Condos Near ACS (Junior)

School Proximity 30 min read Last reviewed

Proximity to Acs Junior is one of the highest-leverage locational variables in the Singapore property market. Primary-school proximity matters for families during the Phase 2A/2B/2C/3 registration windows; the 1km school-zone catchment is the operative threshold for the Phase 2C balloting advantage. The Ministry of Education maintains the official registration framework.

For private condo buyers in particular, proximity to Acs Junior translates to (a) immediate quality-of-life benefit during the holding period, (b) measurable rental-yield uplift via stronger tenant demand, and (c) resale-pricing premium when exiting. The premium magnitude varies: school-zone proximity premium typically runs 3–8% over equivalent units outside the 1km catchment. This private condos shortlist surfaces the developments closest to Acs Junior.

The cost framework applies uniformly: private condo buyers face BSD per the IRAS BSD, ABSD per the IRAS ABSD by buyer profile, and SORA-pegged mortgages at ~4.0% all-in via the MAS TDSR explainer framework. Use the stamp duty calculator to size your upfront cost.

TL;DR
Condos near ACS (Junior) (Primary). 153 within 1km, 635 within 2km, from $700,800.
Key Takeaways
  • School: ACS (Junior) (Primary)
  • Condos within 1km: 153
  • Cheapest recorded entry within 1km: $700,800
  • Within-1km avg PSF vs district: -15.0%
Condos within 1km
153
Cheapest entry
$700,800
Median PSF (1km)
$2,173 psf
Premium vs district
-15.0%
Walkability
96/100

Location Map

Map shows ACS (Junior) (centre) with nearby condos. MOE measures the 1km/2km priority band as a straight line to the school’s central point — confirm any address on the official OneMap School Query, not a walking-route estimate.

  • ACS (Junior)
  • CAVENAGH GARDENS
  • WATERSCAPE AT CAVENAGH
  • HIJAUAN
  • CAVENAGH LODGE
  • CAVENAGH FORTUNA
  • TOP TEN
  • EMERALD APARTMENTS
  • EMERALD HILL CONSERVATION AREA
  • 111 EMERALD HILL
  • RESIDENCES AT EMERALD HILL
  • CAIRNHILL ASTORIA
  • CAVENAGH HOUSE

What the 1km Rule Actually Means

Living within 1km of ACS (Junior) gives Singapore-citizen children the top distance-priority tier in the MOE Primary 1 (P1) ballot (Phase 2C). Three things buyers most often get wrong:

  • Distance is measured as a straight line to the school’s central point — not walking or driving distance. Verify any address on the official OneMap School Query.
  • Within 1km is not a guarantee. The most sought-after schools ballot even within the 1km citizen tier.
  • To use home-based priority you must live at the address for at least 30 months from the start of the exercise; MOE spot-checks and prosecutes false addresses.

Full mechanics — phases, balloting and the residency rule — are in the P1 registration & 1km-rule property guide.

Cheapest Units Within 1km

The most affordable way into ACS (Junior)’s 1km band, ranked by the lowest recorded transacted price. When you are buying for catchment on a budget, the entry quantum matters more than headline PSF.

Cheapest condos within 1km of ACS (Junior)
CondoDistanceCheapest (recorded)Cheapest PSFAvg PSFTenure
MOUNT SOPHIA SUITES630m$700,800$1,613 psf$1,810 psfFreehold
MACKENZIE 88670m$708,000$1,562 psf$1,674 psfFreehold
MACKENZIE 138610m$730,000$1,392 psf$1,612 psfFreehold
WILKIE 80680m$735,000$1,676 psf$1,865 psfFreehold
NEWTON EDGE890m$801,738$1,481 psf$1,930 psfFreehold
PARC SOPHIA710m$835,000$1,511 psf$1,747 psfFreehold
LIV ON WILKIE800m$850,000$1,880 psf$2,195 psfFreehold
ESTILO640m$870,000$1,529 psf$1,718 psfFreehold
THE MKZ550m$888,888$1,639 psf$1,807 psfFreehold
EMILY RESIDENCE820m$900,000$1,138 psf$1,542 psfFreehold
WHARTON VALE780m$950,000$1,266 psf$1,612 psfFreehold
ILLUMINAIRE ON DEVONSHIRE860m$950,000$2,053 psf$2,238 psfFreehold
DEVONSHIRE 12870m$955,000$1,972 psf$2,075 psfFreehold
SOPHIA HILLS810m$970,000$1,855 psf$2,088 psf99 yrs lease commencing from 2013
1919570m$1,000,000$1,574 psf$2,032 psf—

All Condos Within 1km

Every condominium within the priority-admission zone (1km) of ACS (Junior), closest first.

Condos within 1km of ACS (Junior)
CondoDistanceDistrictTenureAvg PSFWalkability
CAVENAGH GARDENS110mD9Freehold$1,524 psf90/100
WATERSCAPE AT CAVENAGH160mD9Freehold$1,998 psf100/100
HIJAUAN170mD9Freehold$2,006 psf100/100
CAVENAGH LODGE180mD9——81/100
CAVENAGH FORTUNA230mD9——81/100
TOP TEN240mD9Freehold$1,755 psf100/100
EMERALD APARTMENTS250mD9——90/100
EMERALD HILL CONSERVATION AREA250mD9Freehold$4,178 psf100/100
111 EMERALD HILL300mD9Freehold$2,318 psf90/100
RESIDENCES AT EMERALD HILL320mD9Freehold$2,127 psf90/100
CAIRNHILL ASTORIA330mD9Freehold$1,859 psf81/100
CAVENAGH HOUSE360mD9Freehold$1,900 psf86/100
ALBA370mD9Freehold$3,160 psf81/100
URBAN SUITES400mD9Freehold$2,906 psf100/100
8 HULLET410mD9—$3,079 psf100/100
THE CENTREPOINT420mD999 yrs lease commencing from 1979$2,682 psf100/100
THE LIGHT @ CAIRNHILL420mD9Freehold$2,273 psf85/100
CAIRNHILL CREST430mD9Freehold$2,214 psf90/100
CASA CAIRNHILL440mD9Freehold$2,180 psf86/100
HULLET RISE450mD9——100/100
HILLTOPS460mD9Freehold$3,330 psf81/100
CAIRNHILL CONSERVATION AREA470mD9Freehold$3,891 psf100/100
URBAN RESORT CONDOMINIUM470mD9Freehold$2,406 psf100/100
TAN CHIN TUAN MANSION480mD9——90/100
TOWNHOUSE APARTMENTS480mD999 yrs lease commencing from 1977$1,057 psf86/100
HELIOS RESIDENCES490mD9Freehold$2,394 psf85/100
THE LAURELS500mD9Freehold$2,680 psf100/100
CAIRNHILL RESIDENCES510mD9Freehold$2,492 psf86/100
CAIRNHILL NINE520mD999 yrs lease commencing from 2014$2,481 psf100/100
VIDA520mD9Freehold$2,114 psf86/100
ORCHARD SOPHIA530mD9Freehold$2,830 psf100/100
THE PEAK @ CAIRNHILL I530mD9Freehold$2,058 psf86/100
THE PROMONT530mD9Freehold$2,155 psf85/100
THE MKZ550mD9Freehold$1,807 psf100/100
CAIRNHILL PLAZA560mD9Freehold$1,889 psf90/100
1919570mD9—$2,032 psf100/100
CAVENAGH COURT570mD9Freehold$1,853 psf86/100
THE PEAK @ CAIRNHILL II570mD9Freehold$2,110 psf90/100
WILKIE COURT580mD9Freehold$1,388 psf100/100
CAIRNHILL 16590mD9Freehold$2,868 psf86/100
EQUITY HEIGHTS590mD9——100/100
WILKIE 87590mD9Freehold$1,561 psf100/100
SAPPHIRE 99600mD9——100/100
MACKENZIE 138610mD9Freehold$1,612 psf100/100
RICHMOND PARK610mD9Freehold$3,062 psf90/100
THE CAIRNHILL610mD9——86/100
THE VERMONT ON CAIRNHILL610mD9Freehold$2,401 psf86/100
8 @ MOUNT SOPHIA630mD9—$1,593 psf100/100
MOUNT SOPHIA SUITES630mD9Freehold$1,810 psf100/100
ONE OXLEY RISE630mD9Freehold$2,007 psf100/100
SOPHIA VIEW630mD9——100/100
SUITES @ SOPHIA630mD9——100/100
THE RISE @ OXLEY - RESIDENCES630mD9Freehold$2,296 psf100/100
CASA NOVACREST640mD9Freehold$1,886 psf86/100
ELIZABETH TOWER640mD9Freehold$1,884 psf90/100
ELIZABETH TOWERS640mD9——90/100
ESTILO640mD9Freehold$1,718 psf100/100
SOPHIA 98650mD9Freehold$1,868 psf100/100
ORCHARD SCOTTS660mD999 yrs lease commencing from 2001$1,757 psf96/100
RHAPSODY ON MOUNT ELIZABETH660mD9Freehold$2,098 psf90/100
WILKIE STUDIO660mD9Freehold$1,746 psf100/100
CITYVISTA RESIDENCES670mD9Freehold$2,013 psf90/100
ELIZABETH HEIGHTS670mD9Freehold$1,998 psf90/100
MACKENZIE 88670mD9Freehold$1,674 psf100/100
JIA680mD9Freehold$1,353 psf100/100
OAKWOOD STUDIOS SINGAPORE680mD9——90/100
PARC MACKENZIE680mD9Freehold$1,563 psf100/100
SUITES AT ORCHARD680mD999 yrs lease commencing from 2007$1,991 psf100/100
WILKIE 80680mD9Freehold$1,865 psf100/100
FAIRHAVEN690mD9——100/100
ORCHARD COURT690mD9993 yrs lease commencing from 1973$1,629 psf100/100
PEACE MANSION690mD999 yrs lease commencing from 1970$668 psf100/100
THE EDGE ON CAIRNHILL690mD9Freehold$2,305 psf90/100
EBER GARDENS710mD9——100/100
LE WILKIE710mD9Freehold$1,511 psf100/100
OXLEY MANSION710mD9——100/100
PARC SOPHIA710mD9Freehold$1,747 psf100/100
THE RITZ-CARLTON RESIDENCES SINGAPORE CAIRNHILL720mD9Freehold$4,150 psf90/100
WILKIE VALE720mD9——100/100
STARFIRE @ SOPHIA730mD9——100/100
WILKIE APARTMENTS730mD9——100/100
DUBLIN ROAD FLATS740mD9Freehold$1,991 psf100/100
HAUS ON HANDY750mD999 yrs lease commencing from 2018$2,695 psf100/100
VISIONCREST750mD9Freehold$2,261 psf100/100
CITYVALE760mD9Freehold$1,616 psf100/100
OXLEY NEO RESIDENCES770mD9——100/100
PARC EMILY770mD9Freehold$1,989 psf100/100
SOPHIA LODGE770mD9Freehold$1,632 psf100/100
WILKIE 48770mD9Freehold$1,567 psf100/100
KLIMT CAIRNHILL780mD9Freehold$3,548 psf85/100
OXLEY GARDEN780mD9Freehold$1,882 psf100/100
WHARTON VALE780mD9Freehold$1,612 psf100/100
HOCK MANSION790mD9Freehold$1,315 psf100/100
SOPHIA CREST790mD9——100/100
LIV ON SOPHIA800mD9Freehold$2,147 psf100/100
LIV ON WILKIE800mD9Freehold$2,195 psf100/100
NOMU800mD9Freehold$2,452 psf100/100
DUBLIN LODGE810mD9Freehold$2,527 psf100/100
NUTMEG COURT810mD9——100/100
SOPHIA HILLS810mD999 yrs lease commencing from 2013$2,088 psf100/100
EMILY RESIDENCE820mD9Freehold$1,542 psf100/100
HIGH POINT820mD9——90/100
SOPHIA RESIDENCE820mD9Freehold$1,796 psf100/100
THE METZ820mD9Freehold$2,618 psf100/100
KIM SIA COURT830mD9Freehold$2,088 psf100/100
SOPHIA FLATS830mD9——100/100
SUITES @ CAIRNHILL830mD9——100/100
THE LUXE830mD9——100/100
DEVONSHIRE RESIDENCES840mD9Freehold$2,088 psf100/100
NIVEN SUITES840mD9——100/100
DEVONSHIRE BUILDING850mD9——100/100
LLOYD COURT850mD9Freehold$1,780 psf100/100
MACKENZIE REGENCY850mD9Freehold$1,525 psf100/100
THE OXLEY850mD9——100/100
TRENDALE TOWER850mD9——90/100
ILLUMINAIRE ON DEVONSHIRE860mD9Freehold$2,238 psf100/100
KILLINEY 118860mD9Freehold$2,095 psf100/100
WILKIE REGENCY860mD9Freehold$1,699 psf100/100
BRENTWOOD870mD9——100/100
DEVONSHIRE 12870mD9Freehold$2,075 psf100/100
KIMSIA PARK870mD9Freehold$3,704 psf100/100
THE CATHAY RESIDENCE870mD9——100/100
KOPAR AT NEWTON880mD999 yrs lease commencing from 2019$2,512 psf96/100
LUCKY PLAZA880mD9Freehold$2,019 psf100/100
NIVEN LOFT880mD9——100/100
THE ATELIER880mD9Freehold$2,686 psf96/100
NEWTON EDGE890mD9Freehold$1,930 psf100/100
THE COLLECTIVE AT ONE SOPHIA890mD999 yrs lease commencing from 2023$2,759 psf100/100
OXLEY RESIDENCE900mD9Freehold$1,996 psf90/100
THE BEAUMONT900mD9Freehold$2,473 psf100/100
LLOYD SIXTYFIVE910mD9Freehold$3,801 psf100/100
THE SCOTTS TOWER910mD9103 yrs lease commencing from 2010$2,042 psf85/100
HOLLYWOOD APARTMENTS920mD9Freehold$1,903 psf100/100
THE SUITES AT CENTRAL920mD9Freehold$2,493 psf100/100
LLOYD MANSION930mD9——100/100
THE ABODE AT DEVONSHIRE940mD9Freehold$2,009 psf100/100
THE BAYRON940mD9——100/100
PARC CENTENNIAL950mD9Freehold$1,600 psf90/100
SCOTTS 28950mD9Freehold$2,285 psf85/100
VALLEY MANSION950mD9Freehold$1,764 psf100/100
THE BOTANIC ON LLOYD960mD9Freehold$2,219 psf100/100
VILLE ROYALE960mD9Freehold$1,876 psf90/100
BELLE VUE RESIDENCES980mD9Freehold$2,029 psf100/100
REIGNWOOD HAMILTON SCOTTS980mD9Freehold$2,799 psf100/100
SCOTTS SQUARE980mD9Freehold$3,393 psf100/100
ST THOMAS SUITES980mD9Freehold$2,221 psf100/100
DEANS PROPERTY CENTRE990mD9——100/100
GLOUCESTER MANSIONS990mD11Freehold$1,938 psf100/100
ONE DEVONSHIRE990mD9Freehold$2,757 psf100/100
THE BOUTIQ990mD9Freehold$2,006 psf100/100
GRANGE INFINITE1 kmD9Freehold$2,585 psf100/100
MIRO1 kmD11Freehold$1,586 psf100/100
RESIDENCES @ KILLINEY1 kmD9Freehold$2,266 psf100/100

Condos 1–2km Away

Condominiums between 1km and 2km from ACS (Junior). Homes 1–2km away still outrank beyond-2km applicants in the citizen tier, so they remain a credible second option.

Condos 1–2km from ACS (Junior)
CondoDistanceDistrictTenureAvg PSF
ROCHELLE AT NEWTON1 kmD1199 yrs lease commencing from 2008$1,792 psf
SCOTTS HIGHPARK1 kmD9Freehold$2,295 psf
ESPADA1 kmD9Freehold$2,400 psf
SAM KIANG MANSIONS1 kmD9Freehold$2,064 psf
OXLEY EDGE1 kmD9Freehold$2,005 psf
ST THOMAS COURT1 kmD9Freehold$1,921 psf
RESIDENCES AT 338A1 kmD9Freehold$2,066 psf
283 STUDIO1.1 kmD9—$1,953 psf
336 RIVER VALLEY1.1 kmD9——
NEWTON 181.1 kmD11Freehold$2,052 psf
NEWTON ONE1.1 kmD11Freehold$2,266 psf
ST THOMAS LODGE1.1 kmD9——
ST THOMAS VILLE1.1 kmD9——
THE SPINNAKER1.1 kmD11Freehold$1,717 psf
TWO8ONE STUDIO1.1 kmD9999 yrs lease commencing from 1841$2,323 psf
TEOCHEW SAIHO RESIDENCE1.1 kmD9——
LEONIE PARC VIEW1.1 kmD9Freehold$2,451 psf
PARK INFINIA AT WEE NAM1.1 kmD11Freehold$2,312 psf
SKYLINE 360 @ SAINT THOMAS WALK1.1 kmD9Freehold$2,494 psf
THE LINC1.1 kmD11Freehold$2,030 psf
VALLEY HOUSE1.1 kmD9——
VANADIUM1.1 kmD8Freehold$1,480 psf
PINE RESIDENCES1.1 kmD9——
SKYPARK1.1 kmD9Freehold$1,792 psf
SUFFOLK PREMIER1.1 kmD11Freehold$1,675 psf
SUNSHINE PLAZA1.1 kmD799 yrs lease commencing from 1997$1,463 psf
ASPEN LINQ1.1 kmD9999 yrs lease commencing from 1841$1,835 psf
CLAREMONT1.1 kmD9Freehold$2,019 psf
GRANGE HEIGHTS1.1 kmD9Freehold$1,915 psf
TRILIGHT1.1 kmD11Freehold$2,265 psf
AMARYLLIS VILLE1.1 kmD1199 yrs lease commencing from 1997$1,909 psf
ATTITUDE AT KIM YAM1.1 kmD9999 yrs lease commencing from 1841$2,129 psf
HILL HOUSE1.1 kmD9999 yrs lease commencing from 1841$3,094 psf
RIVER VALLEY COURT1.1 kmD9——
BENCOOLEN HOUSE1.1 kmD7——
CAMBRIDGE VILLAGE1.1 kmD8Freehold$1,483 psf
KENG LEE COURT1.1 kmD8Freehold$1,504 psf
KENG LEE VIEW1.1 kmD8Freehold$1,586 psf
KENG SOON BLDG1.1 kmD7——
LA CRYSTAL1.1 kmD9Freehold$2,059 psf
NEWTON 211.1 kmD11Freehold$2,111 psf
TEN @ SUFFOLK1.1 kmD11Freehold$1,664 psf
CARLYX GREEN1.1 kmD8Freehold$1,560 psf
HERTFORD MANSION1.1 kmD8Freehold$1,378 psf
LUCIDA1.1 kmD11Freehold$1,625 psf
SARKIES MANSIONS1.1 kmD10——
THE IVERIA1.1 kmD9Freehold$2,586 psf
IRIDIUM1.1 kmD11Freehold$1,792 psf
OUE TWIN PEAKS1.1 kmD999 yrs lease commencing from 2010$2,268 psf
PULLMAN RESIDENCES NEWTON1.1 kmD11Freehold$3,074 psf
SARKIES GARDENS1.1 kmD10——
THE MERLOT1.1 kmD8Freehold$1,386 psf
THE ORCHARD RESIDENCES1.1 kmD999 yrs lease commencing from 2006$3,195 psf
VALLEY LODGE1.1 kmD9——
CARLYX RESIDENCE1.2 kmD8Freehold$1,270 psf
NEW FUTURA1.2 kmD9Freehold$4,033 psf
SIN THAI HIN BUILDING1.2 kmD7——
THE IMPERIAL1.2 kmD9Freehold$2,353 psf
8 SAINT THOMAS1.2 kmD9—$2,765 psf
CLAYMORE PLAZA1.2 kmD9Freehold$1,727 psf
LA VILLE1.2 kmD15Freehold$2,321 psf
LANGSTON VILLE1.2 kmD9999 yrs lease commencing from 1841$1,859 psf
LITTLE INDIA CONSERVATION AREA1.2 kmD89999 yrs lease commencing from 1958$979 psf
NAGARATHAR BUILDING1.2 kmD9——
NEWTON IMPERIAL1.2 kmD11Freehold$1,858 psf
RIVERIA GARDENS1.2 kmD9Freehold$2,361 psf
THE LINCOLN MODERN1.2 kmD11Freehold$1,760 psf
CARLISLE COURT1.2 kmD8——
THE LINCOLN RESIDENCES1.2 kmD11Freehold$2,098 psf
WILMER HOUSE1.2 kmD9——
ASPEN HEIGHTS1.2 kmD9999 yrs lease commencing from 1841$2,156 psf
GILSTEAD TWO1.2 kmD11Freehold$2,189 psf
KING'S COURT1.2 kmD8Freehold$1,015 psf
L'VIV1.2 kmD11Freehold$2,164 psf
SARKIES GREEN1.2 kmD10——
URBANA1.2 kmD9Freehold$2,390 psf
RIVERDALE RESIDENCE1.2 kmD9——
RV ALTITUDE1.2 kmD9Freehold$2,735 psf
26 NEWTON1.2 kmD11—$2,230 psf
HMLET@PORTOFINO1.2 kmD10——
RISING SUITES1.2 kmD10Freehold$2,114 psf
THE URBANITE1.2 kmD8Freehold$1,503 psf
LUMA1.2 kmD9Freehold$1,990 psf
PASADENA1.2 kmD11Freehold$929 psf
SURREY COURT1.2 kmD11——
THE HERMITAGE1.2 kmD10Freehold$1,965 psf
THE REGALIA1.2 kmD9Freehold$2,251 psf
EURO-ASIA COURT1.2 kmD9Freehold$1,994 psf
HERTFORD COLLECTION1.2 kmD8Freehold$1,377 psf
MERA SPRINGS1.2 kmD8Freehold$1,822 psf
RIVER VALLEY CONSERVATION AREA1.2 kmD9——
WATERFORD RESIDENCE1.2 kmD9999 yrs lease commencing from 1841$1,887 psf
GOODWOOD RESIDENCE1.2 kmD10Freehold$2,674 psf
RV POINT1.2 kmD9999 yrs lease commencing from 1841$2,056 psf
SANCTUARY@NEWTON1.2 kmD11Freehold$2,701 psf
SURREY 211.2 kmD11——
VIVA1.2 kmD11Freehold$2,519 psf
BURLINGTON SQUARE1.2 kmD799 yrs lease commencing from 1996$1,459 psf
ENCHANT?‰1.2 kmD11Freehold$2,807 psf
LEONIE CONDOTEL1.2 kmD9——
SETIA RESIDENCES1.2 kmD11Freehold$2,031 psf
SURREY POINT1.2 kmD11Freehold$2,031 psf
THE CLAYMORE1.2 kmD9Freehold$3,221 psf
THE VERV @ RV1.2 kmD9Freehold$2,048 psf
VISIN APARTMENTS1.2 kmD11——
ACORN1.3 kmD9——
LEONIE GARDENS1.3 kmD999 yrs lease commencing from 1990$1,746 psf
RACE COURSE MANSION1.3 kmD8Freehold$990 psf
ROSEVALE1.3 kmD11Freehold$1,805 psf
2 RVG1.3 kmD9—$2,103 psf
EDEN1.3 kmD10Freehold$5,040 psf
MARTIN PLACE RESIDENCES1.3 kmD9Freehold$2,544 psf
THE BLISS1.3 kmD8Freehold$1,356 psf
THE MORNINGSIDE1.3 kmD9Freehold$2,033 psf
10 EVELYN1.3 kmD11—$2,598 psf
CASA MELWANI1.3 kmD11——
METRORESIDENCES NEWTON1.3 kmD11——
RESIDENCES @ EVELYN1.3 kmD11Freehold$2,254 psf
THE LUMOS1.3 kmD9Freehold$2,354 psf
THE SENTINEL1.3 kmD11——
6 DERBYSHIRE1.3 kmD11—$2,124 psf
LEONIE HILL RESIDENCES1.3 kmD9Freehold$2,301 psf
RACE COURSE 1381.3 kmD8Freehold$1,124 psf
SUITES @ NEWTON1.3 kmD11Freehold$1,916 psf
SUITES @ SURREY1.3 kmD11Freehold$1,879 psf
THE AVENIR1.3 kmD9Freehold$3,191 psf
WATERLOO VIEW1.3 kmD7Freehold$901 psf
BRISTOL LODGE1.3 kmD8Freehold$1,385 psf
PATERSON SUITES1.3 kmD9Freehold$2,661 psf
RITZ @ FARRER1.3 kmD8Freehold$1,380 psf
D'CAMBRIDGE1.3 kmD8Freehold$1,330 psf
DRAYCOTT EIGHT1.3 kmD1099 yrs lease commencing from 1997$2,083 psf
LILY TAN MANSION1.3 kmD8——
MORIMASA GARDENS1.3 kmD11Freehold$1,669 psf
THE WHARF RESIDENCE1.3 kmD9999 yrs lease commencing from 1841$2,253 psf
DERBYSHIRE HEIGHTS1.3 kmD11Freehold$1,655 psf
DORSET MANSIONS1.3 kmD8Freehold$1,271 psf
HORIZON TOWERS1.3 kmD999 yrs lease commencing from 1979$1,389 psf
LEONIE SUITES1.3 kmD999 yrs lease commencing from 2002$1,871 psf
LEONIE TOWERS1.3 kmD9Freehold$1,904 psf
THE ARC AT DRAYCOTT1.3 kmD10Freehold$2,564 psf
OLEANAS RESIDENCE1.3 kmD9Freehold$2,010 psf
ROBERTSON EDGE1.3 kmD9999 yrs lease commencing from 1841$2,034 psf
THE TATE RESIDENCES1.3 kmD9Freehold$2,886 psf
EVELYN MANSIONS1.3 kmD11Freehold$1,989 psf
J C DRAYCOTT1.3 kmD10Freehold$2,149 psf
THE BENCOOLEN1.3 kmD799 yrs lease commencing from 1995$1,578 psf
TWENTYONE ANGULLIA PARK1.3 kmD9Freehold$3,786 psf
CHANCERY COURT1.3 kmD11——
CITY STUDIOS1.3 kmD8Freehold$1,291 psf
FYVE DERBYSHIRE1.3 kmD11Freehold$2,503 psf
PATERSON LINC1.3 kmD9Freehold$2,430 psf
VIVACE1.3 kmD9999 yrs lease commencing from 1841$2,058 psf
D'EVELYN1.4 kmD11Freehold$1,844 psf
LION TOWERS1.4 kmD11Freehold$1,801 psf
RIVERSHIRE1.4 kmD9Freehold$2,240 psf
STARLIGHT SUITES1.4 kmD9Freehold$2,002 psf
THE PATERSON1.4 kmD9Freehold$2,381 psf
28 RC SUITES1.4 kmD8—$1,619 psf
LINCOLN SUITES1.4 kmD11Freehold$2,189 psf
THE TWINS1.4 kmD10Freehold$1,668 psf
THREE BUCKLEY1.4 kmD11Freehold$1,519 psf
UE SQUARE1.4 kmD9929 yrs lease commencing from 1953$2,048 psf
70@TRURO1.4 kmD8——
ADRIA1.4 kmD11Freehold$2,042 psf
FRASER RESIDENCE ORCHARD SINGAPORE1.4 kmD9——
GAMBIER COURT1.4 kmD999 yrs lease commencing from 1997$1,628 psf
ONE DRAYCOTT1.4 kmD10Freehold$3,184 psf
PATERSON RESIDENCE1.4 kmD9Freehold$2,531 psf
BALMORAL RESIDENCES1.4 kmD10Freehold$2,289 psf
BUCKLEY RESIDENCE1.4 kmD11Freehold$1,965 psf
SCULPTURA ARDMORE1.4 kmD10Freehold$5,074 psf
SKYLINE @ ORCHARD BOULEVARD1.4 kmD9Freehold$5,371 psf
THE PATERSON EDGE1.4 kmD9Freehold$2,382 psf
VOGX1.4 kmD8Freehold$1,392 psf
3 CUSCADEN1.4 kmD10—$3,893 psf
BALMORAL HEIGHTS1.4 kmD10Freehold$2,207 psf
GOODWOOD GARDENS1.4 kmD10Freehold$2,270 psf
NEWTON GEMS1.4 kmD11——
KINTA SUITES1.4 kmD8——
MARTIN MODERN1.4 kmD999 yrs lease commencing from 2016$2,743 psf
ONE CLAYMORE1.4 kmD9Freehold$1,729 psf
ORCHARD VIEW1.4 kmD9Freehold$2,666 psf
SOHO @ FARRER1.4 kmD8Freehold$1,397 psf
NEWTON LODGE1.4 kmD11Freehold$1,631 psf
ORCHARD TOWERS1.4 kmD9Freehold$1,474 psf
PICCADILLY GRAND1.4 kmD899 yrs lease commencing from 2021$2,172 psf
THE DRAYCOTT1.4 kmD10Freehold$2,190 psf
35 GILSTEAD1.4 kmD11—$2,543 psf
ANGULLIA PARK RESIDENCES @ ORCHARD1.4 kmD10Freehold$2,465 psf
ARDMORE PARK1.4 kmD10Freehold$3,981 psf
ARDMORE THREE1.4 kmD10Freehold$3,481 psf
LUXURY APARTMENTS1.4 kmD11——
RIVA LODGE1.4 kmD9——
WISMA M.T.F.A.1.4 kmD8——
YONG AN PARK1.4 kmD9Freehold$2,178 psf
JUNIPER AT ARDMORE1.4 kmD10Freehold$2,864 psf
STRATA1.4 kmD11Freehold$1,861 psf
32 GILSTEAD1.4 kmD11Freehold$3,484 psf
GOODWOOD GRAND1.4 kmD10Freehold$2,554 psf
NEWTON SUITES1.4 kmD11Freehold$2,253 psf
BOULEVARD VUE1.5 kmD10Freehold$3,084 psf
RACE COURSE BUILDING1.5 kmD8Freehold$921 psf
RACE COURSE RD/OWEN RD CON AREA1.5 kmD8——
SOHO 1881.5 kmD8Freehold$1,708 psf
THE BALMORAL SPRING1.5 kmD10Freehold$2,180 psf
THE ROBERTSON OPUS1.5 kmD9999 yrs lease commencing from 1841$3,367 psf
ZAMAN CENTRE1.5 kmD8——
BALMORAL PLAZA1.5 kmD10Freehold$1,627 psf
BIRMINGHAM MANSIONS1.5 kmD11Freehold$1,779 psf
GOODLAND BUILDING1.5 kmD8——
IRWELL HILL RESIDENCES1.5 kmD999 yrs lease commencing from 2020$2,730 psf
THE BOULEVARD RESIDENCE1.5 kmD10Freehold$2,642 psf
THE COSMOPOLITAN1.5 kmD9Freehold$2,547 psf
BUCKLEY CLASSIQUE1.5 kmD11Freehold$2,120 psf
HERITAGE APARTMENTS1.5 kmD10——
MARTIN EDGE1.5 kmD9Freehold$1,661 psf
MARTIN NO 381.5 kmD9Freehold$2,524 psf
PEPPERMINT GROVE1.5 kmD11——
RIVER GREEN1.5 kmD999 yrs lease commencing from 2024$3,138 psf
THE INSPIRA1.5 kmD9Freehold$2,203 psf
BUCKLEY 181.5 kmD11Freehold$1,862 psf
SUI GENERIS1.5 kmD10Freehold$2,358 psf
FOUR SEASONS PARK1.5 kmD10Freehold$3,201 psf
GILSTEAD 381.5 kmD11Freehold$1,601 psf
THOMSON EURO-ASIA1.5 kmD11Freehold$2,151 psf
VOLARI1.5 kmD10Freehold$2,383 psf
BALMORAL CREST1.5 kmD10Freehold$1,930 psf
CANNINGHILL PIERS1.5 kmD699 yrs lease commencing from 2021$2,946 psf
DELFI ORCHARD1.5 kmD9Freehold$1,858 psf
BALMORAL 81.5 kmD10Freehold$2,054 psf
BALMORAL PLACE1.5 kmD10——
RIVER MODERN1.5 kmD999 years leasehold$3,242 psf
THE PIER AT ROBERTSON1.5 kmD9Freehold$2,155 psf
BALMORAL LUCK1.5 kmD10——
CHANCERY CORNER1.5 kmD11——
THE ARMADALE1.5 kmD11Freehold$1,776 psf
THE GILSTEAD1.5 kmD11——
CHANCERY ESQUIRE1.5 kmD11Freehold$1,922 psf
GILSTEAD COURT1.5 kmD11Freehold$1,897 psf
GRANGE 18661.5 kmD10Freehold$3,059 psf
GRANGE 701.5 kmD10——
VILLAS @ GILSTEAD1.5 kmD11Freehold$763 psf
DESKER ROAD CONSERVATION AREA1.6 kmD8——
GILSTEAD 681.6 kmD11——
GILSTEAD BROOKS1.6 kmD11Freehold$1,181 psf
LA NOUVELLE1.6 kmD11——
MULBERRY TREE1.6 kmD11Freehold$1,741 psf
RIVERGATE1.6 kmD9Freehold$2,746 psf
IKIGAI1.6 kmD11Freehold$2,231 psf
RIVERSIDE 481.6 kmD9Freehold$1,973 psf
THE MARQ ON PATERSON HILL1.6 kmD9Freehold$4,521 psf
THE TRILLIUM1.6 kmD9Freehold$2,559 psf
VENTUNO BALMORAL1.6 kmD10Freehold$1,853 psf
ARDMORE II1.6 kmD10Freehold$3,198 psf
ARDMORE RESIDENCE1.6 kmD10——
BALMORAL GATE1.6 kmD10Freehold$2,153 psf
BELMOND GREEN1.6 kmD10Freehold$2,370 psf
BOULEVARD 881.6 kmD10Freehold$3,950 psf
MANHATTAN MANSIONS1.6 kmD10Freehold$1,905 psf
NOVENA SUITES1.6 kmD11Freehold$2,034 psf
THE HUNTINGTON1.6 kmD11Freehold$1,929 psf
THE HYDE1.6 kmD10Freehold$3,001 psf
THE OLIV1.6 kmD10Freehold$2,278 psf
BALMORAL POINT1.6 kmD10Freehold$1,754 psf
BALMORAL TOWER1.6 kmD10——
FARRER PARK SUITES1.6 kmD8Freehold$1,521 psf
OWEN COURT1.6 kmD8——
ROBERTSON 1001.6 kmD9Freehold$2,128 psf
SUITES @ OWEN1.6 kmD8Freehold$1,493 psf
THE VANTAGE1.6 kmD10——
OWEN 881.6 kmD8——
SLOANE RESIDENCES1.6 kmD10Freehold$2,903 psf
CENTENNIA SUITES1.6 kmD9Freehold$2,833 psf
GENTLE REFLECTIONS1.6 kmD11Freehold$1,146 psf
KENTISH GREEN1.6 kmD899 yrs lease commencing from 1995$1,200 psf
ST RESIDENCES NOVENA1.6 kmD11——
THREE BALMORAL1.6 kmD10Freehold$2,050 psf
TIARA1.6 kmD9Freehold$2,323 psf
GILSTEAD MANSION1.6 kmD11Freehold$1,830 psf
KENTISH COURT1.6 kmD899 yrs lease commencing from 1995$1,198 psf
GRANGE 801.6 kmD10——
KASTURINA LODGE1.6 kmD10Freehold$1,980 psf
MOULMEIN STUDIOS1.6 kmD11——
ONE BALMORAL1.6 kmD10Freehold$2,562 psf
ORION1.6 kmD10Freehold$2,254 psf
APLETON VIEW1.7 kmD11Freehold$1,886 psf
D'GROVE VILLAS1.7 kmD10Freehold$2,342 psf
NOUVEL 181.7 kmD10Freehold$3,179 psf
UP@ROBERTSON QUAY1.7 kmD999 yrs lease commencing from 2011$2,126 psf
FIVE CHANCERY1.7 kmD11Freehold$1,097 psf
MIRAGE TOWER1.7 kmD9Freehold$2,247 psf
RICH MANSIONS1.7 kmD10Freehold$1,707 psf
SPA BUILDING1.7 kmD8——
THE PRINCETON1.7 kmD10Freehold$1,943 psf
TREASURE ON BALMORAL1.7 kmD10Freehold$2,541 psf
EDEN RESIDENCES CAPITOL1.7 kmD699 yrs lease commencing from 2011$3,394 psf
LE NOUVEL ARDMORE1.7 kmD10Freehold$4,884 psf
OXFORD SUITES1.7 kmD8Freehold$1,573 psf
SUITES @ SHREWSBURY1.7 kmD11Freehold$1,921 psf
THE QUAYSIDE1.7 kmD999 yrs lease commencing from 1994$1,602 psf
THE SPRINGS1.7 kmD11Freehold$1,871 psf
1 MOULMEIN RISE1.7 kmD11—$2,111 psf
KENT RESIDENCES1.7 kmD8Freehold$1,391 psf
PALM SPRING1.7 kmD10Freehold$2,171 psf
PINE SPRINGS1.7 kmD10——
SOLEIL @ SINARAN1.7 kmD1199 yrs lease commencing from 2006$1,979 psf
THE ASTON1.7 kmD10Freehold$1,830 psf
TOMLINSON HEIGHTS1.7 kmD10Freehold$3,705 psf
VERDUN HOUSE1.7 kmD8——
GREAT WORLD CITY1.7 kmD9——
THE COLONNADE1.7 kmD10——
URBAN LOFTS1.7 kmD8Freehold$1,401 psf
8 RODYK1.7 kmD9—$2,300 psf
CHANCERY PARK1.7 kmD11Freehold$1,767 psf
KIM LIN PARK1.7 kmD10Freehold$3,128 psf
MARTINA MANSIONS1.7 kmD10Freehold$2,350 psf
NEU AT NOVENA1.7 kmD11Freehold$2,644 psf
RIVER PLACE1.7 kmD399 yrs lease commencing from 1995$1,654 psf
ST REGIS RESIDENCES SINGAPORE1.7 kmD10999 yrs lease commencing from 1995$2,522 psf
THE RANZ1.7 kmD8Freehold$2,269 psf
CITY EDGE1.7 kmD11Freehold$1,804 psf
HALLMARK RESIDENCES1.7 kmD10Freehold$2,055 psf
KENTISH LODGE1.7 kmD899 yrs lease commencing from 1995$1,180 psf
MUTIARA CREST1.7 kmD10Freehold$1,927 psf
R66 APARTMENTS1.7 kmD8Freehold$1,438 psf
RANGOON APARTMENTS1.7 kmD8Freehold$1,284 psf
RANGOON COURT1.7 kmD8——
ROBERTSON BLUE1.7 kmD9Freehold$2,101 psf
SAM LEONG MANSION1.7 kmD8——
TALIB COURT1.7 kmD7——
1 NASSIM1.7 kmD10——
CUSCADEN RESIDENCES1.7 kmD10Freehold$2,487 psf
LA MAISON1.7 kmD11Freehold$1,859 psf
LOFT @ RANGOON1.7 kmD8Freehold$1,482 psf
PERFECT TEN1.7 kmD10Freehold$3,063 psf
SUITES 1231.7 kmD8Freehold$1,507 psf
TALIB CENTRE1.7 kmD7——
THE POST1.7 kmD7——
BARKER VILLE1.7 kmD11Freehold$904 psf
BEACH ROAD CONSERVATION AREA1.7 kmD7——
HEAP SENG HOUSE1.7 kmD7——
NOVENA GARDENS1.7 kmD11——
RANGOON 881.7 kmD8Freehold$1,516 psf
RV SUITES1.7 kmD10Freehold$1,870 psf
THE M1.7 kmD799 yrs lease commencing from 2019$2,751 psf
THE MONTANA1.7 kmD10Freehold$2,011 psf
PRISTINE HEIGHTS1.7 kmD8Freehold$1,578 psf
TRIBECA1.7 kmD9Freehold$2,375 psf
WATERMARK ROBERTSON QUAY1.7 kmD9Freehold$2,142 psf
GENTLE VILLAS1.8 kmD1199 yrs lease commencing from 1993$1,438 psf
KELLOCK LODGE1.8 kmD10Freehold$1,799 psf
MERGUI MANSIONS1.8 kmD8——
NOVELIS1.8 kmD11Freehold$1,832 psf
SPRING GROVE1.8 kmD1099 yrs lease commencing from 1991$1,704 psf
TAN SEE SWAN & SONS BUILDING1.8 kmD7——
HERITAGE PLACE1.8 kmD7——
MAPLE LEAF ELITE 11.8 kmD8——
THE TOMLINSON1.8 kmD10Freehold$2,422 psf
TREASURE LOFT1.8 kmD11Freehold$1,378 psf
UPTOWN @ FARRER1.8 kmD899 yrs lease commencing from 2017$1,903 psf
21 ANDERSON1.8 kmD10—$4,885 psf
M51.8 kmD10Freehold$2,084 psf
MIDTOWN MODERN1.8 kmD799 yrs lease commencing from 2019$2,838 psf
PROMENADE PEAK1.8 kmD399 yrs lease commencing from 2024$2,982 psf
SPRING RESIDENCES1.8 kmD10——
AN CHUAN BUILDING1.8 kmD7——
AVALON1.8 kmD10Freehold$2,113 psf
FERRELL RESIDENCES1.8 kmD10Freehold$2,052 psf
KUM HING COURT1.8 kmD10Freehold$2,465 psf
LIANG SEAH COURT1.8 kmD7——
LIANG SEAH PLACE1.8 kmD7——
CLIVEDEN AT GRANGE1.8 kmD10Freehold$2,798 psf
CLYDES RESIDENCE1.8 kmD8Freehold$1,441 psf
GISBORNE LIGHT1.8 kmD10Freehold$1,698 psf
MAPLE LEAF ELITE 21.8 kmD8——
NASSIM JADE1.8 kmD10Freehold$2,679 psf
RIVER VALLEY APARTMENTS1.8 kmD10Freehold$1,695 psf
CITY SQUARE RESIDENCES1.8 kmD8Freehold$1,897 psf
MOULMEIN COURT1.8 kmD11Freehold$1,548 psf
NOVENA REGENCY1.8 kmD11Freehold$1,774 psf
PINETREE CONDOMINIUM1.8 kmD10Freehold$1,860 psf
TANQUEELAN SUITES1.8 kmD7999 yrs lease commencing from 1827$1,792 psf
TONG GUAN BUILDING1.8 kmD8——
8 FARRER SUITES1.8 kmD8—$1,611 psf
CITYSCAPE @FARRER PARK1.8 kmD8Freehold$1,561 psf
EWE BOON REGENT1.8 kmD10Freehold$1,862 psf
MELROSE PARK1.8 kmD10999 yrs lease commencing from 1877$2,451 psf
RESIDENCE 81.8 kmD10Freehold$753 psf
WING ON LIFE GARDEN1.8 kmD10Freehold$2,341 psf
CITIGATE RESIDENCE1.8 kmD8Freehold$1,385 psf
FORTE SUITES1.8 kmD8Freehold$1,827 psf
GRAMERCY PARK1.8 kmD10Freehold$2,997 psf
HANA1.8 kmD10——
NASSIM LODGE1.8 kmD10Freehold$2,853 psf
PARK NOVA1.8 kmD10Freehold$4,731 psf
75BR1.8 kmD7—$1,542 psf
CHERRYLOFT1.8 kmD8——
DRAGON VIEW PARK1.8 kmD10Freehold$2,355 psf
GARDENVILLE1.8 kmD10Freehold$2,080 psf
MUTIARA VIEW1.8 kmD10Freehold$2,144 psf
ZENITH1.8 kmD10999-year leasehold$2,023 psf
ZYON GRAND1.8 kmD399 yrs lease commencing from 2024$3,056 psf
HIGH STREET CENTRE1.8 kmD699 yrs lease commencing from 1969$1,801 psf
JOOL SUITES1.8 kmD8Freehold$1,626 psf
LATITUDE1.8 kmD10Freehold$2,592 psf
MILL POINT1.8 kmD10999 yrs lease commencing from 1877$2,083 psf
RANGOON VIEW1.8 kmD8Freehold$1,057 psf
THE 1011.8 kmD7——
THE RIVERSIDE PIAZZA1.8 kmD199 yrs lease commencing from 1992$1,586 psf
BELLERIVE1.9 kmD10Freehold$2,035 psf
JALAN BESAR PLAZA1.9 kmD8——
RIVERWALK APARTMENTS1.9 kmD199 yrs lease commencing from 1980$1,622 psf
STELLAR RV1.9 kmD10Freehold$1,871 psf
BLISS REGALIA1.9 kmD8Freehold$1,280 psf
CHELSEA GARDENS1.9 kmD10Freehold$1,863 psf
CUSCADEN RESERVE1.9 kmD1099 yrs lease commencing from 2018$3,071 psf
JUNIPER HILL1.9 kmD10Freehold$2,848 psf
NASSIM 91.9 kmD10Freehold$3,226 psf
ONE TREE HILL COLLECTION1.9 kmD10Freehold$3,492 psf
HONG BUILDING1.9 kmD8Freehold$1,041 psf
ASIMONT VILLAS1.9 kmD11——
DUO RESIDENCES1.9 kmD799 yrs lease commencing from 2011$2,205 psf
RV EDGE1.9 kmD10Freehold$2,017 psf
STUDIO 31.9 kmD10Freehold$1,819 psf
STUDIOS @ MARNE1.9 kmD8Freehold$1,405 psf
UNION SQUARE RESIDENCES1.9 kmD199 yrs lease commencing from 2024$3,081 psf
120 GRANGE1.9 kmD10—$2,855 psf
BARKER 91.9 kmD11Freehold$1,026 psf
CHARLESTON1.9 kmD10Freehold$2,031 psf
HONOLULU TOWER1.9 kmD10Freehold$2,147 psf
ORCHARD BEL AIR1.9 kmD1099 yrs lease commencing from 1980$1,504 psf
THE CITRON RESIDENCES1.9 kmD8Freehold$1,808 psf
THE MERCURY1.9 kmD10Freehold$2,058 psf
ONE TREE HILL MANSIONS1.9 kmD1099 yrs lease commencing from 1973$1,410 psf
PINEWOOD GARDENS1.9 kmD10Freehold$2,200 psf
RV RESIDENCES1.9 kmD10999 yrs lease commencing from 1877$2,249 psf
3 ORCHARD BY-THE-PARK1.9 kmD10—$3,679 psf
CHATEAU LE FAME1.9 kmD10Freehold$1,998 psf
NASSIMVILLE1.9 kmD10——
THE BALMORAL1.9 kmD10Freehold$1,861 psf
MOUNT ROSIE VILLAS1.9 kmD11——
VALLEY PARK1.9 kmD10999 yrs lease commencing from 1877$2,090 psf
LOTUS AT BARKER1.9 kmD11——
REGENCY LODGE1.9 kmD10Freehold$1,852 psf
BEVERLY HILL2 kmD10Freehold$2,383 psf
QUEENSBERRY LODGE2 kmD10Freehold$1,407 psf
RAINBOW MANSION2 kmD10——
SOUTH BEACH RESIDENCES2 kmD799 yrs lease commencing from 2007$3,689 psf
THE CLAYTON2 kmD10——
THE RESIDENCES AT BARKER2 kmD11—$2,161 psf
BEAUFORT ON NASSIM2 kmD10Freehold$2,692 psf
CYAN2 kmD10Freehold$2,478 psf
SAGE2 kmD10Freehold$3,063 psf
SHANGHAI ONE2 kmD10Freehold$1,857 psf
SHANGRI-LA RESIDENCES2 kmD10——
ST MARTIN'S2 kmD10Freehold$2,355 psf
GOLDHILL GARDENS2 kmD11Freehold$2,330 psf
LE SOMME2 kmD8Freehold$1,615 psf
LOFT @ NATHAN2 kmD10Freehold$1,823 psf
MIDTOWN BAY2 kmD799 yrs lease commencing from 2018$3,220 psf
NATHAN SUITES2 kmD10Freehold$2,305 psf
ONE TREE HILL RESIDENCE2 kmD10Freehold$2,327 psf
THREE THREE ROBIN2 kmD10Freehold$2,249 psf
CHIVERTON2 kmD10Freehold$1,825 psf
GOLDHILL TOWERS2 kmD11Freehold$2,226 psf
KERRISDALE2 kmD899 yrs lease commencing from 1998$1,400 psf
NATHAN RESIDENCES2 kmD10Freehold$1,884 psf
REGENCY PARK2 kmD10Freehold$2,161 psf
THE LADYHILL2 kmD10Freehold$2,493 psf
THE ORANGE GROVE2 kmD10Freehold$2,076 psf
GRANGE ROAD APARTMENTS2 kmD10——
ONE CHATSWORTH2 kmD10Freehold$1,911 psf
PARC SOMME2 kmD899 yrs lease commencing from 2008$1,633 psf
ROBIN REGALIA2 kmD10Freehold$1,883 psf
TANGLIN RESIDENCES2 kmD10Freehold$2,000 psf
BARKER TERRACES2 kmD11——
CITY LOFT2 kmD8Freehold$1,673 psf
GOLDHILL GARDEN2 kmD11Freehold$2,688 psf
MONTROSE TERRACE2 kmD11——
ST MARTIN RESIDENCE2 kmD10Freehold$2,202 psf
THE SOLITAIRE2 kmD10Freehold$2,216 psf

Family-Friendly Condos (3BR+ Available)

Condos within 1km of ACS (Junior) with a track record of 3-bedroom or larger transactions — the layouts most families actually need.

Family-sized condos near ACS (Junior)
CondoDistanceDistrictAvg PSF
CAVENAGH GARDENS110mD9$1,524 psf
WATERSCAPE AT CAVENAGH160mD9$1,998 psf
TOP TEN240mD9$1,755 psf
EMERALD HILL CONSERVATION AREA250mD9$4,178 psf
111 EMERALD HILL300mD9$2,318 psf
RESIDENCES AT EMERALD HILL320mD9$2,127 psf
CAIRNHILL ASTORIA330mD9$1,859 psf
CAVENAGH HOUSE360mD9$1,900 psf
ALBA370mD9$3,160 psf
URBAN SUITES400mD9$2,906 psf
THE CENTREPOINT420mD9$2,682 psf
THE LIGHT @ CAIRNHILL420mD9$2,273 psf

Overlapping School Catchments

A home sitting within 1km of two popular primary schools is the strongest catchment play there is — it widens your P1 options and tends to hold demand best on resale. Other schools whose catchment overlaps ACS (Junior):

The School-Proximity Premium

Condos within 1km of ACS (Junior) transact at an average $2,173 psf PSF — about -15.0% below the surrounding district average of $2,558 psf.

Be honest with yourself about that premium. Rigorous studies put the pure school effect at roughly 2–4% for most schools (higher for a handful of elite catchments), and MRT access, lease decay and project age routinely move price more than the school does. Buy the home on its own merits first and treat the catchment as a bonus, not the whole thesis.

Rent vs Buy Within 1km

Some families rent within 1km purely to secure the P1 distance tier. It is legitimate, but weigh it carefully:

  • The 30-month residency rule applies to renters too — you must genuinely live at the address for about 30 months from the start of the exercise.
  • MOE runs address spot-checks and has prosecuted parents for false declarations.
  • A caregiver’s address within 1km is downgraded to the 1–2km tier — it does not buy you the top band.
  • Buying instead locks the address in permanently and captures any catchment appreciation, but ties up capital and stamp duty.
🧮Rent or buy near ACS (Junior)? Model both with the Buy-vs-Rent calculator→

The private condos list ranked by distance to Acs Junior is sorted by walking-distance, not as-the-crow-flies. Singapore’s urban form — built around limited road grids, MRT alignment, and walkway connectivity — means actual walking distance can be 1.3–1.8x the straight-line distance. Each unit’s rated distance reflects this real-walking-distance computation.

Within the shortlist, individual private condos differ on (a) tenure type (mix of freehold, 999-year, and 99-year leasehold), (b) unit-type mix (studio / 1BR / 2BR / 3BR / 4BR), (c) MCST or S&CC fees (for condos vs HDB), and (d) age + facilities standard. The proximity-premium is one variable; the comprehensive evaluation needs all of these. Use the comparison tool to place 2–3 candidates side-by-side on price, PSF, yield, and walkability score.

Cross-reference the list against URA (for private condo transacted caveats) or the HDB resale portal (for HDB resale transactions) to verify recent per-unit transacted prices. The proximity-premium varies by district and demand cohort; well-connected RCR / OCR with strong upgrader demand tends to see the highest premium, while super-prime CCR sees a smaller relative premium because PSF is already high.

The distance-vs-price curve for Acs Junior typically follows a step-function: units 0–500m command the full premium (5–10% for MRT, 3–8% for schools), units 500m–1km command a partial premium (3–5%), and units 1km+ command little to no premium. For yield-focused buyers, the 500m–1km band can offer the best yield-to-price tradeoff — close enough for tenant-demand support but priced below the premium-floor 0–500m tier.

The 1km school-zone threshold is binary in regulatory terms (you either qualify for Phase 2C balloting advantage or you don’t), so for family-stage buyers the cliff is meaningful. For MRT-proximity there’s no equivalent binary threshold, but the walking-time-tolerance threshold typically sits around 8–10 minutes — buyers tolerate longer walks if the segment is otherwise compelling.

Within the shortlist, value-buyers should look for: (a) older private condos in the 500m–1km band with strong fundamentals (freehold tenure or good unit-mix) that are priced below the proximity-premium-floor adjacent stock; (b) private condos in projects where MCST or S&CC fees are lower than comparable proximity-tier stock; (c) units on lower floors in private condos with good orientation, where the floor-band discount partially offsets the proximity-premium. The price heatmap visualises district-level PSF concentration; cross-reference with the URA Property Price Index for cycle context.

FAQ

How many condos are within 1km of ACS (Junior)?
There are 153 condominiums within 1km of ACS (Junior) and 635 within 2km. The cheapest recorded entry within 1km is around $700,800.
Does living within 1km of ACS (Junior) guarantee a Primary 1 place?
No. Living within 1km gives Singapore-citizen children the top distance-priority tier in Phase 2C, but the most oversubscribed schools still ballot even within the 1km tier. Proximity improves your odds; it does not guarantee a place.
How is the 1km distance to ACS (Junior) measured?
MOE uses the straight-line (as-the-crow-flies) distance from your home to the school's central reference point — not walking or driving distance, and not a Google Maps estimate. Verify any specific address on the official OneMap School Query tool.
Can I rent within 1km of ACS (Junior) just to secure priority?
You can, but the same 30-month residency rule applies to renters: you must genuinely live at the address for about 30 months from the start of the exercise. MOE runs address spot-checks and has prosecuted false declarations, and a caregiver's address within 1km is downgraded to the 1–2km tier.
Do condos near ACS (Junior) cost more?
Condos within 1km average about $2,173 psf PSF, roughly -15.0% below the district average of $2,558 psf. The pure school effect is usually a few percent; MRT access, lease and project age often matter more.
How does cooling-measure environment affect this list?

The post-April-2023 cooling-measure regime (foreigner ABSD 60%, SC second-property ABSD 20%, TDSR 55%) shapes demand-side composition across all districts. Proximity premium remains structural, but the absolute price level reflects the broader demand-supply equilibrium. See IRAS ABSD and the MAS TDSR explainer.

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Methodology & Sources

Numbers in this article reflect the latest available data and update as new data becomes available.

Transaction data sourced from URA.

  • Distances use the haversine (straight-line) formula, matching how MOE measures home-school distance.
  • School locations from MOE; condo prices from URA caveats.
  • P1 phases, 1km/2km priority and balloting outcomes: always verify on the official MOE and OneMap School Query pages.

Outlier-resistant medians anchor every PSF figure shown above. Volume counts are exact transaction tallies, not estimates.

Best suited for

Best for — P1 school balloting families Families with young children Tuition-belt families International school families
Tags: Primary School Proximity

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