Proximity to Anglo Chinese School Primary 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 Anglo Chinese School Primary 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 Anglo Chinese School Primary.
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: Anglo-Chinese School (Primary) (Primary)
- Condos within 1km: 201
- Condos within 2km: 544
- Family-friendly (3BR+): 9
Condos Within 1km
Condos within the priority admission zone (1km) of Anglo-Chinese School (Primary).
| Condo | Distance | District | Tenure | Avg PSF |
|---|---|---|---|---|
| BALMORAL RESIDENCES | 60m | D10 | Freehold | $2,289 psf |
| BALMORAL PLAZA | 80m | D10 | Freehold | $1,627 psf |
| BALMORAL HEIGHTS | 100m | D10 | Freehold | $2,207 psf |
| SUI GENERIS | 100m | D10 | Freehold | $2,355 psf |
| BALMORAL PLACE | 110m | D10 | — | — |
| THE BALMORAL SPRING | 120m | D10 | Freehold | $2,180 psf |
| THE TWINS | 140m | D10 | Freehold | $1,668 psf |
| BALMORAL CREST | 160m | D10 | Freehold | $1,930 psf |
| GOODWOOD GARDENS | 170m | D10 | Freehold | $2,322 psf |
| GOODWOOD RESIDENCE | 170m | D10 | Freehold | $2,659 psf |
| BALMORAL GATE | 190m | D10 | Freehold | $2,153 psf |
| HMLET@PORTOFINO | 200m | D10 | — | — |
| GOODWOOD GRAND | 210m | D10 | Freehold | $2,554 psf |
| RISING SUITES | 210m | D10 | Freehold | $2,114 psf |
| THE HERMITAGE | 210m | D10 | Freehold | $1,949 psf |
| BALMORAL TOWER | 230m | D10 | — | — |
| SARKIES GREEN | 230m | D10 | — | — |
| CHANCERY ESQUIRE | 250m | D11 | Freehold | $1,905 psf |
| BALMORAL POINT | 260m | D10 | Freehold | $1,754 psf |
| SARKIES GARDENS | 260m | D10 | — | — |
| CHANCERY COURT | 270m | D11 | — | — |
| RICH MANSIONS | 270m | D10 | Freehold | $1,707 psf |
| SARKIES MANSIONS | 270m | D10 | — | — |
| VENTUNO BALMORAL | 270m | D10 | Freehold | $1,853 psf |
| CHANCERY CORNER | 290m | D11 | — | — |
| VOLARI | 290m | D10 | Freehold | $2,383 psf |
| MARTINA MANSIONS | 310m | D10 | Freehold | $2,350 psf |
| THE PRINCETON | 320m | D10 | Freehold | $1,943 psf |
| 35 GILSTEAD | 330m | D11 | — | $2,543 psf |
| SLOANE RESIDENCES | 340m | D10 | Freehold | $2,903 psf |
| GILSTEAD TWO | 350m | D11 | Freehold | $2,189 psf |
| MORIMASA GARDENS | 360m | D11 | Freehold | $1,669 psf |
| PERFECT TEN | 360m | D10 | Freehold | $3,060 psf |
| BALMORAL 8 | 380m | D10 | Freehold | $2,054 psf |
| BELMOND GREEN | 380m | D10 | Freehold | $2,356 psf |
| FIVE CHANCERY | 380m | D11 | Freehold | $1,097 psf |
| PALM SPRING | 380m | D10 | Freehold | $2,159 psf |
| SCOTTS HIGHPARK | 390m | D9 | Freehold | $2,295 psf |
| FERRELL RESIDENCES | 410m | D10 | Freehold | $2,052 psf |
| EVELYN MANSIONS | 420m | D11 | Freehold | $1,969 psf |
| PULLMAN RESIDENCES NEWTON | 420m | D11 | Freehold | $3,074 psf |
| BALMORAL LUCK | 430m | D10 | — | — |
| CHANCERY PARK | 430m | D11 | Freehold | $1,767 psf |
| THE OLIV | 430m | D10 | Freehold | $2,278 psf |
| BARKER VILLE | 440m | D11 | Freehold | $904 psf |
| GILSTEAD BROOKS | 450m | D11 | Freehold | $1,181 psf |
| RESIDENCES @ EVELYN | 460m | D11 | Freehold | $2,245 psf |
| 32 GILSTEAD | 470m | D11 | Freehold | $3,484 psf |
| WING ON LIFE GARDEN | 470m | D10 | Freehold | $2,341 psf |
| REIGNWOOD HAMILTON SCOTTS | 480m | D9 | Freehold | $2,799 psf |
| D'EVELYN | 490m | D11 | Freehold | $1,844 psf |
| NEWTON ONE | 490m | D11 | Freehold | $2,266 psf |
| BARKER 9 | 500m | D11 | Freehold | $1,026 psf |
| GILSTEAD 38 | 500m | D11 | Freehold | $1,601 psf |
| HALLMARK RESIDENCES | 500m | D10 | Freehold | $2,055 psf |
| SETIA RESIDENCES | 500m | D11 | Freehold | $2,031 psf |
| THE HYDE | 500m | D10 | Freehold | $3,001 psf |
| THREE BUCKLEY | 520m | D11 | Freehold | $1,519 psf |
| TRILIGHT | 520m | D11 | Freehold | $2,254 psf |
| DEANS PROPERTY CENTRE | 530m | D9 | — | — |
| GENTLE REFLECTIONS | 530m | D11 | Freehold | $1,146 psf |
| PINE SPRINGS | 530m | D10 | — | — |
| VILLAS @ GILSTEAD | 530m | D11 | Freehold | $763 psf |
| ASIMONT VILLAS | 540m | D11 | — | — |
| ENCHANT?‰ | 550m | D11 | Freehold | $2,807 psf |
| EWE BOON REGENT | 550m | D10 | Freehold | $1,862 psf |
| GILSTEAD COURT | 550m | D11 | Freehold | $1,897 psf |
| HONOLULU TOWER | 550m | D10 | Freehold | $1,855 psf |
| BELLERIVE | 560m | D10 | Freehold | $2,007 psf |
| GISBORNE LIGHT | 560m | D10 | Freehold | $1,698 psf |
| L'VIV | 560m | D11 | Freehold | $2,160 psf |
| SPRING RESIDENCES | 560m | D10 | — | — |
| 10 EVELYN | 570m | D11 | — | $2,633 psf |
| GOLDHILL GARDENS | 570m | D11 | Freehold | $2,330 psf |
| NEWTON 21 | 570m | D11 | Freehold | $2,111 psf |
| THE RESIDENCES AT BARKER | 570m | D11 | — | $2,161 psf |
| GOLDHILL TOWERS | 580m | D11 | Freehold | $2,226 psf |
| BUCKLEY RESIDENCE | 590m | D11 | Freehold | $1,965 psf |
| THREE BALMORAL | 590m | D10 | Freehold | $2,050 psf |
| BUCKLEY CLASSIQUE | 600m | D11 | Freehold | $2,092 psf |
| DRAYCOTT EIGHT | 600m | D10 | 99 yrs lease commencing from 1997 | $2,062 psf |
| GLOUCESTER MANSIONS | 600m | D11 | Freehold | $1,938 psf |
| GOLDHILL GARDEN | 610m | D11 | Freehold | $2,688 psf |
| JUNIPER HILL | 620m | D10 | Freehold | $2,849 psf |
| TREASURE ON BALMORAL | 620m | D10 | Freehold | $2,541 psf |
| CYAN | 630m | D10 | Freehold | $2,478 psf |
| THE ARMADALE | 630m | D11 | Freehold | $1,749 psf |
| THE GILSTEAD | 630m | D11 | — | — |
| THE SCOTTS TOWER | 630m | D9 | 103 yrs lease commencing from 2010 | $2,075 psf |
| HILLS APARTMENT | 640m | D11 | Freehold | $1,832 psf |
| LOTUS AT BARKER | 640m | D11 | — | — |
| THE DRAYCOTT | 640m | D10 | Freehold | $2,132 psf |
| MOUNT ROSIE VILLAS | 650m | D11 | — | — |
| SUITES @ CAIRNHILL | 650m | D9 | — | — |
| NEWTON 18 | 660m | D11 | Freehold | $2,038 psf |
| ONE BALMORAL | 660m | D10 | Freehold | $2,545 psf |
| SCOTTS 28 | 660m | D9 | Freehold | $2,285 psf |
| BARKER TERRACES | 670m | D11 | — | — |
| MOUNT ROSIE GARDEN | 670m | D11 | Freehold | $1,595 psf |
| NEWTON IMPERIAL | 670m | D11 | Freehold | $1,858 psf |
| GILSTEAD MANSION | 680m | D11 | Freehold | $1,734 psf |
| MADISON RESIDENCES | 680m | D10 | Freehold | $2,407 psf |
| NEWTON LODGE | 680m | D11 | Freehold | $1,631 psf |
| PINETREE CONDOMINIUM | 680m | D10 | Freehold | $1,860 psf |
| THE CLAYTON | 680m | D10 | — | — |
| TRENDALE TOWER | 680m | D9 | — | — |
| 26 NEWTON | 690m | D11 | — | $2,230 psf |
| KOPAR AT NEWTON | 690m | D9 | 99 yrs lease commencing from 2019 | $2,511 psf |
| SANCTUARY@NEWTON | 690m | D11 | Freehold | $2,701 psf |
| BUCKLEY 18 | 700m | D11 | Freehold | $1,862 psf |
| CHATEAU LE FAME | 700m | D10 | Freehold | $1,998 psf |
| SUITES @ NEWTON | 700m | D11 | Freehold | $1,916 psf |
| SUITES @ SURREY | 700m | D11 | Freehold | $1,879 psf |
| CHIVERTON | 710m | D10 | Freehold | $1,825 psf |
| GILSTEAD 68 | 710m | D11 | — | — |
| MONTROSE TERRACE | 710m | D11 | — | — |
| MOUNT ROSIE TERRACE | 710m | D11 | — | — |
| PINEWOOD GARDENS | 710m | D10 | Freehold | $2,196 psf |
| CLIFTEN | 720m | D10 | Freehold | $2,000 psf |
| METRORESIDENCES NEWTON | 730m | D11 | — | — |
| PEPPERMINT GROVE | 730m | D11 | — | — |
| THE LEGEND | 730m | D10 | Freehold | $1,789 psf |
| AMARYLLIS VILLE | 740m | D11 | 99 yrs lease commencing from 1997 | $1,903 psf |
| EDEN | 740m | D10 | Freehold | $5,040 psf |
| THREE THREE ROBIN | 740m | D10 | Freehold | $2,222 psf |
| ORCHARD SCOTTS | 750m | D9 | 99 yrs lease commencing from 2001 | $1,753 psf |
| ROCHELLE AT NEWTON | 750m | D11 | 99 yrs lease commencing from 2008 | $1,783 psf |
| ROSIE VIEW | 750m | D11 | Freehold | $2,642 psf |
| THE ATELIER | 750m | D9 | Freehold | $2,684 psf |
| THE SENTINEL | 750m | D11 | — | — |
| KLIMT CAIRNHILL | 760m | D9 | Freehold | $3,553 psf |
| PROXIMO | 760m | D10 | Freehold | $2,194 psf |
| CITYVISTA RESIDENCES | 770m | D9 | Freehold | $2,011 psf |
| NEWTON GEMS | 770m | D11 | — | — |
| ROBIN SUITES | 770m | D10 | Freehold | $2,283 psf |
| SURREY COURT | 770m | D11 | — | — |
| THE LINCOLN RESIDENCES | 780m | D11 | Freehold | $2,098 psf |
| CASA NOVACREST | 790m | D9 | Freehold | $1,886 psf |
| ROBIN REGALIA | 790m | D10 | Freehold | $1,850 psf |
| ROBIN VILLAGE | 790m | D10 | Freehold | $2,417 psf |
| THE EDGE ON CAIRNHILL | 790m | D9 | Freehold | $2,305 psf |
| CASA MELWANI | 800m | D11 | — | — |
| FIFTEEN ROBIN | 800m | D10 | — | — |
| HIGH POINT | 800m | D9 | — | — |
| IRIDIUM | 800m | D11 | Freehold | $1,792 psf |
| MIRO | 800m | D11 | Freehold | $1,586 psf |
| NEWTON SUITES | 800m | D11 | Freehold | $2,240 psf |
| THE LINC | 800m | D11 | Freehold | $2,030 psf |
| J C DRAYCOTT | 810m | D10 | Freehold | $2,149 psf |
| NEWTON EDGE | 810m | D9 | Freehold | $1,930 psf |
| ONE DRAYCOTT | 810m | D10 | Freehold | $3,184 psf |
| THE CAIRNHILL | 810m | D9 | — | — |
| THE VERMONT ON CAIRNHILL | 810m | D9 | Freehold | $2,401 psf |
| VISIN APARTMENTS | 810m | D11 | — | — |
| LINCOLN SUITES | 830m | D11 | Freehold | $2,189 psf |
| ONE ROBIN | 830m | D10 | Freehold | $1,733 psf |
| CHANCERY GROVE | 840m | D11 | — | — |
| BALMORAL HILLS | 850m | D10 | Freehold | $2,146 psf |
| CAIRNHILL 16 | 850m | D9 | Freehold | $2,868 psf |
| THE BALMORAL | 850m | D10 | Freehold | $1,861 psf |
| THE LINCOLN MODERN | 860m | D11 | Freehold | $1,760 psf |
| THE RITZ-CARLTON RESIDENCES SINGAPORE CAIRNHILL | 860m | D9 | Freehold | $4,152 psf |
| AVALON | 870m | D10 | Freehold | $2,113 psf |
| GENTLE VILLAS | 870m | D11 | 99 yrs lease commencing from 1993 | $1,494 psf |
| PARC STEVENS | 870m | D10 | Freehold | $2,271 psf |
| ROBIN RESIDENCES | 870m | D10 | Freehold | $2,400 psf |
| JEWEL OF BALMORAL | 880m | D10 | Freehold | $2,147 psf |
| THE ARC AT DRAYCOTT | 880m | D10 | Freehold | $2,564 psf |
| VIDA | 880m | D9 | Freehold | $2,113 psf |
| 21 ANDERSON | 890m | D10 | — | $4,885 psf |
| ARDMORE PARK | 890m | D10 | Freehold | $3,978 psf |
| PARK INFINIA AT WEE NAM | 890m | D11 | Freehold | $2,313 psf |
| ROSEVALE | 890m | D11 | Freehold | $1,805 psf |
| THE PEAK @ CAIRNHILL II | 890m | D9 | Freehold | $2,110 psf |
| LOUIS GARDEN | 900m | D10 | — | — |
| THE PEAK @ CAIRNHILL I | 900m | D9 | Freehold | $2,058 psf |
| CAIRNHILL RESIDENCES | 910m | D9 | Freehold | $2,492 psf |
| NOVENA GARDENS | 910m | D11 | — | — |
| NOVENA REGENCY | 910m | D11 | Freehold | $1,729 psf |
| SURREY 21 | 910m | D11 | — | — |
| THE SOLITAIRE | 910m | D10 | Freehold | $2,201 psf |
| ELIZABETH HEIGHTS | 920m | D9 | Freehold | $1,998 psf |
| CHELSEA GARDENS | 930m | D10 | Freehold | $1,863 psf |
| SCULPTURA ARDMORE | 940m | D10 | Freehold | $5,074 psf |
| THE PROMONT | 940m | D9 | Freehold | $2,155 psf |
| CASA CAIRNHILL | 960m | D9 | Freehold | $2,180 psf |
| NOUVEL 18 | 960m | D10 | Freehold | $3,185 psf |
| THE TATE RESIDENCES | 960m | D9 | Freehold | $2,886 psf |
| VILLA CHANCERY | 960m | D11 | Freehold | $2,015 psf |
| GARDENVILLE | 970m | D10 | Freehold | $2,080 psf |
| OAKWOOD STUDIOS SINGAPORE | 970m | D9 | — | — |
| PARC CENTENNIAL | 970m | D9 | Freehold | $1,600 psf |
| THE SPINNAKER | 970m | D11 | Freehold | $1,717 psf |
| ARDMORE RESIDENCE | 980m | D10 | — | — |
| FIFTY-TWO STEVENS | 980m | D10 | Freehold | $1,827 psf |
| THE CHANCERY RESIDENCE | 990m | D11 | 99 yrs lease commencing from 2004 | $941 psf |
| HILLTOPS | 1 km | D9 | Freehold | $3,337 psf |
| JUNIPER AT ARDMORE | 1 km | D10 | Freehold | $2,864 psf |
| RHAPSODY ON MOUNT ELIZABETH | 1 km | D9 | Freehold | $2,098 psf |
| THE CLAYMORE | 1 km | D9 | Freehold | $3,221 psf |
| VIVA | 1 km | D11 | Freehold | $2,501 psf |
Condos 1\u{2013}2km Away
| Condo | Distance | District | Avg PSF |
|---|---|---|---|
| LE NOUVEL ARDMORE | 1 km | D10 | $4,884 psf |
| STEVENS LOFT | 1 km | D10 | $1,743 psf |
| TEN @ SUFFOLK | 1 km | D11 | $1,664 psf |
| THE ORANGE GROVE | 1 km | D10 | $2,076 psf |
| VILLA DES FLORES | 1 km | D11 | $1,569 psf |
| ALBA | 1 km | D9 | $3,160 psf |
| CAVENAGH HOUSE | 1 km | D9 | $1,900 psf |
| ELIZABETH TOWER | 1.1 km | D9 | $1,884 psf |
| HELIOS RESIDENCES | 1.1 km | D9 | $2,379 psf |
| HERITAGE APARTMENTS | 1.1 km | D10 | — |
| KIM SIA COURT | 1.1 km | D9 | $2,088 psf |
| LOFT @ STEVENS | 1.1 km | D10 | $2,152 psf |
| LUCIDA | 1.1 km | D11 | $1,625 psf |
| SUFFOLK PREMIER | 1.1 km | D11 | $1,675 psf |
| THE FERNHILL | 1.1 km | D10 | $1,998 psf |
| THE ELEMENT @ STEVENS | 1.1 km | D10 | $1,926 psf |
| ARDMORE II | 1.1 km | D10 | $3,190 psf |
| CAIRNHILL PLAZA | 1.1 km | D9 | $1,889 psf |
| CASA UNO | 1.1 km | D10 | — |
| STRATA | 1.1 km | D11 | $1,847 psf |
| THE CAPRI | 1.1 km | D10 | $1,650 psf |
| THOMSON EURO-ASIA | 1.1 km | D11 | $2,134 psf |
| BIRMINGHAM MANSIONS | 1.1 km | D11 | $1,779 psf |
| CAVENAGH COURT | 1.1 km | D9 | $1,867 psf |
| CLAYMORE PLAZA | 1.1 km | D9 | $1,727 psf |
| NOVENA LODGE | 1.1 km | D11 | $1,872 psf |
| THE COMPASS AT CHANCERY | 1.1 km | D11 | — |
| TOWNHOUSE APARTMENTS | 1.1 km | D9 | $1,057 psf |
| CAIRNHILL ASTORIA | 1.1 km | D9 | $1,859 psf |
| CHANCERY LODGE | 1.1 km | D11 | — |
| NOVENA COURT | 1.1 km | D11 | $1,513 psf |
| NOVENA SUITES | 1.1 km | D11 | $2,034 psf |
| STEVENS SUITES | 1.1 km | D10 | $1,728 psf |
| THE LIGHT @ CAIRNHILL | 1.1 km | D9 | $2,266 psf |
| LE GROVE | 1.1 km | D10 | — |
| LION TOWERS | 1.1 km | D11 | $1,801 psf |
| ORCHARD TOWERS | 1.1 km | D9 | $1,474 psf |
| DERBYSHIRE HEIGHTS | 1.1 km | D11 | $1,655 psf |
| PASADENA | 1.1 km | D11 | $929 psf |
| THE THOMSON DUPLEX | 1.1 km | D11 | — |
| D'GROVE VILLAS | 1.1 km | D10 | $2,342 psf |
| FERNHILL PLACE | 1.1 km | D10 | — |
| KIMSIA PARK | 1.1 km | D9 | $3,704 psf |
| KUIE PONG LOFT | 1.1 km | D10 | $2,483 psf |
| SCOTTS SQUARE | 1.1 km | D9 | $3,393 psf |
| THE VANTAGE | 1.1 km | D10 | — |
| ALEGRIA | 1.1 km | D11 | $1,573 psf |
| DALVEY HAUS | 1.1 km | D10 | $3,503 psf |
| THOMSON VALE | 1.1 km | D11 | — |
| VILLA CHANCERITA | 1.1 km | D11 | — |
| DLV. | 1.2 km | D10 | $1,627 psf |
| ENG AUN MANSION | 1.2 km | D11 | $1,404 psf |
| FYVE DERBYSHIRE | 1.2 km | D11 | $2,503 psf |
| MONTCLAIR @ WHITLEY | 1.2 km | D11 | $882 psf |
| STEVEN'S COURT | 1.2 km | D10 | $1,397 psf |
| THE HUNTINGTON | 1.2 km | D11 | $1,929 psf |
| WHITE HOUSE RESIDENCES | 1.2 km | D10 | — |
| CAIRNHILL CREST | 1.2 km | D9 | $2,191 psf |
| CHANCERY HILL VILLAS | 1.2 km | D11 | $808 psf |
| 6 DERBYSHIRE | 1.2 km | D11 | $2,119 psf |
| CAVENAGH FORTUNA | 1.2 km | D9 | — |
| ORION | 1.2 km | D10 | $2,254 psf |
| RESIDENCES @ NOVENA | 1.2 km | D11 | $1,687 psf |
| AMANINDA | 1.2 km | D11 | $1,662 psf |
| SOLEIL @ SINARAN | 1.2 km | D11 | $1,970 psf |
| TAN CHIN TUAN MANSION | 1.2 km | D9 | — |
| ESPANA | 1.2 km | D11 | — |
| GARDEN APARTMENTS | 1.2 km | D10 | $1,979 psf |
| KENG LEE VIEW | 1.2 km | D8 | $1,586 psf |
| RICHMOND PARK | 1.2 km | D9 | $3,062 psf |
| ORANGE GROVE RESIDENCES | 1.2 km | D10 | $2,134 psf |
| ADRIA | 1.2 km | D11 | $2,042 psf |
| CAVENAGH LODGE | 1.2 km | D9 | — |
| DELFI ORCHARD | 1.2 km | D9 | $1,858 psf |
| ENG AUN PARK | 1.2 km | D11 | $2,820 psf |
| FERNHILL RESIDENCES | 1.2 km | D10 | — |
| KING'S COURT | 1.2 km | D8 | $1,015 psf |
| PEAK RESIDENCE | 1.2 km | D11 | $2,489 psf |
| RESIDENCES AT EMERALD HILL | 1.2 km | D9 | $2,335 psf |
| THE MERLOT | 1.2 km | D8 | $1,386 psf |
| THE WHITLEY RESIDENCES | 1.2 km | D11 | $840 psf |
| NUTMEG COURT | 1.2 km | D9 | — |
| THE LAURELS | 1.2 km | D9 | $2,675 psf |
| WHITLEY VILLAS | 1.2 km | D11 | $1,253 psf |
| 111 EMERALD HILL | 1.3 km | D9 | $2,318 psf |
| APLETON VIEW | 1.3 km | D11 | $1,876 psf |
| MULBERRY TREE | 1.3 km | D11 | $1,741 psf |
| LUCKY PLAZA | 1.3 km | D9 | $2,019 psf |
| MERA SPRINGS | 1.3 km | D8 | $1,807 psf |
| NEU AT NOVENA | 1.3 km | D11 | $2,644 psf |
| ORANGE REGENCY | 1.3 km | D10 | — |
| EMERALD APARTMENTS | 1.3 km | D9 | — |
| NOVENA HILL | 1.3 km | D11 | $1,623 psf |
| SHANGRI-LA RESIDENCES | 1.3 km | D10 | — |
| THE EQUATORIAL | 1.3 km | D10 | $2,052 psf |
| FERNHILL GARDEN | 1.3 km | D10 | — |
| LA NOUVELLE | 1.3 km | D11 | — |
| THE LADYHILL | 1.3 km | D10 | $2,493 psf |
| TOP TEN | 1.3 km | D9 | $1,755 psf |
| URBAN RESORT CONDOMINIUM | 1.3 km | D9 | $2,406 psf |
| CITY EDGE | 1.3 km | D11 | $1,804 psf |
| THE SPRINGS | 1.3 km | D11 | $1,902 psf |
| WHITLEYVILLE | 1.3 km | D11 | $1,544 psf |
| CHATELET | 1.3 km | D10 | $1,987 psf |
| EMERALD HILL CONSERVATION AREA | 1.3 km | D9 | $4,178 psf |
| LADYHILL PARK | 1.3 km | D10 | $1,859 psf |
| 1 MOULMEIN RISE | 1.4 km | D11 | $2,098 psf |
| FERNHILL COURT | 1.4 km | D10 | — |
| CAMBRIDGE VILLAGE | 1.4 km | D8 | $1,483 psf |
| IKIGAI | 1.4 km | D11 | $2,231 psf |
| JAYA TOWER | 1.4 km | D10 | $2,043 psf |
| LA MAISON | 1.4 km | D11 | $1,859 psf |
| CAIRNHILL NINE | 1.4 km | D9 | $2,471 psf |
| CAVENAGH GARDENS | 1.4 km | D9 | $1,524 psf |
| 1 NASSIM | 1.4 km | D10 | — |
| MOULMEIN STUDIOS | 1.4 km | D11 | — |
| FERNHILL COTTAGE | 1.4 km | D10 | $1,864 psf |
| KENG LEE COURT | 1.4 km | D8 | $1,504 psf |
| THE ORCHARD RESIDENCES | 1.4 km | D9 | $3,149 psf |
| URBAN SUITES | 1.4 km | D9 | $2,906 psf |
| ST RESIDENCES NOVENA | 1.4 km | D11 | — |
| VANADIUM | 1.4 km | D8 | $1,480 psf |
| CARLYX GREEN | 1.4 km | D8 | $1,560 psf |
| CAIRNHILL CONSERVATION AREA | 1.4 km | D9 | $3,891 psf |
| WHITE HOUSE PARK | 1.4 km | D10 | $3,017 psf |
| BEAUFORT ON NASSIM | 1.4 km | D10 | $2,652 psf |
| CARLISLE COURT | 1.4 km | D8 | — |
| CARLYX RESIDENCE | 1.4 km | D8 | $1,270 psf |
| MARGOLIOUTH VILLAS | 1.4 km | D10 | — |
| NASSIM LODGE | 1.4 km | D10 | $2,853 psf |
| WATERSCAPE AT CAVENAGH | 1.4 km | D9 | $1,994 psf |
| HULLET RISE | 1.4 km | D9 | — |
| NASSIM 9 | 1.4 km | D10 | $3,226 psf |
| TWENTYONE ANGULLIA PARK | 1.5 km | D9 | $3,786 psf |
| 368 THOMSON | 1.5 km | D11 | $1,825 psf |
| 8 HULLET | 1.5 km | D9 | $3,079 psf |
| D'CAMBRIDGE | 1.5 km | D8 | $1,330 psf |
| NASSIM JADE | 1.5 km | D10 | $2,679 psf |
| 3 CUSCADEN | 1.5 km | D10 | $3,893 psf |
| BOULEVARD 88 | 1.5 km | D10 | $3,945 psf |
| LES MAISONS NASSIM | 1.5 km | D10 | $5,545 psf |
| LEWIS LODGE | 1.5 km | D10 | — |
| SIGNATURE AT LEWIS | 1.5 km | D10 | $1,910 psf |
| THE GLENCAIRD RESIDENCES | 1.5 km | D10 | — |
| THE URBANITE | 1.5 km | D8 | $1,503 psf |
| HERTFORD MANSION | 1.5 km | D8 | $1,378 psf |
| NASSIMVILLE | 1.5 km | D10 | — |
| DALVEY VILLAS | 1.5 km | D10 | $2,382 psf |
| HIJAUAN | 1.5 km | D9 | $2,006 psf |
| ST REGIS RESIDENCES SINGAPORE | 1.5 km | D10 | $2,522 psf |
| 8 RAJA | 1.5 km | D12 | $1,283 psf |
| THE BOULEVARD RESIDENCE | 1.5 km | D10 | $2,642 psf |
| THE GLYNDEBOURNE | 1.5 km | D11 | $2,130 psf |
| THE TREVOSE | 1.5 km | D11 | $1,596 psf |
| ANGULLIA PARK RESIDENCES @ ORCHARD | 1.5 km | D10 | $2,465 psf |
| EASTPAC BUILDING | 1.5 km | D12 | $1,010 psf |
| PATERSON LINC | 1.5 km | D9 | $2,430 psf |
| SANNY PARK | 1.5 km | D11 | $2,644 psf |
| TAN TONG MENG TOWER | 1.5 km | D11 | $1,188 psf |
| 70@TRURO | 1.5 km | D8 | — |
| SKYLINE @ ORCHARD BOULEVARD | 1.5 km | D9 | $5,371 psf |
| SUITES @ SHREWSBURY | 1.5 km | D11 | $1,921 psf |
| TREVOSE PARK | 1.5 km | D11 | $1,978 psf |
| GLOBAL VILLE | 1.5 km | D12 | $1,381 psf |
| HERTFORD COLLECTION | 1.5 km | D8 | $1,377 psf |
| SAGE | 1.5 km | D10 | $3,063 psf |
| THE LEGACY | 1.5 km | D10 | $1,875 psf |
| DUNEARN ESTATE | 1.6 km | D11 | $2,569 psf |
| PINNACLE 16 | 1.6 km | D12 | $1,588 psf |
| CUBE 8 | 1.6 km | D11 | $1,758 psf |
| IRESIDENCES | 1.6 km | D12 | $1,632 psf |
| ONE DUSUN RESIDENCES | 1.6 km | D12 | $1,717 psf |
| THE CITRINE | 1.6 km | D12 | $1,494 psf |
| BOULEVARD VUE | 1.6 km | D10 | $3,084 psf |
| CASA IRRAWADDY | 1.6 km | D12 | $1,640 psf |
| ONE AKYAB | 1.6 km | D11 | $1,301 psf |
| BRISTOL LODGE | 1.6 km | D8 | $1,385 psf |
| CUSCADEN RESIDENCES | 1.6 km | D10 | $2,472 psf |
| DALVEY COURT | 1.6 km | D10 | $1,551 psf |
| DOMUS | 1.6 km | D12 | $1,725 psf |
| FOUR SEASONS PARK | 1.6 km | D10 | $3,180 psf |
| THE PATERSON EDGE | 1.6 km | D9 | $2,382 psf |
| PASTORAL VIEW | 1.6 km | D11 | — |
| THE CENTREPOINT | 1.6 km | D9 | $2,682 psf |
| THE CENTRIO | 1.6 km | D12 | $1,616 psf |
| ZEDGE | 1.6 km | D11 | $1,716 psf |
| GALLERY FIFTEEN | 1.6 km | D12 | $1,302 psf |
| ORCHARD VIEW | 1.6 km | D9 | $2,666 psf |
| THE MKZ | 1.6 km | D9 | $1,807 psf |
| MACKENZIE 138 | 1.6 km | D9 | $1,602 psf |
| THE ARTE | 1.6 km | D12 | $1,695 psf |
| TREASURE LOFT | 1.6 km | D11 | $1,378 psf |
| VISTA RESIDENCES | 1.6 km | D12 | $1,872 psf |
| BASSEIN COURT | 1.6 km | D11 | $1,453 psf |
| GAIA | 1.6 km | D12 | $1,587 psf |
| LILY TAN MANSION | 1.6 km | D8 | — |
| NASSIM PARK RESIDENCES | 1.6 km | D10 | $3,896 psf |
| THE TOMLINSON | 1.6 km | D10 | $2,422 psf |
| DORSET MANSIONS | 1.6 km | D8 | $1,271 psf |
| ST MARTIN RESIDENCE | 1.6 km | D10 | $2,202 psf |
| THE MARQUE @ IRRAWADDY | 1.6 km | D12 | $1,537 psf |
| D' DALVEY | 1.7 km | D10 | $1,951 psf |
| 8 BASSEIN | 1.7 km | D11 | $1,785 psf |
| NEW COURT | 1.7 km | D12 | $1,337 psf |
| PATERSON SUITES | 1.7 km | D9 | $2,664 psf |
| TANGLIN RESIDENCES | 1.7 km | D10 | $2,000 psf |
| FRASER RESIDENCE ORCHARD SINGAPORE | 1.7 km | D9 | — |
| MOULMEIN COURT | 1.7 km | D11 | $1,548 psf |
| PATERSON RESIDENCE | 1.7 km | D9 | $2,531 psf |
| ST MARTIN'S | 1.7 km | D10 | $2,355 psf |
| THE BELLEFORTE | 1.7 km | D12 | $1,453 psf |
| HANA | 1.7 km | D10 | — |
| LE SHANTIER | 1.7 km | D12 | $1,338 psf |
| M21 | 1.7 km | D11 | $1,623 psf |
| VOGX | 1.7 km | D8 | $1,392 psf |
| MONVILLE MANSIONS | 1.7 km | D12 | $1,133 psf |
| MACKENZIE 88 | 1.7 km | D9 | $1,666 psf |
| SHAN GATE APARTMENTS | 1.7 km | D12 | $1,358 psf |
| THE ANSLEY | 1.7 km | D11 | $1,786 psf |
| TOMLINSON HEIGHTS | 1.7 km | D10 | $3,720 psf |
| PARK NOVA | 1.7 km | D10 | $4,731 psf |
| VIIO @ BALESTIER | 1.7 km | D12 | $1,802 psf |
| PAVILION 11 | 1.7 km | D11 | $1,924 psf |
| MANDALAY TOWERS | 1.7 km | D11 | $1,269 psf |
| PARC MACKENZIE | 1.7 km | D9 | $1,563 psf |
| WAI WING CENTRE | 1.7 km | D12 | — |
| CUSCADEN RESERVE | 1.8 km | D10 | $3,071 psf |
| THE LOFT | 1.8 km | D10 | $2,090 psf |
| THE NASSIM | 1.8 km | D10 | $4,325 psf |
| KUM HING COURT | 1.8 km | D10 | $2,465 psf |
| THE PATERSON | 1.8 km | D9 | $2,381 psf |
| D' IXORAS | 1.8 km | D11 | $1,502 psf |
| MANDALAY MANSION | 1.8 km | D11 | $1,221 psf |
| TREVOSE 12 | 1.8 km | D11 | — |
| MINBU VILLA | 1.8 km | D11 | $1,263 psf |
| GRANGE INFINITE | 1.8 km | D9 | $2,574 psf |
| MINBU COURT | 1.8 km | D11 | $1,420 psf |
| 3 ORCHARD BY-THE-PARK | 1.8 km | D10 | $3,679 psf |
| CITYSCAPE @FARRER PARK | 1.8 km | D8 | $1,559 psf |
| KENTISH GREEN | 1.8 km | D8 | $1,195 psf |
| MERGUI MANSIONS | 1.8 km | D8 | — |
| NASSIM REGENCY | 1.8 km | D10 | — |
| THE METZ | 1.8 km | D9 | $2,618 psf |
| LEONG HIN BUILDING | 1.8 km | D12 | — |
| NOVA 48 | 1.8 km | D12 | $1,708 psf |
| PRISTINE HEIGHTS | 1.8 km | D8 | $1,572 psf |
| RESIDENCE 8 | 1.8 km | D10 | $753 psf |
| SKY@ELEVEN | 1.8 km | D11 | $2,087 psf |
| ILLUMINAIRE ON DEVONSHIRE | 1.9 km | D9 | $2,238 psf |
| ORCHARD SOPHIA | 1.9 km | D9 | $2,830 psf |
| OUE TWIN PEAKS | 1.9 km | D9 | $2,271 psf |
| FORTE SUITES | 1.9 km | D8 | $1,827 psf |
| KENT RESIDENCES | 1.9 km | D8 | $1,391 psf |
| LEONIE PARC VIEW | 1.9 km | D9 | $2,451 psf |
| MANDALE HEIGHTS | 1.9 km | D11 | $1,534 psf |
| NOVA 88 | 1.9 km | D12 | $1,502 psf |
| THE BEAUMONT | 1.9 km | D9 | $2,473 psf |
| THE MARQ ON PATERSON HILL | 1.9 km | D9 | $4,509 psf |
| 19 NASSIM | 1.9 km | D10 | $3,401 psf |
| MEDGE | 1.9 km | D11 | $1,660 psf |
| MONTEBLEU | 1.9 km | D11 | $1,806 psf |
| CLYDES RESIDENCE | 1.9 km | D8 | $1,441 psf |
| NASSIM MANSION | 1.9 km | D10 | $3,012 psf |
| RANGOON VIEW | 1.9 km | D8 | $1,057 psf |
| THE LUMOS | 1.9 km | D9 | $2,354 psf |
| WILKIE COURT | 1.9 km | D9 | $1,388 psf |
| ASCENT @ 456 | 1.9 km | D12 | $1,478 psf |
| DEVONSHIRE RESIDENCES | 1.9 km | D9 | $2,088 psf |
| GRANGE RESIDENCES | 1.9 km | D10 | $3,091 psf |
| KENTISH COURT | 1.9 km | D8 | $1,198 psf |
| ORCHARD BEL AIR | 1.9 km | D10 | $1,504 psf |
| SKYSUITES17 | 1.9 km | D12 | $1,796 psf |
| TRELLIS TOWERS | 1.9 km | D12 | $1,875 psf |
| 1919 | 1.9 km | D9 | $2,032 psf |
| 8 NAPIER | 1.9 km | D10 | $3,337 psf |
| GRANGE 1866 | 1.9 km | D10 | $3,059 psf |
| OXFORD SUITES | 1.9 km | D8 | $1,573 psf |
| PUBLIC MANSION | 1.9 km | D12 | $1,084 psf |
| THE AXIS | 1.9 km | D11 | $1,620 psf |
| WILKIE 87 | 1.9 km | D9 | $1,561 psf |
| THE TIER | 1.9 km | D12 | $1,529 psf |
| GIFFARD MANSIONS | 1.9 km | D12 | $1,140 psf |
| KIM LIN PARK | 1.9 km | D10 | $3,128 psf |
| LEONIE SUITES | 1.9 km | D9 | $1,867 psf |
| MONARCHY APARTMENTS | 1.9 km | D11 | $1,247 psf |
| SAM KIANG MANSIONS | 1.9 km | D9 | $2,064 psf |
| ST THOMAS SUITES | 1.9 km | D9 | $2,221 psf |
| THE SUITES AT CENTRAL | 1.9 km | D9 | $2,493 psf |
| DE PARADISO | 1.9 km | D12 | $1,414 psf |
| KENTISH LODGE | 1.9 km | D8 | $1,179 psf |
| MANHATTAN MANSIONS | 1.9 km | D10 | $1,905 psf |
| WILKIE STUDIO | 1.9 km | D9 | $1,746 psf |
| BOTANIC GARDENS VIEW | 1.9 km | D10 | $2,392 psf |
| ECOVILLE | 1.9 km | D12 | $1,578 psf |
| EQUITY HEIGHTS | 1.9 km | D9 | — |
| LEONIE GARDENS | 1.9 km | D9 | $1,746 psf |
| NADIA MANSIONS | 1.9 km | D12 | $1,187 psf |
| THE VERVE | 1.9 km | D12 | $1,384 psf |
| BELMONDO VIEW | 2 km | D12 | $1,466 psf |
| BOTANIC GARDENS MANSION | 2 km | D10 | $2,118 psf |
| GRANGE 70 | 2 km | D10 | — |
| PARC EMILY | 2 km | D9 | $1,985 psf |
| SAPPHIRE 99 | 2 km | D9 | — |
| AVA TOWERS | 2 km | D12 | $1,414 psf |
| DEVONSHIRE BUILDING | 2 km | D9 | — |
| ESTILO | 2 km | D9 | $1,718 psf |
| HONG BUILDING | 2 km | D8 | $1,041 psf |
| NEW FUTURA | 2 km | D9 | $4,021 psf |
| ONE OXLEY RISE | 2 km | D9 | $2,007 psf |
| PICCADILLY GRAND | 2 km | D8 | $2,167 psf |
| SOPHIA VIEW | 2 km | D9 | — |
| THE MEZZO | 2 km | D12 | $1,548 psf |
| WILKIE 80 | 2 km | D9 | $1,865 psf |
| CHELSEA GROVE | 2 km | D12 | $1,293 psf |
| CITY SUITES | 2 km | D12 | $1,583 psf |
| EBER GARDENS | 2 km | D9 | — |
| ONE TREE HILL COLLECTION | 2 km | D10 | $3,492 psf |
| CHERRYLOFT | 2 km | D8 | — |
| DEVONSHIRE 12 | 2 km | D9 | $2,075 psf |
| GRANGE HEIGHTS | 2 km | D9 | $1,915 psf |
| MOUNT SOPHIA SUITES | 2 km | D9 | $1,810 psf |
| PAPILLON | 2 km | D12 | $1,447 psf |
| RACE COURSE MANSION | 2 km | D8 | $990 psf |
| SCENIC HEIGHTS | 2 km | D12 | $1,482 psf |
| SOPHIA 98 | 2 km | D9 | $1,868 psf |
| SUITES @ SOPHIA | 2 km | D9 | — |
| THE BLISS | 2 km | D8 | $1,356 psf |
| THE COLONNADE | 2 km | D10 | — |
| UPPERHOUSE AT ORCHARD BOULEVARD | 2 km | D10 | $3,329 psf |
| CITIGATE RESIDENCE | 2 km | D8 | $1,385 psf |
| GRANGE 80 | 2 km | D10 | — |
| MACKENZIE REGENCY | 2 km | D9 | $1,525 psf |
| OWEN COURT | 2 km | D8 | — |
| RACE COURSE 138 | 2 km | D8 | $1,124 psf |
| ST THOMAS LODGE | 2 km | D9 | — |
| THE BAYRON | 2 km | D9 | — |
| BOTANIC LODGE | 2 km | D10 | — |
| DUBLIN ROAD FLATS | 2 km | D9 | $1,991 psf |
| JIA | 2 km | D9 | $1,353 psf |
| KILLINEY 118 | 2 km | D9 | $2,095 psf |
| LE WILKIE | 2 km | D9 | $1,511 psf |
| OXLEY MANSION | 2 km | D9 | — |
| RITZ @ FARRER | 2 km | D8 | $1,380 psf |
Family-Friendly Condos (3BR+ Available)
Condos near Anglo-Chinese School (Primary) with 3-bedroom or larger units suitable for families.
| Condo | Distance | District |
|---|---|---|
| BALMORAL RESIDENCES | 60m | D10 |
| BALMORAL PLAZA | 80m | D10 |
| BALMORAL HEIGHTS | 100m | D10 |
| SUI GENERIS | 100m | D10 |
| THE BALMORAL SPRING | 120m | D10 |
| THE TWINS | 140m | D10 |
| BALMORAL CREST | 160m | D10 |
| GOODWOOD GARDENS | 170m | D10 |
| GOODWOOD RESIDENCE | 170m | D10 |
The private condos list ranked by distance to Anglo Chinese School Primary 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 Anglo Chinese School Primary 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 Anglo-Chinese School (Primary)?
How is the distance to Anglo Chinese School Primary 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 Anglo Chinese School Primary?
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 Anglo Chinese School Primary?
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.
- Distances: haversine formula.
- Data: URA REALIS.
Outlier-resistant medians anchor every PSF figure shown above. Volume counts are exact transaction tallies, not estimates.