have been upgraded by their previous owners, while others may require updates.
10. Should I wait for a price drop to buy in Toa Payoh?
    Predicting exact price movements is difficult.
    Buyers should assess their own financial situation and home preferences instead of waiting for uncertain price changes.