Proximity to Assumption Pathway 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 Pathway 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 Pathway 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 Pathway School (Secondary)
- Condos within 1km: 44
- Condos within 2km: 207
- Family-friendly (3BR+): 9
Condos Within 1km
Condos within the priority admission zone (1km) of Assumption Pathway School.
| Condo | Distance | District | Tenure | Avg PSF |
|---|---|---|---|---|
| THE TRE VER | 360m | D13 | 99 yrs lease commencing from 2018 | $1,919 psf |
| EURO-ASIA PARK | 650m | D13 | Freehold | $1,621 psf |
| PARC MONDRIAN | 680m | D13 | Freehold | $1,673 psf |
| CASA MEYA | 760m | D13 | Freehold | $1,618 psf |
| MEYA LODGE | 780m | D13 | Freehold | $1,503 psf |
| PLATINUM EDGE | 780m | D13 | Freehold | $1,575 psf |
| THE ADDITION | 790m | D13 | Freehold | $1,983 psf |
| BLOSSOMS @ WOODLEIGH | 810m | D13 | Freehold | $1,698 psf |
| LEICESTER SUITES | 810m | D13 | Freehold | $1,699 psf |
| M66 | 820m | D12 | Freehold | $1,331 psf |
| RIDGE COURT | 820m | D13 | Freehold | $1,434 psf |
| GAY'S VILLAS | 830m | D13 | — | — |
| LEICESTER LODGE | 830m | D13 | Freehold | $1,431 psf |
| RIVIERA 38 | 830m | D12 | 999 yrs lease commencing from 1882 | $1,490 psf |
| PARK COLONIAL | 840m | D13 | 99 yrs lease commencing from 2017 | $2,145 psf |
| RIVERBAY | 840m | D12 | 999 yrs lease commencing from 1882 | $1,511 psf |
| INTERO | 850m | D13 | Freehold | $1,683 psf |
| SUITES @ TOPAZ | 850m | D12 | Freehold | $1,410 psf |
| MAR THOMA MANSIONS | 860m | D12 | — | — |
| MYRA | 860m | D13 | Freehold | $2,262 psf |
| PARC ASTON | 870m | D13 | Freehold | $1,488 psf |
| ST MICHAEL REGENCY | 870m | D12 | Freehold | $1,413 psf |
| THE POIZ RESIDENCES | 870m | D13 | 99 yrs lease commencing from 2014 | $1,867 psf |
| 8@WOODLEIGH | 880m | D13 | — | $1,672 psf |
| VETRO | 890m | D12 | 999 yrs lease commencing from 1882 | $1,362 psf |
| THE CALLISTA | 900m | D12 | 999 yrs lease commencing from 1882 | $1,236 psf |
| ONE LEICESTER | 910m | D13 | Freehold | $1,653 psf |
| TOPAZ MANSIONS | 930m | D12 | Freehold | $1,244 psf |
| AIRSTREAM | 940m | D12 | Freehold | $1,489 psf |
| NIN RESIDENCE | 940m | D13 | 99 yrs lease commencing from 2010 | $1,508 psf |
| WOODSVILLE 28 | 950m | D13 | 99 yrs lease commencing from 2007 | $1,522 psf |
| 18 WOODSVILLE | 960m | D13 | — | $1,697 psf |
| MEDALLION | 960m | D13 | Freehold | $854 psf |
| ONE LYNWOOD | 960m | D13 | Freehold | $688 psf |
| RIVERSIDE MELODIES | 960m | D12 | Freehold | $1,452 psf |
| AVON PARK | 970m | D13 | Freehold | $1,722 psf |
| DUNSFOLD RESIDENCES | 970m | D13 | Freehold | $465 psf |
| MOONSTONE ROYALE | 970m | D12 | Freehold | $1,246 psf |
| MOSELLA | 980m | D13 | Freehold | $584 psf |
| WOODSVILLE MANSIONS | 980m | D13 | Freehold | $1,317 psf |
| SUNVILLE | 990m | D12 | Freehold | $1,323 psf |
| THE ELYSIA | 990m | D12 | 999 yrs lease commencing from 1882 | $1,231 psf |
| MOONSTONE VIEW | 1 km | D12 | Freehold | $1,377 psf |
| SENNETT RESIDENCE | 1 km | D13 | 99 yrs lease commencing from 2011 | $1,663 psf |
Condos 1\u{2013}2km Away
| Condo | Distance | District | Avg PSF |
|---|---|---|---|
| BEACON HEIGHTS | 1 km | D12 | $1,388 psf |
| RIO GARDENS | 1 km | D12 | $1,348 psf |
| CITY REGENCY | 1 km | D12 | $1,435 psf |
| MOONSTONE RESIDENCES | 1 km | D12 | $1,367 psf |
| SANT RITZ | 1 km | D13 | $1,608 psf |
| ST MICHAEL'S CONDOMINIUM | 1.1 km | D12 | $1,226 psf |
| LYNWOOD EIGHT | 1.1 km | D13 | $683 psf |
| THE MORNINGTON | 1.1 km | D12 | $1,137 psf |
| WAN THO LODGE | 1.1 km | D13 | $1,319 psf |
| OPAL SUITES | 1.1 km | D12 | $1,505 psf |
| THE VENUE RESIDENCES | 1.1 km | D13 | $1,703 psf |
| CENTURION RESIDENCES | 1.1 km | D13 | $708 psf |
| CLYDESWOOD | 1.1 km | D13 | $1,240 psf |
| THE WOODLEIGH RESIDENCES | 1.1 km | D13 | $2,229 psf |
| JUI RESIDENCES | 1.1 km | D12 | $1,931 psf |
| GPL TERRACE | 1.2 km | D13 | $2,208 psf |
| DAISY LODGE | 1.2 km | D13 | $1,182 psf |
| DAISY SUITES | 1.2 km | D13 | $1,440 psf |
| SUITES@BRADDELL | 1.2 km | D13 | $1,448 psf |
| DAISY TERRACE | 1.2 km | D13 | $1,865 psf |
| THE ABERDEEN | 1.2 km | D12 | $1,390 psf |
| THE SCENIC @ BRADDELL | 1.2 km | D13 | $1,283 psf |
| DAISY PARK | 1.2 km | D13 | $2,137 psf |
| E MAISON | 1.2 km | D13 | $1,494 psf |
| DAISY PETALS | 1.2 km | D13 | — |
| ST MICHAEL'S PLACE | 1.2 km | D12 | $1,275 psf |
| THE RICHMOND | 1.2 km | D12 | $1,415 psf |
| D' ALMIRA | 1.2 km | D13 | $1,359 psf |
| ST FRANCIS LODGE | 1.2 km | D12 | $1,289 psf |
| BELLAVILLE | 1.2 km | D13 | $785 psf |
| R MAISON | 1.2 km | D13 | $1,414 psf |
| ONE ST MICHAEL'S | 1.2 km | D12 | $1,549 psf |
| ST FRANCIS COURT | 1.3 km | D12 | $1,006 psf |
| GEM RESIDENCES | 1.3 km | D12 | $1,838 psf |
| SOMMERVILLE LOFT | 1.3 km | D13 | $1,457 psf |
| THE ACACIAS | 1.3 km | D13 | $1,392 psf |
| CANAAN | 1.3 km | D14 | $1,734 psf |
| REGENT RESIDENCES | 1.3 km | D12 | $1,581 psf |
| DUNSFOLD 18 | 1.3 km | D13 | $914 psf |
| BELLA VISTA | 1.3 km | D13 | $1,416 psf |
| COTSWOLD VILLAS | 1.3 km | D13 | $839 psf |
| MATLOCK RESIDENCES | 1.3 km | D13 | $649 psf |
| MILFORD VILLAS | 1.4 km | D13 | $1,050 psf |
| THE ARCADY AT BOON KENG | 1.4 km | D12 | $2,598 psf |
| SOMMERVILLE REGENCY | 1.4 km | D13 | $1,054 psf |
| THE ORIE | 1.4 km | D12 | $2,730 psf |
| D'LOTUS | 1.4 km | D12 | $1,496 psf |
| WOLSKEL LODGE | 1.4 km | D13 | $968 psf |
| KIM KEAT HOUSE | 1.4 km | D12 | $1,078 psf |
| CASTELLO | 1.5 km | D13 | — |
| NEEM TREE | 1.5 km | D12 | $1,797 psf |
| VIBES@UPPER SERANGOON | 1.5 km | D19 | $1,458 psf |
| ONE CHILTERN | 1.5 km | D13 | $624 psf |
| CRADELS | 1.5 km | D12 | $1,621 psf |
| THE INTERWEAVE | 1.5 km | D12 | $1,614 psf |
| CHUAN VILLAS | 1.5 km | D19 | $1,452 psf |
| PARC HAVEN | 1.5 km | D12 | $1,360 psf |
| FORTUNE VIEW | 1.5 km | D13 | $1,025 psf |
| SERANGOON PARK | 1.5 km | D13 | $1,864 psf |
| SOMMERVILLE RESIDENCES | 1.5 km | D13 | $798 psf |
| SUNSHINE LODGE | 1.5 km | D19 | $1,141 psf |
| EDEN VIEW | 1.5 km | D19 | $1,150 psf |
| 8 EDEN GROVE | 1.6 km | D19 | $1,306 psf |
| BARTLEY RISE ESTATE | 1.6 km | D19 | $1,772 psf |
| BOON TECK TOWER | 1.6 km | D12 | $1,198 psf |
| CALARASI | 1.6 km | D12 | $1,405 psf |
| PRESTIGE HEIGHTS | 1.6 km | D12 | $1,666 psf |
| THE QUINN | 1.6 km | D19 | $1,480 psf |
| BOON TECK APARTMENTS | 1.6 km | D12 | $1,196 psf |
| BRADDELL HEIGHTS ESTATE | 1.6 km | D13 | $1,590 psf |
| EDEN CREST | 1.6 km | D19 | $1,189 psf |
| PRESTO@UPPER SERANGOON | 1.6 km | D19 | $1,498 psf |
| REGAL COURT | 1.6 km | D12 | $1,272 psf |
| THE VIRIDIAN | 1.6 km | D12 | $1,595 psf |
| EIGHT RIVERSUITES | 1.6 km | D12 | $1,643 psf |
| RITZ MANSIONS | 1.6 km | D12 | $1,328 psf |
| AMPAS APARTMENTS | 1.6 km | D12 | $1,325 psf |
| THE SUNNYDALE | 1.6 km | D19 | $1,217 psf |
| BALESTIER REGENCY | 1.6 km | D12 | $1,428 psf |
| D'MIRA | 1.6 km | D12 | $1,505 psf |
| VAUGHAN GARDEN | 1.6 km | D13 | $1,578 psf |
| VERTICUS | 1.6 km | D12 | $2,122 psf |
| JJH SERVICE APARTMENT | 1.6 km | D13 | — |
| THE CHUAN | 1.6 km | D19 | $1,968 psf |
| VICTORY HEIGHTS | 1.6 km | D12 | $1,175 psf |
| HANSON COURT | 1.6 km | D12 | — |
| KINGSLEY MANSIONS | 1.6 km | D12 | $1,313 psf |
| SUNSHINE TERRACE | 1.6 km | D19 | — |
| BIRCHWOOD MANSIONS | 1.6 km | D12 | $1,301 psf |
| GOLDEN HEIGHTS | 1.6 km | D19 | $1,482 psf |
| KIM KEAT LODGE | 1.6 km | D12 | $1,262 psf |
| DE ROYALE | 1.6 km | D12 | $1,790 psf |
| THE SUNSHINE | 1.6 km | D19 | $1,285 psf |
| CHILTERN PARK | 1.7 km | D19 | $1,343 psf |
| SHAW PLAZA - TWIN HEIGHTS | 1.7 km | D12 | $1,471 psf |
| SUMMER GREEN | 1.7 km | D12 | $1,287 psf |
| AMARANDA GARDENS | 1.7 km | D19 | $1,819 psf |
| VA RESIDENCES | 1.7 km | D12 | $1,505 psf |
| BALESTIER PLAZA | 1.7 km | D12 | $1,163 psf |
| KIM KEAT GARDENS | 1.7 km | D12 | $891 psf |
| BLISS LOFT | 1.7 km | D12 | $1,331 psf |
| COLIWOO BALESTIER 320 | 1.7 km | D12 | — |
| RAJAH TOWERS | 1.7 km | D12 | $1,275 psf |
| TREVISTA | 1.7 km | D12 | $1,702 psf |
| CASA FORTUNA | 1.7 km | D12 | $1,463 psf |
| PAPILLON | 1.7 km | D12 | $1,447 psf |
| BALESTIER 288 | 1.7 km | D12 | $1,130 psf |
| BARTLEY RISE | 1.7 km | D19 | $1,962 psf |
| BISHAN LOFT | 1.7 km | D20 | $1,529 psf |
| THE YARDLEY | 1.7 km | D19 | $1,610 psf |
| CHELSEA GROVE | 1.8 km | D12 | $1,293 psf |
| GIFFARD MANSIONS | 1.8 km | D12 | $1,140 psf |
| THE SPRINGBLOOM | 1.8 km | D19 | $1,402 psf |
| THE VERVE | 1.8 km | D12 | $1,384 psf |
| MONARCHY APARTMENTS | 1.8 km | D11 | $1,247 psf |
| DE PARADISO | 1.8 km | D12 | $1,414 psf |
| NADIA MANSIONS | 1.8 km | D12 | $1,187 psf |
| OKIO | 1.8 km | D12 | $1,724 psf |
| PUBLIC MANSION | 1.8 km | D12 | $1,084 psf |
| BALESTIER POINT | 1.8 km | D12 | $1,180 psf |
| ECOVILLE | 1.8 km | D12 | $1,578 psf |
| SENNETT ESTATE | 1.8 km | D13 | $1,928 psf |
| SUNGLADE | 1.8 km | D19 | $1,405 psf |
| SUNSHINE GROVE | 1.8 km | D19 | $1,211 psf |
| THE AXIS | 1.8 km | D11 | $1,620 psf |
| VICTORY POINT | 1.8 km | D12 | — |
| ASCENT @ 456 | 1.8 km | D12 | $1,478 psf |
| BELMONDO VIEW | 1.8 km | D12 | $1,466 psf |
| CASA ESPANIA | 1.8 km | D19 | $1,327 psf |
| GAMBIR RIDGE | 1.8 km | D19 | $1,516 psf |
| OASIS @ MULBERRY | 1.8 km | D13 | $2,399 psf |
| URBAN HERITAGE | 1.8 km | D12 | $1,355 psf |
| THE SCALA | 1.8 km | D19 | $1,729 psf |
| GAMBIR TERRACE | 1.8 km | D19 | $1,379 psf |
| SKYSUITES17 | 1.8 km | D12 | $1,796 psf |
| NOVA 88 | 1.8 km | D12 | $1,502 psf |
| LE GAMBIR | 1.8 km | D19 | $1,072 psf |
| LEONG HIN BUILDING | 1.8 km | D12 | — |
| MANDALE HEIGHTS | 1.8 km | D11 | $1,534 psf |
| NOVA 48 | 1.8 km | D12 | $1,708 psf |
| THE TIER | 1.8 km | D12 | $1,529 psf |
| MONTEBLEU | 1.9 km | D11 | $1,806 psf |
| AVA TOWERS | 1.9 km | D12 | $1,414 psf |
| MEDGE | 1.9 km | D11 | $1,660 psf |
| MINBU COURT | 1.9 km | D11 | $1,420 psf |
| MINBU VILLA | 1.9 km | D11 | $1,263 psf |
| SCENIC HEIGHTS | 1.9 km | D12 | $1,482 psf |
| GOLDENHILL PARK CONDOMINIUM | 1.9 km | D20 | $1,949 psf |
| ROCCA BALESTIER | 1.9 km | D12 | $1,415 psf |
| CHUAN PARK | 1.9 km | D19 | $2,596 psf |
| CITY SUITES | 1.9 km | D12 | $1,583 psf |
| D' IXORAS | 1.9 km | D11 | $1,502 psf |
| MANDALAY MANSION | 1.9 km | D11 | $1,221 psf |
| GAMBIR GARDENS | 1.9 km | D19 | — |
| GOLDEN HILL ESTATE | 2 km | D19 | $1,775 psf |
| MACPHERSON GARDEN ESTATE | 2 km | D13 | $2,441 psf |
| MANDALAY TOWERS | 2 km | D11 | $1,269 psf |
| PAVILION 11 | 2 km | D11 | $1,924 psf |
| WAI WING CENTRE | 2 km | D12 | — |
| THE MEZZO | 2 km | D12 | $1,548 psf |
| SHAN GATE APARTMENTS | 2 km | D12 | $1,358 psf |
| OLEANDER TOWERS | 2 km | D12 | $1,362 psf |
| THE ANSLEY | 2 km | D11 | $1,786 psf |
Family-Friendly Condos (3BR+ Available)
Condos near Assumption Pathway School with 3-bedroom or larger units suitable for families.
| Condo | Distance | District |
|---|---|---|
| THE TRE VER | 360m | D13 |
| EURO-ASIA PARK | 650m | D13 |
| PARC MONDRIAN | 680m | D13 |
| CASA MEYA | 760m | D13 |
| MEYA LODGE | 780m | D13 |
| PLATINUM EDGE | 780m | D13 |
| THE ADDITION | 790m | D13 |
| BLOSSOMS @ WOODLEIGH | 810m | D13 |
| M66 | 820m | D12 |
The private condos list ranked by distance to Assumption Pathway 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 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 Assumption Pathway 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 near Assumption Pathway School?
How is the distance to Assumption Pathway School 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 Assumption Pathway School?
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 Assumption Pathway School?
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.