Proximity to Assumption English 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 Assumption English 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 Assumption English 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: Assumption English School (Secondary)
- Condos within 1km: 6
- Cheapest recorded entry within 1km: $625,000
- Within-1km avg PSF vs district: -36.6%
Location Map
Map shows Assumption English School (centre) with nearby condos, to gauge distance and route.
- Assumption English School
- SUMMERDALE
- THE CENTRIS
- LAKEHOLMZ
- LAKEPOINT CONDOMINIUM
- CASPIAN
- PARC VISTA
What Proximity Means Here
Admission to Assumption English School is by PSLE score, DSA, or affiliation — not home-school distance. There is no P1-style 1km priority at secondary level. Buying nearby still cuts the daily commute, and if your child attends an affiliated primary, that affiliation (not proximity) is what boosts admission odds.
Cheapest Units Within 1km
The most affordable way into Assumption English 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 |
|---|---|---|---|---|---|
| CASPIAN | 930m | $625,000 | $961 psf | $1,344 psf | 99 yrs lease commencing from 2008 |
| SUMMERDALE | 320m | $810,000 | $599 psf | $908 psf | 99 yrs lease commencing from 1997 |
| LAKEPOINT CONDOMINIUM | 880m | $838,888 | $552 psf | $849 psf | 99 yrs lease commencing from 1983 |
| PARC VISTA | 930m | $840,000 | $737 psf | $1,046 psf | 99 yrs lease commencing from 1995 |
| LAKEHOLMZ | 830m | $940,000 | $697 psf | $1,144 psf | 99 yrs lease commencing from 2001 |
| THE CENTRIS | 710m | $1,100,000 | $801 psf | $1,365 psf | 99 yrs lease commencing from 2006 |
All Condos Within 1km
Every condominium within the catchment (within 1km) of Assumption English School, closest first.
| Condo | Distance | District | Tenure | Avg PSF | Walkability |
|---|---|---|---|---|---|
| SUMMERDALE | 320m | D22 | 99 yrs lease commencing from 1997 | $908 psf | 90/100 |
| THE CENTRIS | 710m | D22 | 99 yrs lease commencing from 2006 | $1,365 psf | 100/100 |
| LAKEHOLMZ | 830m | D22 | 99 yrs lease commencing from 2001 | $1,144 psf | 96/100 |
| LAKEPOINT CONDOMINIUM | 880m | D22 | 99 yrs lease commencing from 1983 | $849 psf | 86/100 |
| CASPIAN | 930m | D22 | 99 yrs lease commencing from 2008 | $1,344 psf | 96/100 |
| PARC VISTA | 930m | D22 | 99 yrs lease commencing from 1995 | $1,046 psf | 96/100 |
Condos 1–2km Away
Condominiums between 1km and 2km from Assumption English School.
| Condo | Distance | District | Tenure | Avg PSF |
|---|---|---|---|---|
| THE LAKEFRONT RESIDENCES | 1 km | D22 | 99 yrs lease commencing from 2010 | $1,509 psf |
| LAKESIDE GROVE | 1.1 km | D22 | 99 yrs lease commencing from 1996 | $1,319 psf |
| WESTWOOD PARK | 1.3 km | D22 | 99 yrs lease commencing from 1994 | $1,115 psf |
| THE LAKESHORE | 1.4 km | D22 | 99 yrs lease commencing from 2002 | $1,316 psf |
| THE FLORAVALE | 1.6 km | D22 | 99 yrs lease commencing from 1997 | $894 psf |
| LAKE GRANDE | 1.6 km | D22 | 99 yrs lease commencing from 2015 | $1,752 psf |
| WESTVILLE | 1.6 km | D22 | 99 yrs lease commencing from 1994 | $1,101 psf |
| THE WOODS | 1.6 km | D22 | 99 yrs lease commencing from 2010 | $572 psf |
| LAKEVILLE | 1.7 km | D22 | 99 yrs lease commencing from 2013 | $1,642 psf |
| WESTWOOD RESIDENCES | 1.7 km | D22 | 99 yrs lease commencing from 2014 | $1,262 psf |
| LAKESIDE TOWER | 1.9 km | D22 | 99 yrs lease commencing from 1975 | $652 psf |
| THE LAKEGARDEN RESIDENCES | 1.9 km | D22 | 99 yrs lease commencing from 2023 | $2,159 psf |
| LAKESIDE APARTMENTS | 2 km | D22 | 99 yrs lease commencing from 1977 | $1,026 psf |
| PARK VIEW MANSION | 2 km | D22 | 99 yrs lease commencing from 1976 | $1,072 psf |
Family-Friendly Condos (3BR+ Available)
Condos within 1km of Assumption English School with a track record of 3-bedroom or larger transactions — the layouts most families actually need.
| Condo | Distance | District | Avg PSF |
|---|---|---|---|
| SUMMERDALE | 320m | D22 | $908 psf |
| THE CENTRIS | 710m | D22 | $1,365 psf |
| LAKEHOLMZ | 830m | D22 | $1,144 psf |
| LAKEPOINT CONDOMINIUM | 880m | D22 | $849 psf |
| CASPIAN | 930m | D22 | $1,344 psf |
| PARC VISTA | 930m | D22 | $1,046 psf |
Overlapping School Catchments
Sitting near several schools broadens your options and supports rental demand. Other schools whose catchment overlaps Assumption English School:
- Boon Lay Garden Primary School (Primary) — 200m
- Jurong West Secondary School (Secondary) — 200m
- Jurong West Primary School (Primary) — 210m
- Boon Lay Secondary School (Secondary) — 220m
- Shuqun Primary School (Primary) — 370m
- West Grove Primary School (Primary) — 900m
The private condos list ranked by distance to Assumption English 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 Assumption English 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 Assumption English School?
Does living near Assumption English School help with admission?
What is the cheapest condo near Assumption English School?
Do condos near Assumption English 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.