How MRT Connectivity Impacts Shophouse Value

In land-scarce Singapore, one factor consistently drives property value: connectivity. And when it comes to commercial shophouses, being near an MRT station can make a significant difference in both rental yield and resale price.

Why MRT Access Matters

Singapore’s MRT network (Image credit: Land Transport Authority, via CNA)

For both tenants and owners, accessibility is non-negotiable. Shophouses located within a 5- to 10-minute walk from an MRT station often enjoy:

• Higher foot traffic (especially for F&B and retail).

• Stronger tenant retention.

• Better long-term capital appreciation.

Whether it's a café, wellness brand, creative office, or co-living setup, proximity to an MRT line adds real commercial value.

MRT Lines That Are Creating New Hot Spots

An entrance to the Chinatown MRT station in North East Line and Downtown Line (Image credit: Edgeprop, 2024)

Certain MRT lines are reshaping how investors view specific districts:

Downtown Line (DTL) – Running through Bugis, Jalan Besar, and Chinatown, the DTL links key commercial areas with growing fringe neighbourhoods. Shophouses along this line benefit from steady footfall and better tenant mix diversity.

Circle Line (CCL) – Connecting the city’s periphery, the Circle Line supports areas like Nicoll Highway, Paya Lebar, and Serangoon. These have seen increasing commercial interest due to improved accessibility and decentralisation.

Thomson-East Coast Line (TEL) – As the TEL expands, it's expected to uplift eastern districts like Katong, East Coast Road, and Marine Parade, making shophouses here more attractive to both tenants and investors.

Districts That Are Already Winning

Some shophouse zones have long benefited from strong MRT proximity:

Jalan Besar – Within walking distance to three stations (Jalan Besar, Rochor, Lavender), this area attracts both office and F&B tenants.

Bugis – A central hub with DTL and East-West Line access, Bugis combines high visibility with tourism and commercial density.

Little India – With two MRT lines intersecting (NE7/DT12), this district is perfect for high-access businesses and co-living investments.

Future MRT Projects = Future Potential

The construction site of Jurong Regional Line (Image credit: Ng Sor Luan, via The Straits Times, 2024)

Savvy investors are already watching upcoming MRT developments like the Cross Island Line (CRL) and TEL extensions. Areas near future stations often offer better entry prices now, with the potential for value uplift once infrastructure is complete.

For example, the CRL Phase 2 will connect western areas like Turf City and Sunset Way. They are less prominent today, but potentially prime in a few years.

Don’t Forget Road Connectivity

The Pan Island Expressway (PIE) is the oldest and the longest expressway in Singapore (Image credit: Joyce Fang, via The Straits Times, 2023)

While MRT access is key for footfall and tenant convenience, road accessibility also plays a role, especially for tenants who rely on transport or logistics.

Shophouses near major expressways like the CTE, PIE, or ECP often appeal to businesses needing quick road access across the island. For example, shophouses in Balestier and Kallang benefit from proximity to the CTE, making them ideal for delivery-based or service businesses.

Connectivity equals commercial value. Whether by rail or road, the easier it is to access a shophouse, the more appealing it becomes to both tenants and future buyers

Still unsure? Explore our latest listings or get in touch with the PSE team to find the right shophouse for you!