Proximity to Bendemeer 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 Bendemeer 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 Bendemeer 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: Bendemeer Secondary School (Secondary)
- Condos within 1km: 39
- Condos within 2km: 266
- Family-friendly (3BR+): 10
Condos Within 1km
Condos within the priority admission zone (1km) of Bendemeer Secondary School.
| Condo | Distance | District | Tenure | Avg PSF |
|---|---|---|---|---|
| EIGHT RIVERSUITES | 80m | D12 | 99 yrs lease commencing from 2011 | $1,643 psf |
| THE ARCADY AT BOON KENG | 200m | D12 | Freehold | $2,598 psf |
| CANAAN | 280m | D14 | Freehold | $1,734 psf |
| REGENT RESIDENCES | 320m | D12 | Freehold | $1,581 psf |
| ST FRANCIS COURT | 320m | D12 | 99 yrs lease commencing from 1992 | $1,006 psf |
| ONE ST MICHAEL'S | 370m | D12 | Freehold | $1,549 psf |
| ST FRANCIS LODGE | 370m | D12 | Freehold | $1,289 psf |
| THE RICHMOND | 390m | D12 | Freehold | $1,415 psf |
| ST MICHAEL'S PLACE | 430m | D12 | Freehold | $1,275 psf |
| THE ABERDEEN | 490m | D12 | Freehold | $1,390 psf |
| THE MORNINGTON | 520m | D12 | Freehold | $1,137 psf |
| ST MICHAEL'S CONDOMINIUM | 530m | D12 | Freehold | $1,226 psf |
| CITY REGENCY | 540m | D12 | Freehold | $1,435 psf |
| BEACON HEIGHTS | 570m | D12 | 999 yrs lease commencing from 1882 | $1,388 psf |
| RIO GARDENS | 570m | D12 | Freehold | $1,348 psf |
| JUI RESIDENCES | 600m | D12 | Freehold | $1,931 psf |
| SUNVILLE | 600m | D12 | Freehold | $1,323 psf |
| THE ELYSIA | 600m | D12 | 999 yrs lease commencing from 1882 | $1,231 psf |
| AIRSTREAM | 650m | D12 | Freehold | $1,489 psf |
| RIVERSIDE MELODIES | 650m | D12 | Freehold | $1,452 psf |
| THE CALLISTA | 670m | D12 | 999 yrs lease commencing from 1882 | $1,236 psf |
| MOONSTONE RESIDENCES | 680m | D12 | Freehold | $1,367 psf |
| MOONSTONE VIEW | 680m | D12 | Freehold | $1,377 psf |
| VETRO | 680m | D12 | 999 yrs lease commencing from 1882 | $1,362 psf |
| MAR THOMA MANSIONS | 710m | D12 | — | — |
| ST MICHAEL REGENCY | 710m | D12 | Freehold | $1,413 psf |
| RIVERBAY | 730m | D12 | 999 yrs lease commencing from 1882 | $1,511 psf |
| RIVIERA 38 | 750m | D12 | 999 yrs lease commencing from 1882 | $1,490 psf |
| MOONSTONE ROYALE | 760m | D12 | Freehold | $1,246 psf |
| OPAL SUITES | 780m | D12 | Freehold | $1,505 psf |
| SUITES @ TOPAZ | 800m | D12 | Freehold | $1,410 psf |
| TOPAZ MANSIONS | 800m | D12 | Freehold | $1,244 psf |
| M66 | 810m | D12 | Freehold | $1,331 psf |
| LAVENDER RESIDENCE | 850m | D12 | Freehold | $1,984 psf |
| 1953 | 860m | D8 | — | $1,904 psf |
| ONE LEICESTER | 970m | D13 | Freehold | $1,653 psf |
| PETAIN RD/TYRWHITT RD CONSERVATION AREA | 970m | D8 | — | — |
| WOODSVILLE MANSIONS | 990m | D13 | Freehold | $1,317 psf |
| THE VENUE RESIDENCES | 1 km | D13 | 99 yrs lease commencing from 2012 | $1,703 psf |
Condos 1\u{2013}2km Away
| Condo | Distance | District | Avg PSF |
|---|---|---|---|
| LEICESTER LODGE | 1 km | D13 | $1,431 psf |
| 18 WOODSVILLE | 1 km | D13 | $1,697 psf |
| CITY LOFT | 1.1 km | D8 | $1,673 psf |
| INTERO | 1.1 km | D13 | $1,683 psf |
| PARC ASTON | 1.1 km | D13 | $1,488 psf |
| WU DE BUILDING | 1.1 km | D8 | $1,032 psf |
| HOA NAM BUILDING | 1.1 km | D8 | $1,407 psf |
| LEICESTER SUITES | 1.1 km | D13 | $1,699 psf |
| PLATINUM EDGE | 1.1 km | D13 | $1,575 psf |
| CALARASI | 1.1 km | D12 | $1,405 psf |
| STURDEE VIEW | 1.1 km | D8 | $1,119 psf |
| WOODSVILLE 28 | 1.1 km | D13 | $1,522 psf |
| SANT RITZ | 1.1 km | D13 | $1,608 psf |
| STURDEE RESIDENCES | 1.1 km | D8 | $1,999 psf |
| CASA MEYA | 1.1 km | D13 | $1,618 psf |
| MEYA LODGE | 1.1 km | D13 | $1,503 psf |
| PARC HAVEN | 1.1 km | D12 | $1,360 psf |
| THE ADDITION | 1.1 km | D13 | $1,983 psf |
| MYRA | 1.1 km | D13 | $2,262 psf |
| RIDGE COURT | 1.1 km | D13 | $1,434 psf |
| CRADELS | 1.2 km | D12 | $1,621 psf |
| KERRISDALE | 1.2 km | D8 | $1,395 psf |
| CENTURION RESIDENCES | 1.2 km | D13 | $708 psf |
| KIM KEAT HOUSE | 1.2 km | D12 | $1,078 psf |
| URBAN HERITAGE | 1.2 km | D12 | $1,355 psf |
| OKIO | 1.2 km | D12 | $1,724 psf |
| TYRWHITT 139 | 1.2 km | D8 | $1,509 psf |
| SENNETT RESIDENCE | 1.2 km | D13 | $1,663 psf |
| CAVAN SUITES | 1.2 km | D8 | $1,709 psf |
| JOOL SUITES | 1.2 km | D8 | $1,634 psf |
| THE POIZ RESIDENCES | 1.2 km | D13 | $1,867 psf |
| BLISS REGALIA | 1.2 km | D8 | $1,280 psf |
| BALESTIER 288 | 1.2 km | D12 | $1,130 psf |
| BLISS LOFT | 1.2 km | D12 | $1,331 psf |
| STUDIOS @ MARNE | 1.2 km | D8 | $1,397 psf |
| 8 FARRER SUITES | 1.2 km | D8 | $1,611 psf |
| HANSON COURT | 1.2 km | D12 | — |
| D'LOTUS | 1.2 km | D12 | $1,496 psf |
| RESIDENCES @ SOMME | 1.2 km | D8 | $1,502 psf |
| REGAL COURT | 1.3 km | D12 | $1,272 psf |
| ROCCA BALESTIER | 1.3 km | D12 | $1,415 psf |
| VICTORY POINT | 1.3 km | D12 | — |
| KIM KEAT GARDENS | 1.3 km | D12 | $891 psf |
| PARC SOMME | 1.3 km | D8 | $1,576 psf |
| THE INTERWEAVE | 1.3 km | D12 | $1,614 psf |
| THE MEZZO | 1.3 km | D12 | $1,548 psf |
| CHERRYLOFT | 1.3 km | D8 | — |
| HONG BUILDING | 1.3 km | D8 | $1,041 psf |
| CITIGATE RESIDENCE | 1.3 km | D8 | $1,385 psf |
| CITY SUITES | 1.3 km | D12 | $1,583 psf |
| KIM KEAT LODGE | 1.3 km | D12 | $1,262 psf |
| LE SOMME | 1.3 km | D8 | $1,615 psf |
| SCENIC HEIGHTS | 1.3 km | D12 | $1,482 psf |
| VICTORY HEIGHTS | 1.3 km | D12 | $1,175 psf |
| FUQING BUILDING | 1.3 km | D8 | — |
| MAPLE LEAF ELITE 2 | 1.3 km | D8 | — |
| RITZ MANSIONS | 1.3 km | D12 | $1,328 psf |
| COLIWOO BALESTIER 320 | 1.3 km | D12 | — |
| MAPLE LEAF ELITE 1 | 1.3 km | D8 | — |
| BALESTIER POINT | 1.3 km | D12 | $1,180 psf |
| UPTOWN @ FARRER | 1.3 km | D8 | $1,899 psf |
| RANGOON 88 | 1.3 km | D8 | $1,516 psf |
| AVA TOWERS | 1.3 km | D12 | $1,414 psf |
| BELLAVILLE | 1.3 km | D13 | $785 psf |
| PRESTIGE HEIGHTS | 1.3 km | D12 | $1,666 psf |
| CANNE LODGE | 1.3 km | D14 | $1,369 psf |
| LOFT @ RANGOON | 1.3 km | D8 | $1,482 psf |
| R66 APARTMENTS | 1.3 km | D8 | $1,438 psf |
| RANGOON APARTMENTS | 1.3 km | D8 | $1,274 psf |
| RANGOON COURT | 1.3 km | D8 | — |
| RANGOON VIEW | 1.3 km | D8 | $1,057 psf |
| SUITES 123 | 1.3 km | D8 | $1,507 psf |
| CLYDES RESIDENCE | 1.4 km | D8 | $1,441 psf |
| FORTE SUITES | 1.4 km | D8 | $1,827 psf |
| URBAN LOFTS | 1.4 km | D8 | $1,401 psf |
| KENTISH LODGE | 1.4 km | D8 | $1,179 psf |
| BALESTIER REGENCY | 1.4 km | D12 | $1,428 psf |
| BELMONDO VIEW | 1.4 km | D12 | $1,466 psf |
| CITYSCAPE @FARRER PARK | 1.4 km | D8 | $1,559 psf |
| GPL TERRACE | 1.4 km | D13 | $2,208 psf |
| OXFORD SUITES | 1.4 km | D8 | $1,573 psf |
| PRISTINE HEIGHTS | 1.4 km | D8 | $1,572 psf |
| CITY SQUARE RESIDENCES | 1.4 km | D8 | $1,891 psf |
| MERGUI MANSIONS | 1.4 km | D8 | — |
| SHAW PLAZA - TWIN HEIGHTS | 1.4 km | D12 | $1,471 psf |
| THE TIER | 1.4 km | D12 | $1,529 psf |
| CHELSEA GROVE | 1.4 km | D12 | $1,293 psf |
| KENT RESIDENCES | 1.4 km | D8 | $1,391 psf |
| KENTISH COURT | 1.4 km | D8 | $1,198 psf |
| OWEN 88 | 1.4 km | D8 | — |
| THE VIRIDIAN | 1.4 km | D12 | $1,595 psf |
| ECOVILLE | 1.5 km | D12 | $1,578 psf |
| FARRER PARK SUITES | 1.5 km | D8 | $1,521 psf |
| OWEN COURT | 1.5 km | D8 | — |
| SUITES @ OWEN | 1.5 km | D8 | $1,493 psf |
| NIN RESIDENCE | 1.5 km | D13 | $1,508 psf |
| THE RIVERINE BY THE PARK | 1.5 km | D12 | $1,968 psf |
| CITYLIGHTS | 1.5 km | D8 | $1,767 psf |
| DE PARADISO | 1.5 km | D12 | $1,414 psf |
| KENTISH GREEN | 1.5 km | D8 | $1,195 psf |
| MEDGE | 1.5 km | D11 | $1,660 psf |
| AMPAS APARTMENTS | 1.5 km | D12 | $1,325 psf |
| NEEM TREE | 1.5 km | D12 | $1,797 psf |
| BIRCHWOOD MANSIONS | 1.5 km | D12 | $1,301 psf |
| MONTEBLEU | 1.5 km | D11 | $1,806 psf |
| MOULMEIN COURT | 1.5 km | D11 | $1,548 psf |
| VERTICUS | 1.5 km | D12 | $2,122 psf |
| BALESTIER PLAZA | 1.6 km | D12 | $1,163 psf |
| JALAN BESAR PLAZA | 1.6 km | D8 | — |
| SPA BUILDING | 1.6 km | D8 | — |
| STUDIO8 | 1.6 km | D14 | $1,566 psf |
| VERDUN HOUSE | 1.6 km | D8 | — |
| WAN THO LODGE | 1.6 km | D13 | $1,319 psf |
| MONARCHY APARTMENTS | 1.6 km | D11 | $1,247 psf |
| THE AXIS | 1.6 km | D11 | $1,620 psf |
| SAM LEONG MANSION | 1.6 km | D8 | — |
| BOON TECK APARTMENTS | 1.6 km | D12 | $1,196 psf |
| MANDALE HEIGHTS | 1.6 km | D11 | $1,534 psf |
| TREASURE LOFT | 1.6 km | D11 | $1,378 psf |
| CANNE VILLE | 1.6 km | D14 | — |
| MANDALAY MANSION | 1.6 km | D11 | $1,221 psf |
| NOVA 88 | 1.6 km | D12 | $1,502 psf |
| SOHO 188 | 1.6 km | D8 | $1,693 psf |
| BOON TECK TOWER | 1.6 km | D12 | $1,198 psf |
| GOODLAND BUILDING | 1.6 km | D8 | — |
| ANGSANA@21 | 1.7 km | D14 | — |
| KALLANG RIVERSIDE | 1.7 km | D12 | $2,421 psf |
| M21 | 1.7 km | D11 | $1,623 psf |
| PICCADILLY GRAND | 1.7 km | D8 | $2,167 psf |
| D' IXORAS | 1.7 km | D11 | $1,502 psf |
| KINGSLEY MANSIONS | 1.7 km | D12 | $1,313 psf |
| VA RESIDENCES | 1.7 km | D12 | $1,505 psf |
| CENTRA RESIDENCE | 1.7 km | D14 | $1,333 psf |
| D'MIRA | 1.7 km | D12 | $1,505 psf |
| NOVA 48 | 1.7 km | D12 | $1,708 psf |
| SUMMER GREEN | 1.7 km | D12 | $1,287 psf |
| THE ANSLEY | 1.7 km | D11 | $1,786 psf |
| WISMA M.T.F.A. | 1.7 km | D8 | — |
| ZAMAN CENTRE | 1.7 km | D8 | — |
| MANDALAY TOWERS | 1.7 km | D11 | $1,269 psf |
| SOHO @ FARRER | 1.7 km | D8 | $1,397 psf |
| THE DIAMOND | 1.7 km | D14 | $1,076 psf |
| KIM COURT | 1.7 km | D14 | — |
| KINTA SUITES | 1.7 km | D8 | — |
| PARC MONDRIAN | 1.7 km | D13 | $1,673 psf |
| SOUTHBANK | 1.7 km | D7 | $1,828 psf |
| SUITES @ SHREWSBURY | 1.7 km | D11 | $1,921 psf |
| VOGX | 1.7 km | D8 | $1,392 psf |
| GIFFARD MANSIONS | 1.7 km | D12 | $1,140 psf |
| DESKER ROAD CONSERVATION AREA | 1.7 km | D8 | — |
| EURO-ASIA PARK | 1.7 km | D13 | $1,621 psf |
| PAPILLON | 1.7 km | D12 | $1,447 psf |
| BASSEIN COURT | 1.7 km | D11 | $1,453 psf |
| ZEDGE | 1.7 km | D11 | $1,716 psf |
| 28 RC SUITES | 1.8 km | D8 | $1,619 psf |
| 8 BASSEIN | 1.8 km | D11 | $1,785 psf |
| CITY STUDIOS | 1.8 km | D8 | $1,291 psf |
| DE ROYALE | 1.8 km | D12 | $1,790 psf |
| PUBLIC MANSION | 1.8 km | D12 | $1,084 psf |
| BLOSSOMS @ WOODLEIGH | 1.8 km | D13 | $1,698 psf |
| DORSET MANSIONS | 1.8 km | D8 | $1,271 psf |
| MINBU COURT | 1.8 km | D11 | $1,420 psf |
| PAVILION 11 | 1.8 km | D11 | $1,924 psf |
| LEONG HIN BUILDING | 1.8 km | D12 | — |
| 70@TRURO | 1.8 km | D8 | — |
| LILY TAN MANSION | 1.8 km | D8 | — |
| ONE AKYAB | 1.8 km | D11 | $1,301 psf |
| PASTORAL VIEW | 1.8 km | D11 | — |
| RAJAH TOWERS | 1.8 km | D12 | $1,275 psf |
| WANG LODGE | 1.8 km | D14 | $1,140 psf |
| 8@WOODLEIGH | 1.8 km | D13 | $1,672 psf |
| ASCENT @ 456 | 1.8 km | D12 | $1,478 psf |
| BRISTOL LODGE | 1.8 km | D8 | $1,385 psf |
| FERN LODGE | 1.8 km | D14 | $879 psf |
| MINBU VILLA | 1.8 km | D11 | $1,263 psf |
| RITZ @ FARRER | 1.8 km | D8 | $1,380 psf |
| ROYCE RESIDENCES | 1.8 km | D14 | $1,340 psf |
| ST RESIDENCES NOVENA | 1.8 km | D11 | — |
| THE TRE VER | 1.8 km | D13 | $1,919 psf |
| RACE COURSE 138 | 1.8 km | D8 | $1,124 psf |
| GEMS VILLE | 1.8 km | D14 | $2,024 psf |
| GOODVIEW APARTMENTS | 1.8 km | D14 | $830 psf |
| MOULMEIN STUDIOS | 1.8 km | D11 | — |
| PENROSE | 1.8 km | D14 | $1,928 psf |
| THE BLISS | 1.8 km | D8 | $1,356 psf |
| CRYSTAL MANSIONS | 1.8 km | D14 | $947 psf |
| RACE COURSE MANSION | 1.9 km | D8 | $990 psf |
| 1 MOULMEIN RISE | 1.9 km | D11 | $2,098 psf |
| D'CAMBRIDGE | 1.9 km | D8 | $1,330 psf |
| IKIGAI | 1.9 km | D11 | $2,231 psf |
| SUNFLOWER COURT | 1.9 km | D14 | $987 psf |
| HERTFORD COLLECTION | 1.9 km | D8 | $1,377 psf |
| LA MAISON | 1.9 km | D11 | $1,859 psf |
| THE VERVE | 1.9 km | D12 | $1,384 psf |
| CASA FORTUNA | 1.9 km | D12 | $1,463 psf |
| TREASURES@G6 | 1.9 km | D14 | $1,388 psf |
| TREASURES@G19 | 1.9 km | D14 | $1,475 psf |
| CITY EDGE | 1.9 km | D11 | $1,804 psf |
| LA NOUVELLE | 1.9 km | D11 | — |
| NADIA MANSIONS | 1.9 km | D12 | $1,187 psf |
| SKYSUITES17 | 1.9 km | D12 | $1,796 psf |
| THE SPRINGS | 1.9 km | D11 | $1,902 psf |
| THE URBANITE | 1.9 km | D8 | $1,503 psf |
| HOKIEN KIU LEONG TONG BUILDING | 1.9 km | D14 | — |
| SHAN GATE APARTMENTS | 1.9 km | D12 | $1,358 psf |
| WAI WING CENTRE | 1.9 km | D12 | — |
| PADDY GREEN | 1.9 km | D14 | $955 psf |
| CARLISLE COURT | 2 km | D8 | — |
| ASTON LODGE | 2 km | D14 | $1,040 psf |
| HERTFORD MANSION | 2 km | D8 | $1,378 psf |
| MULBERRY TREE | 2 km | D11 | $1,741 psf |
| TORIEVILLE | 2 km | D14 | $981 psf |
| APLETON VIEW | 2 km | D11 | $1,876 psf |
| CARLYX RESIDENCE | 2 km | D8 | $1,270 psf |
| LE SHANTIER | 2 km | D12 | $1,338 psf |
| PARK COLONIAL | 2 km | D13 | $2,145 psf |
| PINNACLE 16 | 2 km | D12 | $1,588 psf |
| SUMMER VIEW | 2 km | D14 | $902 psf |
| TEXTILE CENTRE | 2 km | D7 | $1,108 psf |
| THE PRIMERO | 2 km | D14 | — |
| NEU AT NOVENA | 2 km | D11 | $2,644 psf |
| SIMS URBAN OASIS | 2 km | D14 | $1,762 psf |
| CANBERLIN LODGE | 2 km | D14 | $1,001 psf |
| CARLYX GREEN | 2 km | D8 | $1,560 psf |
| CASA IRRAWADDY | 2 km | D12 | $1,640 psf |
| SIMS POINT | 2 km | D14 | $978 psf |
| BOUGAINVILLA APARTMENTS | 2 km | D14 | $976 psf |
Family-Friendly Condos (3BR+ Available)
Condos near Bendemeer Secondary School with 3-bedroom or larger units suitable for families.
| Condo | Distance | District |
|---|---|---|
| EIGHT RIVERSUITES | 80m | D12 |
| THE ARCADY AT BOON KENG | 200m | D12 |
| CANAAN | 280m | D14 |
| REGENT RESIDENCES | 320m | D12 |
| ST FRANCIS COURT | 320m | D12 |
| ONE ST MICHAEL'S | 370m | D12 |
| ST FRANCIS LODGE | 370m | D12 |
| THE RICHMOND | 390m | D12 |
| ST MICHAEL'S PLACE | 430m | D12 |
| THE ABERDEEN | 490m | D12 |
The private condos list ranked by distance to Bendemeer 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 Bendemeer 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 Bendemeer Secondary School?
How is the distance to Bendemeer 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 Bendemeer 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 Bendemeer 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.