Proximity to Changkat 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 Changkat 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 Changkat 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: Changkat Primary School (Primary)
- Condos within 1km: 18
- Condos within 2km: 53
- Family-friendly (3BR+): 10
Condos Within 1km
Condos within the priority admission zone (1km) of Changkat Primary School.
| Condo | Distance | District | Tenure | Avg PSF |
|---|---|---|---|---|
| TREASURE AT TAMPINES | 460m | D18 | 99-year leasehold | $1,588 psf |
| MODENA | 570m | D18 | 99 yrs lease commencing from 1997 | $1,082 psf |
| MY MANHATTAN | 580m | D18 | 99 yrs lease commencing from 2010 | $1,422 psf |
| TROPICAL SPRING | 690m | D18 | 99 yrs lease commencing from 1997 | $1,051 psf |
| HARVEY VIEW | 740m | D16 | Freehold | $1,695 psf |
| EASTPOINT GREEN | 780m | D18 | 99 yrs lease commencing from 1996 | $1,032 psf |
| DOUBLE BAY RESIDENCES | 830m | D18 | 99 yrs lease commencing from 2008 | $1,273 psf |
| MISTRAL PARK | 840m | D16 | Freehold | $1,561 psf |
| MELVILLE PARK | 850m | D18 | 99 yrs lease commencing from 1992 | $860 psf |
| GUAN SOON TERRACE | 900m | D16 | Freehold | $1,510 psf |
| ZEPHYR PARK | 920m | D16 | Freehold | $1,422 psf |
| GUAN SOON VILLAS | 930m | D16 | Freehold | $1,450 psf |
| SIMEI GREEN CONDOMINIUM | 930m | D18 | 99 yrs lease commencing from 1996 | $949 psf |
| SUNBIRD VIEW | 930m | D16 | Freehold | $1,096 psf |
| CHANGI RISE CONDOMINIUM | 980m | D18 | 99 yrs lease commencing from 2000 | $989 psf |
| GOLDEN SHOWER PARK | 980m | D16 | — | — |
| SEA BREEZE TERRACE | 980m | D16 | Freehold | $1,690 psf |
| SIMEI GARDEN | 980m | D16 | Freehold | $1,377 psf |
Condos 1\u{2013}2km Away
| Condo | Distance | District | Avg PSF |
|---|---|---|---|
| SUNBIRD PARK | 1 km | D16 | $1,580 psf |
| EAST VIEW GARDEN | 1.2 km | D16 | $1,182 psf |
| APOLLO GARDENS | 1.2 km | D16 | $1,212 psf |
| TROPICANA CONDOMINIUM | 1.2 km | D16 | $1,078 psf |
| SUNHAVEN | 1.3 km | D16 | $1,141 psf |
| CHANGI GREEN | 1.3 km | D16 | $1,195 psf |
| SAVANNAH CONDOPARK | 1.3 km | D18 | $998 psf |
| CHANGI COURT | 1.4 km | D16 | $1,272 psf |
| THE EDEN AT TAMPINES | 1.4 km | D18 | $1,009 psf |
| CASCADALE | 1.4 km | D16 | $1,086 psf |
| PICARDY GARDENS | 1.4 km | D16 | $1,457 psf |
| MERA TERRACE | 1.5 km | D16 | $2,066 psf |
| CANARY PARK | 1.5 km | D16 | $1,641 psf |
| YUGI GARDEN | 1.5 km | D16 | $1,291 psf |
| PEAKVILLE PARK | 1.5 km | D16 | $2,105 psf |
| PALMWOODS | 1.6 km | D16 | $1,004 psf |
| EASTWOOD PARK | 1.6 km | D16 | $1,042 psf |
| THE SPRINGFIELD | 1.6 km | D16 | $818 psf |
| BEDOK SHOPPING COMPLEX | 1.7 km | D16 | $280 psf |
| SUMMER GARDENS | 1.7 km | D16 | $762 psf |
| EAST VILLAGE | 1.7 km | D16 | $1,302 psf |
| D'MANOR | 1.8 km | D16 | $835 psf |
| PEAKVIEW ESTATE | 1.8 km | D16 | $1,773 psf |
| TANAMERA CREST | 1.8 km | D16 | $1,008 psf |
| JIN DING GARDEN | 1.8 km | D16 | $1,199 psf |
| CITYLIFE@TAMPINES | 1.8 km | D18 | $1,300 psf |
| EAST TUDOR | 1.9 km | D16 | $1,664 psf |
| PARC OLYMPIA | 1.9 km | D17 | $1,108 psf |
| PALM ISLES | 1.9 km | D17 | $1,116 psf |
| THE TAMPINES TRILLIANT | 1.9 km | D18 | $1,397 psf |
| AQUARIUS BY THE PARK | 2 km | D16 | $1,156 psf |
| STRATFORD COURT | 2 km | D16 | $1,025 psf |
| SIEW LIM PARK | 2 km | D16 | $944 psf |
| TANAH MERAH GREEN | 2 km | D16 | $1,231 psf |
| CASA MERAH | 2 km | D16 | $1,343 psf |
Family-Friendly Condos (3BR+ Available)
Condos near Changkat Primary School with 3-bedroom or larger units suitable for families.
| Condo | Distance | District |
|---|---|---|
| TREASURE AT TAMPINES | 460m | D18 |
| MODENA | 570m | D18 |
| MY MANHATTAN | 580m | D18 |
| TROPICAL SPRING | 690m | D18 |
| HARVEY VIEW | 740m | D16 |
| EASTPOINT GREEN | 780m | D18 |
| DOUBLE BAY RESIDENCES | 830m | D18 |
| MISTRAL PARK | 840m | D16 |
| MELVILLE PARK | 850m | D18 |
| GUAN SOON TERRACE | 900m | D16 |
The private condos list ranked by distance to Changkat 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 Changkat 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 Changkat Primary School?
How is the distance to Changkat 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 Changkat 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 Changkat 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.