Proximity to Cantonment 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 Cantonment 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 Cantonment 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.
- School: Cantonment Primary School (Primary)
- Condos within 1km: 29
- Condos within 2km: 135
- Family-friendly (3BR+): 9
Condos Within 1km
Condos within the priority admission zone (1km) of Cantonment Primary School.
| Condo | Distance | District | Tenure | Avg PSF |
|---|---|---|---|---|
| BLAIR PLAIN CONSERVATION AREA | 270m | D2 | Freehold | $3,428 psf |
| SPOTTISWOODE RESIDENCES | 430m | D2 | Freehold | $2,204 psf |
| EVERTON COURT | 430m | D2 | — | — |
| SPOTTISWOODE SUITES | 450m | D2 | Freehold | $2,264 psf |
| SPOTTISWOODE 18 | 480m | D2 | Freehold | $2,227 psf |
| SKY EVERTON | 530m | D2 | Freehold | $2,800 psf |
| AVENUE SOUTH RESIDENCE | 550m | D3 | 99 yrs lease commencing from 2018 | $2,261 psf |
| THE REGENCY AT TIONG BAHRU | 580m | D3 | Freehold | $2,224 psf |
| ENG HOON MANSIONS | 630m | D3 | Freehold | $1,341 psf |
| SPOTTISWOODE PARK | 670m | D2 | 85 yrs lease commencing from 1990 | $983 psf |
| YONG SIAK COURT | 670m | D3 | Freehold | $1,667 psf |
| YONG SIAK VIEW | 680m | D3 | Freehold | $1,715 psf |
| TIONG BAHRU ESTATE | 700m | D3 | Freehold | $4,188 psf |
| DORSETT RESIDENCES | 760m | D2 | 99 yrs lease commencing from 2009 | $2,115 psf |
| THE BEACON | 770m | D2 | 99 yrs lease commencing from 2004 | $1,603 psf |
| HIGHLINE RESIDENCES | 840m | D3 | 99 yrs lease commencing from 2013 | $2,293 psf |
| THYE SHAN MANSION | 850m | D2 | — | — |
| ONE PEARL BANK | 870m | D3 | 99 yrs lease commencing from 2019 | $2,569 psf |
| REGENCY SUITES | 890m | D3 | Freehold | $2,040 psf |
| THE ARRIS | 900m | D2 | Freehold | $2,188 psf |
| TERESA 8 | 920m | D4 | Freehold | $1,039 psf |
| KAI FOOK MANSION | 920m | D3 | 9999 yrs lease commencing from 1960 | $1,025 psf |
| TERESA TERRACE | 940m | D4 | — | — |
| CRAIG PLACE | 940m | D2 | 99 yrs lease commencing from 1997 | $1,866 psf |
| HARBOUR SUITES | 950m | D4 | Freehold | $1,632 psf |
| TWIN REGENCY | 970m | D3 | Freehold | $2,079 psf |
| ONZE @ TANJONG PAGAR | 980m | D2 | Freehold | $2,226 psf |
| PERMAI RESIDENCES | 990m | D4 | — | — |
| TERESA VILLAS | 1 km | D4 | Freehold | $591 psf |
Condos 1\u{2013}2km Away
| Condo | Distance | District | Avg PSF |
|---|---|---|---|
| TANJONG PAGAR CONSERVATION AREA | 1 km | D2 | — |
| TERESA VILLE | 1.1 km | D4 | $1,655 psf |
| CENTRAL GREEN CONDOMINIUM | 1.1 km | D3 | $1,584 psf |
| TANJONG PAGAR COMPLEX | 1.1 km | D2 | — |
| THE LANDMARK | 1.1 km | D3 | $2,593 psf |
| ONE BERNAM | 1.2 km | D2 | $2,587 psf |
| KRETA AYER CONSERVATION AREA | 1.2 km | D1 | — |
| PEOPLE'S PARK COMPLEX | 1.2 km | D1 | $1,148 psf |
| ALTEZ | 1.2 km | D2 | $2,031 psf |
| TMW MAXWELL | 1.2 km | D2 | $3,348 psf |
| ICON | 1.2 km | D2 | $1,791 psf |
| MERAPRIME | 1.2 km | D3 | $1,864 psf |
| SKYSUITES@ANSON | 1.3 km | D2 | $2,230 psf |
| THE PEARL @ MOUNT FABER | 1.3 km | D4 | $1,384 psf |
| WALLICH RESIDENCE | 1.3 km | D2 | $3,369 psf |
| HARVEST MANSIONS | 1.3 km | D3 | $1,255 psf |
| INTERNATIONAL PLAZA | 1.4 km | D2 | $1,220 psf |
| EMERALD PARK | 1.4 km | D3 | $1,468 psf |
| 76 SHENTON | 1.4 km | D2 | $1,946 psf |
| LUMIERE | 1.4 km | D2 | $1,771 psf |
| THE PLATINUM | 1.4 km | D1 | — |
| WATERMARK ROBERTSON QUAY | 1.4 km | D9 | $2,139 psf |
| ZYON GRAND | 1.4 km | D3 | $3,052 psf |
| TELOK AYER CONSERVATION AREA | 1.4 km | D1 | — |
| PEOPLE'S PARK CENTRE | 1.4 km | D1 | $837 psf |
| 8 RODYK | 1.4 km | D9 | $2,300 psf |
| ROBERTSON BLUE | 1.4 km | D9 | $2,101 psf |
| MOUNT FABER LODGE | 1.4 km | D4 | $1,491 psf |
| EON SHENTON | 1.4 km | D2 | $2,120 psf |
| EMERALD GARDEN | 1.5 km | D1 | $2,166 psf |
| TRIBECA | 1.5 km | D9 | $2,375 psf |
| THE QUAYSIDE | 1.5 km | D9 | $1,583 psf |
| UP@ROBERTSON QUAY | 1.5 km | D9 | $2,133 psf |
| THE CLIFT | 1.5 km | D1 | $1,977 psf |
| ROBERTSON 100 | 1.5 km | D9 | $2,118 psf |
| PROMENADE PEAK | 1.5 km | D3 | $2,981 psf |
| ALLAN VILLE | 1.5 km | D1 | — |
| RIVER PLACE | 1.5 km | D3 | $1,651 psf |
| UNION SQUARE RESIDENCES | 1.6 km | D1 | $3,159 psf |
| THE BOX | 1.6 km | D1 | — |
| MIRAGE TOWER | 1.6 km | D9 | $2,229 psf |
| RIVERSIDE 48 | 1.6 km | D9 | $1,973 psf |
| RIVERGATE | 1.6 km | D9 | $2,735 psf |
| FOOK HAI BUILDING | 1.6 km | D1 | $986 psf |
| THE RIVERSIDE PIAZZA | 1.6 km | D1 | $1,586 psf |
| THE INSPIRA | 1.7 km | D9 | $2,174 psf |
| MARTIN NO 38 | 1.7 km | D9 | $2,519 psf |
| MARTIN EDGE | 1.7 km | D9 | $1,612 psf |
| THE PIER AT ROBERTSON | 1.7 km | D9 | $2,155 psf |
| ZENITH | 1.7 km | D10 | $2,023 psf |
| CENTENNIA SUITES | 1.7 km | D9 | $2,833 psf |
| V ON SHENTON | 1.7 km | D1 | $2,069 psf |
| MILL POINT | 1.7 km | D10 | $2,083 psf |
| MARTIN MODERN | 1.7 km | D9 | $2,739 psf |
| GREAT WORLD CITY | 1.7 km | D9 | — |
| RIVER GREEN | 1.7 km | D9 | $3,138 psf |
| TELOK BLANGAH HOUSE | 1.8 km | D4 | — |
| W RESIDENCES MARINA VIEW - SINGAPORE | 1.8 km | D1 | $2,981 psf |
| THE TRILLIUM | 1.8 km | D9 | $2,559 psf |
| THE ROBERTSON OPUS | 1.8 km | D9 | $3,367 psf |
| MELROSE PARK | 1.8 km | D10 | $2,380 psf |
| GAMBIER COURT | 1.8 km | D9 | $1,628 psf |
| HARBOURLIGHTS | 1.8 km | D4 | $1,797 psf |
| ROBINSON SUITES | 1.8 km | D1 | $2,325 psf |
| STARLIGHT SUITES | 1.8 km | D9 | $2,002 psf |
| OLEANAS RESIDENCE | 1.8 km | D9 | $2,007 psf |
| DOMAIN 21 | 1.8 km | D3 | $1,760 psf |
| VIVACE | 1.8 km | D9 | $2,058 psf |
| ROBERTSON EDGE | 1.8 km | D9 | $2,034 psf |
| YONG AN PARK | 1.9 km | D9 | $2,178 psf |
| ONE SHENTON | 1.9 km | D1 | $1,774 psf |
| THE WHARF RESIDENCE | 1.9 km | D9 | $2,253 psf |
| MARTIN PLACE RESIDENCES | 1.9 km | D9 | $2,547 psf |
| ALESSANDREA | 1.9 km | D3 | $1,732 psf |
| BOAT QUAY CONSERVATION AREA | 1.9 km | D1 | $5,695 psf |
| JERVOIS JADE | 1.9 km | D10 | $1,283 psf |
| VALLEY PARK | 1.9 km | D10 | $2,078 psf |
| UE SQUARE | 1.9 km | D9 | $2,048 psf |
| THE AVENIR | 1.9 km | D9 | $3,190 psf |
| WATERFORD RESIDENCE | 1.9 km | D9 | $1,861 psf |
| RV RESIDENCES | 1.9 km | D10 | $2,246 psf |
| ONE JERVOIS | 1.9 km | D10 | $2,066 psf |
| EURO-ASIA COURT | 1.9 km | D9 | $1,994 psf |
| CANNINGHILL PIERS | 1.9 km | D6 | $2,946 psf |
| ACORN | 2 km | D9 | — |
| KELLOCK LODGE | 2 km | D10 | $1,799 psf |
| TIARA | 2 km | D9 | $2,323 psf |
| THE REGALIA | 2 km | D9 | $2,209 psf |
| CRYSTAL COURT | 2 km | D10 | $1,493 psf |
| RIVER VALLEY COURT | 2 km | D9 | — |
| URBANA | 2 km | D9 | $2,378 psf |
| THE MORNINGSIDE | 2 km | D9 | $2,033 psf |
| SHEARES VILLE | 2 km | D10 | $1,993 psf |
| LOFT @ NATHAN | 2 km | D10 | $1,823 psf |
| LA VILLE | 2 km | D15 | $2,321 psf |
| LANGSTON VILLE | 2 km | D9 | $1,846 psf |
| RIVER VALLEY CONSERVATION AREA | 2 km | D9 | — |
| ASPEN HEIGHTS | 2 km | D9 | $2,138 psf |
| JERVOIS MANSION | 2 km | D10 | $2,578 psf |
| JERVOIS MANSIONS | 2 km | D10 | — |
| RV POINT | 2 km | D9 | $2,056 psf |
| HOLT RESIDENCES | 2 km | D10 | $1,855 psf |
| NATHAN RESIDENCES | 2 km | D10 | $1,861 psf |
| THE SAIL @ MARINA BAY | 2 km | D1 | $2,011 psf |
| RV EDGE | 2 km | D10 | $2,035 psf |
| THE COSMOPOLITAN | 2 km | D9 | $2,547 psf |
Family-Friendly Condos (3BR+ Available)
Condos near Cantonment Primary School with 3-bedroom or larger units suitable for families.
| Condo | Distance | District |
|---|---|---|
| BLAIR PLAIN CONSERVATION AREA | 270m | D2 |
| SPOTTISWOODE RESIDENCES | 430m | D2 |
| SPOTTISWOODE SUITES | 450m | D2 |
| SPOTTISWOODE 18 | 480m | D2 |
| SKY EVERTON | 530m | D2 |
| AVENUE SOUTH RESIDENCE | 550m | D3 |
| THE REGENCY AT TIONG BAHRU | 580m | D3 |
| ENG HOON MANSIONS | 630m | D3 |
| SPOTTISWOODE PARK | 670m | D2 |
The private condos list ranked by distance to Cantonment 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 Cantonment 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 Cantonment Primary School?
How is the distance to Cantonment 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 Cantonment 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 Cantonment 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.
- Distances: haversine formula.
- Data: URA REALIS.
Outlier-resistant medians anchor every PSF figure shown above. Volume counts are exact transaction tallies, not estimates.