Condos Near Cedar Primary School

School Proximity 22 min read Last reviewed

Proximity to Cedar 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 Cedar 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 Cedar 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 Cedar Primary School (Primary). 139 within 1km, 314 within 2km, from $500,000.
Key Takeaways
  • School: Cedar Primary School (Primary)
  • Condos within 1km: 139
  • Cheapest recorded entry within 1km: $500,000
  • Within-1km avg PSF vs district: -19.6%
Condos within 1km
139
Cheapest entry
$500,000
Median PSF (1km)
$1,356 psf
Premium vs district
-19.6%
Walkability
85/100

Location Map

Map shows Cedar 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.

  • Cedar Primary School
  • STADIA
  • CASA RIVIERA
  • CAMBIO SUITES
  • WEMBLY RESIDENCES
  • RESIDENCES BOTANIQUE
  • THE MORNING GLORY
  • VINA LODGE
  • CASA CAMBIO
  • HIGHLAND CENTRE
  • HIGHLAND ROW
  • SPACE @ KOVAN
  • SANFORD PARK

What the 1km Rule Actually Means

Living within 1km of Cedar 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 Cedar 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 Cedar Primary School
CondoDistanceCheapest (recorded)Cheapest PSFAvg PSFTenure
STADIA60m$500,000$893 psf$1,378 psfFreehold
SUITES @ PAYA LEBAR800m$535,888$903 psf$1,525 psfFreehold
GLASGOW RESIDENCE760m$565,000$1,052 psf$1,371 psf999 yrs lease commencing from 1886
PARK RESIDENCES KOVAN750m$585,000$1,295 psf$1,770 psfFreehold
SPACE @ KOVAN200m$595,000$1,093 psf$1,437 psfFreehold
ISUITES @ PALM680m$602,000$1,159 psf$1,376 psf999 yrs lease commencing from 1878
CASA CAMBIO200m$625,000$1,148 psf$1,553 psfFreehold
VIBES @ KOVAN260m$630,000$1,234 psf$1,469 psfFreehold
URBAN RESIDENCES760m$660,000$1,178 psf$1,386 psfFreehold
SPAZIO @ KOVAN330m$685,000$1,064 psf$1,429 psfFreehold
21 RICHARDS940m$690,000$1,290 psf$1,558 psf—
THE MINTON810m$698,000$770 psf$1,370 psf99-year leasehold
RESIDENCES BOTANIQUE170m$700,000$1,126 psf$1,432 psfFreehold
SANCTUARY @ 813620m$700,000$1,310 psf$1,400 psfFreehold
3@SANDILANDS700m$700,000$1,039 psf$1,298 psf—

All Condos Within 1km

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

Condos within 1km of Cedar Primary School
CondoDistanceDistrictTenureAvg PSFWalkability
STADIA60mD19Freehold$1,378 psf81/100
CASA RIVIERA120mD19Freehold$1,236 psf85/100
CAMBIO SUITES130mD19Freehold$1,342 psf81/100
WEMBLY RESIDENCES130mD19Freehold$1,313 psf81/100
RESIDENCES BOTANIQUE170mD19Freehold$1,432 psf81/100
THE MORNING GLORY170mD19Freehold$1,219 psf81/100
VINA LODGE170mD19Freehold$1,092 psf81/100
CASA CAMBIO200mD19Freehold$1,553 psf85/100
HIGHLAND CENTRE200mD19Freehold$956 psf85/100
HIGHLAND ROW200mD19Freehold$1,544 psf81/100
SPACE @ KOVAN200mD19Freehold$1,437 psf85/100
SANFORD PARK250mD19Freehold$2,048 psf81/100
THE STRADIA260mD19Freehold$916 psf85/100
VIBES @ KOVAN260mD19Freehold$1,469 psf85/100
ICB SHOPPING CENTRE290mD19——85/100
KOVAN PRIMERA300mD19Freehold$1,274 psf85/100
YIO CHU KANG TERRACE300mD19Freehold$2,210 psf78/100
HILLSIDE MANSIONS330mD19Freehold$1,277 psf81/100
SPAZIO @ KOVAN330mD19Freehold$1,429 psf85/100
SAI HO BUILDING350mD19——85/100
FORTUNA HILL370mD19999 yrs lease commencing from 1876$1,830 psf85/100
HILLSGROVE380mD19999 yrs lease commencing from 1878$748 psf85/100
LANGE 28400mD19999 yrs lease commencing from 1878$1,095 psf85/100
SUMMER GROVE400mD19Freehold$2,212 psf100/100
ALWYN PARK420mD19Freehold$1,975 psf78/100
KOVAN 81420mD19999 yrs lease commencing from 1878$1,084 psf85/100
CENTRAL VIEW430mD1999 yrs lease commencing from 1998$1,145 psf85/100
JANSEN VIEW440mD19——81/100
UPPER SERANGOON SHOPPING CENTRE450mD19Freehold$1,108 psf85/100
JANSEN HOUSE460mD19999 yrs lease commencing from 1876$2,049 psf85/100
WATER VILLAS460mD19Freehold$819 psf81/100
D'HIRO@HILLSIDE470mD19999 yrs lease commencing from 1876$1,228 psf78/100
JANSEN 8470mD19Freehold$816 psf81/100
FOREST WOODS480mD1999 yrs lease commencing from 2016$1,896 psf100/100
JANSEN MANSIONS480mD19999 yrs lease commencing from 1876$1,264 psf85/100
KOVAN APARTMENTS480mD19Freehold$950 psf81/100
JANSEN SPRING490mD19——81/100
MINT RESIDENCES @ JANSEN500mD19999 yrs lease commencing from 1878$1,170 psf85/100
ONE SURIN500mD19Freehold$835 psf85/100
RESIDENCES @ JANSEN500mD19999 yrs lease commencing from 1876$1,197 psf85/100
JANSEN 28520mD19999 yrs lease commencing from 1876$1,121 psf85/100
LA BELLE520mD19Freehold$1,144 psf100/100
SURIN VILLAS520mD19Freehold$622 psf85/100
SURIN GARDENS530mD19Freehold$2,212 psf85/100
THE SILVER SPURZ530mD19Freehold$1,007 psf78/100
D'PAVILION550mD19Freehold$1,372 psf85/100
PALM GROVE CONDOMINIUM550mD19999 yrs lease commencing from 1878$1,362 psf81/100
HILBRE28560mD19999 yrs lease commencing from 1876$1,501 psf78/100
HIGHLAND TERRACE570mD19——85/100
57 @ KOVAN580mD19—$1,240 psf90/100
LEGEND @ JANSEN590mD19999 yrs lease commencing from 1876$1,244 psf78/100
PALM HAVEN590mD19999 yrs lease commencing from 1876$1,324 psf85/100
BRIGHTON VIEW600mD19——78/100
PALM GROVE REGENCY600mD19999 yrs lease commencing from 1878$867 psf85/100
KOVANA620mD19Freehold$1,267 psf90/100
SANCTUARY @ 813620mD19Freehold$1,400 psf90/100
CHARLTON RESIDENCES630mD19Freehold$592 psf90/100
HIGHLAND COTTAGES630mD19Freehold$1,237 psf81/100
CHERRYHILL640mD19Freehold$1,371 psf95/100
GRAND REGALIA640mD19Freehold$1,031 psf90/100
HIGHLAND CONDOMINIUM640mD19Freehold$1,105 psf81/100
KOVAN GARDEN650mD19——90/100
KOVAN JEWEL650mD19Freehold$2,140 psf90/100
MARLENE VILLE650mD19Freehold$1,186 psf78/100
CHARLTON 27660mD19Freehold$743 psf85/100
CHARLTON CORNER680mD19Freehold$1,023 psf90/100
ISUITES @ PALM680mD19999 yrs lease commencing from 1878$1,376 psf81/100
PALM GROVE TERRACE680mD19999 yrs lease commencing from 1878$2,084 psf81/100
KOVAN ESQUIRE690mD19Freehold$1,430 psf100/100
TREASURE MANSIONS690mD19Freehold$1,177 psf85/100
3@SANDILANDS700mD19—$1,298 psf85/100
FOH PIN GARDEN700mD19Freehold$2,079 psf90/100
THE BENTLY RESIDENCES@KOVAN700mD19Freehold$1,470 psf100/100
GLASGOW GREEN710mD19999 yrs lease commencing from 1876$2,077 psf71/100
KOVAN CREST720mD19Freehold$1,340 psf100/100
LEITH PARK720mD19Freehold$1,538 psf71/100
GLASGOW TERRACE730mD19——85/100
LE ROYCE @ LEITH PARK730mD19Freehold$743 psf71/100
CHERRY GARDENS740mD1999 yrs lease commencing from 1996$1,002 psf85/100
LEITH GROVE740mD19Freehold$1,078 psf71/100
EVANIA750mD19Freehold$1,377 psf85/100
PARK RESIDENCES KOVAN750mD19Freehold$1,770 psf100/100
BREEZY MANSIONS760mD19999 yrs lease commencing from 1886$1,349 psf85/100
CHARLTON VILLAS760mD19Freehold$1,109 psf90/100
GLASGOW RESIDENCE760mD19999 yrs lease commencing from 1886$1,371 psf81/100
URBAN RESIDENCES760mD19Freehold$1,386 psf85/100
BOUNDARY GARDENS780mD19——85/100
CHARLTON 18780mD19Freehold$956 psf100/100
SUMMER PLACE780mD19Freehold$1,655 psf85/100
JADE RESIDENCES800mD19Freehold$1,585 psf85/100
SUITES @ PAYA LEBAR800mD19Freehold$1,525 psf85/100
THE MINTON810mD1999-year leasehold$1,370 psf85/100
TREASURE GARDENS810mD19Freehold$1,154 psf81/100
VERDANA VILLAS810mD19Freehold$832 psf81/100
CHOON KIM HOUSE820mD19Freehold$1,468 psf100/100
KJ MANSION820mD19——71/100
MONDO MANSION BUILDING820mD19Freehold$1,144 psf100/100
ROSALIA PARK820mD19Freehold$1,151 psf85/100
ONE ROSYTH830mD19999 yrs lease commencing from 1886$1,217 psf78/100
ROSYTH LODGE830mD19999 yrs lease commencing from 1886$1,236 psf71/100
TANGERINE GROVE830mD19Freehold$1,446 psf85/100
ROSYTH VILLE840mD19999 yrs lease commencing from 1886$1,182 psf71/100
3@PHILLIPS850mD19—$1,182 psf71/100
CHUAN PARK (DEMOLISHED)870mD1999 yrs lease commencing from 1980$1,100 psf81/100
LA QUINTA PARK870mD19999 yrs lease commencing from 1877$1,660 psf85/100
PRESTIGE POINT870mD19Freehold$1,574 psf85/100
THE JARDINE RESIDENCES870mD19Freehold$2,764 psf81/100
ARDISIA GARDENS880mD1999 yrs lease commencing from 1993$1,423 psf100/100
BRIGHTON CREST880mD19Freehold$1,459 psf79/100
GILLENIA880mD19999 yrs lease commencing from 1886$1,181 psf81/100
TAI YUAN GARDEN880mD19Freehold$1,629 psf79/100
MACHUAN TERRACE890mD19Freehold$2,141 psf81/100
ROSYTH RESIDENCE890mD19999 yrs lease commencing from 1886$1,338 psf81/100
FENGLI GARDENS900mD19Freehold$1,729 psf85/100
PHILLIPS RESIDENCE900mD19999 yrs lease commencing from 1886$713 psf85/100
SERANGOON GARDEN VIEW900mD19999 yrs lease commencing from 1879$1,098 psf78/100
WATER TERRACE900mD19Freehold$1,095 psf85/100
KOVAN GARDENS920mD19Freehold$1,678 psf100/100
SUNGLADE930mD1999-year leasehold$1,412 psf100/100
VILLA PONDER ROSA930mD19Freehold$1,661 psf85/100
21 RICHARDS940mD19—$1,558 psf95/100
COLCHESTER PARK940mD19999 yrs lease commencing from 1956$2,264 psf81/100
PLACE-8940mD19Freehold$943 psf85/100
CAIFU VIEW950mD19Freehold$2,329 psf85/100
INFINIUM950mD19Freehold$752 psf91/100
NANYANG PARK950mD19999 yrs lease commencing from 1881$1,473 psf71/100
SANDILANDS RESIDENCES950mD19999 yrs lease commencing from 1886$1,888 psf81/100
GABRIEL VILLAS970mD1999 yrs lease commencing from 1993$869 psf91/100
KOVAN MELODY970mD1999-year leasehold$1,491 psf100/100
LOWLAND VIEW970mD19Freehold$1,864 psf100/100
RICH.RESIDENCE970mD19Freehold$836 psf81/100
SOLARIS RESIDENCES970mD19Freehold$831 psf85/100
CERELIA VISTA990mD19Freehold$655 psf85/100
CHARLTON PARK990mD19Freehold$1,665 psf90/100
GOLDEN CHUAN VILLE990mD19Freehold$1,636 psf79/100
LLYN GARDENS990mD19Freehold$1,838 psf85/100
THE YARDLEY990mD19Freehold$1,635 psf100/100
YIKAI COURT990mD19Freehold$1,123 psf85/100
CHEPSTOW VILLE1 kmD19999 yrs lease commencing from 1953$845 psf78/100

Condos 1–2km Away

Condominiums between 1km and 2km from Cedar 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 Cedar Primary School
CondoDistanceDistrictTenureAvg PSF
ULTIMATE TERRACE1 kmD19——
CHEN JING JUE MANSIONS1.1 kmD19——
AFFLUENCE COURT1.1 kmD19Freehold$1,092 psf
CHUAN SEVEN1.1 kmD19——
JEWEL @ CHUAN HOE1.1 kmD19999 yrs lease commencing from 1886$634 psf
PARRY COURT1.1 kmD19999 yrs lease commencing from 1886$831 psf
SUNSHINE GROVE1.1 kmD19Freehold$1,253 psf
CARDIFF RESIDENCE1.1 kmD1999 yrs lease commencing from 2011$1,428 psf
CHUAN VALE1.1 kmD1999 yrs lease commencing from 2001$1,388 psf
CHUAN VISTA II1.1 kmD1999 yrs lease commencing from 1997$1,202 psf
FRAGRANT GARDENS1.1 kmD19Freehold$1,266 psf
PARRY GREEN1.1 kmD1999 yrs lease commencing from 1996$1,333 psf
CHISELHURST GREEN1.1 kmD1999 yrs lease commencing from 2001$1,492 psf
CHUAN VILLE1.1 kmD1999 yrs lease commencing from 2001$1,451 psf
CHUAN VISTA1.1 kmD19——
LOWLAND TERRACE1.1 kmD19Freehold$1,995 psf
THE VUE1.1 kmD19Freehold$1,534 psf
VAUGHAN GARDEN1.1 kmD13Freehold$1,578 psf
JJH SERVICE APARTMENT1.1 kmD13——
ASTON GREEN1.1 kmD19Freehold$676 psf
THE SUNSHINE1.1 kmD19Freehold$1,337 psf
CASA ROSA1.2 kmD1999 yrs lease commencing from 1998$1,123 psf
SUNSHINE TERRACE1.2 kmD19——
AFFINITY AT SERANGOON1.2 kmD1999 yrs lease commencing from 2018$1,699 psf
GAMBIR TERRACE1.2 kmD19Freehold$1,379 psf
RAYA GARDEN1.2 kmD19Freehold$1,677 psf
TAI KENG VILLAS1.2 kmD1999 yrs lease commencing from 1996$1,313 psf
VALVISTA1.2 kmD1999 yrs lease commencing from 2001$1,483 psf
BAYOU RESIDENCE1.2 kmD19Freehold$1,241 psf
CHUAN GREEN1.2 kmD1999 yrs lease commencing from 2001$1,424 psf
LE GAMBIR1.2 kmD19Freehold$1,072 psf
JADE GARDEN1.2 kmD10Freehold$1,711 psf
PARKWOOD RESIDENCES1.2 kmD1999 yrs lease commencing from 2018$1,562 psf
AMARANDA GARDENS1.2 kmD19Freehold$1,819 psf
BARTLEY RISE1.2 kmD19Freehold$1,962 psf
FORTUNA GARDEN1.2 kmD19Freehold$2,021 psf
PRESTO@UPPER SERANGOON1.2 kmD19Freehold$1,498 psf
THE MORRIS RESIDENCES1.2 kmD19Freehold$857 psf
THE SUNNYDALE1.2 kmD1999 yrs lease commencing from 1997$1,217 psf
TRUSSVILLE1.2 kmD19Freehold$995 psf
CASA ESPANIA1.2 kmD19Freehold$1,327 psf
FORTUNE VIEW1.2 kmD13Freehold$1,087 psf
GAMBIR GARDENS1.2 kmD19——
LA DOLCE VITA1.2 kmD19Freehold$1,538 psf
FORTUNA GARDENS1.2 kmD19999 yrs lease commencing from 1883$1,921 psf
SOMMERVILLE RESIDENCES1.2 kmD13Freehold$798 psf
THE SCALA1.2 kmD1999 yrs lease commencing from 2010$1,735 psf
BARTLEY RISE ESTATE1.2 kmD19Freehold$1,842 psf
BLISS@KOVAN1.2 kmD19Freehold$1,471 psf
CHUAN TERRACE1.2 kmD19Freehold$1,770 psf
DA SILVA VILLAS1.2 kmD19Freehold$2,070 psf
PARRY PARK1.2 kmD19999 yrs lease commencing from 1877$2,044 psf
THE GAZANIA1.2 kmD19Freehold$2,195 psf
THE WATERLINE1.2 kmD19Freehold$1,281 psf
8 ON CHUAN1.2 kmD1999 yrs lease commencing from 2001$1,731 psf
CHUAN YUAN1.2 kmD1999 yrs lease commencing from 2002$1,786 psf
CLASSICAL TERRACE1.2 kmD1999 yrs lease commencing from 1993$1,282 psf
RINDU TERRACE1.2 kmD1999 yrs lease commencing from 1993$1,105 psf
URBAN VILLAS1.2 kmD19Freehold$650 psf
EDEN CREST1.3 kmD19Freehold$1,189 psf
SERANGOON PARK1.3 kmD13Freehold$1,864 psf
SUNSHINE LODGE1.3 kmD19Freehold$1,141 psf
SIMON PLAZA1.3 kmD19Freehold$1,298 psf
THE LILIUM1.3 kmD19Freehold$2,091 psf
8 EDEN GROVE1.3 kmD19—$1,306 psf
BRADDELL HEIGHTS ESTATE1.3 kmD13Freehold$1,613 psf
FONTAINE PARRY1.3 kmD19999 yrs lease commencing from 1877$1,341 psf
GAMBIR RIDGE1.3 kmD19Freehold$1,516 psf
GOLDEN HEIGHTS1.3 kmD19Freehold$1,482 psf
PRIMO RESIDENCES1.3 kmD19Freehold$1,302 psf
SERANGOON GARDEN ESTATE1.3 kmD19Freehold$1,759 psf
THE SILVA GARDENS1.3 kmD19——
BARTLEY VILLAS1.3 kmD1999 yrs lease commencing from 1993$1,238 psf
CHUAN PARK1.3 kmD1999 yrs lease commencing from 2024$2,596 psf
KOVAN RESIDENCES1.3 kmD1999 yrs lease commencing from 2007$1,564 psf
THE GARDEN RESIDENCES1.3 kmD1999 yrs lease commencing from 2017$1,811 psf
NOUVELLE PARK1.3 kmD19Freehold$1,279 psf
PRINCETON VALE1.3 kmD1999 yrs lease commencing from 1996$1,352 psf
VIBES@UPPER SERANGOON1.3 kmD19Freehold$1,458 psf
WOLSKEL LODGE1.3 kmD13Freehold$968 psf
D' SILVA TERRACE1.3 kmD19——
JADE VINE GARDENS1.3 kmD19999 yrs lease commencing from 1883$1,912 psf
PARRYVILLE1.3 kmD19999 yrs lease commencing from 1883$2,007 psf
EDEN VIEW1.3 kmD19Freehold$1,150 psf
GARDEN VIEW ESTATE1.3 kmD19Freehold$1,515 psf
SIMON TERRACE1.3 kmD19——
SOMMERVILLE REGENCY1.3 kmD13Freehold$1,121 psf
SUMMER SCENT1.3 kmD19999 yrs lease commencing from 1883$1,184 psf
THE QUINN1.3 kmD19Freehold$1,485 psf
MILFORD VILLAS1.4 kmD13Freehold$1,050 psf
THE SPRINGBLOOM1.4 kmD1999 yrs lease commencing from 1995$1,403 psf
HOW SUN GARDEN1.4 kmD19Freehold$1,861 psf
LUSHAN GARDEN1.4 kmD19Freehold$1,807 psf
TERRASSE1.4 kmD1999 yrs lease commencing from 2010$1,334 psf
FLORENCE GROVE1.4 kmD19Freehold$2,131 psf
SERENE VIEW MANSIONS1.4 kmD13Freehold$1,043 psf
SOVEREIGN @ SIMON1.4 kmD19——
THE PROMENADE@PELIKAT1.4 kmD19Freehold$1,309 psf
KENSINGTON SQUARE1.4 kmD19Freehold$1,482 psf
KOVAN REGENCY1.4 kmD1999 yrs lease commencing from 2012$1,671 psf
THE TOP RESIDENCE1.4 kmD19999 yrs lease commencing from 1884$1,031 psf
BELLA VISTA1.4 kmD13Freehold$1,416 psf
ONEROBEY1.4 kmD19999 yrs lease commencing from 1875$1,400 psf
PARK VILLAS1.4 kmD1999 yrs lease commencing from 1994$1,396 psf
TAI KENG GARDENS1.4 kmD19Freehold$1,691 psf
STARS OF KOVAN1.4 kmD1999 yrs lease commencing from 2015$1,802 psf
SUITES @ KOVAN1.4 kmD19Freehold$1,560 psf
BURGHLEY DRIVE1.5 kmD19Freehold$2,029 psf
FIORENZA1.5 kmD19Freehold$1,302 psf
GRACE PARK1.5 kmD19Freehold$1,882 psf
PAYA LEBAR GARDENS1.5 kmD19Freehold$2,398 psf
SERANGOON GARDEN PARK1.5 kmD19Freehold$1,590 psf
THE ACACIAS1.5 kmD13Freehold$1,410 psf
POH HUAT GARDENS1.5 kmD19999 yrs lease commencing from 1883$1,439 psf
CHILTERN PARK1.5 kmD1999 yrs lease commencing from 1991$1,346 psf
KENSINGTON PARK CONDOMINIUM1.5 kmD19999 yrs lease commencing from 1878$1,566 psf
SOMMERVILLE LOFT1.5 kmD13Freehold$1,457 psf
D' ALMIRA1.5 kmD13Freehold$1,359 psf
GOLDENHILL PARK CONDOMINIUM1.5 kmD20Freehold$1,949 psf
PIN MANSIONS1.5 kmD19Freehold$1,370 psf
THE COURTYARD1.5 kmD19Freehold$1,287 psf
DAISY PETALS1.5 kmD13——
DAISY PARK1.5 kmD13Freehold$2,136 psf
DAISY TERRACE1.5 kmD13Freehold$1,865 psf
ISUITES @ TANI1.5 kmD19999 yrs lease commencing from 1883$1,376 psf
R MAISON1.5 kmD13Freehold$1,414 psf
THE OLD HOUSE1.5 kmD19Freehold$1,226 psf
CRYSTAL DE AZURE1.5 kmD19Freehold$1,062 psf
GOVT CO-OP HSINGEST@TAIKENGGDN1.5 kmD19——
JAZZ RESIDENCES1.5 kmD19Freehold$981 psf
DAISY LODGE1.6 kmD13Freehold$1,182 psf
DAISY SUITES1.6 kmD13Freehold$1,440 psf
THE SCENIC @ BRADDELL1.6 kmD13Freehold$1,283 psf
E MAISON1.6 kmD13Freehold$1,497 psf
SUITES@BRADDELL1.6 kmD13Freehold$1,448 psf
TAI HWAN GARDEN1.6 kmD19Freehold$1,704 psf
BARTLEY RESIDENCES1.6 kmD1999 yrs lease commencing from 2011$1,617 psf
D'ZIRE1.6 kmD19999 yrs lease commencing from 1875$1,379 psf
GOLDENHILL VILLAS1.6 kmD19Freehold$2,350 psf
HENLEY GARDENS1.6 kmD1999 yrs lease commencing from 1996$1,363 psf
TAI PENG GARDENS1.6 kmD19Freehold$1,842 psf
FLORENCE GARDENS1.6 kmD19947 yrs lease commencing from 1934$1,730 psf
TIVOLI GARDENS1.6 kmD1999 yrs lease commencing from 1996$1,380 psf
CLYDESWOOD1.6 kmD13Freehold$1,240 psf
HARMONY @ 1A1.6 kmD19Freehold$1,218 psf
MATLOCK RESIDENCES1.6 kmD13Freehold$649 psf
FLORENCE TERRACE1.6 kmD19999 yrs lease commencing from 1875$1,335 psf
THE FLORENTINE1.6 kmD19947 yrs lease commencing from 1934$1,197 psf
GOVT CO-OP HOUSING ESTATE1.7 kmD19Freehold$1,451 psf
GOLDEN HILL ESTATE1.7 kmD19Freehold$1,769 psf
KUAN MING GARDENS1.7 kmD19Freehold$1,888 psf
THE TEMBUSU1.7 kmD19Freehold$1,820 psf
BOTANIQUE AT BARTLEY1.7 kmD1999 yrs lease commencing from 2014$1,804 psf
CHUAN VILLAS1.7 kmD1999 yrs lease commencing from 1996$1,452 psf
THE FLORENCE RESIDENCES1.7 kmD1999 yrs lease commencing from 2018$1,751 psf
BARTLEY RIDGE1.8 kmD1399 yrs lease commencing from 2012$1,718 psf
CASTELLO1.8 kmD13——
TAI HWAN PARK1.8 kmD19Freehold$2,292 psf
THE CHUAN1.8 kmD19999 yrs lease commencing from 1877$1,968 psf
ONE CHILTERN1.8 kmD13Freehold$624 psf
FORTUNE PARK1.8 kmD19Freehold$1,250 psf
COTSWOLD VILLAS1.8 kmD13Freehold$839 psf
LYNWOOD EIGHT1.8 kmD13Freehold$683 psf
KINGSGROVE1.9 kmD20Freehold$1,266 psf
DUNSFOLD 181.9 kmD13Freehold$914 psf
HAUS@SERANGOON GARDEN1.9 kmD1999 yrs lease commencing from 2011$1,709 psf
HUNDRED PALMS RESIDENCES1.9 kmD1999 yrs lease commencing from 2016$1,842 psf
TRILIVE1.9 kmD19Freehold$1,731 psf
KOVAN GRANDEUR1.9 kmD1999 yrs lease commencing from 2010$1,379 psf
ONE LYNWOOD1.9 kmD13Freehold$688 psf
THE WOODLEIGH RESIDENCES1.9 kmD1399 yrs lease commencing from 2017$2,232 psf
AVON PARK2 kmD13Freehold$1,722 psf
BARTLEY VUE2 kmD1999 yrs lease commencing from 2020$1,964 psf
MOSELLA2 kmD13Freehold$584 psf
MEDALLION2 kmD13Freehold$854 psf

Family-Friendly Condos (3BR+ Available)

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

Family-sized condos near Cedar Primary School
CondoDistanceDistrictAvg PSF
STADIA60mD19$1,378 psf
CASA RIVIERA120mD19$1,236 psf
CAMBIO SUITES130mD19$1,342 psf
WEMBLY RESIDENCES130mD19$1,313 psf
RESIDENCES BOTANIQUE170mD19$1,432 psf
THE MORNING GLORY170mD19$1,219 psf
VINA LODGE170mD19$1,092 psf
CASA CAMBIO200mD19$1,553 psf
HIGHLAND CENTRE200mD19$956 psf
HIGHLAND ROW200mD19$1,544 psf
SPACE @ KOVAN200mD19$1,437 psf
SANFORD PARK250mD19$2,048 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 Cedar Primary School:

The School-Proximity Premium

Condos within 1km of Cedar Primary School transact at an average $1,356 psf PSF — about -19.6% below the surrounding district average of $1,687 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 Cedar Primary School? Model both with the Buy-vs-Rent calculator→

The private condos list ranked by distance to Cedar 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 Cedar 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 Cedar Primary School?
There are 139 condominiums within 1km of Cedar Primary School and 314 within 2km. The cheapest recorded entry within 1km is around $500,000.
Does living within 1km of Cedar 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 Cedar 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 Cedar 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 Cedar Primary School cost more?
Condos within 1km average about $1,356 psf PSF, roughly -19.6% below the district average of $1,687 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.

👍Helpful0💡Insightful0📅Outdated0

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

Related Articles

HDB Blocks Near ACS (Junior)

HDB Blocks Near Admiralty Primary School

HDB Blocks Near Ahmad Ibrahim Primary School

HDB Blocks Near Ai Tong School