Proximity to Ai Tong School 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 Ai Tong School 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 Ai Tong School.
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.
- School: Ai Tong School (Primary)
- Condos within 1km: 12
- Cheapest recorded entry within 1km: $828,000
- Within-1km avg PSF vs district: +8.9%
Location Map
Map shows Ai Tong School (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.
- Ai Tong School
- SKY VUE
- SKY HABITAT
- CHOON SING GARDEN
- MING PARK
- THOMSON RISE ESTATE
- BISHAN 8
- LAUW &
- BISHAN LOFT
- CLOVER BY THE PARK
- KINGSGROVE
- TAI HWAN PARK
- CORAL PARK
What the 1km Rule Actually Means
Living within 1km of Ai Tong School 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 Ai Tong School’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.
| Condo | Distance | Cheapest (recorded) | Cheapest PSF | Avg PSF | Tenure |
|---|---|---|---|---|---|
| SKY VUE | 220m | $828,000 | $1,573 psf | $1,973 psf | 99-year leasehold |
| SKY HABITAT | 300m | $1,055,000 | $1,116 psf | $1,759 psf | 99 yrs lease commencing from 2011 |
| BISHAN 8 | 740m | $1,438,000 | $1,145 psf | $1,566 psf | 99 yrs lease commencing from 1996 |
| KINGSGROVE | 900m | $1,510,800 | $1,114 psf | $1,266 psf | Freehold |
| BISHAN LOFT | 780m | $1,650,000 | $1,182 psf | $1,540 psf | 99 yrs lease commencing from 2000 |
| CLOVER BY THE PARK | 800m | $1,650,000 | $1,222 psf | $1,671 psf | 99 yrs lease commencing from 2007 |
| TAI HWAN PARK | 970m | $3,050,000 | $1,529 psf | $2,292 psf | Freehold |
| CORAL PARK | 990m | $3,050,000 | $1,377 psf | $2,258 psf | Freehold |
| LAUW & SONS GARDEN | 760m | $4,200,000 | $1,533 psf | $2,165 psf | Freehold |
| THOMSON RISE ESTATE | 720m | $4,800,000 | $1,382 psf | $1,810 psf | Freehold |
| CHOON SING GARDEN | 390m | $5,280,000 | $1,773 psf | $1,979 psf | Freehold |
| MING PARK | 510m | $7,480,000 | $2,082 psf | $2,127 psf | Freehold |
All Condos Within 1km
Every condominium within the priority-admission zone (1km) of Ai Tong School, closest first.
| Condo | Distance | District | Tenure | Avg PSF | Walkability |
|---|---|---|---|---|---|
| SKY VUE | 220m | D20 | 99-year leasehold | $1,973 psf | 100/100 |
| SKY HABITAT | 300m | D20 | 99 yrs lease commencing from 2011 | $1,759 psf | 100/100 |
| CHOON SING GARDEN | 390m | D20 | Freehold | $1,979 psf | 100/100 |
| MING PARK | 510m | D20 | Freehold | $2,127 psf | 100/100 |
| THOMSON RISE ESTATE | 720m | D20 | Freehold | $1,810 psf | 90/100 |
| BISHAN 8 | 740m | D20 | 99 yrs lease commencing from 1996 | $1,566 psf | 100/100 |
| LAUW & SONS GARDEN | 760m | D20 | Freehold | $2,165 psf | 100/100 |
| BISHAN LOFT | 780m | D20 | 99 yrs lease commencing from 2000 | $1,540 psf | 90/100 |
| CLOVER BY THE PARK | 800m | D20 | 99 yrs lease commencing from 2007 | $1,671 psf | 83/100 |
| KINGSGROVE | 900m | D20 | Freehold | $1,266 psf | 79/100 |
| TAI HWAN PARK | 970m | D19 | Freehold | $2,292 psf | 85/100 |
| CORAL PARK | 990m | D20 | Freehold | $2,258 psf | 90/100 |
Condos 1–2km Away
Condominiums between 1km and 2km from Ai Tong School. Homes 1–2km away still outrank beyond-2km applicants in the citizen tier, so they remain a credible second option.
| Condo | Distance | District | Tenure | Avg PSF |
|---|---|---|---|---|
| SEASONS VIEW | 1.1 km | D20 | 99 yrs lease commencing from 1996 | $1,335 psf |
| BOONVIEW | 1.1 km | D20 | Freehold | $1,619 psf |
| CLOVER PARK | 1.1 km | D20 | Freehold | $2,077 psf |
| RAFFLESIA CONDOMINIUM | 1.1 km | D20 | 99 yrs lease commencing from 1997 | $1,411 psf |
| GOLDEN HILL ESTATE | 1.1 km | D19 | Freehold | $1,769 psf |
| MARYMOUNT VIEW | 1.1 km | D20 | Freehold | $1,543 psf |
| GOLDENHILL VILLAS | 1.2 km | D19 | Freehold | $2,350 psf |
| TRESALVEO | 1.2 km | D20 | Freehold | $1,795 psf |
| THE CHUAN | 1.2 km | D19 | 999 yrs lease commencing from 1877 | $1,968 psf |
| TAI HWAN GARDEN | 1.2 km | D19 | Freehold | $1,704 psf |
| ONE CHILTERN | 1.3 km | D13 | Freehold | $624 psf |
| GOLDENHILL PARK CONDOMINIUM | 1.3 km | D20 | Freehold | $1,949 psf |
| SERANGOON GARDEN PARK | 1.3 km | D19 | Freehold | $1,590 psf |
| CHUAN VILLAS | 1.3 km | D19 | 99 yrs lease commencing from 1996 | $1,452 psf |
| JADESCAPE | 1.3 km | D20 | 99 yrs lease commencing from 2018 | $2,107 psf |
| SIN MING CENTRE | 1.3 km | D20 | Freehold | $3,177 psf |
| CASTELLO | 1.3 km | D13 | — | — |
| THOMSON GARDEN ESTATE | 1.3 km | D20 | Freehold | $2,632 psf |
| DUNSFOLD 18 | 1.4 km | D13 | Freehold | $914 psf |
| BURGHLEY DRIVE | 1.4 km | D19 | Freehold | $2,029 psf |
| COTSWOLD VILLAS | 1.4 km | D13 | Freehold | $839 psf |
| CHILTERN PARK | 1.5 km | D19 | 99 yrs lease commencing from 1991 | $1,346 psf |
| CHUAN PARK | 1.5 km | D19 | 99 yrs lease commencing from 2024 | $2,596 psf |
| THE SPRINGBLOOM | 1.5 km | D19 | 99 yrs lease commencing from 1995 | $1,403 psf |
| GRACE PARK | 1.6 km | D19 | Freehold | $1,882 psf |
| DUNSFOLD RESIDENCES | 1.6 km | D13 | Freehold | $465 psf |
| MATLOCK RESIDENCES | 1.6 km | D13 | Freehold | $649 psf |
| ARTISAN 8 | 1.6 km | D20 | Freehold | $2,392 psf |
| GARDEN VIEW ESTATE | 1.6 km | D19 | Freehold | $1,515 psf |
| THE ORIE | 1.6 km | D12 | 99 yrs lease commencing from 2024 | $2,730 psf |
| THE SCALA | 1.7 km | D19 | 99 yrs lease commencing from 2010 | $1,735 psf |
| THOMSON IMPERIAL COURT | 1.7 km | D20 | Freehold | $1,291 psf |
| CARDIFF RESIDENCE | 1.7 km | D19 | 99 yrs lease commencing from 2011 | $1,428 psf |
| HAUS@SERANGOON GARDEN | 1.7 km | D19 | 99 yrs lease commencing from 2011 | $1,709 psf |
| GEM RESIDENCES | 1.7 km | D12 | 99 yrs lease commencing from 2015 | $1,845 psf |
| MOSELLA | 1.7 km | D13 | Freehold | $584 psf |
| SIN MING PLAZA | 1.7 km | D20 | Freehold | $1,451 psf |
| THOMSON V ONE | 1.7 km | D20 | 99 yrs lease commencing from 2001 | $1,426 psf |
| MEDALLION | 1.7 km | D13 | Freehold | $854 psf |
| THOMSON V TWO | 1.7 km | D20 | Freehold | $1,630 psf |
| LYNWOOD EIGHT | 1.7 km | D13 | Freehold | $683 psf |
| 183 LONGHAUS | 1.7 km | D20 | — | $1,762 psf |
| BRADDELL VIEW | 1.7 km | D20 | 103 yrs lease commencing from 1977 | $1,015 psf |
| GOLDEN HEIGHTS | 1.8 km | D19 | Freehold | $1,482 psf |
| ONE LYNWOOD | 1.8 km | D13 | Freehold | $688 psf |
| CENTRO RESIDENCES | 1.8 km | D20 | 99 yrs lease commencing from 2007 | $1,779 psf |
| CHUAN GREEN | 1.8 km | D19 | 99 yrs lease commencing from 2001 | $1,424 psf |
| GAY'S VILLAS | 1.8 km | D13 | — | — |
| AMARANDA GARDENS | 1.9 km | D19 | Freehold | $1,819 psf |
| BRADDELL HEIGHTS ESTATE | 1.9 km | D13 | Freehold | $1,613 psf |
| CHUAN VISTA | 1.9 km | D19 | — | — |
| COLCHESTER PARK | 1.9 km | D19 | 999 yrs lease commencing from 1956 | $2,264 psf |
| THOMSON PARK | 1.9 km | D20 | Freehold | $1,992 psf |
| TREVISTA | 1.9 km | D12 | 99 yrs lease commencing from 2008 | $1,709 psf |
| YEW LIAN PARK | 1.9 km | D20 | Freehold | $2,027 psf |
| KELIVILLE | 1.9 km | D20 | — | — |
| 8 ON CHUAN | 1.9 km | D19 | 99 yrs lease commencing from 2001 | $1,731 psf |
| WESTLAKE GARDENS | 1.9 km | D20 | Freehold | $1,515 psf |
| LA QUINTA PARK | 1.9 km | D19 | 999 yrs lease commencing from 1877 | $1,660 psf |
| CHUAN SEVEN | 1.9 km | D19 | — | — |
| CHUAN VALE | 1.9 km | D19 | 99 yrs lease commencing from 2001 | $1,388 psf |
| CHUAN VILLE | 1.9 km | D19 | 99 yrs lease commencing from 2001 | $1,451 psf |
| CHUAN VISTA II | 1.9 km | D19 | 99 yrs lease commencing from 1997 | $1,202 psf |
| THOMSON RIDGE | 1.9 km | D20 | Freehold | $1,846 psf |
| CHISELHURST GREEN | 1.9 km | D19 | 99 yrs lease commencing from 2001 | $1,492 psf |
| CENTURION 12 | 1.9 km | D20 | Freehold | $1,058 psf |
| CHUAN PARK (DEMOLISHED) | 1.9 km | D19 | 99 yrs lease commencing from 1980 | $1,100 psf |
| CHUAN YUAN | 1.9 km | D19 | 99 yrs lease commencing from 2002 | $1,786 psf |
| THE JARDINE RESIDENCES | 1.9 km | D19 | Freehold | $2,764 psf |
| THOMSON RIDGE ESTATE | 1.9 km | D20 | — | — |
| BRIGHTHILL RESIDENCES | 2 km | D20 | Freehold | $2,580 psf |
| CHUAN TERRACE | 2 km | D19 | Freehold | $1,770 psf |
| GRANDIOSO 8 | 2 km | D20 | Freehold | $987 psf |
| MACHUAN TERRACE | 2 km | D19 | Freehold | $2,141 psf |
| THE SUNNYDALE | 2 km | D19 | 99 yrs lease commencing from 1997 | $1,217 psf |
| BOUNDARY GARDENS | 2 km | D19 | — | — |
| SERANGOON PARK | 2 km | D13 | Freehold | $1,864 psf |
| FULTON HILL | 2 km | D20 | Freehold | $1,817 psf |
| THOMSON 800 | 2 km | D11 | Freehold | $1,799 psf |
Family-Friendly Condos (3BR+ Available)
Condos within 1km of Ai Tong School with a track record of 3-bedroom or larger transactions — the layouts most families actually need.
| Condo | Distance | District | Avg PSF |
|---|---|---|---|
| SKY VUE | 220m | D20 | $1,973 psf |
| SKY HABITAT | 300m | D20 | $1,759 psf |
| CHOON SING GARDEN | 390m | D20 | $1,979 psf |
| MING PARK | 510m | D20 | $2,127 psf |
| THOMSON RISE ESTATE | 720m | D20 | $1,810 psf |
| BISHAN 8 | 740m | D20 | $1,566 psf |
| LAUW & SONS GARDEN | 760m | D20 | $2,165 psf |
| BISHAN LOFT | 780m | D20 | $1,540 psf |
| CLOVER BY THE PARK | 800m | D20 | $1,671 psf |
| KINGSGROVE | 900m | D20 | $1,266 psf |
| TAI HWAN PARK | 970m | D19 | $2,292 psf |
| CORAL PARK | 990m | D20 | $2,258 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 Ai Tong School:
- Yuying Secondary School (Secondary) — 290m
- Guangyang Secondary School (Secondary) — 310m
- Catholic High School (Primary) (Primary) — 580m
- Catholic High School (Secondary) — 580m
- Catholic Junior College (Jc) — 580m
- Maris Stella High School (Primary) (Primary) — 710m
Why This School Drives Demand
Ai Tong School is a SAP school and one of the most heavily balloted schools in Bishan/AMK.
School programmes and affiliations change — confirm current status on the MOE school-information service before relying on it.
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.
The private condos list ranked by distance to Ai Tong School 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 Ai Tong School 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 Ai Tong School?
Does living within 1km of Ai Tong School guarantee a Primary 1 place?
How is the 1km distance to Ai Tong School measured?
Can I rent within 1km of Ai Tong School just to secure priority?
Do condos near Ai Tong School cost 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.
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.