Proximity to Angsana Primary 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 Angsana Primary 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 Angsana Primary 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: Angsana Primary School (Primary)
- Condos within 1km: 14
- Cheapest recorded entry within 1km: $620,000
- Within-1km avg PSF vs district: -29.0%
Location Map
Map shows Angsana Primary 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.
- Angsana Primary School
- MELVILLE PARK
- CHANGI RISE CONDOMINIUM
- MODENA
- MY MANHATTAN
- TROPICAL SPRING
- TREASURE AT TAMPINES
- EAST VIEW GARDEN
- HARVEY VIEW
- GOLDEN SHOWER PARK
- DOUBLE BAY RESIDENCES
- SIMEI GREEN CONDOMINIUM
- SUNHAVEN
What the 1km Rule Actually Means
Living within 1km of Angsana Primary 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 Angsana Primary 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 |
|---|---|---|---|---|---|
| MELVILLE PARK | 530m | $620,000 | $624 psf | $862 psf | 99 yrs lease commencing from 1992 |
| MY MANHATTAN | 800m | $685,000 | $1,048 psf | $1,427 psf | 99 yrs lease commencing from 2010 |
| TREASURE AT TAMPINES | 830m | $690,000 | $1,189 psf | $1,592 psf | 99-year leasehold |
| DOUBLE BAY RESIDENCES | 910m | $700,000 | $924 psf | $1,275 psf | 99 yrs lease commencing from 2008 |
| SIMEI GREEN CONDOMINIUM | 950m | $780,000 | $713 psf | $953 psf | 99 yrs lease commencing from 1996 |
| CHANGI RISE CONDOMINIUM | 640m | $815,000 | $610 psf | $992 psf | 99 yrs lease commencing from 2000 |
| THE EDEN AT TAMPINES | 980m | $818,000 | $675 psf | $1,018 psf | 99 yrs lease commencing from 2000 |
| TROPICAL SPRING | 810m | $980,000 | $729 psf | $1,054 psf | 99 yrs lease commencing from 1997 |
| MODENA | 660m | $1,005,500 | $830 psf | $1,083 psf | 99 yrs lease commencing from 1997 |
| SUNHAVEN | 950m | $1,023,000 | $880 psf | $1,149 psf | Freehold |
| EAST VIEW GARDEN | 870m | $1,350,000 | $340 psf | $1,224 psf | Freehold |
| HARVEY VIEW | 890m | $2,728,900 | $862 psf | $1,695 psf | Freehold |
| MISTRAL PARK | 990m | $3,200,000 | $828 psf | $1,561 psf | Freehold |
All Condos Within 1km
Every condominium within the priority-admission zone (1km) of Angsana Primary School, closest first.
| Condo | Distance | District | Tenure | Avg PSF | Walkability |
|---|---|---|---|---|---|
| MELVILLE PARK | 530m | D18 | 99 yrs lease commencing from 1992 | $862 psf | 85/100 |
| CHANGI RISE CONDOMINIUM | 640m | D18 | 99 yrs lease commencing from 2000 | $992 psf | 85/100 |
| MODENA | 660m | D18 | 99 yrs lease commencing from 1997 | $1,083 psf | 100/100 |
| MY MANHATTAN | 800m | D18 | 99 yrs lease commencing from 2010 | $1,427 psf | 100/100 |
| TROPICAL SPRING | 810m | D18 | 99 yrs lease commencing from 1997 | $1,054 psf | 100/100 |
| TREASURE AT TAMPINES | 830m | D18 | 99-year leasehold | $1,592 psf | 90/100 |
| EAST VIEW GARDEN | 870m | D16 | Freehold | $1,224 psf | 85/100 |
| HARVEY VIEW | 890m | D16 | Freehold | $1,695 psf | 100/100 |
| GOLDEN SHOWER PARK | 900m | D16 | — | — | 95/100 |
| DOUBLE BAY RESIDENCES | 910m | D18 | 99 yrs lease commencing from 2008 | $1,275 psf | 100/100 |
| SIMEI GREEN CONDOMINIUM | 950m | D18 | 99 yrs lease commencing from 1996 | $953 psf | 96/100 |
| SUNHAVEN | 950m | D16 | Freehold | $1,149 psf | 81/100 |
| THE EDEN AT TAMPINES | 980m | D18 | 99 yrs lease commencing from 2000 | $1,018 psf | 85/100 |
| MISTRAL PARK | 990m | D16 | Freehold | $1,561 psf | 100/100 |
Condos 1–2km Away
Condominiums between 1km and 2km from Angsana Primary 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 |
|---|---|---|---|---|
| SAVANNAH CONDOPARK | 1 km | D18 | 99 yrs lease commencing from 2000 | $1,004 psf |
| SUNBIRD VIEW | 1.1 km | D16 | Freehold | $1,096 psf |
| EASTPOINT GREEN | 1.1 km | D18 | 99 yrs lease commencing from 1996 | $1,040 psf |
| CHANGI GREEN | 1.1 km | D16 | Freehold | $1,200 psf |
| TROPICANA CONDOMINIUM | 1.1 km | D16 | 999 yrs lease commencing from 1885 | $1,117 psf |
| GUAN SOON TERRACE | 1.1 km | D16 | Freehold | $1,510 psf |
| SUNBIRD PARK | 1.1 km | D16 | Freehold | $1,589 psf |
| GUAN SOON VILLAS | 1.2 km | D16 | Freehold | $1,450 psf |
| CHANGI COURT | 1.2 km | D16 | Freehold | $1,277 psf |
| MERA TERRACE | 1.2 km | D16 | Freehold | $2,127 psf |
| CASCADALE | 1.2 km | D16 | Freehold | $1,094 psf |
| ZEPHYR PARK | 1.2 km | D16 | Freehold | $1,422 psf |
| SEA BREEZE TERRACE | 1.2 km | D16 | Freehold | $1,690 psf |
| APOLLO GARDENS | 1.3 km | D16 | Freehold | $1,235 psf |
| SIMEI GARDEN | 1.3 km | D16 | Freehold | $1,377 psf |
| PALM ISLES | 1.5 km | D17 | 99 yrs lease commencing from 2011 | $1,119 psf |
| PARC OLYMPIA | 1.5 km | D17 | 99 yrs lease commencing from 2012 | $1,111 psf |
| FERRARIA PARK CONDOMINIUM | 1.6 km | D17 | Freehold | $1,143 psf |
| CARISSA PARK CONDOMINIUM | 1.6 km | D17 | Freehold | $1,094 psf |
| KASSIA | 1.6 km | D17 | Freehold | $2,032 psf |
| RIVELLE TAMPINES | 1.6 km | D18 | 99 years leasehold | $1,933 psf |
| THE INFLORA | 1.6 km | D17 | 99 yrs lease commencing from 2012 | $1,220 psf |
| HEDGES PARK CONDOMINIUM | 1.7 km | D17 | 99 yrs lease commencing from 2010 | $1,154 psf |
| AZALEA PARK CONDOMINIUM | 1.7 km | D17 | 999 yrs lease commencing from 1885 | $1,052 psf |
| PINERY RESIDENCES | 1.7 km | D16 | 99 years leasehold | $2,551 psf |
| CITYLIFE@TAMPINES | 1.8 km | D18 | 99 yrs lease commencing from 2012 | $1,306 psf |
| THE JOVELL | 1.8 km | D17 | 99 yrs lease commencing from 2018 | $1,395 psf |
| PICARDY GARDENS | 1.8 km | D16 | Freehold | $1,457 psf |
| BENA PARK | 1.8 km | D17 | Freehold | $1,206 psf |
| DAHLIA PARK CONDOMINIUM | 1.8 km | D17 | Freehold | $1,030 psf |
| CANARY PARK | 1.9 km | D16 | Freehold | $1,641 psf |
| YUGI GARDEN | 1.9 km | D16 | Freehold | $1,291 psf |
| EDELWEISS PARK CONDOMINIUM | 1.9 km | D17 | Freehold | $1,027 psf |
| PEAKVILLE PARK | 1.9 km | D16 | Freehold | $2,105 psf |
| THE GALE | 1.9 km | D17 | Freehold | $1,171 psf |
| THE TAMPINES TRILLIANT | 1.9 km | D18 | 99 yrs lease commencing from 2011 | $1,413 psf |
| THE SPRINGFIELD | 1.9 km | D16 | 99 yrs lease commencing from 1995 | $824 psf |
| PALMWOODS | 2 km | D16 | 99 yrs lease commencing from 1996 | $1,019 psf |
| SUMMER GARDENS | 2 km | D16 | 99 yrs lease commencing from 1995 | $762 psf |
| AVILA GARDENS | 2 km | D17 | Freehold | $1,075 psf |
| EASTWOOD PARK | 2 km | D16 | 99 yrs lease commencing from 1995 | $1,042 psf |
Family-Friendly Condos (3BR+ Available)
Condos within 1km of Angsana Primary School with a track record of 3-bedroom or larger transactions — the layouts most families actually need.
| Condo | Distance | District | Avg PSF |
|---|---|---|---|
| MELVILLE PARK | 530m | D18 | $862 psf |
| CHANGI RISE CONDOMINIUM | 640m | D18 | $992 psf |
| MODENA | 660m | D18 | $1,083 psf |
| MY MANHATTAN | 800m | D18 | $1,427 psf |
| TROPICAL SPRING | 810m | D18 | $1,054 psf |
| TREASURE AT TAMPINES | 830m | D18 | $1,592 psf |
| EAST VIEW GARDEN | 870m | D16 | $1,224 psf |
| HARVEY VIEW | 890m | D16 | $1,695 psf |
| DOUBLE BAY RESIDENCES | 910m | D18 | $1,275 psf |
| SIMEI GREEN CONDOMINIUM | 950m | D18 | $953 psf |
| SUNHAVEN | 950m | D16 | $1,149 psf |
| THE EDEN AT TAMPINES | 980m | D18 | $1,018 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 Angsana Primary School:
- Springfield Secondary School (Secondary) — 250m
- Changkat Primary School (Primary) — 400m
- Chongzheng Primary School (Primary) — 590m
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 Angsana Primary 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 Angsana Primary 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 Angsana Primary School?
Does living within 1km of Angsana Primary School guarantee a Primary 1 place?
How is the 1km distance to Angsana Primary School measured?
Can I rent within 1km of Angsana Primary School just to secure priority?
Do condos near Angsana Primary 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.