The proximity of residential areas to traffic corridors has raised concerns among researchers regarding train-induced vibrations. Experimental studies have consistently shown variations in train-induced vibrations, which can be attributed to uncertainties and randomness in both the vibration source and propagation path. This study aims to investigate the influence factors and quantify their contributions to train-induced vibration variations through a comprehensive field measurement campaign and numerical simulations using random finite element models. During the field measurements, vibrations were recorded at the ground surface and the column base for a total of 53 passbys of the same type of metro train on parallel rail lines. Variations in train-induced vibrations caused by the source-to-receiver distance and spatially varied soil properties were analyzed and compared. Specifically, the investigation focused on the spatial variation of soil properties including elastic modulus, density and damping ratio in the topsoil and the second layer of clay, while simultaneously considering the influence of spatial variations of all three soil properties on the transmission of train-induced vibrations from the surface soil to the structural columns. Understanding these variations is crucial for the probabilistic assessment of building serviceability during train passbys. The findings of this research provide valuable insights for probabilistic prediction and evaluation of building vibration comfort.