14 affordable properties within 1km of top primary schools in Singapore

Updated: 20 min read

Are you really a Singaporean parent if you don’t get caught in the ‘kiasu‘ trap when it comes to enrolling your child into a top primary school? While it’s natural for every parent to want what’s best for their children, uprooting their entire lives for their child to attend a good primary school is definitely taking parenting to the next level.

There are many reasons why parents gun for a particular school. Some want their kids to study in their alma mater as a way to preserve the family tradition of having generations graduate from the same school. Others might be eyeing a branded school as they see it as a major key in giving their child a strong head start in life by building important connections early and having access to better co-curricular activities.

If you think pre-school jitters only affect the students, you’d be wrong – parents facing the impending decision of picking a primary school are definitely feeling the heat, perhaps even more than the children themselves.

Primary school registration criteria

The admission criteria for getting into a primary school give priority admission to children living closer to their preferred school. They have a higher chance of being admitted due to their close proximity, versus those living outside the specified radius.

According to MOE, this Home-School Distance (HSD) rule prioritises the educational interest of the child so that they can spend less time on daily commuting and more time pursuing other interests, as well as for the convenience of the family.

Since 2022, MOE has changed the HSD rule. Previously, the rule was calculated based on a specific reference point from within the school compound. However, MOE has expanded this reference point, calculating the shortest distance from the School Land Boundary (SLB) to the applicant’s home instead.

This has resulted in an increase of the number of homes that fall within the 1km radius of schools by an average of 10 per cent, which means more children might qualify to attend schools near their homes.

Parents can use the Singapore Land Authority’s SchoolQuery tool to find out if their home lies within the 1km or 2km radius of their chosen school.

Facing stiffer competition

Another change is the combining of Phases 2A1 and 2A2 in tandem with doubling the current 20 places reserved in Phase 2C of the primary school intake. Phase 2C is the open category for those without prior links with the school. This is usually the most competitive phase, compared to the other phases, where places are reserved for children with siblings in the school or alumni associations.

Those with prior links to schools now have less advantage in MOE’s bid to make the admission process fairer.

When schools are oversubscribed, the school will run a ballot, which is essentially a lottery where the likely advantage you have is the proximity of your residence to the school.

In the face of such fierce competition, many parents have (and will) move to within 1km of a chosen primary school years ahead of time.

If you’re one such parent looking to purchase a property to be closer to your child’s preferred school, we’ve got you.

Here are the most affordable properties that are closest in proximity to 14 popular primary schools. (Disclaimer: At the time of writing this article, the properties listed below were the most affordable in their respective areas. Do check out our 99.co portal and filter according to the lowest price to find more accurate listings.)

This list is compiled based on other lists online. It takes into consideration the various offerings each school has such as the Gifted Education Programme (GEP), Special Assistance Plan (SAP) and popularity of each school during the Primary 1 registration phase.

With 99.co‘s user-friendly interface, finding a place near your preferred primary school has never been easier. The filters tell you exactly the distance between the property to the school, making it a breeze to shortlist your desired units.

Homes near school filter on 99.co
On 99.co, you can search for available homes near a particular school of your choice.

The following primary schools are listed in alphabetical order.

  • Ai Tong School
  • Anglo-Chinese School (Primary)
  • CHIJ St Nicholas Girls’ School (Primary)
  • Catholic High School (Primary)
  • Henry Park Primary School
  • Holy Innocents’ Primary School
  • Nan Hua Primary School
  • Nanyang Primary School
  • Pei Hwa Presbyterian Primary School
  • Raffles Girls’ Primary School
  • Rosyth School
  • Singapore Chinese Girls’ Primary School
  • St. Hilda’s Primary School
  • Tao Nan School
top primary schools in singapore
If you’re a parent looking to enrol your child into Primary 1, we’ve compiled a list of schools and properties within a 1km radius for you.

The prices we’ve listed are based on transactions in the past one year. We’ve filtered them to condos with at least 2 bedrooms and 3-room HDB flats onwards as they would fit families with children. 

The distances (walking or driving) are also estimates.

If you’re unable to find a suitable or preferred listing (within 1km, or >1 to 2km of a particular school), you can do additional filtering on 99.co (by typing the school’s name and doing a price range filter). This will allow you to narrow your search and find the home you’re looking for.

Properties within 1km of top primary schools in Singapore

Ai Tong School

One of the most frequently oversubscribed schools in Singapore is Ai Tong School – a former Chinese-medium school that places a strong emphasis on the learning of Chinese culture, language and values.

There are many HDBs and condos scattered around the school’s vicinity, with the nearest one being a short 5-minute walk away.

Most Affordable:

22 Sin Ming Road
Project type: HDB 3-room flat
TOP: 1973
Price range: Approx. S$325,000
Average PSF: S$428
Distance from school: 799m (Walking)

Closest Proximity:

Bishan Point
Project type: 99-year leasehold condo
TOP: 2005
Price range: S$1.168M ~ S$2.83M
Average PSF: S$1,277
Distance from school: 130m (Walking)


Anglo-Chinese School (Primary)

Founded in 1886 as an extension of the Methodist Church, Anglo-Chinese School got its name from conducting lessons in English at night and Chinese in the afternoon. This boys’ school is a popular institution with an extensive list of notable alumni, including cabinet ministers Vivian Balakrishnan and Tharman Shanmugaratnam.

Most of the properties around ACS Primary are private properties, which can cost a pretty penny.

Most Affordable:

Loft @ Stevens
Project type: Freehold condo
TOP: 2014
Price range: S$1M ~ S$2.38M
Average PSF: S$2,270
Distance from school: 2.2km (Driving)

Closest Proximity:

Five Chancery
Project type: Freehold landed
TOP: 2011
Price range: S$7.489M
Average PSF: S$1,150
Distance from school: 500m (Walking)

 

In 2030, Anglo-Chinese School (Primary) will be relocating from its current site at Barker Road to Tengah, which is 12km away. 

Some of the properties that will fall within a 1km radius of the future ACS (Primary) in Tengah are Copen Grand EC and several BTO projects like Parc Glen, Parc Clover and Parc Residences

Two upcoming EC projects, Altura EC and a GLS site at Bukit Batok West Ave 5 will also be within 1km of ACS (Primary) Tengah. 

CHIJ St Nicholas Girls’ School (Primary)

Established in 1933, CHIJ St Nicholas Girls’ School (SNGS) is a government-aided autonomous Catholic girls’ school. This popular primary school is situated in Ang Mo Kio, with the aptly named Saint Nicholas View landed housing estate and The Panorama condo conveniently located nearby.

Most Affordable:

225 Ang Mo Kio Ave 1

Project type: HDB 3-room flat
TOP: 1978
Price range: Approx. S$350,000
Average PSF: S$479
Distance from school: 803m (Walking)

Closest Proximity:

The Panorama

Project type: 99-year leasehold condo
TOP: 2019
Price range: S$1.14M ~ S$3.98M
Average PSF: S$1,786
Distance from school: 245m (Walking)

 

Catholic High School (Primary)

With affiliations to Catholic High School (Secondary) and Catholic Junior College, you can rest assured that your son will have a strong continued education, especially with Catholic High School (Secondary) advantageously situated right next door.

You can take your pick from the many HDB listings within the 1km vicinity, with Natura Loft just a stone’s throw away from the school.

Most Affordable:

22 Sin Ming Road
Project type: HDB 3-room flat
TOP: 1973
Price range: Approx. S$325,000
Average PSF: S$428
Distance from school: 673m (Walking)

Closest Proximity:

Natura Loft
Project type: HDB
TOP: 2011
Price range: S$920,000 ~ S$1.33M
Average PSF: S$959
Distance from school: 229m (Walking)

 

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Henry Park Primary School

Located at Holland Grove Road, Henry Park Primary School is a co-ed school established in 1977. The school offers the GEP and has been very popular during the Primary One Registration exercise. 

Henry Park Primary is located close to the private properties at Mount Sinai neighbourhood and HDB flats in the Ghim Moh area. 

Most Affordable:

Ghim Moh Green
Project type: HDB 3-room flat
TOP: 1976
Price range: S$385,000 ~ S$440,000
Average PSF: S$547
Distance from school: 579m (Walking)

Closest Proximity:

Parksuites
Project type: 110-year leasehold condo
TOP: 2023
Price range: S$1.31M ~ S$6.31M
Average PSF: S$2,258
Distance from school: 150m (Walking)

 

Holy Innocents’ Primary School

Holy Innocents’ Primary School is a co-ed school situated in Hougang. As an SAP school, it places a strong focus on the development and preservation of Chinese culture, offering co-curricular activities such as Chinese Culture and Language as well as Chinese Weiqi.

To increase your chances of scoring a spot at Holy Innocents’ Primary School, choose from the many HDB resale flats in the area, or go with condo projects such as Midtown Residences or Trilive.

Most Affordable:

6 Hougang Avenue 3
Project type: HDB 3-room Flat
TOP: 1975
Price range: Approx. S$325,000
Average PSF: S$512
Distance from school: 467m (Walking)

Closest Proximity:

Naung Residence
Project type: 99-year leasehold condo
TOP: 2015
Price range: S$1.1M ~ S$1,68M
Average PSF: S$1,455
Distance from school: 199m

 

Nan Hua Primary School

Located in the west of Singapore, Nan Hua Primary School is a government-aided mixed school. The nearest properties to NHPS would be The Trilinq and Blk 201 and 203 across the street.

A new 99-year leasehold condo (Parc Clematis) is set to TOP this year, so you can start planning your child’s Primary 1 registration ahead of time.

Most Affordable:

West Coast Vista
Project type: HDB 3-room flat
TOP: 1978
Price range: S$340,000 ~ S$540,000
Average PSF: S$472
Distance from school: 793m (Walking)

Closest Proximity:

The Trilinq
Project type: 99-year leasehold condo
TOP: 2017
Price range: S$1.093M ~ S$4.8M
Average PSF: S$1,610
Distance from school: 98m (Walking)

 

Nanyang Primary School

One of the perennially popular primary schools is none other than Nanyang Primary School. This school boasts an elite Bukit Timah postal code, which means most of the properties within the 1km radius come with hefty price tags.

However, not all hope is lost – you may find some resale HDB flats within 800m of the school on Queen’s Road and Farrer Road.

Most Affordable:

Farrer Gardens
Project type: HDB 3-room flat
TOP: 1974
Price range: S$490,000 ~ S$650,000
Average PSF: S$597
Distance from school: 225m (Walking)

Closest Proximity:

King’s Garden
Project type: 999-year leasehold landed houses
TOP: 1976
Price range: S$4.07M ~ S$14.08M
Average PSF: S$2,300
Distance from school: 119m (Walking)

 

Pei Hwa Presbyterian Primary School

Founded in 1889, Pei Hwa Presbyterian Primary School was founded with the purpose of providing free education to those living in the villages around the Bukit Timah area. The school started out as a Teochew-medium school and is now an SAP school. It’s one of the most popular non-GEP primary schools. 

The school is situated near the HDB flats in Toh Yi Drive, which has seen a couple of million-dollar executive maisonettes. 

Most Affordable:

Toh Yi Gardens
Project type: HDB 4-room flat
TOP: 1988
Price range: S$698,000 ~ S$1.428M
Average PSF: S$708
Distance from school: 279m (Walking)

Closest proximity:

The Reserve Residences
Project type: 99-year leasehold condo
TOP: 2026
Price range: TBA
Average PSF: TBA
Distance from school: 233m (Walking)

 

Raffles Girls’ Primary School

Located within the cluster of choice primary schools in Bukit Timah, Raffles Girls’ Primary School is easily one of the most recognisable girls’ schools in Singapore. Properties within a 1km radius include Hillcrest Villa, Dunearn 386 and Duchess Crest.

Most Affordable:

Fourth Avenue Residences
Project type: 99-year leasehold condo
TOP: 2022
Price range: S$1.63M ~ S$3.83M
Average PSF: S$2,536
Distance from school: 1km (Driving)

Closest Proximity:

Hillcrest Villa
Project type: 99-year leasehold landed
TOP: 2009
Price range: S$2.88M ~ S$4.03M
Average PSF: S$1,190
Distance from school: 150m (Walking)

 

Rosyth School

Nestled in the heartland neighbourhood of Serangoon North, Rosyth School is surrounded by plenty of affordable housing options as it is located within an HDB estate.

If you prefer living in a private condominium, fret not as you can choose from several projects such as Regent Ville and Hundred Palms Residences.

Most Affordable:

631 Hougang Ave 8
Project type: HDB 3-room flat
TOP: 1985
Price range: S$349,000 ~ S$388,000
Average PSF: S$516
Distance from school: 765m (Walking)

Closest Proximity:

520 Serangoon North Ave 4
Project type: HDB Executive Maisonette
TOP: 1992
Price range: Approx. S$980,000
Average PSF: S$584
Distance from school: 171m (Walking)

Condo in closest proximity:

Regentville
Project type: 99-year leasehold condo
TOP: 2000
Price range: S$830,000 ~ S$1.5M
Average PSF: S$908
Distance from school: 354m (Walking)

 

Singapore Chinese Girls’ Primary School

Singapore Chinese Girls’ Primary School is a prestigious educational institution that is highly regarded as one of the elite choices amongst Singaporean parents.

Some of the housing options nearby include Honolulu Tower, One Balmoral and Robin Residences.

Most Affordable:

Loft @ Stevens
Project type: Freehold condo
TOP: 2014
Price range: S$1M ~ S$2.38M
Average PSF: S$2,270
Distance from school: 371m (Walking)

Closest Proximity:

Robin Residences
Project type: Freehold condo
TOP: 2016
Price range: S$1.32M ~ S$4.865M
Average PSF: S$2,324
Distance from school: 191m (Walking)

 

St. Hilda’s Primary School

Despite its location in a modest HDB estate, St Hilda’s Primary School has consistently been ranked as one of the top primary schools in Singapore for many years.

This is an ideal option for parents who are looking to enrol their child in a good school, without the burden of forking out a fortune to live in a pricey neighbourhood such as Bukit Timah.

Most Affordable:

Tampines Polyview
Project type: HDB 3-room Flat
TOP: 1988
Price range: Approx. S$409,000
Average PSF: S$513
Distance from school: 342m (Walking)

Closest Proximity:

Tampines Arcadia
Project type: HDB 4-room Flat
TOP: 1995
Price range: S$598,000 ~ S$988,000
Average PSF: S$551
Distance from school: 297m (Walking)

 

Conclusion

Parents should keep in mind that while having a residential address within the proximity radius of their preferred primary school could increase the chances of admission, it is not an automatic guarantee.

Instead, the focus should be on finding a school that will provide support and exposure in the areas of their child’s interests.

This is in line with former Education Minister Heng Swee Keat’s belief of “every school a good school”, as mentioned in his speech during Budget 2014.

Former Education Minister Ong Ye Kung echoed his sentiments with the statement, “We must define a good school from the perspective of the child. If a school meets the needs of the child, it is a good school – never mind if it is not popular or branded.”

[Featured image by Choo Yut Shing on Flickr] [Additional reporting by Faruq Senin]

 


Do you agree that every school is a good school? Let us know in the comments section below. 

If you found this article helpful, check out our 12 new launch condos within 1km of popular schools and Top tips for getting your child into popular primary schools.



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Comments

    • Han

      Article is titled “12 affordable properties within 1km of top primary schools in Singapore” but many of the properties are neither within 1km, and if they are, are certainly not “affordable” to the majority of Singaporeans. If the properties are not even within 1km, the chances of getting into these popular primary schools are as good as 0%.

      So the title is just a click-bait.

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