Condos Near Clementi Primary School

School Proximity 14 min read Last reviewed

Proximity to Clementi 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 Clementi 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 Clementi 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 Clementi Primary School (Primary). 15 within 1km, 64 within 2km, from $730,000.
Key Takeaways
  • School: Clementi Primary School (Primary)
  • Condos within 1km: 15
  • Cheapest recorded entry within 1km: $730,000
  • Within-1km avg PSF vs district: -21.6%
Condos within 1km
15
Cheapest entry
$730,000
Median PSF (1km)
$1,648 psf
Premium vs district
-21.6%
Walkability
87/100

Location Map

Map shows Clementi 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.

  • Clementi Primary School
  • THE TRILINQ
  • REGENT PARK
  • THE PARC CONDOMINIUM
  • PARC CLEMATIS
  • HUNDRED TREES
  • FABER HILLS
  • CLAVON
  • PASIR PANJANG GARDENS
  • WESTPEAK TERRACE
  • FREESIA WOODS
  • NEWEST
  • WEST POINT PEARL GARDEN

What the 1km Rule Actually Means

Living within 1km of Clementi 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 Clementi 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 Clementi Primary School
CondoDistanceCheapest (recorded)Cheapest PSFAvg PSFTenure
HUNDRED TREES720m$730,000$1,290 psf$1,629 psf956 yrs lease commencing from 1928
NEWEST900m$745,000$692 psf$1,177 psf956 yrs lease commencing from 1928
THE TRILINQ520m$812,000$933 psf$1,665 psf99 yrs lease commencing from 2012
PARC CLEMATIS710m$830,000$1,076 psf$1,896 psf99 yrs lease commencing from 2019
REGENT PARK550m$880,000$973 psf$1,249 psf99 yrs lease commencing from 1993
CLAVON840m$980,000$1,489 psf$1,870 psf99 yrs lease commencing from 2019
THE PARC CONDOMINIUM660m$992,000$1,015 psf$1,699 psfFreehold
SUNSET LODGE950m$1,070,000$828 psf$1,031 psfFreehold
ELTA950m$1,158,000$2,199 psf$2,558 psf99 yrs lease commencing from 2024
FREESIA WOODS900m$1,780,000$1,434 psf$1,618 psfFreehold
THE CLEMENTVALE950m$1,950,000$958 psf$1,281 psf99 yrs lease commencing from 1997
FABER HILLS750m$1,990,000$895 psf$1,562 psfFreehold
PASIR PANJANG GARDENS880m$2,880,000$1,598 psf$2,139 psfFreehold
WESTPEAK TERRACE880m$3,600,000$1,797 psf$1,937 psfFreehold
WEST POINT PEARL GARDEN940m$4,600,000$1,413 psf$1,413 psfFreehold

All Condos Within 1km

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

Condos within 1km of Clementi Primary School
CondoDistanceDistrictTenureAvg PSFWalkability
THE TRILINQ520mD599 yrs lease commencing from 2012$1,665 psf90/100
REGENT PARK550mD599 yrs lease commencing from 1993$1,249 psf90/100
THE PARC CONDOMINIUM660mD5Freehold$1,699 psf90/100
PARC CLEMATIS710mD599 yrs lease commencing from 2019$1,896 psf85/100
HUNDRED TREES720mD5956 yrs lease commencing from 1928$1,629 psf90/100
FABER HILLS750mD5Freehold$1,562 psf81/100
CLAVON840mD599 yrs lease commencing from 2019$1,870 psf90/100
PASIR PANJANG GARDENS880mD5Freehold$2,139 psf86/100
WESTPEAK TERRACE880mD5Freehold$1,937 psf90/100
FREESIA WOODS900mD21Freehold$1,618 psf83/100
NEWEST900mD5956 yrs lease commencing from 1928$1,177 psf81/100
WEST POINT PEARL GARDEN940mD5Freehold$1,413 psf90/100
ELTA950mD599 yrs lease commencing from 2024$2,558 psf90/100
SUNSET LODGE950mD21Freehold$1,031 psf76/100
THE CLEMENTVALE950mD599 yrs lease commencing from 1997$1,281 psf90/100

Condos 1–2km Away

Condominiums between 1km and 2km from Clementi 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 Clementi Primary School
CondoDistanceDistrictTenureAvg PSF
PINE GROVE1 kmD2199 yrs lease commencing from 1984$1,046 psf
WOODVIEW VILLAS1 kmD5——
GREEN GARDENS1 kmD5——
CARABELLE1 kmD5956 yrs lease commencing from 1928$1,605 psf
THE CLEMENT CANOPY1.1 kmD599 yrs lease commencing from 2016$1,814 psf
CAVENDISH PARK1.1 kmD2199 yrs lease commencing from 1991$1,457 psf
WEST COAST GARDENS1.1 kmD5956 yrs lease commencing from 1928$1,786 psf
SUNGROVE1.1 kmD599 yrs lease commencing from 1994$436 psf
NAVA GROVE1.1 kmD2199 yrs lease commencing from 2024$2,493 psf
BEAVERTON COURT1.2 kmD10Freehold$1,816 psf
ASTOR GREEN1.2 kmD2199 yrs lease commencing from 1991$1,348 psf
CLEMENTI GREEN1.2 kmD21Freehold$1,560 psf
THE INFINITI1.2 kmD5Freehold$1,422 psf
CLEMENTI GARDENS1.3 kmD21Freehold$2,102 psf
BOTANNIA1.3 kmD5956 yrs lease commencing from 1928$1,583 psf
FONTANA HEIGHTS1.3 kmD10Freehold$1,945 psf
FABER CREST1.3 kmD599 yrs lease commencing from 1996$1,118 psf
LEIGHWOODS1.3 kmD10Freehold$1,664 psf
MONTVIEW1.3 kmD10Freehold$1,946 psf
PINETREE HILL1.3 kmD2199 yrs lease commencing from 2022$2,486 psf
WHISTLER GRAND1.3 kmD599 yrs lease commencing from 2018$1,820 psf
PANDAN VALLEY1.3 kmD21Freehold$1,385 psf
THE TRIZON1.4 kmD10Freehold$1,968 psf
VILLAGE TOWER1.4 kmD10Freehold$1,896 psf
THE MARBELLA1.4 kmD10Freehold$2,204 psf
FABER RESIDENCE1.5 kmD599 yrs lease commencing from 2025$2,159 psf
MONTEREY PARK CONDOMINIUM1.5 kmD5999 yrs lease commencing from 1885$1,561 psf
WATERFRONT @ FABER1.5 kmD599 yrs lease commencing from 2013$1,447 psf
PARC RIVIERA1.5 kmD599 yrs lease commencing from 2015$1,576 psf
RIDGEWOOD1.6 kmD10999 yrs lease commencing from 1885$1,727 psf
TWIN VEW1.6 kmD599 yrs lease commencing from 2017$1,719 psf
KI RESIDENCES AT BROOKVALE1.6 kmD21999 yrs lease commencing from 1885$1,956 psf
HOLLLAND GROVE PARK1.6 kmD10Freehold$2,129 psf
HAMPSTEAD1.6 kmD21——
THE SERENADE @ HOLLAND1.6 kmD1099 yrs lease commencing from 2001$1,457 psf
KENT VALE1.7 kmD5——
THE SIERRA1.7 kmD10947 yrs lease commencing from 1937$1,696 psf
ALLSWORTH PARK1.7 kmD10999 yrs lease commencing from 1885$1,857 psf
CLEMENTI PARK1.7 kmD21Freehold$1,548 psf
MOUNT SINAI1.7 kmD10999 yrs lease commencing from 1885$2,618 psf
QUINTERRA1.7 kmD1099 yrs lease commencing from 2006$1,587 psf
HOLLAND GROVE PARK1.7 kmD10Freehold$2,327 psf
HOLLAND GROVE1.8 kmD1099 yrs lease commencing from 1994$1,548 psf
WEST BAY CONDOMINIUM1.8 kmD599 yrs lease commencing from 1991$1,063 psf
HOLLAND GARDENS1.9 kmD10999 yrs lease commencing from 1885$2,082 psf
SAVOY PARK1.9 kmD21Freehold$1,588 psf
SEAHILL1.9 kmD599 yrs lease commencing from 2011$1,518 psf
PARKSUITES2 kmD10110 yrs lease commencing from 2017$2,365 psf
THE VISION2 kmD599 yrs lease commencing from 2008$1,378 psf

Family-Friendly Condos (3BR+ Available)

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

Family-sized condos near Clementi Primary School
CondoDistanceDistrictAvg PSF
THE TRILINQ520mD5$1,665 psf
REGENT PARK550mD5$1,249 psf
THE PARC CONDOMINIUM660mD5$1,699 psf
PARC CLEMATIS710mD5$1,896 psf
HUNDRED TREES720mD5$1,629 psf
FABER HILLS750mD5$1,562 psf
CLAVON840mD5$1,870 psf
PASIR PANJANG GARDENS880mD5$2,139 psf
WESTPEAK TERRACE880mD5$1,937 psf
FREESIA WOODS900mD21$1,618 psf
NEWEST900mD5$1,177 psf
WEST POINT PEARL GARDEN940mD5$1,413 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 Clementi Primary School:

The School-Proximity Premium

Condos within 1km of Clementi Primary School transact at an average $1,648 psf PSF — about -21.6% below the surrounding district average of $2,103 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 Clementi Primary School? Model both with the Buy-vs-Rent calculator→

The private condos list ranked by distance to Clementi 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 Clementi 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 Clementi Primary School?
There are 15 condominiums within 1km of Clementi Primary School and 64 within 2km. The cheapest recorded entry within 1km is around $730,000.
Does living within 1km of Clementi 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 Clementi 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 Clementi 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 Clementi Primary School cost more?
Condos within 1km average about $1,648 psf PSF, roughly -21.6% below the district average of $2,103 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.

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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

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