Condos Near Bendemeer Primary School

School Proximity Last reviewed

Proximity to Bendemeer 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 Bendemeer 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 Bendemeer 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.

By ShiokNest Data TeamUpdated
Key Takeaways
  • School: Bendemeer Primary School (Primary)
  • Condos within 1km: 38
  • Condos within 2km: 266
  • Family-friendly (3BR+): 10

Condos Within 1km

Condos within the priority admission zone (1km) of Bendemeer Primary School.

Condos within 1km of Bendemeer Primary School
CondoDistanceDistrictTenureAvg PSF
EIGHT RIVERSUITES140mD1299 yrs lease commencing from 2011$1,643 psf
THE ARCADY AT BOON KENG200mD12Freehold$2,598 psf
CANAAN270mD14Freehold$1,734 psf
ST FRANCIS COURT320mD1299 yrs lease commencing from 1992$1,006 psf
REGENT RESIDENCES330mD12Freehold$1,581 psf
ONE ST MICHAEL'S380mD12Freehold$1,549 psf
ST FRANCIS LODGE380mD12Freehold$1,289 psf
THE RICHMOND390mD12Freehold$1,415 psf
ST MICHAEL'S PLACE450mD12Freehold$1,275 psf
ST MICHAEL'S CONDOMINIUM510mD12Freehold$1,226 psf
THE ABERDEEN510mD12Freehold$1,390 psf
THE MORNINGTON520mD12Freehold$1,137 psf
CITY REGENCY540mD12Freehold$1,435 psf
BEACON HEIGHTS550mD12999 yrs lease commencing from 1882$1,388 psf
RIO GARDENS570mD12Freehold$1,348 psf
THE ELYSIA570mD12999 yrs lease commencing from 1882$1,231 psf
SUNVILLE600mD12Freehold$1,323 psf
JUI RESIDENCES620mD12Freehold$1,931 psf
AIRSTREAM640mD12Freehold$1,489 psf
RIVERSIDE MELODIES650mD12Freehold$1,452 psf
THE CALLISTA660mD12999 yrs lease commencing from 1882$1,236 psf
VETRO660mD12999 yrs lease commencing from 1882$1,362 psf
MOONSTONE VIEW690mD12Freehold$1,377 psf
MAR THOMA MANSIONS700mD12——
MOONSTONE RESIDENCES700mD12Freehold$1,367 psf
ST MICHAEL REGENCY700mD12Freehold$1,413 psf
RIVERBAY710mD12999 yrs lease commencing from 1882$1,511 psf
RIVIERA 38730mD12999 yrs lease commencing from 1882$1,490 psf
MOONSTONE ROYALE780mD12Freehold$1,246 psf
M66810mD12Freehold$1,331 psf
OPAL SUITES810mD12Freehold$1,505 psf
SUITES @ TOPAZ810mD12Freehold$1,410 psf
1953820mD8—$1,904 psf
TOPAZ MANSIONS820mD12Freehold$1,244 psf
LAVENDER RESIDENCE830mD12Freehold$1,984 psf
PETAIN RD/TYRWHITT RD CONSERVATION AREA950mD8——
ONE LEICESTER990mD13Freehold$1,653 psf
CALARASI1 kmD12Freehold$1,405 psf
💡
Family-Friendly Tip
Living within 1km of Bendemeer Primary School gives your child priority admission. There are 38 condos in this zone with 10 offering 3-bedroom+ units.
🧮Can you afford a home near Bendemeer Primary School? Try the Affordability Calculator→

Condos 1\u{2013}2km Away

Condos 1–2km from Bendemeer Primary School
CondoDistanceDistrictAvg PSF
CITY LOFT1 kmD8$1,673 psf
WOODSVILLE MANSIONS1 kmD13$1,317 psf
WU DE BUILDING1 kmD8$1,032 psf
LEICESTER LODGE1 kmD13$1,431 psf
THE VENUE RESIDENCES1 kmD13$1,703 psf
PARC HAVEN1 kmD12$1,360 psf
18 WOODSVILLE1.1 kmD13$1,697 psf
HOA NAM BUILDING1.1 kmD8$1,407 psf
STURDEE VIEW1.1 kmD8$1,119 psf
INTERO1.1 kmD13$1,683 psf
LEICESTER SUITES1.1 kmD13$1,699 psf
PARC ASTON1.1 kmD13$1,488 psf
PLATINUM EDGE1.1 kmD13$1,575 psf
STURDEE RESIDENCES1.1 kmD8$1,999 psf
CRADELS1.1 kmD12$1,621 psf
URBAN HERITAGE1.1 kmD12$1,355 psf
KIM KEAT HOUSE1.1 kmD12$1,078 psf
OKIO1.1 kmD12$1,724 psf
WOODSVILLE 281.1 kmD13$1,522 psf
CASA MEYA1.1 kmD13$1,618 psf
KERRISDALE1.1 kmD8$1,395 psf
MEYA LODGE1.1 kmD13$1,503 psf
RIDGE COURT1.1 kmD13$1,434 psf
SANT RITZ1.1 kmD13$1,608 psf
THE ADDITION1.1 kmD13$1,983 psf
MYRA1.1 kmD13$2,262 psf
BLISS LOFT1.2 kmD12$1,331 psf
BALESTIER 2881.2 kmD12$1,130 psf
BLISS REGALIA1.2 kmD8$1,280 psf
HANSON COURT1.2 kmD12—
JOOL SUITES1.2 kmD8$1,634 psf
TYRWHITT 1391.2 kmD8$1,509 psf
D'LOTUS1.2 kmD12$1,496 psf
ROCCA BALESTIER1.2 kmD12$1,415 psf
VICTORY POINT1.2 kmD12—
8 FARRER SUITES1.2 kmD8$1,611 psf
CENTURION RESIDENCES1.2 kmD13$708 psf
KIM KEAT GARDENS1.2 kmD12$891 psf
REGAL COURT1.2 kmD12$1,272 psf
STUDIOS @ MARNE1.2 kmD8$1,397 psf
THE INTERWEAVE1.2 kmD12$1,614 psf
CAVAN SUITES1.2 kmD8$1,709 psf
THE MEZZO1.2 kmD12$1,548 psf
CITY SUITES1.2 kmD12$1,583 psf
HONG BUILDING1.2 kmD8$1,041 psf
KIM KEAT LODGE1.2 kmD12$1,262 psf
SCENIC HEIGHTS1.2 kmD12$1,482 psf
VICTORY HEIGHTS1.2 kmD12$1,175 psf
CHERRYLOFT1.2 kmD8—
CITIGATE RESIDENCE1.2 kmD8$1,385 psf
RESIDENCES @ SOMME1.2 kmD8$1,502 psf
RITZ MANSIONS1.2 kmD12$1,328 psf
SENNETT RESIDENCE1.2 kmD13$1,663 psf
THE POIZ RESIDENCES1.2 kmD13$1,867 psf
BALESTIER POINT1.2 kmD12$1,180 psf
COLIWOO BALESTIER 3201.2 kmD12—
MAPLE LEAF ELITE 21.2 kmD8—
PARC SOMME1.2 kmD8$1,576 psf
MAPLE LEAF ELITE 11.3 kmD8—
AVA TOWERS1.3 kmD12$1,414 psf
LE SOMME1.3 kmD8$1,615 psf
PRESTIGE HEIGHTS1.3 kmD12$1,666 psf
RANGOON 881.3 kmD8$1,516 psf
FUQING BUILDING1.3 kmD8—
RANGOON VIEW1.3 kmD8$1,057 psf
UPTOWN @ FARRER1.3 kmD8$1,899 psf
LOFT @ RANGOON1.3 kmD8$1,482 psf
R66 APARTMENTS1.3 kmD8$1,438 psf
RANGOON APARTMENTS1.3 kmD8$1,274 psf
SUITES 1231.3 kmD8$1,507 psf
CLYDES RESIDENCE1.3 kmD8$1,441 psf
FORTE SUITES1.3 kmD8$1,827 psf
RANGOON COURT1.3 kmD8—
KENTISH LODGE1.3 kmD8$1,179 psf
URBAN LOFTS1.3 kmD8$1,401 psf
BALESTIER REGENCY1.3 kmD12$1,428 psf
BELMONDO VIEW1.3 kmD12$1,466 psf
CITYSCAPE @FARRER PARK1.3 kmD8$1,559 psf
PRISTINE HEIGHTS1.4 kmD8$1,572 psf
SHAW PLAZA - TWIN HEIGHTS1.4 kmD12$1,471 psf
THE TIER1.4 kmD12$1,529 psf
CHELSEA GROVE1.4 kmD12$1,293 psf
MERGUI MANSIONS1.4 kmD8—
OXFORD SUITES1.4 kmD8$1,573 psf
BELLAVILLE1.4 kmD13$785 psf
KENT RESIDENCES1.4 kmD8$1,391 psf
THE VIRIDIAN1.4 kmD12$1,595 psf
ECOVILLE1.4 kmD12$1,578 psf
CITY SQUARE RESIDENCES1.4 kmD8$1,891 psf
KENTISH COURT1.4 kmD8$1,198 psf
CANNE LODGE1.4 kmD14$1,369 psf
FARRER PARK SUITES1.4 kmD8$1,521 psf
OWEN 881.4 kmD8—
OWEN COURT1.4 kmD8—
SUITES @ OWEN1.4 kmD8$1,493 psf
DE PARADISO1.4 kmD12$1,414 psf
KENTISH GREEN1.4 kmD8$1,195 psf
AMPAS APARTMENTS1.4 kmD12$1,325 psf
MEDGE1.4 kmD11$1,660 psf
NEEM TREE1.4 kmD12$1,797 psf
GPL TERRACE1.4 kmD13$2,208 psf
BIRCHWOOD MANSIONS1.5 kmD12$1,301 psf
MONTEBLEU1.5 kmD11$1,806 psf
BALESTIER PLAZA1.5 kmD12$1,163 psf
CITYLIGHTS1.5 kmD8$1,767 psf
MOULMEIN COURT1.5 kmD11$1,548 psf
NIN RESIDENCE1.5 kmD13$1,508 psf
VERTICUS1.5 kmD12$2,122 psf
MONARCHY APARTMENTS1.5 kmD11$1,247 psf
THE AXIS1.5 kmD11$1,620 psf
THE RIVERINE BY THE PARK1.5 kmD12$1,968 psf
BOON TECK APARTMENTS1.5 kmD12$1,196 psf
MANDALE HEIGHTS1.5 kmD11$1,534 psf
SPA BUILDING1.5 kmD8—
TREASURE LOFT1.5 kmD11$1,378 psf
VERDUN HOUSE1.5 kmD8—
JALAN BESAR PLAZA1.5 kmD8—
MANDALAY MANSION1.6 kmD11$1,221 psf
NOVA 881.6 kmD12$1,502 psf
SAM LEONG MANSION1.6 kmD8—
WAN THO LODGE1.6 kmD13$1,319 psf
BOON TECK TOWER1.6 kmD12$1,198 psf
M211.6 kmD11$1,623 psf
D' IXORAS1.6 kmD11$1,502 psf
KINGSLEY MANSIONS1.6 kmD12$1,313 psf
SOHO 1881.6 kmD8$1,693 psf
VA RESIDENCES1.6 kmD12$1,505 psf
GOODLAND BUILDING1.6 kmD8—
NOVA 481.6 kmD12$1,708 psf
PICCADILLY GRAND1.6 kmD8$2,167 psf
STUDIO81.6 kmD14$1,566 psf
THE ANSLEY1.6 kmD11$1,786 psf
D'MIRA1.6 kmD12$1,505 psf
MANDALAY TOWERS1.6 kmD11$1,269 psf
SUMMER GREEN1.6 kmD12$1,287 psf
SUITES @ SHREWSBURY1.6 kmD11$1,921 psf
WISMA M.T.F.A.1.6 kmD8—
GIFFARD MANSIONS1.6 kmD12$1,140 psf
SOHO @ FARRER1.6 kmD8$1,397 psf
VOGX1.6 kmD8$1,392 psf
ZAMAN CENTRE1.6 kmD8—
KINTA SUITES1.7 kmD8—
PAPILLON1.7 kmD12$1,447 psf
BASSEIN COURT1.7 kmD11$1,453 psf
CANNE VILLE1.7 kmD14—
KALLANG RIVERSIDE1.7 kmD12$2,421 psf
ZEDGE1.7 kmD11$1,716 psf
8 BASSEIN1.7 kmD11$1,785 psf
DE ROYALE1.7 kmD12$1,790 psf
MINBU COURT1.7 kmD11$1,420 psf
PAVILION 111.7 kmD11$1,924 psf
PUBLIC MANSION1.7 kmD12$1,084 psf
DESKER ROAD CONSERVATION AREA1.7 kmD8—
PARC MONDRIAN1.7 kmD13$1,673 psf
28 RC SUITES1.7 kmD8$1,619 psf
ANGSANA@211.7 kmD14—
DORSET MANSIONS1.7 kmD8$1,271 psf
LEONG HIN BUILDING1.7 kmD12—
PASTORAL VIEW1.7 kmD11—
RAJAH TOWERS1.7 kmD12$1,275 psf
SOUTHBANK1.7 kmD7$1,828 psf
CITY STUDIOS1.7 kmD8$1,291 psf
EURO-ASIA PARK1.7 kmD13$1,621 psf
ONE AKYAB1.7 kmD11$1,301 psf
70@TRURO1.7 kmD8—
ASCENT @ 4561.7 kmD12$1,478 psf
CENTRA RESIDENCE1.7 kmD14$1,333 psf
LILY TAN MANSION1.7 kmD8—
MINBU VILLA1.7 kmD11$1,263 psf
THE DIAMOND1.7 kmD14$1,076 psf
BRISTOL LODGE1.8 kmD8$1,385 psf
KIM COURT1.8 kmD14—
ST RESIDENCES NOVENA1.8 kmD11—
RITZ @ FARRER1.8 kmD8$1,380 psf
MOULMEIN STUDIOS1.8 kmD11—
BLOSSOMS @ WOODLEIGH1.8 kmD13$1,698 psf
RACE COURSE 1381.8 kmD8$1,124 psf
IKIGAI1.8 kmD11$2,231 psf
THE BLISS1.8 kmD8$1,356 psf
1 MOULMEIN RISE1.8 kmD11$2,098 psf
D'CAMBRIDGE1.8 kmD8$1,330 psf
LA MAISON1.8 kmD11$1,859 psf
THE VERVE1.8 kmD12$1,384 psf
8@WOODLEIGH1.8 kmD13$1,672 psf
RACE COURSE MANSION1.8 kmD8$990 psf
THE TRE VER1.8 kmD13$1,919 psf
HERTFORD COLLECTION1.8 kmD8$1,377 psf
CASA FORTUNA1.8 kmD12$1,463 psf
NADIA MANSIONS1.8 kmD12$1,187 psf
THE SPRINGS1.8 kmD11$1,902 psf
WANG LODGE1.8 kmD14$1,140 psf
CITY EDGE1.9 kmD11$1,804 psf
LA NOUVELLE1.9 kmD11—
SKYSUITES171.9 kmD12$1,796 psf
FERN LODGE1.9 kmD14$879 psf
ROYCE RESIDENCES1.9 kmD14$1,340 psf
SHAN GATE APARTMENTS1.9 kmD12$1,358 psf
WAI WING CENTRE1.9 kmD12—
THE URBANITE1.9 kmD8$1,503 psf
GEMS VILLE1.9 kmD14$2,024 psf
GOODVIEW APARTMENTS1.9 kmD14$830 psf
MULBERRY TREE1.9 kmD11$1,741 psf
PENROSE1.9 kmD14$1,928 psf
CARLISLE COURT1.9 kmD8—
CRYSTAL MANSIONS1.9 kmD14$947 psf
APLETON VIEW1.9 kmD11$1,876 psf
HERTFORD MANSION1.9 kmD8$1,378 psf
LE SHANTIER1.9 kmD12$1,338 psf
NEU AT NOVENA1.9 kmD11$2,644 psf
PINNACLE 161.9 kmD12$1,588 psf
CARLYX RESIDENCE1.9 kmD8$1,270 psf
SUNFLOWER COURT1.9 kmD14$987 psf
CASA IRRAWADDY1.9 kmD12$1,640 psf
THE CENTRIO1.9 kmD12$1,616 psf
CARLYX GREEN1.9 kmD8$1,560 psf
TREASURES@G61.9 kmD14$1,388 psf
ADRIA2 kmD11$2,042 psf
THE MARQUE @ IRRAWADDY2 kmD12$1,537 psf
TREASURES@G192 kmD14$1,475 psf
KENG LEE COURT2 kmD8$1,504 psf
MERA SPRINGS2 kmD8$1,807 psf
CAMBRIDGE VILLAGE2 kmD8$1,483 psf
PARK COLONIAL2 kmD13$2,145 psf
TEXTILE CENTRE2 kmD7$1,108 psf
HOKIEN KIU LEONG TONG BUILDING2 kmD14—
IRESIDENCES2 kmD12$1,632 psf
SOLEIL @ SINARAN2 kmD11$1,970 psf
VANADIUM2 kmD8$1,480 psf

Family-Friendly Condos (3BR+ Available)

Condos near Bendemeer Primary School with 3-bedroom or larger units suitable for families.

CondoDistanceDistrict
EIGHT RIVERSUITES140mD12
THE ARCADY AT BOON KENG200mD12
CANAAN270mD14
ST FRANCIS COURT320mD12
REGENT RESIDENCES330mD12
ONE ST MICHAEL'S380mD12
ST FRANCIS LODGE380mD12
THE RICHMOND390mD12
ST MICHAEL'S PLACE450mD12
ST MICHAEL'S CONDOMINIUM510mD12

The private condos list ranked by distance to Bendemeer 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 Bendemeer 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 Bendemeer Primary School?
38 condos within 1km and 266 within 2km.
How is the distance to Bendemeer 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 Bendemeer 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 Bendemeer 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.

Outlier-resistant medians anchor every PSF figure shown above. Volume counts are exact transaction tallies, not estimates.

Tags: Primary School Proximity

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