Proximity to Bartley Secondary 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 Bartley Secondary 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 Bartley Secondary 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: Bartley Secondary School (Secondary)
- Condos within 1km: 75
- Condos within 2km: 220
- Family-friendly (3BR+): 9
Condos Within 1km
Condos within the priority admission zone (1km) of Bartley Secondary School.
| Condo | Distance | District | Tenure | Avg PSF |
|---|---|---|---|---|
| BARTLEY VILLAS | 320m | D19 | 99 yrs lease commencing from 1993 | $1,238 psf |
| CLASSICAL TERRACE | 320m | D19 | 99 yrs lease commencing from 1993 | $1,282 psf |
| RINDU TERRACE | 320m | D19 | 99 yrs lease commencing from 1993 | $1,105 psf |
| HOW SUN GARDEN | 330m | D19 | Freehold | $1,861 psf |
| LUSHAN GARDEN | 330m | D19 | Freehold | $1,598 psf |
| GAMBIR RIDGE | 360m | D19 | Freehold | $1,516 psf |
| GAMBIR GARDENS | 380m | D19 | — | — |
| THE GAZANIA | 390m | D19 | Freehold | $2,194 psf |
| CASA ESPANIA | 420m | D19 | Freehold | $1,327 psf |
| LE GAMBIR | 430m | D19 | Freehold | $1,072 psf |
| BARTLEY RIDGE | 460m | D13 | 99 yrs lease commencing from 2012 | $1,708 psf |
| GAMBIR TERRACE | 460m | D19 | Freehold | $1,379 psf |
| BARTLEY RISE | 500m | D19 | Freehold | $1,962 psf |
| BARTLEY RESIDENCES | 510m | D19 | 99 yrs lease commencing from 2011 | $1,613 psf |
| CRYSTAL DE AZURE | 530m | D19 | Freehold | $1,062 psf |
| CASA ROSA | 540m | D19 | 99 yrs lease commencing from 1998 | $1,123 psf |
| THE QUINN | 550m | D19 | Freehold | $1,480 psf |
| LA DOLCE VITA | 570m | D19 | Freehold | $1,538 psf |
| BAYOU RESIDENCE | 580m | D19 | Freehold | $1,241 psf |
| BOTANIQUE AT BARTLEY | 580m | D19 | 99 yrs lease commencing from 2014 | $1,792 psf |
| THE LILIUM | 580m | D19 | Freehold | $2,091 psf |
| EDEN VIEW | 590m | D19 | Freehold | $1,150 psf |
| GABRIEL VILLAS | 590m | D19 | 99 yrs lease commencing from 1993 | $869 psf |
| THE VUE | 620m | D19 | Freehold | $1,532 psf |
| SUNSHINE GROVE | 630m | D19 | Freehold | $1,211 psf |
| 8 EDEN GROVE | 650m | D19 | — | $1,306 psf |
| FRAGRANT GARDENS | 650m | D19 | Freehold | $1,266 psf |
| ARDISIA GARDENS | 680m | D19 | 99 yrs lease commencing from 1993 | $1,423 psf |
| EDEN CREST | 690m | D19 | Freehold | $1,189 psf |
| FENGLI GARDENS | 710m | D19 | Freehold | $1,729 psf |
| OASIS GARDEN | 710m | D19 | Freehold | $1,575 psf |
| KENSINGTON SQUARE | 720m | D19 | Freehold | $1,482 psf |
| BARTLEY VUE | 730m | D19 | 99 yrs lease commencing from 2020 | $1,964 psf |
| RAYA GARDEN | 730m | D19 | Freehold | $1,677 psf |
| BARTLEY RISE ESTATE | 740m | D19 | Freehold | $1,772 psf |
| SUNSHINE TERRACE | 740m | D19 | — | — |
| VILLA PONDER ROSA | 740m | D19 | Freehold | $1,661 psf |
| YIKAI COURT | 750m | D19 | Freehold | $1,123 psf |
| PAYA LEBAR GARDENS | 760m | D19 | Freehold | $2,398 psf |
| THE WOODLEIGH RESIDENCES | 760m | D13 | 99 yrs lease commencing from 2017 | $2,229 psf |
| VIBES@UPPER SERANGOON | 760m | D19 | Freehold | $1,458 psf |
| PRESTO@UPPER SERANGOON | 770m | D19 | Freehold | $1,498 psf |
| SUNSHINE LODGE | 770m | D19 | Freehold | $1,141 psf |
| THE SUNSHINE | 770m | D19 | Freehold | $1,285 psf |
| TAI KENG VILLAS | 790m | D19 | 99 yrs lease commencing from 1996 | $1,313 psf |
| URBAN VILLAS | 790m | D19 | Freehold | $650 psf |
| JADE RESIDENCES | 800m | D19 | Freehold | $1,585 psf |
| ROSALIA PARK | 820m | D19 | Freehold | $1,151 psf |
| BELLA VISTA | 830m | D13 | Freehold | $1,416 psf |
| JJH SERVICE APARTMENT | 850m | D13 | — | — |
| LLYN GARDENS | 850m | D19 | Freehold | $1,838 psf |
| SENNETT ESTATE | 850m | D13 | Freehold | $1,928 psf |
| R MAISON | 860m | D13 | Freehold | $1,414 psf |
| SOMMERVILLE RESIDENCES | 860m | D13 | Freehold | $798 psf |
| SOMMERVILLE LOFT | 870m | D13 | Freehold | $1,457 psf |
| THE ARECA | 880m | D19 | 99 yrs lease commencing from 2000 | $957 psf |
| AVON PARK | 900m | D13 | Freehold | $1,722 psf |
| THE YARDLEY | 900m | D19 | Freehold | $1,610 psf |
| CHERRY GARDENS | 910m | D19 | 99 yrs lease commencing from 1996 | $1,002 psf |
| PRESTIGE POINT | 910m | D19 | Freehold | $1,574 psf |
| E MAISON | 920m | D13 | Freehold | $1,494 psf |
| FORTUNE VIEW | 920m | D13 | Freehold | $1,025 psf |
| TIVOLI GARDENS | 920m | D19 | 99 yrs lease commencing from 1996 | $1,380 psf |
| EVANIA | 930m | D19 | Freehold | $1,343 psf |
| CAIFU VIEW | 950m | D19 | Freehold | $2,329 psf |
| SUNGLADE | 950m | D19 | 99-year leasehold | $1,405 psf |
| ASTON GREEN | 960m | D19 | Freehold | $676 psf |
| CHERRYHILL | 960m | D19 | Freehold | $1,371 psf |
| THE SCENIC @ BRADDELL | 960m | D13 | Freehold | $1,283 psf |
| OASIS @ MULBERRY | 970m | D13 | Freehold | $2,399 psf |
| VAUGHAN GARDEN | 970m | D13 | Freehold | $1,578 psf |
| SUITES@BRADDELL | 980m | D13 | Freehold | $1,448 psf |
| THE ACACIAS | 990m | D13 | Freehold | $1,392 psf |
| SUITES @ PAYA LEBAR | 1 km | D19 | Freehold | $1,525 psf |
| TANGERINE GROVE | 1 km | D19 | Freehold | $1,446 psf |
Condos 1\u{2013}2km Away
| Condo | Distance | District | Avg PSF |
|---|---|---|---|
| PLACE-8 | 1 km | D19 | $943 psf |
| DAISY SUITES | 1 km | D13 | $1,440 psf |
| TAI KENG GARDENS | 1 km | D19 | $1,691 psf |
| MILFORD VILLAS | 1 km | D13 | $1,050 psf |
| PARK COLONIAL | 1 km | D13 | $2,145 psf |
| URBAN RESIDENCES | 1 km | D19 | $1,386 psf |
| 8@WOODLEIGH | 1 km | D13 | $1,672 psf |
| SOLARIS RESIDENCES | 1 km | D19 | $831 psf |
| ULTIMATE TERRACE | 1.1 km | D19 | — |
| WATER TERRACE | 1.1 km | D19 | $1,095 psf |
| MACPHERSON GARDEN ESTATE | 1.1 km | D13 | $2,441 psf |
| CERELIA VISTA | 1.1 km | D19 | $655 psf |
| DAISY TERRACE | 1.1 km | D13 | $1,865 psf |
| FOREST WOODS | 1.1 km | D19 | $1,888 psf |
| THE MORRIS RESIDENCES | 1.1 km | D19 | $857 psf |
| D' ALMIRA | 1.1 km | D13 | $1,359 psf |
| LA BELLE | 1.1 km | D19 | $1,144 psf |
| AFFLUENCE COURT | 1.1 km | D19 | $1,092 psf |
| BLOSSOMS @ WOODLEIGH | 1.1 km | D13 | $1,698 psf |
| TRUSSVILLE | 1.1 km | D19 | $995 psf |
| WOLSKEL LODGE | 1.1 km | D13 | $968 psf |
| DAISY LODGE | 1.1 km | D13 | $1,182 psf |
| DAISY PETALS | 1.1 km | D13 | — |
| SOMMERVILLE REGENCY | 1.1 km | D13 | $1,054 psf |
| DAISY PARK | 1.2 km | D13 | $2,137 psf |
| SUMMER GROVE | 1.2 km | D19 | $2,212 psf |
| WAN THO LODGE | 1.2 km | D13 | $1,319 psf |
| PARC MONDRIAN | 1.2 km | D13 | $1,673 psf |
| CENTRAL VIEW | 1.2 km | D19 | $1,131 psf |
| EURO-ASIA PARK | 1.2 km | D13 | $1,621 psf |
| CLYDESWOOD | 1.3 km | D13 | $1,240 psf |
| NIN RESIDENCE | 1.3 km | D13 | $1,508 psf |
| HAPPY MANSION | 1.3 km | D13 | $1,075 psf |
| SERANGOON PARK | 1.3 km | D13 | $1,864 psf |
| UPPER SERANGOON SHOPPING CENTRE | 1.3 km | D19 | $1,080 psf |
| GPL TERRACE | 1.3 km | D13 | $2,208 psf |
| THE SUNNYDALE | 1.3 km | D19 | $1,217 psf |
| HAPPY GARDENS | 1.3 km | D13 | $1,654 psf |
| CASA CAMBIO | 1.4 km | D19 | $1,548 psf |
| SURIN GARDENS | 1.4 km | D19 | $2,212 psf |
| KOVAN 81 | 1.4 km | D19 | $1,084 psf |
| ICB SHOPPING CENTRE | 1.4 km | D19 | — |
| SPACE @ KOVAN | 1.4 km | D19 | $1,434 psf |
| BELLAVILLE | 1.4 km | D13 | $785 psf |
| BRADDELL HEIGHTS ESTATE | 1.4 km | D13 | $1,590 psf |
| ONE SURIN | 1.4 km | D19 | $835 psf |
| SKY GREEN | 1.4 km | D13 | $1,694 psf |
| SPAZIO @ KOVAN | 1.4 km | D19 | $1,429 psf |
| VIBES @ KOVAN | 1.4 km | D19 | $1,448 psf |
| CASA RIVIERA | 1.4 km | D19 | $1,236 psf |
| SURIN VILLAS | 1.4 km | D19 | $622 psf |
| KOVAN PRIMERA | 1.5 km | D19 | $1,274 psf |
| SAI HO BUILDING | 1.5 km | D19 | — |
| AMARANDA GARDENS | 1.5 km | D19 | $1,819 psf |
| CAMBIO SUITES | 1.5 km | D19 | $1,342 psf |
| CHARLTON PARK | 1.5 km | D19 | $1,665 psf |
| HIGHLAND CENTRE | 1.5 km | D19 | $956 psf |
| CHARLTON 27 | 1.5 km | D19 | $743 psf |
| HILLSGROVE | 1.5 km | D19 | $734 psf |
| GOLDEN HEIGHTS | 1.5 km | D19 | $1,482 psf |
| SENNETT RESIDENCE | 1.5 km | D13 | $1,663 psf |
| STADIA | 1.5 km | D19 | $1,378 psf |
| THE TRE VER | 1.5 km | D13 | $1,919 psf |
| THE POIZ RESIDENCES | 1.6 km | D13 | $1,867 psf |
| CENTURION RESIDENCES | 1.6 km | D13 | $708 psf |
| CHARLTON CORNER | 1.6 km | D19 | $1,023 psf |
| CHARLTON RESIDENCES | 1.6 km | D19 | $592 psf |
| ONE LYNWOOD | 1.6 km | D13 | $688 psf |
| D'PAVILION | 1.6 km | D19 | $1,372 psf |
| LYNWOOD EIGHT | 1.6 km | D13 | $683 psf |
| MYRA | 1.6 km | D13 | $2,262 psf |
| SANT RITZ | 1.6 km | D13 | $1,608 psf |
| WEMBLY RESIDENCES | 1.6 km | D19 | $1,313 psf |
| GAY'S VILLAS | 1.7 km | D13 | — |
| FOH PIN GARDEN | 1.7 km | D19 | $2,079 psf |
| HIGHLAND ROW | 1.7 km | D19 | $1,544 psf |
| MATLOCK RESIDENCES | 1.7 km | D13 | $649 psf |
| RIDGE COURT | 1.7 km | D13 | $1,434 psf |
| THE MORNING GLORY | 1.7 km | D19 | $1,219 psf |
| WOODSVILLE 28 | 1.7 km | D13 | $1,522 psf |
| VINA LODGE | 1.7 km | D19 | $1,092 psf |
| MEYA LODGE | 1.7 km | D13 | $1,503 psf |
| THE ADDITION | 1.7 km | D13 | $1,983 psf |
| CASA MEYA | 1.7 km | D13 | $1,618 psf |
| CHARLTON VILLAS | 1.7 km | D19 | $1,109 psf |
| THE SCALA | 1.7 km | D19 | $1,729 psf |
| 18 WOODSVILLE | 1.7 km | D13 | $1,697 psf |
| INTERO | 1.7 km | D13 | $1,683 psf |
| PARC ASTON | 1.7 km | D13 | $1,488 psf |
| RESIDENCES BOTANIQUE | 1.7 km | D19 | $1,432 psf |
| LEICESTER SUITES | 1.7 km | D13 | $1,699 psf |
| MEDALLION | 1.7 km | D13 | $854 psf |
| MOSELLA | 1.7 km | D13 | $584 psf |
| PLATINUM EDGE | 1.7 km | D13 | $1,575 psf |
| THE VENUE RESIDENCES | 1.7 km | D13 | $1,703 psf |
| GRAND REGALIA | 1.7 km | D19 | $1,031 psf |
| KOVAN APARTMENTS | 1.7 km | D19 | $950 psf |
| WATER VILLAS | 1.7 km | D19 | $819 psf |
| 57 @ KOVAN | 1.8 km | D19 | $1,240 psf |
| SANCTUARY @ 813 | 1.8 km | D19 | $1,370 psf |
| WOODSVILLE MANSIONS | 1.8 km | D13 | $1,317 psf |
| LE CRESCENDO | 1.8 km | D14 | $1,507 psf |
| LEICESTER LODGE | 1.8 km | D13 | $1,431 psf |
| CHARLTON 18 | 1.8 km | D19 | $956 psf |
| ONE LEICESTER | 1.8 km | D13 | $1,653 psf |
| SANFORD PARK | 1.8 km | D19 | $2,048 psf |
| THE SPRINGBLOOM | 1.8 km | D19 | $1,402 psf |
| KOVANA | 1.8 km | D19 | $1,267 psf |
| KOVAN JEWEL | 1.8 km | D19 | $2,140 psf |
| CHILTERN PARK | 1.8 km | D19 | $1,343 psf |
| HILLSIDE MANSIONS | 1.8 km | D19 | $1,277 psf |
| THE STRADIA | 1.8 km | D19 | $916 psf |
| DUNSFOLD RESIDENCES | 1.9 km | D13 | $465 psf |
| PARK RESIDENCES KOVAN | 1.9 km | D19 | $1,770 psf |
| CHUAN PARK | 1.9 km | D19 | $2,596 psf |
| JANSEN VIEW | 1.9 km | D19 | — |
| KOVAN ESQUIRE | 1.9 km | D19 | $1,430 psf |
| YIO CHU KANG TERRACE | 1.9 km | D19 | $2,210 psf |
| KOVAN CREST | 1.9 km | D19 | $1,340 psf |
| BOUNDARY GARDENS | 1.9 km | D19 | — |
| MATTAR RESIDENCES | 1.9 km | D14 | $2,230 psf |
| COTSWOLD VILLAS | 1.9 km | D13 | $839 psf |
| SALLIM LODGE | 1.9 km | D14 | $1,092 psf |
| THE PROMENADE@PELIKAT | 1.9 km | D19 | $1,310 psf |
| FORTUNA HILL | 1.9 km | D19 | $1,830 psf |
| GRACE APARTMENTS | 1.9 km | D14 | — |
| KOVAN GARDEN | 1.9 km | D19 | — |
| JANSEN 8 | 1.9 km | D19 | $816 psf |
| LANGE 28 | 1.9 km | D19 | $1,095 psf |
| DUNSFOLD 18 | 1.9 km | D13 | $914 psf |
| CASTELLO | 1.9 km | D13 | — |
| CARDIFF RESIDENCE | 2 km | D19 | $1,428 psf |
| CHUAN VILLAS | 2 km | D19 | $1,452 psf |
| HIGHLAND COTTAGES | 2 km | D19 | $1,237 psf |
| JANSEN SPRING | 2 km | D19 | — |
| THE ANTARES | 2 km | D14 | $1,833 psf |
| OPAL SUITES | 2 km | D12 | $1,505 psf |
| SUMMER PLACE | 2 km | D19 | $1,655 psf |
| HIGHLAND CONDOMINIUM | 2 km | D19 | $1,105 psf |
| LA QUINTA PARK | 2 km | D19 | $1,660 psf |
| PALM GROVE CONDOMINIUM | 2 km | D19 | $1,362 psf |
| TOPAZ MANSIONS | 2 km | D12 | $1,244 psf |
| GRACE PARK | 2 km | D19 | $1,706 psf |
| JANSEN HOUSE | 2 km | D19 | $2,044 psf |
| ONE CHILTERN | 2 km | D13 | $624 psf |
Family-Friendly Condos (3BR+ Available)
Condos near Bartley Secondary School with 3-bedroom or larger units suitable for families.
| Condo | Distance | District |
|---|---|---|
| BARTLEY VILLAS | 320m | D19 |
| CLASSICAL TERRACE | 320m | D19 |
| RINDU TERRACE | 320m | D19 |
| HOW SUN GARDEN | 330m | D19 |
| LUSHAN GARDEN | 330m | D19 |
| GAMBIR RIDGE | 360m | D19 |
| THE GAZANIA | 390m | D19 |
| CASA ESPANIA | 420m | D19 |
| LE GAMBIR | 430m | D19 |
The private condos list ranked by distance to Bartley Secondary 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 Bartley Secondary 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 Bartley Secondary School?
How is the distance to Bartley Secondary 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 Bartley Secondary 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 Bartley Secondary 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.