Condos Near ACS (Junior)

School Proximity 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.

By ShiokNest Data TeamUpdated
Key Takeaways
  • School: ACS (Junior) (Primary)
  • Condos within 1km: 149
  • Condos within 2km: 615
  • Family-friendly (3BR+): 6

Condos Within 1km

Condos within the priority admission zone (1km) of ACS (Junior).

Condos within 1km of ACS (Junior)
CondoDistanceDistrictTenureAvg PSF
CAVENAGH GARDENS110mD9Freehold$1,524 psf
WATERSCAPE AT CAVENAGH160mD9Freehold$1,994 psf
HIJAUAN170mD9Freehold$2,006 psf
CAVENAGH LODGE180mD9——
CAVENAGH FORTUNA230mD9——
TOP TEN240mD9Freehold$1,755 psf
EMERALD APARTMENTS250mD9——
EMERALD HILL CONSERVATION AREA250mD9Freehold$4,178 psf
111 EMERALD HILL300mD9Freehold$2,318 psf
RESIDENCES AT EMERALD HILL320mD9Freehold$2,335 psf
CAIRNHILL ASTORIA330mD9Freehold$1,859 psf
CAVENAGH HOUSE360mD9Freehold$1,900 psf
ALBA370mD9Freehold$3,160 psf
URBAN SUITES400mD9Freehold$2,906 psf
8 HULLET410mD9—$3,079 psf
THE CENTREPOINT420mD999 yrs lease commencing from 1979$2,682 psf
THE LIGHT @ CAIRNHILL420mD9Freehold$2,266 psf
CAIRNHILL CREST430mD9Freehold$2,191 psf
CASA CAIRNHILL440mD9Freehold$2,180 psf
HULLET RISE450mD9——
HILLTOPS460mD9Freehold$3,337 psf
CAIRNHILL CONSERVATION AREA470mD9Freehold$3,891 psf
URBAN RESORT CONDOMINIUM470mD9Freehold$2,406 psf
TAN CHIN TUAN MANSION480mD9——
TOWNHOUSE APARTMENTS480mD999 yrs lease commencing from 1977$1,057 psf
HELIOS RESIDENCES490mD9Freehold$2,379 psf
THE LAURELS500mD9Freehold$2,675 psf
CAIRNHILL RESIDENCES510mD9Freehold$2,492 psf
CAIRNHILL NINE520mD999 yrs lease commencing from 2014$2,471 psf
VIDA520mD9Freehold$2,113 psf
ORCHARD SOPHIA530mD9Freehold$2,830 psf
THE PEAK @ CAIRNHILL I530mD9Freehold$2,058 psf
THE PROMONT530mD9Freehold$2,155 psf
THE MKZ550mD9Freehold$1,807 psf
CAIRNHILL PLAZA560mD9Freehold$1,889 psf
1919570mD9—$2,032 psf
CAVENAGH COURT570mD9Freehold$1,867 psf
THE PEAK @ CAIRNHILL II570mD9Freehold$2,110 psf
WILKIE COURT580mD9Freehold$1,388 psf
CAIRNHILL 16590mD9Freehold$2,868 psf
EQUITY HEIGHTS590mD9——
WILKIE 87590mD9Freehold$1,561 psf
SAPPHIRE 99600mD9——
MACKENZIE 138610mD9Freehold$1,602 psf
RICHMOND PARK610mD9Freehold$3,062 psf
THE CAIRNHILL610mD9——
THE VERMONT ON CAIRNHILL610mD9Freehold$2,401 psf
8 @ MOUNT SOPHIA630mD9—$1,593 psf
MOUNT SOPHIA SUITES630mD9Freehold$1,810 psf
ONE OXLEY RISE630mD9Freehold$2,007 psf
SOPHIA VIEW630mD9——
SUITES @ SOPHIA630mD9——
CASA NOVACREST640mD9Freehold$1,886 psf
ELIZABETH TOWER640mD9Freehold$1,884 psf
ESTILO640mD9Freehold$1,718 psf
SOPHIA 98650mD9Freehold$1,868 psf
ORCHARD SCOTTS660mD999 yrs lease commencing from 2001$1,753 psf
RHAPSODY ON MOUNT ELIZABETH660mD9Freehold$2,098 psf
WILKIE STUDIO660mD9Freehold$1,746 psf
CITYVISTA RESIDENCES670mD9Freehold$2,011 psf
ELIZABETH HEIGHTS670mD9Freehold$1,998 psf
MACKENZIE 88670mD9Freehold$1,666 psf
JIA680mD9Freehold$1,353 psf
OAKWOOD STUDIOS SINGAPORE680mD9——
PARC MACKENZIE680mD9Freehold$1,563 psf
SUITES AT ORCHARD680mD999 yrs lease commencing from 2007$1,991 psf
WILKIE 80680mD9Freehold$1,865 psf
ORCHARD COURT690mD9993 yrs lease commencing from 1973$1,622 psf
THE EDGE ON CAIRNHILL690mD9Freehold$2,305 psf
EBER GARDENS710mD9——
LE WILKIE710mD9Freehold$1,511 psf
OXLEY MANSION710mD9——
PARC SOPHIA710mD9Freehold$1,747 psf
THE RITZ-CARLTON RESIDENCES SINGAPORE CAIRNHILL720mD9Freehold$4,152 psf
WILKIE VALE720mD9——
STARFIRE @ SOPHIA730mD9——
WILKIE APARTMENTS730mD9——
DUBLIN ROAD FLATS740mD9Freehold$1,991 psf
HAUS ON HANDY750mD999 yrs lease commencing from 2018$2,695 psf
VISIONCREST750mD9Freehold$2,255 psf
CITYVALE760mD9Freehold$1,616 psf
OXLEY NEO RESIDENCES770mD9——
PARC EMILY770mD9Freehold$1,985 psf
SOPHIA LODGE770mD9Freehold$1,632 psf
WILKIE 48770mD9Freehold$1,567 psf
KLIMT CAIRNHILL780mD9Freehold$3,553 psf
OXLEY GARDEN780mD9Freehold$1,882 psf
WHARTON VALE780mD9Freehold$1,612 psf
HOCK MANSION790mD9Freehold$1,315 psf
SOPHIA CREST790mD9——
LIV ON SOPHIA800mD9Freehold$2,147 psf
LIV ON WILKIE800mD9Freehold$2,216 psf
NOMU800mD9Freehold$2,452 psf
DUBLIN LODGE810mD9Freehold$2,527 psf
NUTMEG COURT810mD9——
SOPHIA HILLS810mD999 yrs lease commencing from 2013$2,088 psf
EMILY RESIDENCE820mD9Freehold$1,542 psf
HIGH POINT820mD9——
SOPHIA RESIDENCE820mD9Freehold$1,788 psf
THE METZ820mD9Freehold$2,618 psf
KIM SIA COURT830mD9Freehold$2,088 psf
SOPHIA FLATS830mD9——
SUITES @ CAIRNHILL830mD9——
THE LUXE830mD9——
DEVONSHIRE RESIDENCES840mD9Freehold$2,088 psf
NIVEN SUITES840mD9——
DEVONSHIRE BUILDING850mD9——
LLOYD COURT850mD9Freehold$1,780 psf
MACKENZIE REGENCY850mD9Freehold$1,525 psf
THE OXLEY850mD9——
TRENDALE TOWER850mD9——
ILLUMINAIRE ON DEVONSHIRE860mD9Freehold$2,238 psf
KILLINEY 118860mD9Freehold$2,095 psf
WILKIE REGENCY860mD9Freehold$1,699 psf
BRENTWOOD870mD9——
DEVONSHIRE 12870mD9Freehold$2,075 psf
KIMSIA PARK870mD9Freehold$3,704 psf
THE CATHAY RESIDENCE870mD9——
KOPAR AT NEWTON880mD999 yrs lease commencing from 2019$2,511 psf
LUCKY PLAZA880mD9Freehold$2,019 psf
NIVEN LOFT880mD9——
THE ATELIER880mD9Freehold$2,684 psf
NEWTON EDGE890mD9Freehold$1,930 psf
THE COLLECTIVE AT ONE SOPHIA890mD999 yrs lease commencing from 2023$2,758 psf
OXLEY RESIDENCE900mD9Freehold$1,996 psf
THE BEAUMONT900mD9Freehold$2,473 psf
LLOYD SIXTYFIVE910mD9Freehold$3,801 psf
THE SCOTTS TOWER910mD9103 yrs lease commencing from 2010$2,075 psf
HOLLYWOOD APARTMENTS920mD9Freehold$1,919 psf
THE SUITES AT CENTRAL920mD9Freehold$2,493 psf
LLOYD MANSION930mD9——
THE ABODE AT DEVONSHIRE940mD9Freehold$2,009 psf
THE BAYRON940mD9——
PARC CENTENNIAL950mD9Freehold$1,600 psf
SCOTTS 28950mD9Freehold$2,285 psf
VALLEY MANSION950mD9Freehold$1,764 psf
THE BOTANIC ON LLOYD960mD9Freehold$2,219 psf
VILLE ROYALE960mD9Freehold$1,851 psf
BELLE VUE RESIDENCES980mD9Freehold$1,994 psf
REIGNWOOD HAMILTON SCOTTS980mD9Freehold$2,799 psf
SCOTTS SQUARE980mD9Freehold$3,393 psf
ST THOMAS SUITES980mD9Freehold$2,221 psf
DEANS PROPERTY CENTRE990mD9——
GLOUCESTER MANSIONS990mD11Freehold$1,938 psf
ONE DEVONSHIRE990mD9Freehold$2,726 psf
THE BOUTIQ990mD9Freehold$1,977 psf
GRANGE INFINITE1 kmD9Freehold$2,574 psf
MIRO1 kmD11Freehold$1,586 psf
RESIDENCES @ KILLINEY1 kmD9Freehold$2,266 psf
💡
Family-Friendly Tip
Living within 1km of ACS (Junior) gives your child priority admission. There are 149 condos in this zone with 6 offering 3-bedroom+ units.
🧮Can you afford a home near ACS (Junior)? Try the Affordability Calculator→

Condos 1\u{2013}2km Away

Condos 1–2km from ACS (Junior)
CondoDistanceDistrictAvg PSF
ROCHELLE AT NEWTON1 kmD11$1,783 psf
SCOTTS HIGHPARK1 kmD9$2,295 psf
ESPADA1 kmD9$2,398 psf
SAM KIANG MANSIONS1 kmD9$2,064 psf
OXLEY EDGE1 kmD9$2,005 psf
ST THOMAS COURT1 kmD9$1,921 psf
RESIDENCES AT 338A1 kmD9$2,066 psf
283 STUDIO1.1 kmD9$1,953 psf
336 RIVER VALLEY1.1 kmD9—
NEWTON 181.1 kmD11$2,038 psf
NEWTON ONE1.1 kmD11$2,266 psf
ST THOMAS LODGE1.1 kmD9—
ST THOMAS VILLE1.1 kmD9—
THE SPINNAKER1.1 kmD11$1,717 psf
TWO8ONE STUDIO1.1 kmD9$2,323 psf
TEOCHEW SAIHO RESIDENCE1.1 kmD9—
LEONIE PARC VIEW1.1 kmD9$2,451 psf
PARK INFINIA AT WEE NAM1.1 kmD11$2,313 psf
SKYLINE 360 @ SAINT THOMAS WALK1.1 kmD9$2,494 psf
THE LINC1.1 kmD11$2,030 psf
VANADIUM1.1 kmD8$1,480 psf
PINE RESIDENCES1.1 kmD9—
SKYPARK1.1 kmD9$1,792 psf
SUFFOLK PREMIER1.1 kmD11$1,675 psf
SUNSHINE PLAZA1.1 kmD7$1,479 psf
ASPEN LINQ1.1 kmD9$1,835 psf
CLAREMONT1.1 kmD9$1,989 psf
GRANGE HEIGHTS1.1 kmD9$1,915 psf
TRILIGHT1.1 kmD11$2,254 psf
AMARYLLIS VILLE1.1 kmD11$1,903 psf
ATTITUDE AT KIM YAM1.1 kmD9$2,129 psf
HILL HOUSE1.1 kmD9$3,094 psf
BENCOOLEN HOUSE1.1 kmD7—
CAMBRIDGE VILLAGE1.1 kmD8$1,483 psf
KENG LEE COURT1.1 kmD8$1,504 psf
KENG LEE VIEW1.1 kmD8$1,586 psf
KENG SOON BLDG1.1 kmD7—
LA CRYSTAL1.1 kmD9$2,059 psf
NEWTON 211.1 kmD11$2,111 psf
TEN @ SUFFOLK1.1 kmD11$1,664 psf
CARLYX GREEN1.1 kmD8$1,560 psf
HERTFORD MANSION1.1 kmD8$1,378 psf
LUCIDA1.1 kmD11$1,625 psf
SARKIES MANSIONS1.1 kmD10—
THE IVERIA1.1 kmD9$2,586 psf
IRIDIUM1.1 kmD11$1,792 psf
OUE TWIN PEAKS1.1 kmD9$2,271 psf
PULLMAN RESIDENCES NEWTON1.1 kmD11$3,074 psf
SARKIES GARDENS1.1 kmD10—
THE MERLOT1.1 kmD8$1,386 psf
THE ORCHARD RESIDENCES1.1 kmD9$3,149 psf
VALLEY LODGE1.1 kmD9—
CARLYX RESIDENCE1.2 kmD8$1,270 psf
NEW FUTURA1.2 kmD9$4,021 psf
SIN THAI HIN BUILDING1.2 kmD7—
THE IMPERIAL1.2 kmD9$2,353 psf
8 SAINT THOMAS1.2 kmD9$2,743 psf
CLAYMORE PLAZA1.2 kmD9$1,727 psf
LA VILLE1.2 kmD15$2,321 psf
LANGSTON VILLE1.2 kmD9$1,846 psf
LITTLE INDIA CONSERVATION AREA1.2 kmD8$979 psf
NEWTON IMPERIAL1.2 kmD11$1,858 psf
RIVERIA GARDENS1.2 kmD9$2,361 psf
THE LINCOLN MODERN1.2 kmD11$1,760 psf
CARLISLE COURT1.2 kmD8—
THE LINCOLN RESIDENCES1.2 kmD11$2,098 psf
WILMER HOUSE1.2 kmD9—
ASPEN HEIGHTS1.2 kmD9$2,138 psf
GILSTEAD TWO1.2 kmD11$2,189 psf
KING'S COURT1.2 kmD8$1,015 psf
L'VIV1.2 kmD11$2,160 psf
SARKIES GREEN1.2 kmD10—
URBANA1.2 kmD9$2,378 psf
RIVERDALE RESIDENCE1.2 kmD9—
RV ALTITUDE1.2 kmD9$2,735 psf
26 NEWTON1.2 kmD11$2,230 psf
HMLET@PORTOFINO1.2 kmD10—
RISING SUITES1.2 kmD10$2,114 psf
THE URBANITE1.2 kmD8$1,503 psf
LUMA1.2 kmD9$1,986 psf
PASADENA1.2 kmD11$929 psf
SURREY COURT1.2 kmD11—
THE HERMITAGE1.2 kmD10$1,949 psf
THE REGALIA1.2 kmD9$2,209 psf
EURO-ASIA COURT1.2 kmD9$1,994 psf
HERTFORD COLLECTION1.2 kmD8$1,377 psf
MERA SPRINGS1.2 kmD8$1,807 psf
RIVER VALLEY CONSERVATION AREA1.2 kmD9—
WATERFORD RESIDENCE1.2 kmD9$1,861 psf
GOODWOOD RESIDENCE1.2 kmD10$2,659 psf
RV POINT1.2 kmD9$2,056 psf
SANCTUARY@NEWTON1.2 kmD11$2,701 psf
SURREY 211.2 kmD11—
VIVA1.2 kmD11$2,501 psf
BURLINGTON SQUARE1.2 kmD7$1,444 psf
ENCHANT?‰1.2 kmD11$2,807 psf
LEONIE CONDOTEL1.2 kmD9—
SETIA RESIDENCES1.2 kmD11$2,031 psf
THE CLAYMORE1.2 kmD9$3,221 psf
THE VERV @ RV1.2 kmD9$2,048 psf
VISIN APARTMENTS1.2 kmD11—
ACORN1.3 kmD9—
LEONIE GARDENS1.3 kmD9$1,746 psf
RACE COURSE MANSION1.3 kmD8$990 psf
ROSEVALE1.3 kmD11$1,805 psf
2 RVG1.3 kmD9$2,103 psf
EDEN1.3 kmD10$5,040 psf
MARTIN PLACE RESIDENCES1.3 kmD9$2,547 psf
THE BLISS1.3 kmD8$1,356 psf
THE MORNINGSIDE1.3 kmD9$2,033 psf
10 EVELYN1.3 kmD11$2,633 psf
CASA MELWANI1.3 kmD11—
METRORESIDENCES NEWTON1.3 kmD11—
RESIDENCES @ EVELYN1.3 kmD11$2,245 psf
THE LUMOS1.3 kmD9$2,354 psf
THE SENTINEL1.3 kmD11—
6 DERBYSHIRE1.3 kmD11$2,119 psf
LEONIE HILL RESIDENCES1.3 kmD9$2,301 psf
RACE COURSE 1381.3 kmD8$1,124 psf
SUITES @ NEWTON1.3 kmD11$1,916 psf
SUITES @ SURREY1.3 kmD11$1,879 psf
THE AVENIR1.3 kmD9$3,190 psf
WATERLOO VIEW1.3 kmD7$901 psf
BRISTOL LODGE1.3 kmD8$1,385 psf
PATERSON SUITES1.3 kmD9$2,664 psf
RITZ @ FARRER1.3 kmD8$1,380 psf
D'CAMBRIDGE1.3 kmD8$1,330 psf
DRAYCOTT EIGHT1.3 kmD10$2,062 psf
LILY TAN MANSION1.3 kmD8—
MORIMASA GARDENS1.3 kmD11$1,669 psf
THE WHARF RESIDENCE1.3 kmD9$2,253 psf
DERBYSHIRE HEIGHTS1.3 kmD11$1,655 psf
DORSET MANSIONS1.3 kmD8$1,271 psf
HORIZON TOWERS1.3 kmD9$1,389 psf
LEONIE SUITES1.3 kmD9$1,867 psf
LEONIE TOWERS1.3 kmD9$1,904 psf
THE ARC AT DRAYCOTT1.3 kmD10$2,564 psf
OLEANAS RESIDENCE1.3 kmD9$2,007 psf
ROBERTSON EDGE1.3 kmD9$2,034 psf
THE TATE RESIDENCES1.3 kmD9$2,886 psf
EVELYN MANSIONS1.3 kmD11$1,969 psf
J C DRAYCOTT1.3 kmD10$2,149 psf
THE BENCOOLEN1.3 kmD7$1,573 psf
TWENTYONE ANGULLIA PARK1.3 kmD9$3,786 psf
CHANCERY COURT1.3 kmD11—
CITY STUDIOS1.3 kmD8$1,291 psf
FYVE DERBYSHIRE1.3 kmD11$2,503 psf
PATERSON LINC1.3 kmD9$2,430 psf
VIVACE1.3 kmD9$2,058 psf
D'EVELYN1.4 kmD11$1,844 psf
LION TOWERS1.4 kmD11$1,801 psf
RIVERSHIRE1.4 kmD9$2,240 psf
STARLIGHT SUITES1.4 kmD9$2,002 psf
THE PATERSON1.4 kmD9$2,381 psf
28 RC SUITES1.4 kmD8$1,619 psf
LINCOLN SUITES1.4 kmD11$2,189 psf
THE TWINS1.4 kmD10$1,668 psf
THREE BUCKLEY1.4 kmD11$1,519 psf
UE SQUARE1.4 kmD9$2,048 psf
VALLEY PARK1.4 kmD10$2,078 psf
70@TRURO1.4 kmD8—
ADRIA1.4 kmD11$2,042 psf
FRASER RESIDENCE ORCHARD SINGAPORE1.4 kmD9—
GAMBIER COURT1.4 kmD9$1,628 psf
ONE DRAYCOTT1.4 kmD10$3,184 psf
PATERSON RESIDENCE1.4 kmD9$2,531 psf
BALMORAL RESIDENCES1.4 kmD10$2,289 psf
BUCKLEY RESIDENCE1.4 kmD11$1,965 psf
SCULPTURA ARDMORE1.4 kmD10$5,074 psf
SKYLINE @ ORCHARD BOULEVARD1.4 kmD9$5,371 psf
THE PATERSON EDGE1.4 kmD9$2,382 psf
VOGX1.4 kmD8$1,392 psf
3 CUSCADEN1.4 kmD10$3,893 psf
BALMORAL HEIGHTS1.4 kmD10$2,207 psf
GOODWOOD GARDENS1.4 kmD10$2,322 psf
NEWTON GEMS1.4 kmD11—
KINTA SUITES1.4 kmD8—
MARTIN MODERN1.4 kmD9$2,739 psf
ORCHARD VIEW1.4 kmD9$2,666 psf
SOHO @ FARRER1.4 kmD8$1,397 psf
NEWTON LODGE1.4 kmD11$1,631 psf
ORCHARD TOWERS1.4 kmD9$1,474 psf
PICCADILLY GRAND1.4 kmD8$2,167 psf
THE DRAYCOTT1.4 kmD10$2,132 psf
35 GILSTEAD1.4 kmD11$2,543 psf
ANGULLIA PARK RESIDENCES @ ORCHARD1.4 kmD10$2,465 psf
ARDMORE PARK1.4 kmD10$3,978 psf
RIVA LODGE1.4 kmD9—
WISMA M.T.F.A.1.4 kmD8—
YONG AN PARK1.4 kmD9$2,178 psf
JUNIPER AT ARDMORE1.4 kmD10$2,864 psf
STRATA1.4 kmD11$1,847 psf
32 GILSTEAD1.4 kmD11$3,484 psf
GOODWOOD GRAND1.4 kmD10$2,554 psf
NEWTON SUITES1.4 kmD11$2,240 psf
BOULEVARD VUE1.5 kmD10$3,084 psf
SOHO 1881.5 kmD8$1,693 psf
THE BALMORAL SPRING1.5 kmD10$2,180 psf
THE ROBERTSON OPUS1.5 kmD9$3,367 psf
ZAMAN CENTRE1.5 kmD8—
BALMORAL PLAZA1.5 kmD10$1,627 psf
BIRMINGHAM MANSIONS1.5 kmD11$1,779 psf
GOODLAND BUILDING1.5 kmD8—
IRWELL HILL RESIDENCES1.5 kmD9$2,728 psf
THE BOULEVARD RESIDENCE1.5 kmD10$2,642 psf
THE COSMOPOLITAN1.5 kmD9$2,547 psf
BUCKLEY CLASSIQUE1.5 kmD11$2,092 psf
HERITAGE APARTMENTS1.5 kmD10—
MARTIN EDGE1.5 kmD9$1,612 psf
MARTIN NO 381.5 kmD9$2,519 psf
PEPPERMINT GROVE1.5 kmD11—
RIVER GREEN1.5 kmD9$3,138 psf
THE INSPIRA1.5 kmD9$2,174 psf
BUCKLEY 181.5 kmD11$1,862 psf
SUI GENERIS1.5 kmD10$2,355 psf
FOUR SEASONS PARK1.5 kmD10$3,180 psf
GILSTEAD 381.5 kmD11$1,601 psf
THOMSON EURO-ASIA1.5 kmD11$2,134 psf
VOLARI1.5 kmD10$2,383 psf
BALMORAL CREST1.5 kmD10$1,930 psf
CANNINGHILL PIERS1.5 kmD6$2,946 psf
DELFI ORCHARD1.5 kmD9$1,858 psf
BALMORAL 81.5 kmD10$2,054 psf
BALMORAL PLACE1.5 kmD10—
THE PIER AT ROBERTSON1.5 kmD9$2,155 psf
BALMORAL LUCK1.5 kmD10—
CHANCERY CORNER1.5 kmD11—
THE ARMADALE1.5 kmD11$1,749 psf
THE GILSTEAD1.5 kmD11—
CHANCERY ESQUIRE1.5 kmD11$1,905 psf
GILSTEAD COURT1.5 kmD11$1,897 psf
GRANGE 18661.5 kmD10$3,059 psf
GRANGE 701.5 kmD10—
VILLAS @ GILSTEAD1.5 kmD11$763 psf
DESKER ROAD CONSERVATION AREA1.6 kmD8—
GILSTEAD 681.6 kmD11—
GILSTEAD BROOKS1.6 kmD11$1,181 psf
LA NOUVELLE1.6 kmD11—
MULBERRY TREE1.6 kmD11$1,741 psf
RIVERGATE1.6 kmD9$2,735 psf
IKIGAI1.6 kmD11$2,231 psf
RIVERSIDE 481.6 kmD9$1,973 psf
THE MARQ ON PATERSON HILL1.6 kmD9$4,509 psf
THE TRILLIUM1.6 kmD9$2,559 psf
VALLEY HOUSE1.6 kmD9—
VENTUNO BALMORAL1.6 kmD10$1,853 psf
ARDMORE II1.6 kmD10$3,190 psf
ARDMORE RESIDENCE1.6 kmD10—
BALMORAL GATE1.6 kmD10$2,153 psf
BELMOND GREEN1.6 kmD10$2,356 psf
BOULEVARD 881.6 kmD10$3,945 psf
MANHATTAN MANSIONS1.6 kmD10$1,905 psf
NOVENA SUITES1.6 kmD11$2,034 psf
THE HUNTINGTON1.6 kmD11$1,929 psf
THE HYDE1.6 kmD10$3,001 psf
THE OLIV1.6 kmD10$2,278 psf
BALMORAL POINT1.6 kmD10$1,754 psf
BALMORAL TOWER1.6 kmD10—
FARRER PARK SUITES1.6 kmD8$1,521 psf
OWEN COURT1.6 kmD8—
ROBERTSON 1001.6 kmD9$2,118 psf
SUITES @ OWEN1.6 kmD8$1,493 psf
THE VANTAGE1.6 kmD10—
OWEN 881.6 kmD8—
SLOANE RESIDENCES1.6 kmD10$2,903 psf
CENTENNIA SUITES1.6 kmD9$2,833 psf
GENTLE REFLECTIONS1.6 kmD11$1,146 psf
KENTISH GREEN1.6 kmD8$1,195 psf
ST RESIDENCES NOVENA1.6 kmD11—
THREE BALMORAL1.6 kmD10$2,050 psf
TIARA1.6 kmD9$2,323 psf
GILSTEAD MANSION1.6 kmD11$1,734 psf
KENTISH COURT1.6 kmD8$1,198 psf
GRANGE 801.6 kmD10—
KASTURINA LODGE1.6 kmD10$1,980 psf
MOULMEIN STUDIOS1.6 kmD11—
ONE BALMORAL1.6 kmD10$2,545 psf
ORION1.6 kmD10$2,254 psf
APLETON VIEW1.7 kmD11$1,876 psf
D'GROVE VILLAS1.7 kmD10$2,342 psf
NOUVEL 181.7 kmD10$3,185 psf
UP@ROBERTSON QUAY1.7 kmD9$2,133 psf
FIVE CHANCERY1.7 kmD11$1,097 psf
MIRAGE TOWER1.7 kmD9$2,229 psf
RICH MANSIONS1.7 kmD10$1,707 psf
SPA BUILDING1.7 kmD8—
THE PRINCETON1.7 kmD10$1,943 psf
TREASURE ON BALMORAL1.7 kmD10$2,541 psf
EDEN RESIDENCES CAPITOL1.7 kmD6$3,394 psf
LE NOUVEL ARDMORE1.7 kmD10$4,884 psf
OXFORD SUITES1.7 kmD8$1,573 psf
SUITES @ SHREWSBURY1.7 kmD11$1,921 psf
THE QUAYSIDE1.7 kmD9$1,583 psf
THE SPRINGS1.7 kmD11$1,902 psf
1 MOULMEIN RISE1.7 kmD11$2,098 psf
KENT RESIDENCES1.7 kmD8$1,391 psf
PALM SPRING1.7 kmD10$2,159 psf
PINE SPRINGS1.7 kmD10—
SOLEIL @ SINARAN1.7 kmD11$1,970 psf
THE ASTON1.7 kmD10$1,825 psf
TOMLINSON HEIGHTS1.7 kmD10$3,720 psf
VERDUN HOUSE1.7 kmD8—
GREAT WORLD CITY1.7 kmD9—
THE COLONNADE1.7 kmD10—
URBAN LOFTS1.7 kmD8$1,401 psf
8 RODYK1.7 kmD9$2,300 psf
CHANCERY PARK1.7 kmD11$1,767 psf
KIM LIN PARK1.7 kmD10$3,128 psf
MARTINA MANSIONS1.7 kmD10$2,350 psf
NEU AT NOVENA1.7 kmD11$2,644 psf
RIVER PLACE1.7 kmD3$1,651 psf
ST REGIS RESIDENCES SINGAPORE1.7 kmD10$2,522 psf
CITY EDGE1.7 kmD11$1,804 psf
HALLMARK RESIDENCES1.7 kmD10$2,055 psf
KENTISH LODGE1.7 kmD8$1,179 psf
MUTIARA CREST1.7 kmD10$1,927 psf
R66 APARTMENTS1.7 kmD8$1,438 psf
RANGOON APARTMENTS1.7 kmD8$1,274 psf
RANGOON COURT1.7 kmD8—
ROBERTSON BLUE1.7 kmD9$2,101 psf
SAM LEONG MANSION1.7 kmD8—
TALIB COURT1.7 kmD7—
1 NASSIM1.7 kmD10—
CUSCADEN RESIDENCES1.7 kmD10$2,472 psf
LA MAISON1.7 kmD11$1,859 psf
LOFT @ RANGOON1.7 kmD8$1,482 psf
PERFECT TEN1.7 kmD10$3,060 psf
SUITES 1231.7 kmD8$1,507 psf
TALIB CENTRE1.7 kmD7—
THE POST1.7 kmD7—
BARKER VILLE1.7 kmD11$904 psf
BEACH ROAD CONSERVATION AREA1.7 kmD7—
HEAP SENG HOUSE1.7 kmD7—
NOVENA GARDENS1.7 kmD11—
RANGOON 881.7 kmD8$1,516 psf
RV SUITES1.7 kmD10$1,882 psf
THE M1.7 kmD7$2,755 psf
THE MONTANA1.7 kmD10$2,011 psf
PRISTINE HEIGHTS1.7 kmD8$1,572 psf
TRIBECA1.7 kmD9$2,375 psf
WATERMARK ROBERTSON QUAY1.7 kmD9$2,139 psf
KELLOCK LODGE1.8 kmD10$1,799 psf
MERGUI MANSIONS1.8 kmD8—
SPRING GROVE1.8 kmD10$1,696 psf
HERITAGE PLACE1.8 kmD7—
MAPLE LEAF ELITE 11.8 kmD8—
THE TOMLINSON1.8 kmD10$2,422 psf
TREASURE LOFT1.8 kmD11$1,378 psf
UPTOWN @ FARRER1.8 kmD8$1,899 psf
21 ANDERSON1.8 kmD10$4,885 psf
M51.8 kmD10$2,090 psf
MIDTOWN MODERN1.8 kmD7$2,837 psf
PROMENADE PEAK1.8 kmD3$2,981 psf
SPRING RESIDENCES1.8 kmD10—
AN CHUAN BUILDING1.8 kmD7—
AVALON1.8 kmD10$2,113 psf
FERRELL RESIDENCES1.8 kmD10$2,052 psf
KUM HING COURT1.8 kmD10$2,465 psf
LIANG SEAH PLACE1.8 kmD7—
CLIVEDEN AT GRANGE1.8 kmD10$2,798 psf
CLYDES RESIDENCE1.8 kmD8$1,441 psf
GISBORNE LIGHT1.8 kmD10$1,698 psf
MAPLE LEAF ELITE 21.8 kmD8—
NASSIM JADE1.8 kmD10$2,679 psf
RIVER VALLEY APARTMENTS1.8 kmD10$1,695 psf
CITY SQUARE RESIDENCES1.8 kmD8$1,891 psf
MOULMEIN COURT1.8 kmD11$1,548 psf
NOVENA REGENCY1.8 kmD11$1,729 psf
PINETREE CONDOMINIUM1.8 kmD10$1,860 psf
TANQUEELAN SUITES1.8 kmD7$1,792 psf
8 FARRER SUITES1.8 kmD8$1,611 psf
CITYSCAPE @FARRER PARK1.8 kmD8$1,559 psf
EWE BOON REGENT1.8 kmD10$1,862 psf
MELROSE PARK1.8 kmD10$2,380 psf
RESIDENCE 81.8 kmD10$753 psf
WING ON LIFE GARDEN1.8 kmD10$2,341 psf
CITIGATE RESIDENCE1.8 kmD8$1,385 psf
FORTE SUITES1.8 kmD8$1,827 psf
GRAMERCY PARK1.8 kmD10$2,997 psf
HANA1.8 kmD10—
NASSIM LODGE1.8 kmD10$2,853 psf
PARK NOVA1.8 kmD10$4,731 psf
75BR1.8 kmD7$1,542 psf
CHERRYLOFT1.8 kmD8—
DRAGON VIEW PARK1.8 kmD10$2,355 psf
GARDENVILLE1.8 kmD10$2,080 psf
MUTIARA VIEW1.8 kmD10$2,095 psf
ZENITH1.8 kmD10$2,023 psf
ZYON GRAND1.8 kmD3$3,052 psf
HIGH STREET CENTRE1.8 kmD6$1,801 psf
JOOL SUITES1.8 kmD8$1,634 psf
LATITUDE1.8 kmD10$2,592 psf
MILL POINT1.8 kmD10$2,083 psf
RANGOON VIEW1.8 kmD8$1,057 psf
THE 1011.8 kmD7—
THE RIVERSIDE PIAZZA1.8 kmD1$1,586 psf
BELLERIVE1.9 kmD10$2,007 psf
JALAN BESAR PLAZA1.9 kmD8—
STELLAR RV1.9 kmD10$1,871 psf
BLISS REGALIA1.9 kmD8$1,280 psf
CHELSEA GARDENS1.9 kmD10$1,863 psf
CUSCADEN RESERVE1.9 kmD10$3,071 psf
JUNIPER HILL1.9 kmD10$2,849 psf
NASSIM 91.9 kmD10$3,226 psf
ONE TREE HILL COLLECTION1.9 kmD10$3,492 psf
GENTLE VILLAS1.9 kmD11$1,494 psf
HONG BUILDING1.9 kmD8$1,041 psf
ASIMONT VILLAS1.9 kmD11—
DUO RESIDENCES1.9 kmD7$2,203 psf
RV EDGE1.9 kmD10$2,035 psf
STUDIO 31.9 kmD10$1,819 psf
STUDIOS @ MARNE1.9 kmD8$1,397 psf
UNION SQUARE RESIDENCES1.9 kmD1$3,159 psf
120 GRANGE1.9 kmD10$2,855 psf
BARKER 91.9 kmD11$1,026 psf
CHARLESTON1.9 kmD10$2,031 psf
HONOLULU TOWER1.9 kmD10$1,855 psf
ORCHARD BEL AIR1.9 kmD10$1,504 psf
THE MERCURY1.9 kmD10$2,058 psf
ONE TREE HILL MANSIONS1.9 kmD10$1,410 psf
PINEWOOD GARDENS1.9 kmD10$2,196 psf
RV RESIDENCES1.9 kmD10$2,246 psf
3 ORCHARD BY-THE-PARK1.9 kmD10$3,679 psf
CHATEAU LE FAME1.9 kmD10$1,998 psf
NASSIMVILLE1.9 kmD10—
THE BALMORAL1.9 kmD10$1,861 psf
MOUNT ROSIE VILLAS1.9 kmD11—
LOTUS AT BARKER1.9 kmD11—
REGENCY LODGE1.9 kmD10$1,852 psf
BEVERLY HILL2 kmD10$2,370 psf
QUEENSBERRY LODGE2 kmD10$1,407 psf
RAINBOW MANSION2 kmD10—
SOUTH BEACH RESIDENCES2 kmD7$3,689 psf
THE CLAYTON2 kmD10—
THE RESIDENCES AT BARKER2 kmD11$2,161 psf
BEAUFORT ON NASSIM2 kmD10$2,652 psf
CYAN2 kmD10$2,478 psf
SAGE2 kmD10$3,063 psf
SHANGHAI ONE2 kmD10$1,857 psf
SHANGRI-LA RESIDENCES2 kmD10—
ST MARTIN'S2 kmD10$2,355 psf
GOLDHILL GARDENS2 kmD11$2,330 psf
LE SOMME2 kmD8$1,615 psf
LOFT @ NATHAN2 kmD10$1,823 psf
MIDTOWN BAY2 kmD7$3,222 psf
NATHAN SUITES2 kmD10$2,305 psf
ONE TREE HILL RESIDENCE2 kmD10$2,316 psf
THREE THREE ROBIN2 kmD10$2,222 psf
CHIVERTON2 kmD10$1,825 psf
GOLDHILL TOWERS2 kmD11$2,226 psf
KERRISDALE2 kmD8$1,395 psf
NATHAN RESIDENCES2 kmD10$1,861 psf
REGENCY PARK2 kmD10$2,161 psf
THE LADYHILL2 kmD10$2,493 psf
THE ORANGE GROVE2 kmD10$2,076 psf
GRANGE ROAD APARTMENTS2 kmD10—
ONE CHATSWORTH2 kmD10$1,911 psf
PARC SOMME2 kmD8$1,576 psf
ROBIN REGALIA2 kmD10$1,850 psf
TANGLIN RESIDENCES2 kmD10$2,000 psf
BARKER TERRACES2 kmD11—
CITY LOFT2 kmD8$1,673 psf
GOLDHILL GARDEN2 kmD11$2,688 psf
MONTROSE TERRACE2 kmD11—
ST MARTIN RESIDENCE2 kmD10$2,202 psf
THE SOLITAIRE2 kmD10$2,201 psf

Family-Friendly Condos (3BR+ Available)

Condos near ACS (Junior) with 3-bedroom or larger units suitable for families.

CondoDistanceDistrict
CAVENAGH GARDENS110mD9
WATERSCAPE AT CAVENAGH160mD9
TOP TEN240mD9
EMERALD HILL CONSERVATION AREA250mD9
111 EMERALD HILL300mD9
RESIDENCES AT EMERALD HILL320mD9

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 REALIS (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 near ACS (Junior)?
149 condos within 1km and 615 within 2km.
How is the distance to Acs Junior computed?

Walking distance, not as-the-crow-flies. Singapore’s urban form means actual walking distance is typically 1.3–1.8x the straight-line distance. The list reflects real-walking computation, verified against the LTA MRT system map (for MRT) or Ministry of Education (for schools).

What is the typical proximity premium for Acs Junior?

School-zone proximity (within 1km catchment) typically commands 3–8% premium over outside-catchment units. The premium is highest near brand-name primary schools.

Does the primary school affect rental yield?

Yes. School-zone-proximate units attract longer-lease family tenants who prioritise schooling stability, supporting both rental rates and tenancy duration.

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.

Where can I verify transacted prices for private condos in this list?

The official source is URA REALIS for private residential caveats. ShiokNest aggregates this data into per-project transacted history.

Should I always prioritise proximity to Acs Junior?

Honest answer: depends on holding horizon and buyer profile. For family-stage buyers, school-zone proximity is binary-valuable during the 6-year primary-school window. For MRT-proximity, daily commute quality compounds across the holding period. Yield-focused investors should run the ROI calculator with proximity-tier-specific yield assumptions.

Methodology & Sources

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

Transaction data sourced from URA REALIS.

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

Tags: Primary School Proximity

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