Proximity to Bedok South 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 Bedok South 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 Bedok South 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: Bedok South Secondary School (Secondary)
- Condos within 1km: 48
- Condos within 2km: 124
- Family-friendly (3BR+): 10
Condos Within 1km
Condos within the priority admission zone (1km) of Bedok South Secondary School.
| Condo | Distance | District | Tenure | Avg PSF |
|---|---|---|---|---|
| IDYLLIC EAST | 210m | D16 | Freehold | $1,280 psf |
| THE DAFFODIL | 220m | D16 | Freehold | $1,441 psf |
| KEW RESIDENCIA | 250m | D16 | 99 yrs lease commencing from 1994 | $753 psf |
| BLEU @ EAST COAST | 260m | D16 | Freehold | $1,398 psf |
| COASTAL VILLAS | 260m | D16 | Freehold | $1,033 psf |
| PARBURY HILL CONDOMINIUM | 260m | D16 | Freehold | $1,509 psf |
| THE BAYSHORE | 400m | D16 | 99-year leasehold | $1,232 psf |
| FORTUNA SEAVIEW VILLAS | 430m | D16 | Freehold | $1,452 psf |
| RIVIERA RESIDENCES | 430m | D16 | Freehold | $1,715 psf |
| THE CALYPSO | 430m | D16 | Freehold | $1,515 psf |
| RIVIERE | 450m | D3 | 99 yrs lease commencing from 2018 | $2,847 psf |
| TANAH MERAH MANSION | 450m | D16 | Freehold | $1,146 psf |
| SEA PAVILION RESIDENCES | 460m | D16 | Freehold | $2,170 psf |
| BEDOK COURT | 500m | D16 | 99 yrs lease commencing from 1982 | $977 psf |
| KEW GREEN | 510m | D16 | 99 yrs lease commencing from 1994 | $820 psf |
| LUCKY COURT | 520m | D16 | Freehold | $1,394 psf |
| VENEZIO | 520m | D16 | Freehold | $1,172 psf |
| LIMAU PARK | 530m | D16 | Freehold | $1,181 psf |
| BALCON EAST | 550m | D16 | Freehold | $1,402 psf |
| ECO | 550m | D16 | 99 yrs lease commencing from 2012 | $1,447 psf |
| RICHMOND VILLE | 550m | D16 | Freehold | $1,898 psf |
| KEW GATE | 560m | D16 | 99 yrs lease commencing from 1994 | $824 psf |
| THE BAYCOURT | 570m | D16 | Freehold | $1,523 psf |
| CASA FLORA | 610m | D16 | Freehold | $1,152 psf |
| BEDOK PARK | 620m | D16 | Freehold | $1,539 psf |
| THE SUMMIT | 620m | D16 | Freehold | $1,616 psf |
| EASTERN GROVE | 650m | D16 | 999 yrs lease commencing from 1878 | $1,469 psf |
| KEW PLACE | 670m | D16 | Freehold | $1,515 psf |
| LUCKY VILLAS | 680m | D16 | — | — |
| BEDOKVILLE | 740m | D16 | 999 yrs lease commencing from 1878 | $1,431 psf |
| KEW GROVE | 740m | D16 | Freehold | $1,523 psf |
| BAYSHORE TERRACE | 760m | D16 | — | — |
| SPRINGWELL MANSIONS | 770m | D16 | — | — |
| LIMAU VILLAS | 790m | D16 | 99 yrs lease commencing from 1996 | $1,367 psf |
| PALM TREE NINES | 790m | D16 | Freehold | $1,345 psf |
| EAST COAST TERRACE | 810m | D16 | — | — |
| LIMAU GROVE | 810m | D16 | Freehold | $946 psf |
| EAST COAST RESIDENCES | 820m | D16 | Freehold | $1,545 psf |
| HELICONA LODGE | 820m | D16 | — | — |
| KEW COTTAGES | 820m | D16 | Freehold | $1,423 psf |
| GRANDEUR PARK RESIDENCES | 880m | D16 | 99 yrs lease commencing from 2016 | $1,814 psf |
| UBER 388 | 900m | D16 | Freehold | $1,620 psf |
| VILLAS LAGUNA | 920m | D16 | Freehold | $1,329 psf |
| TECK GUAN VILLE | 950m | D16 | Freehold | $1,390 psf |
| CAPRI VIEW | 970m | D16 | — | — |
| PROSPER GARDENS | 970m | D16 | Freehold | $2,088 psf |
| THE TROPIC GARDENS | 990m | D16 | Freehold | $1,462 psf |
| EXCELSIOR GARDENS | 1 km | D16 | Freehold | $2,239 psf |
Condos 1\u{2013}2km Away
| Condo | Distance | District | Avg PSF |
|---|---|---|---|
| BAGNALL HAUS | 1 km | D16 | $2,505 psf |
| COSTA DEL SOL | 1 km | D16 | $1,677 psf |
| THE TANAMERA | 1 km | D16 | $1,107 psf |
| ENGLISH VILLAS | 1 km | D16 | $541 psf |
| URBAN VISTA | 1 km | D16 | $1,495 psf |
| COUNTRY PARK CONDOMINIUM | 1 km | D16 | $1,570 psf |
| BREEZE BY THE EAST | 1.1 km | D16 | $1,446 psf |
| LUCKY HILL | 1.1 km | D16 | $1,815 psf |
| THE GLADES | 1.1 km | D16 | $1,613 psf |
| EASTWOOD GREEN | 1.1 km | D16 | $1,156 psf |
| RICH EAST GARDEN | 1.1 km | D16 | $1,470 psf |
| SCENECA RESIDENCE | 1.1 km | D16 | $2,084 psf |
| EAST COAST HILL | 1.1 km | D16 | $1,775 psf |
| SPRING PARK ESTATE | 1.1 km | D16 | $1,680 psf |
| EASTWOOD CENTRE | 1.1 km | D16 | $962 psf |
| FAIRMOUNT CONDOMINIUM | 1.2 km | D16 | $991 psf |
| EAST MEADOWS | 1.2 km | D16 | $1,149 psf |
| OPTIMA @ TANAH MERAH | 1.2 km | D16 | $1,395 psf |
| BEDOK GROVE | 1.2 km | D16 | $2,063 psf |
| EASTERN GARDEN | 1.2 km | D16 | $1,440 psf |
| EASTWOOD GREEN TERRACES | 1.2 km | D16 | $1,188 psf |
| CASA MERAH | 1.2 km | D16 | $1,343 psf |
| SIEW LIM PARK | 1.2 km | D16 | $944 psf |
| LANDBAY CONDOMINIUM | 1.2 km | D16 | $1,651 psf |
| EASTWOOD LODGE | 1.3 km | D16 | $1,090 psf |
| EVERGREEN GARDEN | 1.3 km | D16 | $1,695 psf |
| HOMES AT EASTWOOD PLACE | 1.3 km | D16 | $1,151 psf |
| BEDOK PESARI | 1.3 km | D16 | $1,430 psf |
| BEDOK RIA | 1.3 km | D16 | $1,844 psf |
| EASTWOOD WALK GARDENS | 1.3 km | D16 | $1,395 psf |
| STRATFORD COURT | 1.3 km | D16 | $1,025 psf |
| EASTWOOD REGENCY | 1.3 km | D16 | $1,576 psf |
| TANAH MERAH GREEN | 1.3 km | D16 | $1,231 psf |
| EASTWOOD TERRACE | 1.4 km | D16 | $1,395 psf |
| EASTWOOD VILLE | 1.4 km | D16 | $1,116 psf |
| JIN DING GARDEN | 1.4 km | D16 | $1,199 psf |
| CASAFINA | 1.4 km | D16 | $1,099 psf |
| LAGUNA GREEN | 1.4 km | D16 | $1,315 psf |
| EAST TUDOR | 1.4 km | D16 | $1,664 psf |
| THE TAIPAN | 1.4 km | D16 | $1,250 psf |
| BAYSHORE PARK | 1.4 km | D16 | $1,230 psf |
| D'MANOR | 1.5 km | D16 | $835 psf |
| LAGUNA 88 | 1.5 km | D16 | $1,089 psf |
| BEDOK SHOPPING COMPLEX | 1.5 km | D16 | $280 psf |
| EAST VILLAGE | 1.5 km | D16 | $1,302 psf |
| EASTERN LAGOON | 1.5 km | D15 | $1,639 psf |
| SUMMER GARDENS | 1.5 km | D16 | $762 psf |
| LAGOON VIEW | 1.6 km | D15 | $1,120 psf |
| THE SPRINGFIELD | 1.6 km | D16 | $818 psf |
| TAIPAN GRAND | 1.6 km | D15 | $1,463 psf |
| PALMWOODS | 1.6 km | D16 | $1,004 psf |
| SUITES @ EASTCOAST | 1.6 km | D15 | $1,568 psf |
| EASTWOOD PARK | 1.6 km | D16 | $1,042 psf |
| HUA XIN COURT | 1.6 km | D15 | $1,576 psf |
| PEAKVIEW ESTATE | 1.6 km | D16 | $1,773 psf |
| CASA NALLUR | 1.7 km | D15 | — |
| TANAMERA CREST | 1.7 km | D16 | $1,008 psf |
| YUGI GARDEN | 1.7 km | D16 | $1,291 psf |
| EAST PALM | 1.7 km | D15 | $1,515 psf |
| EAST SIGNATURE | 1.7 km | D15 | $1,400 psf |
| SKY EDEN@BEDOK | 1.7 km | D16 | $2,115 psf |
| SIGLAP PARK | 1.7 km | D15 | $2,028 psf |
| FORTUNE SPRING | 1.7 km | D15 | — |
| CANARY PARK | 1.8 km | D16 | $1,641 psf |
| PEAKVILLE PARK | 1.8 km | D16 | $2,105 psf |
| PICARDY GARDENS | 1.8 km | D16 | $1,457 psf |
| ELLIOT AT THE EAST COAST | 1.8 km | D15 | $1,585 psf |
| CAMELODGE | 1.9 km | D15 | $1,276 psf |
| GRACE COURT | 1.9 km | D15 | $1,245 psf |
| WOO MON CHEW COURT | 1.9 km | D15 | $1,268 psf |
| EASTBAY | 1.9 km | D15 | $1,528 psf |
| POH HENG COURT | 1.9 km | D15 | $1,378 psf |
| DONG XING COURT | 2 km | D15 | — |
| CHIANG'S COURT | 2 km | D15 | — |
| BEDOK RESIDENCES | 2 km | D16 | $1,643 psf |
| SIGLAP LODGE | 2 km | D15 | $1,432 psf |
Family-Friendly Condos (3BR+ Available)
Condos near Bedok South Secondary School with 3-bedroom or larger units suitable for families.
| Condo | Distance | District |
|---|---|---|
| IDYLLIC EAST | 210m | D16 |
| THE DAFFODIL | 220m | D16 |
| KEW RESIDENCIA | 250m | D16 |
| BLEU @ EAST COAST | 260m | D16 |
| COASTAL VILLAS | 260m | D16 |
| PARBURY HILL CONDOMINIUM | 260m | D16 |
| THE BAYSHORE | 400m | D16 |
| FORTUNA SEAVIEW VILLAS | 430m | D16 |
| RIVIERA RESIDENCES | 430m | D16 |
| THE CALYPSO | 430m | D16 |
The private condos list ranked by distance to Bedok South 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 Bedok South 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 Bedok South Secondary School?
How is the distance to Bedok South 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 Bedok South 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 Bedok South 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.