Lavender MRT Property: City-Fringe Value Near Kampong Glam
Updated 2026-10-15
Lavender sits at the junction of old-quarter charm and city-fringe convenience, with 74 active listings averaging S$2,137 per square foot. The area draws buyers who want walkable access to Kampong Glam, Jalan Besar and the CBD without paying downtown prices.
What is it like living near Lavender MRT?
Lavender is one of the most characterful neighbourhoods on the East West Line. The station sits where three distinct districts meet: Kampong Glam to the south with its heritage shophouses and Arab Street cafes, Jalan Besar to the north with its specialty coffee scene, and the Kallang riverside corridor to the east.
Daily life is walkable. The ICA Building is right at Exit A, Aperia mall and its supermarket are across the road, and Jalan Besar Stadium is about 500 metres away for a morning run. For food, the area punches well above its weight. Scissors Cut Curry Rice on Jalan Besar draws queues island-wide, and Kampong Glam offers one of Singapore's densest clusters of Middle Eastern, Turkish and independent cafe options, all within a 10-minute walk.
The neighbourhood has a low-rise, human-scale feel that newer estates lack. Most of the housing stock is mid-rise, and the streets are narrow enough that the ground floors stay active with shops, workshops and kopitiam.
Transport links and connectivity
Lavender station (EW11) is on the East West Line, placing Bugis one stop away and City Hall two stops away. Raffles Place is a five-stop ride, making the CBD commute around 12 minutes door to platform.
The station also sits close to the Nicoll Highway and Kallang Bahru bus corridors, giving direct bus access to Geylang, Marine Parade and the east coast. The upcoming Kallang Avenue Government Land Sales site, roughly 430 metres from Lavender MRT, will likely bring improved pedestrian connections between the station and the Kallang riverside.
For drivers, the area offers quick access to the East Coast Parkway and Kallang-Paya Lebar Expressway, both within a few minutes. Taxi stands at Exit A along Kallang Road and near V Hotel at Exit B handle ride-hailing pickups.
How much do properties near Lavender MRT cost?
Across the 74 active listings on Hombble, the average asking price is S$2,945,405 at S$2,137 per square foot, for an average size of 1,277 square feet. The stock leans heavily toward private housing, with 60 condominiums and 14 HDB flats listed.
The condo asking price sits broadly in line with the Rest of Central Region average. Newer freehold developments near the station, such as Lavender Residence, have transacted at S$2,294 to S$2,652 per square foot, while older leasehold stock trades at a discount. HDB resale flats near Lavender MRT have recorded a median of about S$840,000 over the past 12 months, or roughly S$815 per square foot, reflecting the premium that central-area HDB flats command.
For context, Singapore's overall condo average sits at about S$2,124 per square foot as of 2026, so Lavender's asking prices are slightly above the city-wide norm but well below the prime districts.
Schools and education
Families with primary-age children have Stamford Primary School and Bendemeer Primary School as the closest options, both within about 1.5 kilometres. Farrer Park Primary School is a similar distance to the northwest. For secondary education, Bendemeer Secondary School is roughly 1.5 kilometres away.
The area is also well placed for arts and tertiary education. Nanyang Academy of Fine Arts and Lasalle College of the Arts are both a short commute away, which partly explains the younger creative demographic that has shaped the Jalan Besar cafe and studio scene.
What is the outlook for property near Lavender?
The URA Master Plan identifies the Kallang River corridor as a transformation area, with plans for enhanced pedestrian and cycling connectivity, new recreational facilities and additional housing. The Kallang Avenue GLS site, expected to yield around 450 units, is the most concrete near-term addition to supply and will sit roughly equidistant between Lavender and Kallang MRT stations.
Jalan Besar Community Club is slated for upgraded facilities, and the broader Rochor planning area continues to see institutional investment, including the relocation of the Singapore University of Social Sciences to the former Rochor Centre site. These moves bring more foot traffic and amenities without dramatically changing the neighbourhood's built form.
Lavender's position is structurally strong: it is two MRT stops from City Hall, surrounded by conservation areas that limit high-density redevelopment, and priced below the Core Central Region. For buyers who value location and character over newness, the area offers a combination that few city-fringe stations can match.