Proximity to Balestier Hill 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 Balestier Hill 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 Balestier Hill 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: Balestier Hill Primary School (Primary)
- Condos within 1km: 19
- Condos within 2km: 238
- Family-friendly (3BR+): 9
Condos Within 1km
Condos within the priority admission zone (1km) of Balestier Hill Primary School.
| Condo | Distance | District | Tenure | Avg PSF |
|---|---|---|---|---|
| GEM RESIDENCES | 690m | D12 | 99 yrs lease commencing from 2015 | $1,838 psf |
| THE ORIE | 800m | D12 | 99 yrs lease commencing from 2024 | $2,730 psf |
| NEEM TREE | 830m | D12 | Freehold | $1,797 psf |
| BOON TECK TOWER | 870m | D12 | Freehold | $1,198 psf |
| BOON TECK APARTMENTS | 900m | D12 | Freehold | $1,196 psf |
| D'LOTUS | 910m | D12 | Freehold | $1,496 psf |
| DE ROYALE | 920m | D12 | Freehold | $1,790 psf |
| D'MIRA | 920m | D12 | Freehold | $1,505 psf |
| KINGSLEY MANSIONS | 940m | D12 | Freehold | $1,313 psf |
| CASA FORTUNA | 960m | D12 | Freehold | $1,463 psf |
| SUMMER GREEN | 970m | D12 | Freehold | $1,287 psf |
| THE VIRIDIAN | 970m | D12 | Freehold | $1,595 psf |
| VERTICUS | 970m | D12 | Freehold | $2,122 psf |
| AMPAS APARTMENTS | 980m | D12 | Freehold | $1,325 psf |
| KIM KEAT HOUSE | 980m | D12 | Freehold | $1,078 psf |
| RAJAH TOWERS | 980m | D12 | Freehold | $1,275 psf |
| TREVISTA | 980m | D12 | 99 yrs lease commencing from 2008 | $1,702 psf |
| THE INTERWEAVE | 990m | D12 | Freehold | $1,614 psf |
| VA RESIDENCES | 1 km | D12 | Freehold | $1,505 psf |
Condos 1\u{2013}2km Away
| Condo | Distance | District | Avg PSF |
|---|---|---|---|
| BIRCHWOOD MANSIONS | 1 km | D12 | $1,301 psf |
| PAPILLON | 1 km | D12 | $1,447 psf |
| PRESTIGE HEIGHTS | 1 km | D12 | $1,666 psf |
| NADIA MANSIONS | 1 km | D12 | $1,187 psf |
| THE VERVE | 1 km | D12 | $1,384 psf |
| BALESTIER REGENCY | 1 km | D12 | $1,428 psf |
| BALESTIER PLAZA | 1.1 km | D12 | $1,163 psf |
| CRADELS | 1.1 km | D12 | $1,621 psf |
| RITZ MANSIONS | 1.1 km | D12 | $1,328 psf |
| REGAL COURT | 1.1 km | D12 | $1,272 psf |
| SKYSUITES17 | 1.1 km | D12 | $1,796 psf |
| GIFFARD MANSIONS | 1.1 km | D12 | $1,140 psf |
| PARC HAVEN | 1.1 km | D12 | $1,360 psf |
| PUBLIC MANSION | 1.1 km | D12 | $1,084 psf |
| SHAW PLAZA - TWIN HEIGHTS | 1.1 km | D12 | $1,471 psf |
| ASCENT @ 456 | 1.1 km | D12 | $1,478 psf |
| RIVERBAY | 1.1 km | D12 | $1,511 psf |
| VICTORY HEIGHTS | 1.1 km | D12 | $1,175 psf |
| THE TRE VER | 1.1 km | D13 | $1,919 psf |
| KIM KEAT LODGE | 1.1 km | D12 | $1,262 psf |
| HANSON COURT | 1.2 km | D12 | — |
| LEONG HIN BUILDING | 1.2 km | D12 | — |
| VETRO | 1.2 km | D12 | $1,362 psf |
| CALARASI | 1.2 km | D12 | $1,405 psf |
| MONARCHY APARTMENTS | 1.2 km | D11 | $1,247 psf |
| RIVIERA 38 | 1.2 km | D12 | $1,490 psf |
| THE CALLISTA | 1.2 km | D12 | $1,236 psf |
| THE ELYSIA | 1.2 km | D12 | $1,231 psf |
| MAR THOMA MANSIONS | 1.2 km | D12 | — |
| OLEANDER TOWERS | 1.2 km | D12 | $1,362 psf |
| COLIWOO BALESTIER 320 | 1.2 km | D12 | — |
| MINBU COURT | 1.2 km | D11 | $1,420 psf |
| MINBU VILLA | 1.2 km | D11 | $1,263 psf |
| THE AXIS | 1.2 km | D11 | $1,620 psf |
| BEACON HEIGHTS | 1.2 km | D12 | $1,388 psf |
| CHELSEA GROVE | 1.2 km | D12 | $1,293 psf |
| KIM KEAT GARDENS | 1.2 km | D12 | $891 psf |
| NOVA 48 | 1.2 km | D12 | $1,708 psf |
| NOVA 88 | 1.2 km | D12 | $1,502 psf |
| DE PARADISO | 1.2 km | D12 | $1,414 psf |
| ECOVILLE | 1.2 km | D12 | $1,578 psf |
| MANDALE HEIGHTS | 1.2 km | D11 | $1,534 psf |
| ST MICHAEL REGENCY | 1.2 km | D12 | $1,413 psf |
| ST MICHAEL'S CONDOMINIUM | 1.2 km | D12 | $1,226 psf |
| WAI WING CENTRE | 1.2 km | D12 | — |
| BLISS LOFT | 1.2 km | D12 | $1,331 psf |
| BALESTIER 288 | 1.3 km | D12 | $1,130 psf |
| MONTEBLEU | 1.3 km | D11 | $1,806 psf |
| VIIO @ BALESTIER | 1.3 km | D12 | $1,802 psf |
| BELMONDO VIEW | 1.3 km | D12 | $1,466 psf |
| SHAN GATE APARTMENTS | 1.3 km | D12 | $1,358 psf |
| M66 | 1.3 km | D12 | $1,331 psf |
| AIRSTREAM | 1.3 km | D12 | $1,489 psf |
| D' IXORAS | 1.3 km | D11 | $1,502 psf |
| MEDGE | 1.3 km | D11 | $1,660 psf |
| MONVILLE MANSIONS | 1.3 km | D12 | $1,133 psf |
| PAVILION 11 | 1.3 km | D11 | $1,924 psf |
| TRELLIS TOWERS | 1.3 km | D12 | $1,875 psf |
| BALESTIER POINT | 1.3 km | D12 | $1,180 psf |
| LE SHANTIER | 1.3 km | D12 | $1,338 psf |
| MANDALAY MANSION | 1.3 km | D11 | $1,221 psf |
| DUNSFOLD RESIDENCES | 1.3 km | D13 | $465 psf |
| GAY'S VILLAS | 1.3 km | D13 | — |
| SUITES @ TOPAZ | 1.3 km | D12 | $1,410 psf |
| THE TIER | 1.3 km | D12 | $1,529 psf |
| SUNVILLE | 1.3 km | D12 | $1,323 psf |
| THE BELLEFORTE | 1.3 km | D12 | $1,453 psf |
| CITY REGENCY | 1.3 km | D12 | $1,435 psf |
| MANDALAY TOWERS | 1.3 km | D11 | $1,269 psf |
| RIVERSIDE MELODIES | 1.3 km | D12 | $1,452 psf |
| VICTORY POINT | 1.3 km | D12 | — |
| THE MARQUE @ IRRAWADDY | 1.3 km | D12 | $1,537 psf |
| OKIO | 1.4 km | D12 | $1,724 psf |
| RIO GARDENS | 1.4 km | D12 | $1,348 psf |
| THE MORNINGTON | 1.4 km | D12 | $1,137 psf |
| AVA TOWERS | 1.4 km | D12 | $1,414 psf |
| MEDALLION | 1.4 km | D13 | $854 psf |
| THE ANSLEY | 1.4 km | D11 | $1,786 psf |
| THE CENTRIO | 1.4 km | D12 | $1,616 psf |
| DOMUS | 1.4 km | D12 | $1,725 psf |
| MOSELLA | 1.4 km | D13 | $584 psf |
| URBAN HERITAGE | 1.4 km | D12 | $1,355 psf |
| 8 BASSEIN | 1.4 km | D11 | $1,785 psf |
| CASA MEYA | 1.4 km | D13 | $1,618 psf |
| NEW COURT | 1.4 km | D12 | $1,337 psf |
| CASA IRRAWADDY | 1.4 km | D12 | $1,640 psf |
| GAIA | 1.4 km | D12 | $1,587 psf |
| PLATINUM EDGE | 1.4 km | D13 | $1,575 psf |
| IRESIDENCES | 1.4 km | D12 | $1,632 psf |
| GALLERY FIFTEEN | 1.4 km | D12 | $1,302 psf |
| LEICESTER LODGE | 1.4 km | D13 | $1,431 psf |
| MEYA LODGE | 1.4 km | D13 | $1,503 psf |
| MOONSTONE VIEW | 1.4 km | D12 | $1,377 psf |
| ONE LYNWOOD | 1.4 km | D13 | $688 psf |
| PINNACLE 16 | 1.4 km | D12 | $1,588 psf |
| SCENIC HEIGHTS | 1.4 km | D12 | $1,482 psf |
| TOPAZ MANSIONS | 1.4 km | D12 | $1,244 psf |
| LEICESTER SUITES | 1.4 km | D13 | $1,699 psf |
| THE ADDITION | 1.4 km | D13 | $1,983 psf |
| M21 | 1.5 km | D11 | $1,623 psf |
| MOONSTONE ROYALE | 1.5 km | D12 | $1,246 psf |
| VISTA RESIDENCES | 1.5 km | D12 | $1,872 psf |
| BASSEIN COURT | 1.5 km | D11 | $1,453 psf |
| CITY SUITES | 1.5 km | D12 | $1,583 psf |
| ONE DUSUN RESIDENCES | 1.5 km | D12 | $1,717 psf |
| PASTORAL VIEW | 1.5 km | D11 | — |
| ROCCA BALESTIER | 1.5 km | D12 | $1,415 psf |
| EURO-ASIA PARK | 1.5 km | D13 | $1,621 psf |
| INTERO | 1.5 km | D13 | $1,683 psf |
| RIDGE COURT | 1.5 km | D13 | $1,434 psf |
| THE CITRINE | 1.5 km | D12 | $1,494 psf |
| MOONSTONE RESIDENCES | 1.5 km | D12 | $1,367 psf |
| PARC MONDRIAN | 1.5 km | D13 | $1,673 psf |
| ST FRANCIS COURT | 1.5 km | D12 | $1,006 psf |
| ST FRANCIS LODGE | 1.5 km | D12 | $1,289 psf |
| THE RICHMOND | 1.5 km | D12 | $1,415 psf |
| ZEDGE | 1.5 km | D11 | $1,716 psf |
| CANAAN | 1.5 km | D14 | $1,734 psf |
| ONE AKYAB | 1.5 km | D11 | $1,301 psf |
| PARC ASTON | 1.5 km | D13 | $1,488 psf |
| BISHAN LOFT | 1.5 km | D20 | $1,529 psf |
| EASTPAC BUILDING | 1.5 km | D12 | $1,010 psf |
| LYNWOOD EIGHT | 1.5 km | D13 | $683 psf |
| ONE LEICESTER | 1.5 km | D13 | $1,653 psf |
| THE ARTE | 1.5 km | D12 | $1,695 psf |
| MYRA | 1.5 km | D13 | $2,262 psf |
| ONE ST MICHAEL'S | 1.5 km | D12 | $1,549 psf |
| GLOBAL VILLE | 1.5 km | D12 | $1,381 psf |
| JUI RESIDENCES | 1.5 km | D12 | $1,931 psf |
| ST MICHAEL'S PLACE | 1.5 km | D12 | $1,275 psf |
| THE ABERDEEN | 1.5 km | D12 | $1,390 psf |
| THE MEZZO | 1.5 km | D12 | $1,548 psf |
| 8 RAJA | 1.6 km | D12 | $1,283 psf |
| REGENT RESIDENCES | 1.6 km | D12 | $1,581 psf |
| SKY@ELEVEN | 1.6 km | D11 | $2,087 psf |
| THE POIZ RESIDENCES | 1.6 km | D13 | $1,867 psf |
| THE ARCADY AT BOON KENG | 1.6 km | D12 | $2,598 psf |
| 18 WOODSVILLE | 1.6 km | D13 | $1,697 psf |
| OPAL SUITES | 1.6 km | D12 | $1,505 psf |
| WOODSVILLE 28 | 1.6 km | D13 | $1,522 psf |
| WOODSVILLE MANSIONS | 1.6 km | D13 | $1,317 psf |
| CUBE 8 | 1.6 km | D11 | $1,758 psf |
| 368 THOMSON | 1.6 km | D11 | $1,825 psf |
| BLOSSOMS @ WOODLEIGH | 1.6 km | D13 | $1,698 psf |
| DUNSFOLD 18 | 1.6 km | D13 | $914 psf |
| TAN TONG MENG TOWER | 1.6 km | D11 | $1,188 psf |
| PARK COLONIAL | 1.6 km | D13 | $2,145 psf |
| COTSWOLD VILLAS | 1.7 km | D13 | $839 psf |
| SENNETT RESIDENCE | 1.7 km | D13 | $1,663 psf |
| SANT RITZ | 1.7 km | D13 | $1,608 psf |
| 8@WOODLEIGH | 1.7 km | D13 | $1,672 psf |
| THE VENUE RESIDENCES | 1.7 km | D13 | $1,703 psf |
| NIN RESIDENCE | 1.7 km | D13 | $1,508 psf |
| NOVENA HILL | 1.7 km | D11 | $1,623 psf |
| CLYDESWOOD | 1.7 km | D13 | $1,240 psf |
| BRADDELL VIEW | 1.8 km | D20 | $1,015 psf |
| CASTELLO | 1.8 km | D13 | — |
| ENG AUN PARK | 1.8 km | D11 | $2,820 psf |
| MATLOCK RESIDENCES | 1.8 km | D13 | $649 psf |
| ONE CHILTERN | 1.8 km | D13 | $624 psf |
| AVON PARK | 1.8 km | D13 | $1,722 psf |
| CENTURION RESIDENCES | 1.8 km | D13 | $708 psf |
| EIGHT RIVERSUITES | 1.8 km | D12 | $1,643 psf |
| MOULMEIN COURT | 1.8 km | D11 | $1,548 psf |
| RESIDENCES @ NOVENA | 1.8 km | D11 | $1,687 psf |
| CHUAN VILLAS | 1.8 km | D19 | $1,452 psf |
| TREASURE LOFT | 1.8 km | D11 | $1,378 psf |
| DAISY LODGE | 1.8 km | D13 | $1,182 psf |
| DAISY PARK | 1.8 km | D13 | $2,137 psf |
| CITYSCAPE @FARRER PARK | 1.8 km | D8 | $1,559 psf |
| ENG AUN MANSION | 1.8 km | D11 | $1,404 psf |
| DAISY PETALS | 1.8 km | D13 | — |
| PEAK RESIDENCE | 1.8 km | D11 | $2,489 psf |
| RANGOON VIEW | 1.8 km | D8 | $1,057 psf |
| WAN THO LODGE | 1.8 km | D13 | $1,319 psf |
| DAISY TERRACE | 1.9 km | D13 | $1,865 psf |
| FORTE SUITES | 1.9 km | D8 | $1,827 psf |
| HONG BUILDING | 1.9 km | D8 | $1,041 psf |
| LA MAISON | 1.9 km | D11 | $1,859 psf |
| AMANINDA | 1.9 km | D11 | $1,662 psf |
| DAISY SUITES | 1.9 km | D13 | $1,440 psf |
| THE CHUAN | 1.9 km | D19 | $1,968 psf |
| THOMSON VALE | 1.9 km | D11 | — |
| CITY EDGE | 1.9 km | D11 | $1,804 psf |
| SUITES@BRADDELL | 1.9 km | D13 | $1,448 psf |
| 1 MOULMEIN RISE | 1.9 km | D11 | $2,098 psf |
| ALEGRIA | 1.9 km | D11 | $1,573 psf |
| D' ALMIRA | 1.9 km | D13 | $1,359 psf |
| GPL TERRACE | 1.9 km | D13 | $2,208 psf |
| NOVENA COURT | 1.9 km | D11 | $1,513 psf |
| BISHAN 8 | 1.9 km | D20 | $1,556 psf |
| NEU AT NOVENA | 1.9 km | D11 | $2,644 psf |
| SUITES @ SHREWSBURY | 1.9 km | D11 | $1,921 psf |
| THE SCENIC @ BRADDELL | 1.9 km | D13 | $1,283 psf |
| THE THOMSON DUPLEX | 1.9 km | D11 | — |
| CLYDES RESIDENCE | 1.9 km | D8 | $1,441 psf |
| E MAISON | 1.9 km | D13 | $1,494 psf |
| THE SPRINGS | 1.9 km | D11 | $1,902 psf |
| THE WOODLEIGH RESIDENCES | 1.9 km | D13 | $2,229 psf |
| MERGUI MANSIONS | 1.9 km | D8 | — |
| MOULMEIN STUDIOS | 1.9 km | D11 | — |
| NOVENA LODGE | 1.9 km | D11 | $1,872 psf |
| APLETON VIEW | 1.9 km | D11 | $1,876 psf |
| CHERRYLOFT | 1.9 km | D8 | — |
| SOLEIL @ SINARAN | 1.9 km | D11 | $1,970 psf |
| ST RESIDENCES NOVENA | 1.9 km | D11 | — |
| BELLAVILLE | 1.9 km | D13 | $785 psf |
| THOMSON 800 | 1.9 km | D11 | $1,784 psf |
| WHITLEYVILLE | 1.9 km | D11 | $1,544 psf |
| PRISTINE HEIGHTS | 2 km | D8 | $1,572 psf |
| THE ACACIAS | 2 km | D13 | $1,392 psf |
| CITIGATE RESIDENCE | 2 km | D8 | $1,385 psf |
| ESPANA | 2 km | D11 | — |
| R MAISON | 2 km | D13 | $1,414 psf |
| CHANCERY HILL VILLAS | 2 km | D11 | $808 psf |
| SOMMERVILLE LOFT | 2 km | D13 | $1,457 psf |
| IKIGAI | 2 km | D11 | $2,231 psf |
| RAFFLESIA CONDOMINIUM | 2 km | D20 | $1,399 psf |
| 1953 | 2 km | D8 | $1,904 psf |
Family-Friendly Condos (3BR+ Available)
Condos near Balestier Hill Primary School with 3-bedroom or larger units suitable for families.
| Condo | Distance | District |
|---|---|---|
| GEM RESIDENCES | 690m | D12 |
| THE ORIE | 800m | D12 |
| BOON TECK TOWER | 870m | D12 |
| BOON TECK APARTMENTS | 900m | D12 |
| D'LOTUS | 910m | D12 |
| DE ROYALE | 920m | D12 |
| D'MIRA | 920m | D12 |
| KINGSLEY MANSIONS | 940m | D12 |
| CASA FORTUNA | 960m | D12 |
The private condos list ranked by distance to Balestier Hill 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 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 Balestier Hill 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 near Balestier Hill Primary School?
How is the distance to Balestier Hill Primary 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 Balestier Hill Primary 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 Balestier Hill Primary 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.