Condos Near Bendemeer Primary School

School Proximity 20 min read 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.

TL;DR
Condos near Bendemeer Primary School (Primary). 41 within 1km, 280 within 2km, from $520,000.
Key Takeaways
  • School: Bendemeer Primary School (Primary)
  • Condos within 1km: 41
  • Cheapest recorded entry within 1km: $520,000
  • Within-1km avg PSF vs district: -21.5%
Condos within 1km
41
Cheapest entry
$520,000
Median PSF (1km)
$1,484 psf
Premium vs district
-21.5%
Walkability
92/100

Location Map

Map shows Bendemeer Primary School (centre) with nearby condos. MOE measures the 1km/2km priority band as a straight line to the school’s central point — confirm any address on the official OneMap School Query, not a walking-route estimate.

  • Bendemeer Primary School
  • EIGHT RIVERSUITES
  • THE ARCADY AT BOON KENG
  • CANAAN
  • ST FRANCIS COURT
  • REGENT RESIDENCES
  • ONE ST MICHAEL&#039
  • ST FRANCIS LODGE
  • THE RICHMOND
  • ST MICHAEL&#039
  • ST MICHAEL&#039
  • THE ABERDEEN
  • THE MORNINGTON

What the 1km Rule Actually Means

Living within 1km of Bendemeer Primary School gives Singapore-citizen children the top distance-priority tier in the MOE Primary 1 (P1) ballot (Phase 2C). Three things buyers most often get wrong:

  • Distance is measured as a straight line to the school’s central point — not walking or driving distance. Verify any address on the official OneMap School Query.
  • Within 1km is not a guarantee. The most sought-after schools ballot even within the 1km citizen tier.
  • To use home-based priority you must live at the address for at least 30 months from the start of the exercise; MOE spot-checks and prosecutes false addresses.

Full mechanics — phases, balloting and the residency rule — are in the P1 registration & 1km-rule property guide.

Cheapest Units Within 1km

The most affordable way into Bendemeer Primary School’s 1km band, ranked by the lowest recorded transacted price. When you are buying for catchment on a budget, the entry quantum matters more than headline PSF.

Cheapest condos within 1km of Bendemeer Primary School
CondoDistanceCheapest (recorded)Cheapest PSFAvg PSFTenure
AIRSTREAM640m$520,000$1,313 psf$1,500 psfFreehold
OPAL SUITES810m$550,000$1,436 psf$1,505 psfFreehold
VETRO660m$580,000$1,182 psf$1,362 psf999 yrs lease commencing from 1882
SUITES @ TOPAZ810m$585,000$1,079 psf$1,410 psfFreehold
RIVERBAY710m$595,000$1,256 psf$1,515 psf999 yrs lease commencing from 1882
M66810m$630,000$1,019 psf$1,331 psfFreehold
RIVIERA 38730m$650,000$1,286 psf$1,490 psf999 yrs lease commencing from 1882
CITY REGENCY540m$660,000$1,164 psf$1,435 psfFreehold
REGENT RESIDENCES330m$665,000$1,288 psf$1,583 psfFreehold
EIGHT RIVERSUITES140m$693,000$706 psf$1,649 psf99 yrs lease commencing from 2011
THE CALLISTA660m$710,000$1,125 psf$1,236 psf999 yrs lease commencing from 1882
ST FRANCIS COURT320m$780,000$764 psf$1,006 psf99 yrs lease commencing from 1992
BEACON HEIGHTS550m$809,000$1,045 psf$1,397 psf999 yrs lease commencing from 1882
JUI RESIDENCES620m$820,000$1,805 psf$1,932 psfFreehold
THE ELYSIA570m$838,000$1,145 psf$1,232 psf999 yrs lease commencing from 1882

All Condos Within 1km

Every condominium within the priority-admission zone (1km) of Bendemeer Primary School, closest first.

Condos within 1km of Bendemeer Primary School
CondoDistanceDistrictTenureAvg PSFWalkability
EIGHT RIVERSUITES140mD1299 yrs lease commencing from 2011$1,649 psf93/100
THE ARCADY AT BOON KENG200mD12Freehold$2,599 psf93/100
CANAAN270mD14Freehold$1,734 psf83/100
ST FRANCIS COURT320mD1299 yrs lease commencing from 1992$1,006 psf90/100
REGENT RESIDENCES330mD12Freehold$1,583 psf90/100
ONE ST MICHAEL'S380mD12Freehold$1,566 psf90/100
ST FRANCIS LODGE380mD12Freehold$1,310 psf90/100
THE RICHMOND390mD12Freehold$1,415 psf90/100
ST MICHAEL'S PLACE450mD12Freehold$1,275 psf90/100
ST MICHAEL'S CONDOMINIUM510mD12Freehold$1,266 psf90/100
THE ABERDEEN510mD12Freehold$1,390 psf90/100
THE MORNINGTON520mD12Freehold$1,137 psf90/100
TOWNER VILLE530mD12——100/100
CITY REGENCY540mD12Freehold$1,435 psf90/100
BEACON HEIGHTS550mD12999 yrs lease commencing from 1882$1,397 psf90/100
RIO GARDENS570mD12Freehold$1,348 psf90/100
THE ELYSIA570mD12999 yrs lease commencing from 1882$1,232 psf90/100
SUNVILLE600mD12Freehold$1,323 psf90/100
JUI RESIDENCES620mD12Freehold$1,932 psf90/100
AIRSTREAM640mD12Freehold$1,500 psf90/100
RIVERSIDE MELODIES650mD12Freehold$1,452 psf90/100
THE CALLISTA660mD12999 yrs lease commencing from 1882$1,236 psf90/100
VETRO660mD12999 yrs lease commencing from 1882$1,362 psf90/100
MOONSTONE VIEW690mD12Freehold$1,377 psf90/100
MAR THOMA MANSIONS700mD12——90/100
MOONSTONE RESIDENCES700mD12Freehold$1,392 psf90/100
ST MICHAEL REGENCY700mD12Freehold$1,413 psf90/100
RIVERBAY710mD12999 yrs lease commencing from 1882$1,515 psf90/100
RIVIERA 38730mD12999 yrs lease commencing from 1882$1,490 psf90/100
MOONSTONE ROYALE780mD12Freehold$1,246 psf100/100
M66810mD12Freehold$1,331 psf90/100
OPAL SUITES810mD12Freehold$1,505 psf100/100
SUITES @ TOPAZ810mD12Freehold$1,410 psf90/100
1953820mD8—$1,904 psf90/100
TOPAZ MANSIONS820mD12Freehold$1,244 psf100/100
LAVENDER RESIDENCE830mD12Freehold$1,984 psf100/100
EURO-ASIA APARTMENTS850mD12Freehold$1,866 psf90/100
WONG TAK FLAT850mD8——90/100
PETAIN RD/TYRWHITT RD CONSERVATION AREA950mD8——100/100
ONE LEICESTER990mD13Freehold$1,667 psf100/100
CALARASI1 kmD12Freehold$1,405 psf90/100

Condos 1–2km Away

Condominiums between 1km and 2km from Bendemeer Primary School. Homes 1–2km away still outrank beyond-2km applicants in the citizen tier, so they remain a credible second option.

Condos 1–2km from Bendemeer Primary School
CondoDistanceDistrictTenureAvg PSF
CITY LOFT1 kmD8Freehold$1,673 psf
WOODSVILLE MANSIONS1 kmD13Freehold$1,317 psf
WU DE BUILDING1 kmD8Freehold$1,112 psf
LEICESTER LODGE1 kmD13Freehold$1,431 psf
THE VENUE RESIDENCES1 kmD1399 yrs lease commencing from 2012$1,713 psf
PARC HAVEN1 kmD12Freehold$1,330 psf
18 WOODSVILLE1.1 kmD13—$1,703 psf
HOA NAM BUILDING1.1 kmD8Freehold$1,407 psf
STURDEE VIEW1.1 kmD8Freehold$1,119 psf
INTERO1.1 kmD13Freehold$1,683 psf
LEICESTER SUITES1.1 kmD13Freehold$1,699 psf
PARC ASTON1.1 kmD13Freehold$1,488 psf
PLATINUM EDGE1.1 kmD13Freehold$1,552 psf
STURDEE RESIDENCES1.1 kmD899 yrs lease commencing from 2015$1,999 psf
CRADELS1.1 kmD12Freehold$1,621 psf
URBAN HERITAGE1.1 kmD12Freehold$1,368 psf
KIM KEAT HOUSE1.1 kmD12Freehold$1,078 psf
OKIO1.1 kmD12Freehold$1,734 psf
WOODSVILLE 281.1 kmD1399 yrs lease commencing from 2007$1,545 psf
CASA MEYA1.1 kmD13Freehold$1,618 psf
KERRISDALE1.1 kmD899 yrs lease commencing from 1998$1,400 psf
MEYA LODGE1.1 kmD13Freehold$1,503 psf
RIDGE COURT1.1 kmD13Freehold$1,434 psf
SANT RITZ1.1 kmD1399 yrs lease commencing from 2012$1,613 psf
THE ADDITION1.1 kmD13Freehold$1,983 psf
MYRA1.1 kmD13Freehold$2,264 psf
BLISS LOFT1.2 kmD12Freehold$1,313 psf
BALESTIER 2881.2 kmD12Freehold$1,130 psf
BLISS REGALIA1.2 kmD8Freehold$1,280 psf
HANSON COURT1.2 kmD12——
JOOL SUITES1.2 kmD8Freehold$1,626 psf
TYRWHITT 1391.2 kmD8Freehold$1,509 psf
D'LOTUS1.2 kmD12Freehold$1,496 psf
ROCCA BALESTIER1.2 kmD12Freehold$1,415 psf
VICTORY POINT1.2 kmD12——
8 FARRER SUITES1.2 kmD8—$1,611 psf
CENTURION RESIDENCES1.2 kmD13Freehold$708 psf
KIM KEAT GARDENS1.2 kmD1299 yrs lease commencing from 2001$891 psf
REGAL COURT1.2 kmD12Freehold$1,272 psf
STUDIOS @ MARNE1.2 kmD8Freehold$1,405 psf
THE CITRON RESIDENCES1.2 kmD8Freehold$1,808 psf
THE INTERWEAVE1.2 kmD12Freehold$1,614 psf
CAVAN SUITES1.2 kmD8Freehold$1,709 psf
THE MEZZO1.2 kmD12Freehold$1,549 psf
CITY SUITES1.2 kmD12Freehold$1,583 psf
HONG BUILDING1.2 kmD8Freehold$1,041 psf
KIM KEAT LODGE1.2 kmD12Freehold$1,262 psf
SCENIC HEIGHTS1.2 kmD12Freehold$1,482 psf
VICTORY HEIGHTS1.2 kmD12Freehold$1,175 psf
CHERRYLOFT1.2 kmD8——
CITIGATE RESIDENCE1.2 kmD8Freehold$1,385 psf
RESIDENCES @ SOMME1.2 kmD8Freehold$1,502 psf
RITZ MANSIONS1.2 kmD12Freehold$1,343 psf
SENNETT RESIDENCE1.2 kmD1399 yrs lease commencing from 2011$1,663 psf
THE POIZ RESIDENCES1.2 kmD1399 yrs lease commencing from 2014$1,877 psf
BALESTIER POINT1.2 kmD12Freehold$1,180 psf
COLIWOO BALESTIER 3201.2 kmD12——
MAPLE LEAF ELITE 21.2 kmD8——
PARC SOMME1.2 kmD899 yrs lease commencing from 2008$1,633 psf
MAPLE LEAF ELITE 11.3 kmD8——
AVA TOWERS1.3 kmD12Freehold$1,414 psf
LE SOMME1.3 kmD8Freehold$1,615 psf
PRESTIGE HEIGHTS1.3 kmD12Freehold$1,669 psf
RANGOON 881.3 kmD8Freehold$1,516 psf
FUQING BUILDING1.3 kmD8——
RANGOON VIEW1.3 kmD8Freehold$1,057 psf
UPTOWN @ FARRER1.3 kmD899 yrs lease commencing from 2017$1,903 psf
LOFT @ RANGOON1.3 kmD8Freehold$1,482 psf
R66 APARTMENTS1.3 kmD8Freehold$1,438 psf
RANGOON APARTMENTS1.3 kmD8Freehold$1,284 psf
SUITES 1231.3 kmD8Freehold$1,507 psf
CLYDES RESIDENCE1.3 kmD8Freehold$1,441 psf
FORTE SUITES1.3 kmD8Freehold$1,827 psf
FUTSING BUILDING1.3 kmD8——
RANGOON COURT1.3 kmD8——
THE RANZ1.3 kmD8Freehold$2,269 psf
KENTISH LODGE1.3 kmD899 yrs lease commencing from 1995$1,180 psf
URBAN LOFTS1.3 kmD8Freehold$1,401 psf
BALESTIER REGENCY1.3 kmD12Freehold$1,428 psf
BELMONDO VIEW1.3 kmD12Freehold$1,466 psf
CITYSCAPE @FARRER PARK1.3 kmD8Freehold$1,561 psf
PRISTINE HEIGHTS1.4 kmD8Freehold$1,578 psf
SHAW PLAZA - TWIN HEIGHTS1.4 kmD12Freehold$1,494 psf
THE TIER1.4 kmD12Freehold$1,532 psf
CHELSEA GROVE1.4 kmD12Freehold$1,293 psf
MERGUI MANSIONS1.4 kmD8——
OXFORD SUITES1.4 kmD8Freehold$1,573 psf
BELLAVILLE1.4 kmD13Freehold$785 psf
KENT RESIDENCES1.4 kmD8Freehold$1,391 psf
THE VIRIDIAN1.4 kmD12Freehold$1,595 psf
ECOVILLE1.4 kmD12Freehold$1,578 psf
CITY SQUARE RESIDENCES1.4 kmD8Freehold$1,897 psf
KENTISH COURT1.4 kmD899 yrs lease commencing from 1995$1,198 psf
CANNE LODGE1.4 kmD14Freehold$1,369 psf
FARRER PARK SUITES1.4 kmD8Freehold$1,521 psf
OWEN 881.4 kmD8——
OWEN COURT1.4 kmD8——
SUITES @ OWEN1.4 kmD8Freehold$1,493 psf
DE PARADISO1.4 kmD12Freehold$1,414 psf
KENTISH GREEN1.4 kmD899 yrs lease commencing from 1995$1,200 psf
AMPAS APARTMENTS1.4 kmD12Freehold$1,325 psf
MEDGE1.4 kmD11Freehold$1,660 psf
NEEM TREE1.4 kmD12Freehold$1,793 psf
GPL TERRACE1.4 kmD13Freehold$2,208 psf
BIRCHWOOD MANSIONS1.5 kmD12Freehold$1,301 psf
MONTEBLEU1.5 kmD11Freehold$1,815 psf
TONG GUAN BUILDING1.5 kmD8——
BALESTIER PLAZA1.5 kmD12Freehold$1,163 psf
CITYLIGHTS1.5 kmD899 yrs lease commencing from 2004$1,773 psf
MOULMEIN COURT1.5 kmD11Freehold$1,548 psf
NIN RESIDENCE1.5 kmD1399 yrs lease commencing from 2010$1,515 psf
VERTICUS1.5 kmD12Freehold$2,126 psf
MONARCHY APARTMENTS1.5 kmD11Freehold$1,247 psf
THE AXIS1.5 kmD11Freehold$1,649 psf
THE RIVERINE BY THE PARK1.5 kmD12Freehold$1,974 psf
BOON TECK APARTMENTS1.5 kmD12Freehold$1,196 psf
MANDALE HEIGHTS1.5 kmD11Freehold$1,534 psf
SPA BUILDING1.5 kmD8——
TREASURE LOFT1.5 kmD11Freehold$1,378 psf
VERDUN HOUSE1.5 kmD8——
JALAN BESAR PLAZA1.5 kmD8——
MANDALAY MANSION1.6 kmD11Freehold$1,221 psf
NOVA 881.6 kmD12Freehold$1,502 psf
SAM LEONG MANSION1.6 kmD8——
BOON TECK LODGE1.6 kmD12——
RACE COURSE BUILDING1.6 kmD8Freehold$921 psf
RACE COURSE RD/OWEN RD CON AREA1.6 kmD8——
WAN THO LODGE1.6 kmD13Freehold$1,319 psf
BOON TECK TOWER1.6 kmD12Freehold$1,198 psf
M211.6 kmD11Freehold$1,636 psf
D' IXORAS1.6 kmD11Freehold$1,502 psf
KINGSLEY MANSIONS1.6 kmD12Freehold$1,313 psf
SOHO 1881.6 kmD8Freehold$1,708 psf
VA RESIDENCES1.6 kmD12Freehold$1,509 psf
GOODLAND BUILDING1.6 kmD8——
NOVA 481.6 kmD12Freehold$1,708 psf
PICCADILLY GRAND1.6 kmD899 yrs lease commencing from 2021$2,172 psf
STUDIO81.6 kmD14Freehold$1,556 psf
THE ANSLEY1.6 kmD11Freehold$1,773 psf
D'MIRA1.6 kmD12Freehold$1,505 psf
MANDALAY TOWERS1.6 kmD11Freehold$1,269 psf
SUMMER GREEN1.6 kmD12Freehold$1,287 psf
SUITES @ SHREWSBURY1.6 kmD11Freehold$1,921 psf
WISMA M.T.F.A.1.6 kmD8——
GIFFARD MANSIONS1.6 kmD12Freehold$1,149 psf
SOHO @ FARRER1.6 kmD8Freehold$1,397 psf
VOGX1.6 kmD8Freehold$1,392 psf
ZAMAN CENTRE1.6 kmD8——
KINTA SUITES1.7 kmD8——
PAPILLON1.7 kmD12Freehold$1,447 psf
BASSEIN COURT1.7 kmD11Freehold$1,453 psf
CANNE VILLE1.7 kmD14——
KALLANG RIVERSIDE1.7 kmD12Freehold$2,426 psf
ZEDGE1.7 kmD11Freehold$1,720 psf
8 BASSEIN1.7 kmD11—$1,789 psf
DE ROYALE1.7 kmD12Freehold$1,790 psf
MINBU COURT1.7 kmD11Freehold$1,420 psf
PAVILION 111.7 kmD11Freehold$1,943 psf
PUBLIC MANSION1.7 kmD12Freehold$1,084 psf
DESKER ROAD CONSERVATION AREA1.7 kmD8——
PARC MONDRIAN1.7 kmD13Freehold$1,673 psf
28 RC SUITES1.7 kmD8—$1,619 psf
ANGSANA@211.7 kmD14——
DORSET MANSIONS1.7 kmD8Freehold$1,271 psf
LEONG HIN BUILDING1.7 kmD12——
PASTORAL VIEW1.7 kmD11——
RAJAH TOWERS1.7 kmD12Freehold$1,275 psf
SOUTHBANK1.7 kmD799 yrs lease commencing from 2006$1,834 psf
CITY STUDIOS1.7 kmD8Freehold$1,291 psf
EURO-ASIA PARK1.7 kmD13Freehold$1,621 psf
ONE AKYAB1.7 kmD11Freehold$1,301 psf
70@TRURO1.7 kmD8——
ASCENT @ 4561.7 kmD12Freehold$1,478 psf
CENTRA RESIDENCE1.7 kmD14Freehold$1,322 psf
LILY TAN MANSION1.7 kmD8——
MINBU VILLA1.7 kmD11Freehold$1,263 psf
THE DIAMOND1.7 kmD14Freehold$1,076 psf
BRISTOL LODGE1.8 kmD8Freehold$1,385 psf
KIM COURT1.8 kmD14——
ST RESIDENCES NOVENA1.8 kmD11——
RITZ @ FARRER1.8 kmD8Freehold$1,380 psf
WINSOME APARTMENTS1.8 kmD14——
MOULMEIN STUDIOS1.8 kmD11——
YI SING MANSION1.8 kmD14——
BLOSSOMS @ WOODLEIGH1.8 kmD13Freehold$1,752 psf
RACE COURSE 1381.8 kmD8Freehold$1,124 psf
IKIGAI1.8 kmD11Freehold$2,231 psf
THE BLISS1.8 kmD8Freehold$1,356 psf
1 MOULMEIN RISE1.8 kmD11—$2,111 psf
D'CAMBRIDGE1.8 kmD8Freehold$1,330 psf
LA MAISON1.8 kmD11Freehold$1,859 psf
THE VERVE1.8 kmD12Freehold$1,384 psf
8@WOODLEIGH1.8 kmD13—$1,682 psf
RACE COURSE MANSION1.8 kmD8Freehold$990 psf
THE TRE VER1.8 kmD1399 yrs lease commencing from 2018$1,922 psf
HERTFORD COLLECTION1.8 kmD8Freehold$1,377 psf
CASA FORTUNA1.8 kmD12Freehold$1,463 psf
NADIA MANSIONS1.8 kmD12Freehold$1,187 psf
THE SPRINGS1.8 kmD11Freehold$1,871 psf
WANG LODGE1.8 kmD14Freehold$1,140 psf
CITY EDGE1.9 kmD11Freehold$1,804 psf
LA NOUVELLE1.9 kmD11——
SKYSUITES171.9 kmD12Freehold$1,800 psf
FERN LODGE1.9 kmD14Freehold$879 psf
ROYCE RESIDENCES1.9 kmD14Freehold$1,356 psf
SHAN GATE APARTMENTS1.9 kmD12Freehold$1,358 psf
WAI WING CENTRE1.9 kmD12——
THE URBANITE1.9 kmD8Freehold$1,503 psf
GEMS VILLE1.9 kmD14Freehold$2,024 psf
GOODVIEW APARTMENTS1.9 kmD14Freehold$830 psf
MULBERRY TREE1.9 kmD11Freehold$1,741 psf
PENROSE1.9 kmD1499 yrs lease commencing from 2019$1,933 psf
ARIVA ON SHAN SERVICED RESIDENCE1.9 kmD12Freehold$3,943 psf
CARLISLE COURT1.9 kmD8——
CRYSTAL MANSIONS1.9 kmD14Freehold$947 psf
APLETON VIEW1.9 kmD11Freehold$1,886 psf
HERTFORD MANSION1.9 kmD8Freehold$1,378 psf
LE SHANTIER1.9 kmD12Freehold$1,338 psf
NEU AT NOVENA1.9 kmD11Freehold$2,644 psf
PINNACLE 161.9 kmD12Freehold$1,596 psf
CARLYX RESIDENCE1.9 kmD8Freehold$1,270 psf
SUNFLOWER COURT1.9 kmD14Freehold$987 psf
CASA IRRAWADDY1.9 kmD12Freehold$1,640 psf
THE CENTRIO1.9 kmD12Freehold$1,597 psf
CARLYX GREEN1.9 kmD8Freehold$1,560 psf
TREASURES@G61.9 kmD14Freehold$1,388 psf
ADRIA2 kmD11Freehold$2,042 psf
THE MARQUE @ IRRAWADDY2 kmD12Freehold$1,537 psf
TREASURES@G192 kmD14Freehold$1,475 psf
KENG LEE COURT2 kmD8Freehold$1,504 psf
MERA SPRINGS2 kmD8Freehold$1,822 psf
NOVELIS2 kmD11Freehold$1,832 psf
CAMBRIDGE VILLAGE2 kmD8Freehold$1,483 psf
PARK COLONIAL2 kmD1399 yrs lease commencing from 2017$2,151 psf
TEXTILE CENTRE2 kmD799 yrs lease commencing from 1970$1,108 psf
HOKIEN KIU LEONG TONG BUILDING2 kmD14——
IRESIDENCES2 kmD12Freehold$1,664 psf
SOLEIL @ SINARAN2 kmD1199 yrs lease commencing from 2006$1,979 psf
VANADIUM2 kmD8Freehold$1,480 psf

Family-Friendly Condos (3BR+ Available)

Condos within 1km of Bendemeer Primary School with a track record of 3-bedroom or larger transactions — the layouts most families actually need.

Family-sized condos near Bendemeer Primary School
CondoDistanceDistrictAvg PSF
EIGHT RIVERSUITES140mD12$1,649 psf
THE ARCADY AT BOON KENG200mD12$2,599 psf
CANAAN270mD14$1,734 psf
ST FRANCIS COURT320mD12$1,006 psf
REGENT RESIDENCES330mD12$1,583 psf
ONE ST MICHAEL'S380mD12$1,566 psf
ST FRANCIS LODGE380mD12$1,310 psf
THE RICHMOND390mD12$1,415 psf
ST MICHAEL'S PLACE450mD12$1,275 psf
ST MICHAEL'S CONDOMINIUM510mD12$1,266 psf
THE ABERDEEN510mD12$1,390 psf
THE MORNINGTON520mD12$1,137 psf

Overlapping School Catchments

A home sitting within 1km of two popular primary schools is the strongest catchment play there is — it widens your P1 options and tends to hold demand best on resale. Other schools whose catchment overlaps Bendemeer Primary School:

The School-Proximity Premium

Condos within 1km of Bendemeer Primary School transact at an average $1,484 psf PSF — about -21.5% below the surrounding district average of $1,890 psf.

Be honest with yourself about that premium. Rigorous studies put the pure school effect at roughly 2–4% for most schools (higher for a handful of elite catchments), and MRT access, lease decay and project age routinely move price more than the school does. Buy the home on its own merits first and treat the catchment as a bonus, not the whole thesis.

Rent vs Buy Within 1km

Some families rent within 1km purely to secure the P1 distance tier. It is legitimate, but weigh it carefully:

  • The 30-month residency rule applies to renters too — you must genuinely live at the address for about 30 months from the start of the exercise.
  • MOE runs address spot-checks and has prosecuted parents for false declarations.
  • A caregiver’s address within 1km is downgraded to the 1–2km tier — it does not buy you the top band.
  • Buying instead locks the address in permanently and captures any catchment appreciation, but ties up capital and stamp duty.
🧮Rent or buy near Bendemeer Primary School? Model both with the Buy-vs-Rent calculator→

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 (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 within 1km of Bendemeer Primary School?
There are 41 condominiums within 1km of Bendemeer Primary School and 280 within 2km. The cheapest recorded entry within 1km is around $520,000.
Does living within 1km of Bendemeer Primary School guarantee a Primary 1 place?
No. Living within 1km gives Singapore-citizen children the top distance-priority tier in Phase 2C, but the most oversubscribed schools still ballot even within the 1km tier. Proximity improves your odds; it does not guarantee a place.
How is the 1km distance to Bendemeer Primary School measured?
MOE uses the straight-line (as-the-crow-flies) distance from your home to the school's central reference point — not walking or driving distance, and not a Google Maps estimate. Verify any specific address on the official OneMap School Query tool.
Can I rent within 1km of Bendemeer Primary School just to secure priority?
You can, but the same 30-month residency rule applies to renters: you must genuinely live at the address for about 30 months from the start of the exercise. MOE runs address spot-checks and has prosecuted false declarations, and a caregiver's address within 1km is downgraded to the 1–2km tier.
Do condos near Bendemeer Primary School cost more?
Condos within 1km average about $1,484 psf PSF, roughly -21.5% below the district average of $1,890 psf. The pure school effect is usually a few percent; MRT access, lease and project age often matter more.
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.

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Methodology & Sources

Numbers in this article reflect the latest available data and update as new data becomes available.

Transaction data sourced from URA.

  • Distances use the haversine (straight-line) formula, matching how MOE measures home-school distance.
  • School locations from MOE; condo prices from URA caveats.
  • P1 phases, 1km/2km priority and balloting outcomes: always verify on the official MOE and OneMap School Query pages.

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

Best suited for

Best for — P1 school balloting families Families with young children Tuition-belt families International school families
Tags: Primary School Proximity

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