Proximity to Beatty 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 Beatty 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 Beatty 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: Beatty Secondary School (Secondary)
- Condos within 1km: 83
- Condos within 2km: 284
- Family-friendly (3BR+): 9
Condos Within 1km
Condos within the priority admission zone (1km) of Beatty Secondary School.
| Condo | Distance | District | Tenure | Avg PSF |
|---|---|---|---|---|
| NEEM TREE | 420m | D12 | Freehold | $1,797 psf |
| BOON TECK TOWER | 430m | D12 | Freehold | $1,198 psf |
| BOON TECK APARTMENTS | 470m | D12 | Freehold | $1,196 psf |
| DE ROYALE | 470m | D12 | Freehold | $1,790 psf |
| D'MIRA | 470m | D12 | Freehold | $1,505 psf |
| KINGSLEY MANSIONS | 500m | D12 | Freehold | $1,313 psf |
| CASA FORTUNA | 520m | D12 | Freehold | $1,463 psf |
| RAJAH TOWERS | 530m | D12 | Freehold | $1,275 psf |
| SUMMER GREEN | 530m | D12 | Freehold | $1,287 psf |
| VERTICUS | 550m | D12 | Freehold | $2,122 psf |
| AMPAS APARTMENTS | 560m | D12 | Freehold | $1,325 psf |
| VA RESIDENCES | 560m | D12 | Freehold | $1,505 psf |
| PAPILLON | 570m | D12 | Freehold | $1,447 psf |
| THE VERVE | 580m | D12 | Freehold | $1,384 psf |
| THE VIRIDIAN | 580m | D12 | Freehold | $1,595 psf |
| D'LOTUS | 590m | D12 | Freehold | $1,496 psf |
| NADIA MANSIONS | 590m | D12 | Freehold | $1,187 psf |
| BIRCHWOOD MANSIONS | 600m | D12 | Freehold | $1,301 psf |
| SKYSUITES17 | 630m | D12 | Freehold | $1,796 psf |
| BALESTIER PLAZA | 640m | D12 | Freehold | $1,163 psf |
| GIFFARD MANSIONS | 640m | D12 | Freehold | $1,140 psf |
| ASCENT @ 456 | 650m | D12 | Freehold | $1,478 psf |
| PUBLIC MANSION | 650m | D12 | Freehold | $1,084 psf |
| BALESTIER REGENCY | 660m | D12 | Freehold | $1,428 psf |
| PRESTIGE HEIGHTS | 660m | D12 | Freehold | $1,666 psf |
| THE INTERWEAVE | 660m | D12 | Freehold | $1,614 psf |
| KIM KEAT HOUSE | 680m | D12 | Freehold | $1,078 psf |
| SHAW PLAZA - TWIN HEIGHTS | 690m | D12 | Freehold | $1,471 psf |
| LEONG HIN BUILDING | 700m | D12 | — | — |
| RITZ MANSIONS | 700m | D12 | Freehold | $1,328 psf |
| REGAL COURT | 730m | D12 | Freehold | $1,272 psf |
| MINBU VILLA | 740m | D11 | Freehold | $1,263 psf |
| MONARCHY APARTMENTS | 740m | D11 | Freehold | $1,247 psf |
| CRADELS | 750m | D12 | Freehold | $1,621 psf |
| MINBU COURT | 750m | D11 | Freehold | $1,420 psf |
| NOVA 48 | 760m | D12 | Freehold | $1,708 psf |
| VICTORY HEIGHTS | 760m | D12 | Freehold | $1,175 psf |
| NOVA 88 | 770m | D12 | Freehold | $1,502 psf |
| THE AXIS | 770m | D11 | Freehold | $1,620 psf |
| KIM KEAT LODGE | 780m | D12 | Freehold | $1,262 psf |
| PARC HAVEN | 790m | D12 | Freehold | $1,360 psf |
| WAI WING CENTRE | 790m | D12 | — | — |
| DE PARADISO | 800m | D12 | Freehold | $1,414 psf |
| CHELSEA GROVE | 810m | D12 | Freehold | $1,293 psf |
| HANSON COURT | 810m | D12 | — | — |
| MANDALE HEIGHTS | 810m | D11 | Freehold | $1,534 psf |
| COLIWOO BALESTIER 320 | 820m | D12 | — | — |
| SHAN GATE APARTMENTS | 820m | D12 | Freehold | $1,358 psf |
| VIIO @ BALESTIER | 820m | D12 | Freehold | $1,802 psf |
| ECOVILLE | 830m | D12 | Freehold | $1,578 psf |
| KIM KEAT GARDENS | 850m | D12 | 99 yrs lease commencing from 2001 | $891 psf |
| LE SHANTIER | 850m | D12 | Freehold | $1,338 psf |
| MONTEBLEU | 850m | D11 | Freehold | $1,806 psf |
| MONVILLE MANSIONS | 850m | D12 | Freehold | $1,133 psf |
| PAVILION 11 | 850m | D11 | Freehold | $1,924 psf |
| D' IXORAS | 860m | D11 | Freehold | $1,502 psf |
| CALARASI | 870m | D12 | Freehold | $1,405 psf |
| BELMONDO VIEW | 880m | D12 | Freehold | $1,466 psf |
| MANDALAY MANSION | 880m | D11 | Freehold | $1,221 psf |
| MEDGE | 890m | D11 | Freehold | $1,660 psf |
| THE BELLEFORTE | 890m | D12 | Freehold | $1,453 psf |
| THE MARQUE @ IRRAWADDY | 890m | D12 | Freehold | $1,537 psf |
| BLISS LOFT | 900m | D12 | Freehold | $1,331 psf |
| MANDALAY TOWERS | 900m | D11 | Freehold | $1,269 psf |
| GEM RESIDENCES | 910m | D12 | 99 yrs lease commencing from 2015 | $1,838 psf |
| OLEANDER TOWERS | 910m | D12 | 99 yrs lease commencing from 1995 | $1,362 psf |
| BALESTIER 288 | 920m | D12 | Freehold | $1,130 psf |
| THE TIER | 920m | D12 | Freehold | $1,529 psf |
| BALESTIER POINT | 930m | D12 | Freehold | $1,180 psf |
| THE CENTRIO | 930m | D12 | Freehold | $1,616 psf |
| TRELLIS TOWERS | 930m | D12 | Freehold | $1,875 psf |
| DOMUS | 950m | D12 | Freehold | $1,725 psf |
| THE ANSLEY | 950m | D11 | Freehold | $1,786 psf |
| 8 BASSEIN | 960m | D11 | — | $1,785 psf |
| CASA IRRAWADDY | 960m | D12 | Freehold | $1,640 psf |
| TREVISTA | 960m | D12 | 99 yrs lease commencing from 2008 | $1,702 psf |
| IRESIDENCES | 970m | D12 | Freehold | $1,632 psf |
| THE ORIE | 970m | D12 | 99 yrs lease commencing from 2024 | $2,730 psf |
| NEW COURT | 980m | D12 | Freehold | $1,337 psf |
| VICTORY POINT | 980m | D12 | — | — |
| PINNACLE 16 | 990m | D12 | Freehold | $1,588 psf |
| AVA TOWERS | 1 km | D12 | Freehold | $1,414 psf |
| GAIA | 1 km | D12 | Freehold | $1,587 psf |
Condos 1\u{2013}2km Away
| Condo | Distance | District | Avg PSF |
|---|---|---|---|
| GALLERY FIFTEEN | 1 km | D12 | $1,302 psf |
| OKIO | 1 km | D12 | $1,724 psf |
| PASTORAL VIEW | 1 km | D11 | — |
| BASSEIN COURT | 1 km | D11 | $1,453 psf |
| M21 | 1 km | D11 | $1,623 psf |
| ONE DUSUN RESIDENCES | 1 km | D12 | $1,717 psf |
| VISTA RESIDENCES | 1 km | D12 | $1,872 psf |
| ONE AKYAB | 1.1 km | D11 | $1,301 psf |
| THE CITRINE | 1.1 km | D12 | $1,494 psf |
| URBAN HERITAGE | 1.1 km | D12 | $1,355 psf |
| ZEDGE | 1.1 km | D11 | $1,716 psf |
| SCENIC HEIGHTS | 1.1 km | D12 | $1,482 psf |
| EASTPAC BUILDING | 1.1 km | D12 | $1,010 psf |
| CITY SUITES | 1.1 km | D12 | $1,583 psf |
| ROCCA BALESTIER | 1.1 km | D12 | $1,415 psf |
| THE ARTE | 1.1 km | D12 | $1,695 psf |
| GLOBAL VILLE | 1.1 km | D12 | $1,381 psf |
| 8 RAJA | 1.2 km | D12 | $1,283 psf |
| THE MEZZO | 1.2 km | D12 | $1,548 psf |
| 368 THOMSON | 1.2 km | D11 | $1,825 psf |
| CUBE 8 | 1.2 km | D11 | $1,758 psf |
| RIVERBAY | 1.2 km | D12 | $1,511 psf |
| SKY@ELEVEN | 1.2 km | D11 | $2,087 psf |
| TAN TONG MENG TOWER | 1.2 km | D11 | $1,188 psf |
| THE ELYSIA | 1.2 km | D12 | $1,231 psf |
| BEACON HEIGHTS | 1.2 km | D12 | $1,388 psf |
| VETRO | 1.3 km | D12 | $1,362 psf |
| NOVENA HILL | 1.3 km | D11 | $1,623 psf |
| THE CALLISTA | 1.3 km | D12 | $1,236 psf |
| ST MICHAEL'S CONDOMINIUM | 1.3 km | D12 | $1,226 psf |
| MAR THOMA MANSIONS | 1.3 km | D12 | — |
| RIVIERA 38 | 1.3 km | D12 | $1,490 psf |
| ENG AUN PARK | 1.3 km | D11 | $2,820 psf |
| RESIDENCES @ NOVENA | 1.4 km | D11 | $1,687 psf |
| ST MICHAEL REGENCY | 1.4 km | D12 | $1,413 psf |
| MOULMEIN COURT | 1.4 km | D11 | $1,548 psf |
| ENG AUN MANSION | 1.4 km | D11 | $1,404 psf |
| AIRSTREAM | 1.4 km | D12 | $1,489 psf |
| LA MAISON | 1.4 km | D11 | $1,859 psf |
| TREASURE LOFT | 1.4 km | D11 | $1,378 psf |
| AMANINDA | 1.4 km | D11 | $1,662 psf |
| CITY REGENCY | 1.4 km | D12 | $1,435 psf |
| PEAK RESIDENCE | 1.4 km | D11 | $2,489 psf |
| THOMSON VALE | 1.4 km | D11 | — |
| CITY EDGE | 1.4 km | D11 | $1,804 psf |
| SUNVILLE | 1.4 km | D12 | $1,323 psf |
| ALEGRIA | 1.4 km | D11 | $1,573 psf |
| NOVENA COURT | 1.4 km | D11 | $1,513 psf |
| 1 MOULMEIN RISE | 1.5 km | D11 | $2,098 psf |
| M66 | 1.5 km | D12 | $1,331 psf |
| NEU AT NOVENA | 1.5 km | D11 | $2,644 psf |
| THE MORNINGTON | 1.5 km | D12 | $1,137 psf |
| RIO GARDENS | 1.5 km | D12 | $1,348 psf |
| RIVERSIDE MELODIES | 1.5 km | D12 | $1,452 psf |
| THE THOMSON DUPLEX | 1.5 km | D11 | — |
| CITYSCAPE @FARRER PARK | 1.5 km | D8 | $1,559 psf |
| THE SPRINGS | 1.5 km | D11 | $1,902 psf |
| NOVENA LODGE | 1.5 km | D11 | $1,872 psf |
| SUITES @ TOPAZ | 1.5 km | D12 | $1,410 psf |
| FORTE SUITES | 1.5 km | D8 | $1,827 psf |
| RANGOON VIEW | 1.5 km | D8 | $1,057 psf |
| SOLEIL @ SINARAN | 1.5 km | D11 | $1,970 psf |
| SUITES @ SHREWSBURY | 1.5 km | D11 | $1,921 psf |
| APLETON VIEW | 1.5 km | D11 | $1,876 psf |
| HONG BUILDING | 1.5 km | D8 | $1,041 psf |
| MOULMEIN STUDIOS | 1.5 km | D11 | — |
| CANAAN | 1.5 km | D14 | $1,734 psf |
| ST FRANCIS COURT | 1.5 km | D12 | $1,006 psf |
| ST RESIDENCES NOVENA | 1.5 km | D11 | — |
| ST FRANCIS LODGE | 1.5 km | D12 | $1,289 psf |
| ESPANA | 1.5 km | D11 | — |
| THE TRE VER | 1.5 km | D13 | $1,919 psf |
| WHITLEYVILLE | 1.5 km | D11 | $1,544 psf |
| CLYDES RESIDENCE | 1.6 km | D8 | $1,441 psf |
| THE RICHMOND | 1.6 km | D12 | $1,415 psf |
| CHANCERY HILL VILLAS | 1.6 km | D11 | $808 psf |
| IKIGAI | 1.6 km | D11 | $2,231 psf |
| MERGUI MANSIONS | 1.6 km | D8 | — |
| MOONSTONE VIEW | 1.6 km | D12 | $1,377 psf |
| MULBERRY TREE | 1.6 km | D11 | $1,741 psf |
| THE HUNTINGTON | 1.6 km | D11 | $1,929 psf |
| LA NOUVELLE | 1.6 km | D11 | — |
| ONE ST MICHAEL'S | 1.6 km | D12 | $1,549 psf |
| THE ARCADY AT BOON KENG | 1.6 km | D12 | $2,598 psf |
| THE COMPASS AT CHANCERY | 1.6 km | D11 | — |
| NOVENA SUITES | 1.6 km | D11 | $2,034 psf |
| PRISTINE HEIGHTS | 1.6 km | D8 | $1,572 psf |
| CHERRYLOFT | 1.6 km | D8 | — |
| REGENT RESIDENCES | 1.6 km | D12 | $1,581 psf |
| TOPAZ MANSIONS | 1.6 km | D12 | $1,244 psf |
| MOONSTONE ROYALE | 1.6 km | D12 | $1,246 psf |
| NOVENA REGENCY | 1.6 km | D11 | $1,729 psf |
| ST MICHAEL'S PLACE | 1.6 km | D12 | $1,275 psf |
| CITIGATE RESIDENCE | 1.6 km | D8 | $1,385 psf |
| MOONSTONE RESIDENCES | 1.6 km | D12 | $1,367 psf |
| NOVENA GARDENS | 1.6 km | D11 | — |
| THE ABERDEEN | 1.6 km | D12 | $1,390 psf |
| THE WHITLEY RESIDENCES | 1.6 km | D11 | $840 psf |
| PLATINUM EDGE | 1.7 km | D13 | $1,575 psf |
| VILLA CHANCERITA | 1.7 km | D11 | — |
| CASA MEYA | 1.7 km | D13 | $1,618 psf |
| JUI RESIDENCES | 1.7 km | D12 | $1,931 psf |
| LEICESTER LODGE | 1.7 km | D13 | $1,431 psf |
| GENTLE VILLAS | 1.7 km | D11 | $1,494 psf |
| THOMSON EURO-ASIA | 1.7 km | D11 | $2,134 psf |
| LEICESTER SUITES | 1.7 km | D13 | $1,699 psf |
| MEYA LODGE | 1.7 km | D13 | $1,503 psf |
| WHITLEY VILLAS | 1.7 km | D11 | $1,253 psf |
| BLISS REGALIA | 1.7 km | D8 | $1,280 psf |
| KENT RESIDENCES | 1.7 km | D8 | $1,391 psf |
| THE ADDITION | 1.7 km | D13 | $1,983 psf |
| VILLA CHANCERY | 1.7 km | D11 | $2,015 psf |
| BIRMINGHAM MANSIONS | 1.7 km | D11 | $1,779 psf |
| MAPLE LEAF ELITE 2 | 1.7 km | D8 | — |
| BRADDELL VIEW | 1.7 km | D20 | $1,015 psf |
| CHANCERY LODGE | 1.7 km | D11 | — |
| KENTISH LODGE | 1.7 km | D8 | $1,179 psf |
| INTERO | 1.7 km | D13 | $1,683 psf |
| ONE LEICESTER | 1.7 km | D13 | $1,653 psf |
| RIDGE COURT | 1.7 km | D13 | $1,434 psf |
| KENTISH GREEN | 1.7 km | D8 | $1,195 psf |
| STRATA | 1.7 km | D11 | $1,847 psf |
| THE CHANCERY RESIDENCE | 1.7 km | D11 | $941 psf |
| EIGHT RIVERSUITES | 1.7 km | D12 | $1,643 psf |
| PARC ASTON | 1.7 km | D13 | $1,488 psf |
| DUNSFOLD RESIDENCES | 1.8 km | D13 | $465 psf |
| OPAL SUITES | 1.8 km | D12 | $1,505 psf |
| OXFORD SUITES | 1.8 km | D8 | $1,573 psf |
| 1953 | 1.8 km | D8 | $1,904 psf |
| ADRIA | 1.8 km | D11 | $2,042 psf |
| GAY'S VILLAS | 1.8 km | D13 | — |
| MONTCLAIR @ WHITLEY | 1.8 km | D11 | $882 psf |
| MYRA | 1.8 km | D13 | $2,262 psf |
| MAPLE LEAF ELITE 1 | 1.8 km | D8 | — |
| KENTISH COURT | 1.8 km | D8 | $1,198 psf |
| LION TOWERS | 1.8 km | D11 | $1,801 psf |
| FYVE DERBYSHIRE | 1.8 km | D11 | $2,503 psf |
| SUITES 123 | 1.8 km | D8 | $1,507 psf |
| VILLA DES FLORES | 1.8 km | D11 | $1,569 psf |
| WOODSVILLE MANSIONS | 1.8 km | D13 | $1,317 psf |
| 18 WOODSVILLE | 1.8 km | D13 | $1,697 psf |
| BISHAN LOFT | 1.8 km | D20 | $1,529 psf |
| JOOL SUITES | 1.8 km | D8 | $1,634 psf |
| LOFT @ RANGOON | 1.8 km | D8 | $1,482 psf |
| MEDALLION | 1.8 km | D13 | $854 psf |
| THE POIZ RESIDENCES | 1.8 km | D13 | $1,867 psf |
| 8 FARRER SUITES | 1.8 km | D8 | $1,611 psf |
| DERBYSHIRE HEIGHTS | 1.8 km | D11 | $1,655 psf |
| WOODSVILLE 28 | 1.8 km | D13 | $1,522 psf |
| 70@TRURO | 1.8 km | D8 | — |
| EURO-ASIA PARK | 1.8 km | D13 | $1,621 psf |
| GILSTEAD 68 | 1.8 km | D11 | — |
| MOSELLA | 1.8 km | D13 | $584 psf |
| NEWTON SUITES | 1.8 km | D11 | $2,240 psf |
| RANGOON COURT | 1.8 km | D8 | — |
| THOMSON 800 | 1.8 km | D11 | $1,784 psf |
| 6 DERBYSHIRE | 1.9 km | D11 | $2,119 psf |
| CHANCERY GROVE | 1.9 km | D11 | — |
| GILSTEAD MANSION | 1.9 km | D11 | $1,734 psf |
| CITY LOFT | 1.9 km | D8 | $1,673 psf |
| PARC MONDRIAN | 1.9 km | D13 | $1,673 psf |
| PEPPERMINT GROVE | 1.9 km | D11 | — |
| BUCKLEY 18 | 1.9 km | D11 | $1,862 psf |
| LINCOLN SUITES | 1.9 km | D11 | $2,189 psf |
| ONE LYNWOOD | 1.9 km | D13 | $688 psf |
| RANGOON 88 | 1.9 km | D8 | $1,516 psf |
| NEWTON GEMS | 1.9 km | D11 | — |
| D'CAMBRIDGE | 1.9 km | D8 | $1,330 psf |
| URBAN LOFTS | 1.9 km | D8 | $1,401 psf |
| THE ARMADALE | 1.9 km | D11 | $1,749 psf |
| THE GILSTEAD | 1.9 km | D11 | — |
| THE VENUE RESIDENCES | 1.9 km | D13 | $1,703 psf |
| MERA SPRINGS | 1.9 km | D8 | $1,807 psf |
| PASADENA | 1.9 km | D11 | $929 psf |
| SANT RITZ | 1.9 km | D13 | $1,608 psf |
| VIVA | 1.9 km | D11 | $2,501 psf |
| NEWTON LODGE | 1.9 km | D11 | $1,631 psf |
| VOGX | 1.9 km | D8 | $1,392 psf |
| OWEN COURT | 1.9 km | D8 | — |
| R66 APARTMENTS | 1.9 km | D8 | $1,438 psf |
| RANGOON APARTMENTS | 1.9 km | D8 | $1,274 psf |
| ROSEVALE | 1.9 km | D11 | $1,805 psf |
| SENNETT RESIDENCE | 1.9 km | D13 | $1,663 psf |
| KING'S COURT | 2 km | D8 | $1,015 psf |
| SURREY 21 | 2 km | D11 | — |
| BUCKLEY CLASSIQUE | 2 km | D11 | $2,092 psf |
| CASA MELWANI | 2 km | D11 | — |
| LYNWOOD EIGHT | 2 km | D13 | $683 psf |
| BRISTOL LODGE | 2 km | D8 | $1,385 psf |
| DORSET MANSIONS | 2 km | D8 | $1,271 psf |
| GILSTEAD COURT | 2 km | D11 | $1,897 psf |
| OWEN 88 | 2 km | D8 | — |
| VISIN APARTMENTS | 2 km | D11 | — |
| BLOSSOMS @ WOODLEIGH | 2 km | D13 | $1,698 psf |
| LILY TAN MANSION | 2 km | D8 | — |
| THE MERLOT | 2 km | D8 | $1,386 psf |
| THE SENTINEL | 2 km | D11 | — |
| FARRER PARK SUITES | 2 km | D8 | $1,521 psf |
| GENTLE REFLECTIONS | 2 km | D11 | $1,146 psf |
| SUITES @ OWEN | 2 km | D8 | $1,493 psf |
| VILLAS @ GILSTEAD | 2 km | D11 | $763 psf |
Family-Friendly Condos (3BR+ Available)
Condos near Beatty Secondary School with 3-bedroom or larger units suitable for families.
| Condo | Distance | District |
|---|---|---|
| BOON TECK TOWER | 430m | D12 |
| BOON TECK APARTMENTS | 470m | D12 |
| DE ROYALE | 470m | D12 |
| D'MIRA | 470m | D12 |
| KINGSLEY MANSIONS | 500m | D12 |
| CASA FORTUNA | 520m | D12 |
| RAJAH TOWERS | 530m | D12 |
| SUMMER GREEN | 530m | D12 |
| VERTICUS | 550m | D12 |
The private condos list ranked by distance to Beatty 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 Beatty 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 Beatty Secondary School?
How is the distance to Beatty 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 Beatty 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 Beatty 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.