Proximity to Commonwealth Secondary 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 Commonwealth Secondary 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 Commonwealth Secondary 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: Commonwealth Secondary School (Secondary)
- Condos within 1km: 19
- Condos within 2km: 93
- Family-friendly (3BR+): 10
Condos Within 1km
Condos within the priority admission zone (1km) of Commonwealth Secondary School.
| Condo | Distance | District | Tenure | Avg PSF |
|---|---|---|---|---|
| MARGARET VILLE | 650m | D3 | 99 yrs lease commencing from 2017 | $2,175 psf |
| STIRLING RESIDENCES | 710m | D3 | 99 yrs lease commencing from 2017 | $2,275 psf |
| LUSH ON HOLLAND HILL | 770m | D10 | Freehold | $1,985 psf |
| HOLLAND TOWER | 800m | D10 | Freehold | $1,621 psf |
| VIZ AT HOLLAND | 800m | D10 | Freehold | $1,792 psf |
| WARNER COURT | 850m | D10 | Freehold | $1,709 psf |
| 15 HOLLAND HILL | 860m | D10 | — | $3,051 psf |
| PARVIS | 860m | D10 | Freehold | $2,245 psf |
| HOLLAND PEAK | 880m | D10 | Freehold | $1,837 psf |
| ONE-NORTH RESIDENCES | 880m | D5 | 99 yrs lease commencing from 2005 | $1,546 psf |
| HOLLAND VILLAGE | 910m | D10 | — | — |
| HOLLAND HILL PARK | 930m | D10 | Freehold | $1,777 psf |
| BLOOMSBURY RESIDENCES | 950m | D5 | 99 yrs lease commencing from 2024 | $2,519 psf |
| BLISSFUL VIEW | 970m | D10 | — | — |
| BLOSSOMS BY THE PARK | 970m | D5 | 99 yrs lease commencing from 2022 | $2,447 psf |
| ONE-NORTH EDEN | 970m | D5 | 99 yrs lease commencing from 2019 | $2,050 psf |
| HOLLAND HILL LODGE | 990m | D10 | Freehold | $1,582 psf |
| PEIRCE VILLAS | 990m | D10 | Freehold | $2,144 psf |
| THE MERASAGA | 1 km | D10 | 99 yrs lease commencing from 1991 | $1,895 psf |
Condos 1\u{2013}2km Away
| Condo | Distance | District | Avg PSF |
|---|---|---|---|
| HYLL ON HOLLAND | 1 km | D10 | $2,648 psf |
| HOLLANDSWOOD COURT | 1.1 km | D10 | $980 psf |
| HOLLAND SUITES | 1.1 km | D10 | $1,920 psf |
| WILLYN VILLE | 1.1 km | D10 | $1,895 psf |
| HOLLAND VALE | 1.1 km | D10 | — |
| THE ENCLAVE . HOLLAND | 1.1 km | D10 | $2,184 psf |
| LOFT@HOLLAND | 1.1 km | D10 | $2,403 psf |
| THE ROCHESTER RESIDENCES | 1.1 km | D5 | $1,492 psf |
| FAIRLODGE | 1.1 km | D10 | $1,746 psf |
| CHIP BEE GARDENS | 1.1 km | D10 | $2,089 psf |
| DE LENTE | 1.1 km | D10 | $1,776 psf |
| SYLVAN LODGE | 1.1 km | D10 | $1,470 psf |
| HOLLAND MANSION | 1.1 km | D10 | — |
| MOOI RESIDENCES | 1.1 km | D10 | $2,468 psf |
| HOLLAND 100 | 1.2 km | D10 | — |
| LIEN TOWERS | 1.2 km | D10 | $1,657 psf |
| LEEDON 2 | 1.2 km | D10 | $2,036 psf |
| THE CORNWALL | 1.2 km | D10 | $1,957 psf |
| YGK GARDEN | 1.2 km | D10 | $2,119 psf |
| FORD PLACE | 1.2 km | D10 | — |
| COMMONWEALTH TOWERS | 1.2 km | D3 | $2,076 psf |
| DUET | 1.2 km | D10 | $1,908 psf |
| HOLLAND COURT | 1.2 km | D10 | $1,976 psf |
| HOLLAND MEWS | 1.2 km | D10 | $1,919 psf |
| JADE MANSION | 1.2 km | D10 | $1,833 psf |
| THE BELMONT | 1.2 km | D10 | $1,916 psf |
| THE COTERIE @ HOLLAND | 1.2 km | D10 | $2,176 psf |
| UNIT 8 | 1.2 km | D10 | $1,673 psf |
| VAN HOLLAND | 1.2 km | D10 | $2,872 psf |
| HOLLAND RESIDENCES | 1.2 km | D10 | $1,985 psf |
| ONE HOLLAND VILLAGE RESIDENCES | 1.2 km | D10 | $2,838 psf |
| SKYE AT HOLLAND | 1.2 km | D10 | $2,946 psf |
| URBAN EDGE @ HOLLAND V | 1.2 km | D10 | $1,825 psf |
| WILMER PARK | 1.3 km | D10 | — |
| VERDURE | 1.3 km | D10 | $1,852 psf |
| THE FORD @ HOLLAND | 1.3 km | D10 | $1,994 psf |
| THE HOLLAND COLLECTION | 1.3 km | D10 | $2,254 psf |
| SOMMERVILLE PARK | 1.3 km | D10 | $2,039 psf |
| LEEDON GREEN | 1.3 km | D10 | $2,785 psf |
| LEEDON RESIDENCE | 1.3 km | D10 | $2,613 psf |
| HOLLAND GEMS | 1.4 km | D10 | — |
| OEI TIONG HAM PARK RESIDENCES | 1.4 km | D10 | — |
| QUEENS PEAK | 1.4 km | D3 | $2,104 psf |
| WATERFALL GARDENS | 1.4 km | D10 | $1,953 psf |
| BOTANIKA | 1.4 km | D10 | $2,262 psf |
| WILSHIRE RESIDENCES | 1.4 km | D10 | $2,642 psf |
| PENRITH | 1.4 km | D3 | $2,796 psf |
| SUTTON PLACE | 1.4 km | D10 | $1,659 psf |
| VILLAEA VISTA | 1.4 km | D10 | $1,759 psf |
| THE LEVELZ | 1.5 km | D10 | $1,850 psf |
| QUEENS | 1.5 km | D3 | $1,546 psf |
| VILLA DELLE ROSE | 1.5 km | D10 | $1,631 psf |
| D'LEEDON | 1.5 km | D10 | $1,858 psf |
| HERITAGE VIEW | 1.5 km | D5 | $1,451 psf |
| DOVER PARKVIEW | 1.5 km | D5 | $1,316 psf |
| LYNDENWOODS | 1.6 km | D5 | $2,462 psf |
| ALEXIS | 1.6 km | D3 | $1,672 psf |
| SHEPHERD'S HILL ESTATE | 1.7 km | D3 | $1,826 psf |
| SPANISH VILLAGE | 1.7 km | D10 | $2,057 psf |
| THE ANCHORAGE | 1.7 km | D3 | $1,785 psf |
| OEI TIONG HAM PARK | 1.7 km | D10 | $2,219 psf |
| CHARMING GARDEN | 1.7 km | D10 | $1,880 psf |
| KING'S GARDEN | 1.7 km | D10 | $2,408 psf |
| GALLOP GABLES | 1.8 km | D10 | $2,083 psf |
| GROVE RESIDENCE | 1.8 km | D10 | $2,992 psf |
| NORMANTON PARK | 1.8 km | D5 | $1,866 psf |
| SOMMERVILLE GRANDEUR | 1.8 km | D10 | $2,092 psf |
| GALLOP GREEN | 1.8 km | D10 | $2,393 psf |
| HENRY PARK | 1.9 km | D10 | $2,432 psf |
| WOOLLERTON PARK | 1.9 km | D10 | $2,282 psf |
| ASTRID MEADOWS | 1.9 km | D10 | $2,157 psf |
| QUEEN ASTRID PARK | 1.9 km | D10 | $2,704 psf |
| MCMAHON PARK | 2 km | D10 | $2,314 psf |
| GALLOP GARDENS | 2 km | D10 | — |
Family-Friendly Condos (3BR+ Available)
Condos near Commonwealth Secondary School with 3-bedroom or larger units suitable for families.
| Condo | Distance | District |
|---|---|---|
| MARGARET VILLE | 650m | D3 |
| STIRLING RESIDENCES | 710m | D3 |
| LUSH ON HOLLAND HILL | 770m | D10 |
| HOLLAND TOWER | 800m | D10 |
| VIZ AT HOLLAND | 800m | D10 |
| WARNER COURT | 850m | D10 |
| 15 HOLLAND HILL | 860m | D10 |
| PARVIS | 860m | D10 |
| HOLLAND PEAK | 880m | D10 |
| ONE-NORTH RESIDENCES | 880m | D5 |
The private condos list ranked by distance to Commonwealth Secondary 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 Commonwealth Secondary 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 Commonwealth Secondary School?
How is the distance to Commonwealth Secondary 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 Commonwealth Secondary 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 Commonwealth Secondary 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.