Condos Near Chung Cheng High School (Main)

School Proximity Last reviewed

Proximity to Chung Cheng High School Main 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 Chung Cheng High School Main 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 Chung Cheng High School Main.

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.

By ShiokNest Data TeamUpdated
Key Takeaways
  • School: Chung Cheng High School (Main) (Secondary)
  • Condos within 1km: 110
  • Condos within 2km: 372
  • Family-friendly (3BR+): 8

Condos Within 1km

Condos within the priority admission zone (1km) of Chung Cheng High School (Main).

Condos within 1km of Chung Cheng High School (Main)
CondoDistanceDistrictTenureAvg PSF
SIGLAP CENTRE120mD15——
UNITED MANSION140mD15Freehold$1,417 psf
SIGLAP V180mD15Freehold$1,458 psf
AXIS @ SIGLAP190mD15Freehold$1,299 psf
EAST COAST PARK190mD15Freehold$2,035 psf
EASTREES190mD15Freehold$837 psf
FRANKEL ESTATE230mD14Freehold$1,872 psf
THE DOMAIN250mD15Freehold$1,629 psf
SPRINGVALE280mD15Freehold$1,470 psf
PARKLEIGH COURT290mD15——
FINLAND GARDENS320mD15Freehold$1,593 psf
SIGLAP GARDEN330mD15Freehold$1,724 psf
SUNNY TERRACE330mD15——
SEASIDE PARK340mD15Freehold$2,083 psf
CAYMAN RESIDENCES370mD15Freehold$3,250 psf
SANDERIANA370mD15Freehold$2,856 psf
MARINE GARDEN380mD15Freehold$1,509 psf
SOUTH UNION PARK390mD15Freehold$2,057 psf
JI CHANG VILLA400mD15Freehold$1,385 psf
PALMVILLE TERRACE410mD15——
CATHAY GARDEN420mD15Freehold$2,644 psf
FERNWOOD TERRACES420mD15Freehold$2,286 psf
LIAN VILLAS420mD15——
EIGHT @ EAST COAST440mD15Freehold$977 psf
CRESCENDO BUILDING460mD15Freehold$1,253 psf
FAME COURT460mD15Freehold$1,674 psf
CRESCENDO PARK480mD15Freehold$1,495 psf
FERNWOOD TOWERS480mD15Freehold$1,641 psf
BOWMONT CENTRE490mD15Freehold$1,287 psf
ELITE RESIDENCES520mD15Freehold$817 psf
FIGARO GARDENS530mD15——
COASTARINA540mD15Freehold$1,778 psf
OCEAN PARK550mD15Freehold$1,763 psf
SIGLAP COURT550mD15——
ELITE COURT560mD15Freehold$1,568 psf
THE HACIENDA580mD15Freehold$1,637 psf
77 @ EAST COAST590mD15—$1,787 psf
MANDARIN GARDENS590mD1599 yrs lease commencing from 1982$1,263 psf
GEMINI APARTMENTS610mD15Freehold$1,256 psf
GOODWILL COURT610mD15Freehold$1,317 psf
TREESCAPE640mD15Freehold$1,645 psf
EASTWOOD GARDENS660mD15Freehold$1,847 psf
THE AMBROSIA660mD15Freehold$1,472 psf
VILLA MARINA660mD1599 yrs lease commencing from 1995$1,235 psf
AQUARINE GARDENS670mD15Freehold$1,498 psf
INOVA 100670mD15——
LA SALLE VILLAS670mD15Freehold$1,905 psf
FLAMINGO VALLEY680mD15Freehold$1,636 psf
GOLDLEAF GARDENS680mD15Freehold$2,350 psf
GOLD LEAF MANSIONS690mD15Freehold$1,394 psf
THE LUCENT700mD15Freehold$1,523 psf
PARK EAST710mD15Freehold$1,568 psf
LOTUS VILLE720mD15Freehold$909 psf
ROMAN TERRACE720mD15Freehold$1,230 psf
SIGLAP LODGE720mD15Freehold$1,432 psf
MANILA GARDENS730mD15Freehold$1,767 psf
AURALIS740mD15Freehold$1,629 psf
BAYWIND RESIDENCES740mD15Freehold$2,113 psf
NEPTUNE COURT750mD1599 yrs lease commencing from 1976$1,008 psf
CHIANG'S COURT760mD15——
SEASIDE RESIDENCES760mD1599 yrs lease commencing from 2016$2,201 psf
EMPRADO SUITES770mD15Freehold$1,514 psf
IVORY APARTMENTS770mD15Freehold$1,016 psf
SUNNYVALE RESIDENCES770mD15Freehold$1,582 psf
WHITESCAPE770mD15Freehold$1,592 psf
DONG XING COURT780mD15——
GRACE COURT780mD15Freehold$1,245 psf
PINEHURST CONDOMINIUM780mD15Freehold$1,371 psf
POH HENG COURT780mD15Freehold$1,378 psf
RICCHEZZA780mD15Freehold$1,302 psf
WOO MON CHEW COURT780mD15Freehold$1,268 psf
CAMELODGE790mD15Freehold$1,276 psf
DE CASALLE790mD15Freehold$1,613 psf
EASTBAY790mD15Freehold$1,528 psf
GOLD PALM MANSIONS800mD15——
LIVINGSTON MANSIONS800mD15Freehold$1,255 psf
TELOK KURAU MANSIONS800mD15——
LA VIDA @ 130820mD15Freehold$1,364 psf
GRAND DUCHESS AT ST PATRICK'S830mD15Freehold$1,812 psf
JERSEY LODGE830mD15Freehold$1,245 psf
SUNNY PARC830mD15Freehold$1,345 psf
THE NCLAVE830mD15Freehold$1,388 psf
CHATEAU LA SALLE840mD15Freehold$786 psf
E-SPACE840mD15Freehold$1,564 psf
CASA FIDELIO850mD15Freehold$1,161 psf
CASTLE LOFT850mD15Freehold$1,464 psf
THE ESPIRA850mD15Freehold$1,334 psf
THE SOUND860mD15Freehold$1,905 psf
BLU CORAL870mD15Freehold$1,384 psf
CANARY VILLE870mD15Freehold$1,642 psf
LAGUNA PARK880mD1599 yrs lease commencing from 1977$1,177 psf
PROSPERO VILLE880mD15Freehold$1,233 psf
SEVENTY SAINT PATRICK'S890mD15Freehold$2,126 psf
SILAHIS APARTMENTS890mD15Freehold$1,413 psf
RESIDENCE 118900mD15Freehold$1,441 psf
THE SEAWIND900mD15Freehold$1,782 psf
MAYFAIR RESIDENCES930mD15Freehold$1,836 psf
SIGLAP HILL 33930mD15Freehold$780 psf
THE GRANDIFLORA930mD15Freehold$1,396 psf
THE VESTA930mD15Freehold$1,418 psf
VILLAS LA VUE940mD15Freehold$707 psf
PALACIO950mD15Freehold$900 psf
ELLIOT AT THE EAST COAST960mD15Freehold$1,585 psf
OPAL EAST960mD15——
K-LODGE970mD15——
LE MERRITT980mD15Freehold$1,625 psf
OPERA ESTATE980mD15Freehold$2,058 psf
ST PATRICK'S RESIDENCES980mD15Freehold$1,591 psf
TENGGIRIA990mD15Freehold$2,300 psf
KALEIDO1 kmD15Freehold$999 psf
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Family-Friendly Tip
Living within 1km of Chung Cheng High School (Main) gives your child priority admission. There are 110 condos in this zone with 8 offering 3-bedroom+ units.
🧮Can you afford a home near Chung Cheng High School (Main)? Try the Affordability Calculator→

Condos 1\u{2013}2km Away

Condos 1–2km from Chung Cheng High School (Main)
CondoDistanceDistrictAvg PSF
THE VERTE1 kmD15$1,338 psf
FORTUNE SPRING1 kmD15—
HERITAGE RESIDENCES1 kmD15$1,457 psf
ST PATRICK'S GREEN1 kmD15$1,712 psf
EAST PALM1 kmD15$1,515 psf
KELSO GARDENS1 kmD15—
SIGLAP PARK1 kmD15$2,028 psf
MELINIA COURT1.1 kmD15$1,189 psf
448@EAST COAST1.1 kmD15$1,616 psf
D'SAVILLE1.1 kmD15$1,378 psf
IDYLLIC RESIDENCES1.1 kmD15$1,395 psf
ST PATRICK'S LOFT1.1 kmD15$1,528 psf
EAST SIGNATURE1.1 kmD15$1,400 psf
THE AZZURO1.1 kmD15$1,343 psf
GRACE GARDEN1.1 kmD15$1,789 psf
TIERRA VUE1.1 kmD15$1,789 psf
THE TREELINE1.1 kmD15$1,405 psf
ESPIRA RESIDENCE1.1 kmD15$1,099 psf
LE CONNEY PARK1.1 kmD15$1,331 psf
HERITAGE EAST1.1 kmD15$1,582 psf
PALM GALLERIA1.1 kmD15$1,252 psf
SERENITY BREEZE1.1 kmD15$1,351 psf
THE MONTAGE1.1 kmD15$1,471 psf
EAST GROVE1.1 kmD15$1,464 psf
CUBIK1.1 kmD15$1,460 psf
DAVISVILLE1.1 kmD14—
SUITES @ EASTCOAST1.1 kmD15$1,568 psf
CASA NALLUR1.2 kmD15—
MERLOT VILLE1.2 kmD15$1,448 psf
SIN CHUAN GARDEN1.2 kmD14$1,665 psf
ST PATRICK'S ROW1.2 kmD15$2,285 psf
THE AMBRA1.2 kmD15$1,397 psf
105 LORONG G1.2 kmD15—
HEJI GARDENS1.2 kmD15$945 psf
TELOK MANSION1.2 kmD15$1,444 psf
THE CRISTALLO1.2 kmD15$1,397 psf
ESPIRA SUITES1.2 kmD15$1,524 psf
LI TONG GARDENS1.2 kmD15$1,829 psf
ST PATRICK'S COURT1.2 kmD15$1,705 psf
VIBES @ EAST COAST1.2 kmD15$1,608 psf
HUA XIN COURT1.2 kmD15$1,576 psf
PRESTIGE LOFT1.2 kmD15$1,539 psf
SAPPHIRE COURT1.2 kmD15$1,232 psf
TERRA VILLAS1.2 kmD14$857 psf
BETA GROVE1.2 kmD15$1,728 psf
EAST BAY GARDENS1.2 kmD15$924 psf
ETON COURT1.2 kmD15$1,224 psf
CADENCE LIGHT1.3 kmD15$1,509 psf
EASTERN LAGOON1.3 kmD15$1,639 psf
TG MANSION1.3 kmD15$1,199 psf
TK ONE1.3 kmD15$686 psf
INFINI AT EAST COAST1.3 kmD15$1,928 psf
PALMERA RESIDENCE1.3 kmD15$1,316 psf
RESIDENCE TWENTY-TWO1.3 kmD15$1,871 psf
TAIPAN GRAND1.3 kmD15$1,463 psf
THE COTZ1.3 kmD15$1,483 psf
THE SUNNY LEGEND1.3 kmD15—
UNI BUILDING1.3 kmD15$1,454 psf
GRACIOUS MANSIONS1.3 kmD15—
JI XIANG COURT1.3 kmD15$1,323 psf
KURAU COURT1.3 kmD15—
MERIDIAN 381.3 kmD15$1,453 psf
THE TRUMPS1.3 kmD14$1,450 psf
RYMDEN 771.3 kmD15$1,717 psf
CANDEVILLE1.3 kmD15$1,481 psf
KINGSTON TERRACE1.3 kmD14$1,123 psf
EAST TREASURE1.3 kmD15—
NATURE MANSIONS1.3 kmD15$1,212 psf
TIARA VISTA1.3 kmD15$1,273 psf
CHUNG CHIN FLATS1.3 kmD15—
FENARA COURT1.3 kmD15—
LAGOON VIEW1.3 kmD15$1,120 psf
LAVERNE'S LOFT1.3 kmD15$1,496 psf
SENG YONG VILLAS1.3 kmD14$2,137 psf
EBONY MANSIONS1.3 kmD15$1,408 psf
RADIX1.3 kmD15$1,305 psf
THE MEDLEY1.3 kmD15$1,367 psf
CASAFINA1.4 kmD16$1,099 psf
KEMBANGAN COURT1.4 kmD14$1,202 psf
MARTIA RESIDENCE1.4 kmD15$1,306 psf
SUNSHINE GRANDEUR1.4 kmD15$1,340 psf
GARDEN PARK RESIDENCES1.4 kmD15$1,521 psf
KEMBANGAN SUITES1.4 kmD14$1,557 psf
THE LENOX1.4 kmD14$1,431 psf
VERANDA1.4 kmD15$1,288 psf
VILLA MARTIA1.4 kmD15$1,590 psf
MELROSE VILLAS1.4 kmD15—
SUNSHINE RESIDENCE1.4 kmD15$1,403 psf
THE ASTERIA1.4 kmD15—
KEMBANGAN PLAZA1.4 kmD14$1,319 psf
SUNNY PALMS1.4 kmD15$1,211 psf
FIVENINE1.4 kmD15$1,751 psf
TELOK KURAU RIA1.4 kmD15$978 psf
COSTA ESTE1.4 kmD15$1,335 psf
D'GALLERY1.4 kmD14$1,613 psf
KNOX VIEW1.4 kmD15$1,366 psf
LAGUNA GREEN1.4 kmD16$1,315 psf
MADEIRA COURT1.4 kmD15$1,504 psf
BLISS RESIDENCES1.4 kmD14$1,409 psf
FIRST POINT SUITES1.4 kmD15—
SING LIAN BUILDING1.4 kmD14$776 psf
ST PATRICK'S GROVE1.4 kmD15—
THE TAIPAN1.4 kmD16$1,250 psf
CALLIDORA VILLE1.4 kmD15$1,380 psf
ESPIRA SPRING1.4 kmD15$1,224 psf
GRAND RESIDENCE1.4 kmD15—
MAYBELLE LODGE1.4 kmD15—
PINE COURT1.4 kmD15$1,407 psf
D' PALMA1.4 kmD14$1,284 psf
MABELLE1.4 kmD15$1,449 psf
MARTIA 81.4 kmD15$1,343 psf
POSHGROVE EAST1.4 kmD15$1,581 psf
PRESTIGE RESIDENCE1.4 kmD15$1,367 psf
BAYSHORE PARK1.5 kmD16$1,230 psf
G RESIDENCES1.5 kmD15$1,453 psf
PROSPECT GARDEN1.5 kmD15$2,135 psf
TELOK KURAU LODGE1.5 kmD15—
THE CHAMPAGNE1.5 kmD14$1,268 psf
THE BECCAGAYLE1.5 kmD15$1,489 psf
THE SUNNIFLORA1.5 kmD15$1,073 psf
AQUENE1.5 kmD15$1,443 psf
BERKELEY RESIDENCES1.5 kmD15$1,600 psf
EVERGREEN GARDEN1.5 kmD16$1,695 psf
J@631.5 kmD15$1,666 psf
KENG YEE GARDEN1.5 kmD14—
THE SUNNIDORA1.5 kmD15$1,515 psf
EASTCOVE RESIDENCES1.5 kmD15$1,317 psf
PALM VISTA1.5 kmD15$1,429 psf
ASTORIA PARK1.5 kmD14$1,197 psf
D'ECOSIA1.5 kmD15$1,584 psf
LE M RESIDENCE1.5 kmD15—
THE AMERY1.5 kmD15$1,701 psf
H RESIDENCES1.5 kmD15$1,355 psf
HOMEY GARDENS1.5 kmD15$1,559 psf
SENG HUA GARDENS1.5 kmD15$2,675 psf
SENYUM RESIDENCES1.5 kmD14$1,266 psf
EASTERN GARDEN1.5 kmD16$1,440 psf
PALM OASIS1.5 kmD15$1,287 psf
STILL MANSIONS1.5 kmD15$1,257 psf
DELUXE RESIDENCES1.6 kmD14—
D'OASIA1.6 kmD14$1,477 psf
LANDBAY CONDOMINIUM1.6 kmD16$1,651 psf
NATURALIS1.6 kmD15$1,368 psf
GLAMOUR VILLE1.6 kmD15$1,339 psf
RESIDENCE 661.6 kmD15$1,274 psf
STRAITS AT JOO CHIAT1.6 kmD15$2,083 psf
MERA EAST1.6 kmD14$1,321 psf
KEMBANGAN VILLAS1.6 kmD14$1,410 psf
MILL CREEK1.6 kmD14$1,149 psf
GLENFIELD APARTMENTS1.6 kmD15—
K SUITES1.6 kmD15$2,234 psf
SUNSHINE LOFT1.6 kmD15$1,555 psf
PARC ELEGANCE1.6 kmD15$1,482 psf
SPRING PARK ESTATE1.6 kmD16$1,680 psf
KINGS APARTMENTS1.6 kmD15$1,311 psf
SERENITY TERRACE1.6 kmD14—
SHIRO1.6 kmD15$1,322 psf
TEDGE1.6 kmD14$1,645 psf
J COURT1.6 kmD15—
SUNSHINE MANSIONS1.6 kmD15$1,401 psf
EAST COAST HILL1.6 kmD16$1,775 psf
PARC BLEU1.6 kmD15$1,366 psf
SMAILING COURT1.6 kmD14—
EASTERN RESIDENCE1.6 kmD15$1,380 psf
MAYA1.6 kmD15$1,398 psf
PALMERA EAST1.6 kmD14$1,661 psf
E7 LODGE1.7 kmD14$1,108 psf
RICH EAST GARDEN1.7 kmD16$1,470 psf
BEDOK RESIDENCES1.7 kmD16$1,643 psf
CRESTON RESIDENCES1.7 kmD15—
ENVIO1.7 kmD15$1,341 psf
VICENTA LODGE1.7 kmD14$1,213 psf
THE GLACIER1.7 kmD15$1,270 psf
YONG SENG ESTATE1.7 kmD14$1,798 psf
KIMNAN PARK1.7 kmD14$1,676 psf
BREEZE BY THE EAST1.7 kmD16$1,446 psf
JOO CHIAT VERBENA1.7 kmD15$1,298 psf
THE ADARA1.7 kmD15$1,834 psf
7 ON CHAPEL1.8 kmD15—
THE BALE1.8 kmD15$1,419 psf
CLAYDENCE1.8 kmD15$2,422 psf
ROYALE MANSIONS1.8 kmD15$1,147 psf
THE EBONY1.8 kmD14$1,611 psf
THE VINES1.8 kmD14$1,320 psf
D' CASITA1.8 kmD14$1,424 psf
THE TROPIC GARDENS1.8 kmD16$1,462 psf
AURA 831.8 kmD15$1,509 psf
BEAU VISTA1.8 kmD14$1,048 psf
CASA AROMA1.8 kmD15$1,084 psf
TIVOLI GRANDE1.8 kmD15$1,413 psf
EAST SHINE1.8 kmD14$1,480 psf
ONE @ PULASAN1.8 kmD15$1,365 psf
SKY EDEN@BEDOK1.8 kmD16$2,115 psf
CASEY LODGE1.8 kmD15—
DUKU APARTMENTS1.8 kmD15$1,318 psf
GALLERY 81.8 kmD15$1,419 psf
TECK GUAN VILLE1.8 kmD16$1,390 psf
CHIKU MANSIONS1.8 kmD15$2,138 psf
THE SERENNIA1.8 kmD15$1,367 psf
CANTIZ @ RAMBAI1.8 kmD15$1,379 psf
CHAPEL COURT1.8 kmD15$1,381 psf
EAST GALLERIA1.8 kmD15$1,702 psf
SUNDANCE SUITES1.8 kmD15—
MALAYSIA PARK1.8 kmD14$1,512 psf
SEA AVENUE RESIDENCES1.8 kmD15$1,619 psf
VILLAS LAGUNA1.8 kmD16$1,329 psf
KOON SENG COURT1.8 kmD15$1,259 psf
BENDIGO GARDENS1.9 kmD15—
FLORA EAST1.9 kmD15$1,177 psf
M SUITES1.9 kmD14$1,649 psf
SILAHIS VILLE1.9 kmD14$1,829 psf
EAST ELEGANCE1.9 kmD15$1,508 psf
JING SUITES1.9 kmD14—
MARINE MANSION1.9 kmD15—
RAMBAI COURT1.9 kmD15$1,005 psf
SUITES@CHANGI1.9 kmD14$1,414 psf
ALPHA APARTMENTS1.9 kmD15$1,103 psf
CHAPEL LODGE1.9 kmD15$1,583 psf
DENG FU VILLE1.9 kmD14$1,501 psf
SUNDANCE VISTA1.9 kmD15—
SUNSHINE REGENCY1.9 kmD15$1,388 psf
UBER 3881.9 kmD16$1,620 psf
KATONG GARDENS1.9 kmD15$1,535 psf
SEA AVENUE MANSIONS1.9 kmD15$1,701 psf
STRAITS MANSIONS1.9 kmD15$2,161 psf
BOON COURT1.9 kmD15$1,109 psf
CASA SARINA1.9 kmD14$1,207 psf
KIARA 101.9 kmD14$559 psf
ONE EIGHTIES RESIDENCES1.9 kmD15$1,663 psf
COSTA DEL SOL1.9 kmD16$1,677 psf
EUNOS PARK1.9 kmD14$1,178 psf
LE REVE1.9 kmD14$1,364 psf
BLISS VILLE1.9 kmD14$1,258 psf
CANNAVILLE1.9 kmD15$1,281 psf
JC VILLE1.9 kmD15$1,206 psf
EAST VIEW 181.9 kmD15$1,152 psf
MARINE MEADOWS1.9 kmD15$1,586 psf
STILL 1231.9 kmD15$1,279 psf
THE MINT RESIDENCES1.9 kmD15$1,392 psf
THE RAMFORD1.9 kmD15$1,808 psf
VENTURA VIEW1.9 kmD15$1,251 psf
MARINE VILLE1.9 kmD15$1,603 psf
THE LUSH1.9 kmD15$1,688 psf
EAST COAST RESIDENCES2 kmD16$1,545 psf
LA MARIPOSA2 kmD15$1,813 psf
ASPEN LOFT2 kmD15$1,314 psf
EUNOS GREEN2 kmD14$966 psf
KOON SENG HOUSE2 kmD15$2,307 psf
D' MARINE2 kmD15—
STILLZ RESIDENCE2 kmD15$1,160 psf
STRAITS RESIDENCES2 kmD15$1,557 psf
STUDIOS@TEMBELING2 kmD15$1,596 psf
CASA FELIZ2 kmD15$1,010 psf
CASA SERENO2 kmD14$1,056 psf
JC COURT2 kmD15$1,089 psf
JOO CHIAT APARTMENT2 kmD15$1,216 psf
SARINA PARK2 kmD14$2,079 psf
THE EASTSIDE2 kmD15$1,864 psf
THE GERANIUM2 kmD15$1,354 psf
CELESTIA2 kmD15$1,418 psf
HUA YU MANSION2 kmD14—
JOO CHIAT MANSIONS2 kmD15$1,304 psf

Family-Friendly Condos (3BR+ Available)

Condos near Chung Cheng High School (Main) with 3-bedroom or larger units suitable for families.

CondoDistanceDistrict
UNITED MANSION140mD15
SIGLAP V180mD15
AXIS @ SIGLAP190mD15
EAST COAST PARK190mD15
EASTREES190mD15
FRANKEL ESTATE230mD14
THE DOMAIN250mD15
SPRINGVALE280mD15

The private condos list ranked by distance to Chung Cheng High School Main 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 Chung Cheng High School Main 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 Chung Cheng High School (Main)?
110 condos within 1km and 372 within 2km.
How is the distance to Chung Cheng High School Main 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 Chung Cheng High School Main?

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 Chung Cheng High School Main?

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.

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

Tags: School Proximity Secondary

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