Proximity to Dulwich College Singapore 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 Dulwich College Singapore 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 Dulwich College Singapore.
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: Dulwich College (Singapore) (International)
- Condos within 1km: 3
- Condos within 2km: 95
- Family-friendly (3BR+): 3
Condos Within 1km
Condos within the priority admission zone (1km) of Dulwich College (Singapore).
| Condo | Distance | District | Tenure | Avg PSF |
|---|---|---|---|---|
| LYNDENWOODS | 140m | D5 | 99 yrs lease commencing from 2025 | $2,462 psf |
| NORMANTON PARK | 600m | D5 | 99 yrs lease commencing from 2019 | $1,866 psf |
| BLOOMSBURY RESIDENCES | 700m | D5 | 99 yrs lease commencing from 2024 | $2,519 psf |
Condos 1\u{2013}2km Away
| Condo | Distance | District | Avg PSF |
|---|---|---|---|
| BUONA VISTA GARDENS | 1.1 km | D5 | $1,374 psf |
| LE HILL CONDOMINIUM | 1.1 km | D5 | $1,391 psf |
| ONE-NORTH RESIDENCES | 1.1 km | D5 | $1,546 psf |
| PALISADES | 1.2 km | D5 | $1,131 psf |
| VENTANA | 1.2 km | D5 | $1,397 psf |
| BUONA LODGE | 1.2 km | D5 | $1,504 psf |
| THE HILLSHORE | 1.2 km | D5 | $2,491 psf |
| THE PEAK@BALMEG | 1.2 km | D5 | $1,648 psf |
| KENTVIEW PARK | 1.2 km | D5 | $1,292 psf |
| KINGSFORD TERRACE | 1.2 km | D5 | — |
| BAYVILLE CONDOMINIUM | 1.2 km | D5 | $1,350 psf |
| CHESTER PARK | 1.2 km | D5 | $1,831 psf |
| CRYSTAL HEIGHTS | 1.2 km | D5 | $1,328 psf |
| VENTANA VILLAS | 1.2 km | D5 | $1,835 psf |
| HORIZON RESIDENCES | 1.2 km | D5 | $1,840 psf |
| PLEASANT HILL LODGE | 1.2 km | D5 | — |
| KENT RIDGE HILL RESIDENCES | 1.2 km | D5 | $1,838 psf |
| SARHAD VILLE | 1.3 km | D5 | — |
| SUNSTONE HILL | 1.3 km | D5 | — |
| THE GRANDHILL | 1.3 km | D5 | $1,459 psf |
| HARBOUR RESIDENCES | 1.3 km | D5 | $2,715 psf |
| ONE-NORTH EDEN | 1.3 km | D5 | $2,050 psf |
| ROYAL PALM MANSIONS | 1.3 km | D5 | — |
| SEASUITES | 1.3 km | D5 | $1,654 psf |
| TREASURE PLACE | 1.3 km | D5 | $1,353 psf |
| WEST-N | 1.3 km | D5 | $1,685 psf |
| D' HILLSIDE LOFT | 1.3 km | D5 | $1,142 psf |
| WEST SHORE RESIDENCES | 1.3 km | D5 | $788 psf |
| THE ESTIVA | 1.3 km | D5 | $1,406 psf |
| PARC REGENCY | 1.3 km | D5 | $1,538 psf |
| SPRINGWOOD | 1.3 km | D5 | $1,906 psf |
| THE MAYLEA | 1.3 km | D5 | $1,540 psf |
| WHITEHAVEN | 1.3 km | D5 | $1,593 psf |
| LUXE VILLE | 1.4 km | D5 | $1,388 psf |
| CHELSEA VILLAGE | 1.4 km | D5 | $1,927 psf |
| PARC IMPERIAL | 1.4 km | D5 | $1,721 psf |
| BAROSSA GARDENS | 1.4 km | D5 | $1,318 psf |
| BLOSSOMS BY THE PARK | 1.4 km | D5 | $2,447 psf |
| STIRLING RESIDENCES | 1.4 km | D3 | $2,275 psf |
| STARPOINT | 1.4 km | D5 | $1,090 psf |
| THE ORIENT | 1.4 km | D5 | $1,876 psf |
| THE PEAK | 1.4 km | D5 | $1,398 psf |
| 24 ONE RESIDENCES | 1.4 km | D5 | $1,887 psf |
| ISLAND VIEW | 1.4 km | D5 | $1,359 psf |
| THE ESTRELLA | 1.4 km | D5 | — |
| LYNNSVILLE 331 | 1.4 km | D5 | $852 psf |
| VIVA VISTA | 1.4 km | D5 | $1,673 psf |
| CHUVILLE | 1.4 km | D5 | $935 psf |
| CHWEE CHIAN VIEW | 1.4 km | D5 | $1,916 psf |
| GRYPHON TERRACE | 1.4 km | D5 | — |
| LANDRIDGE CONDOMINIUM | 1.4 km | D5 | $1,492 psf |
| WEST PARK REGENCY | 1.4 km | D5 | $1,259 psf |
| ICON @ PASIR PANJANG | 1.4 km | D5 | $1,552 psf |
| LIIV RESIDENCES | 1.5 km | D5 | $1,579 psf |
| BANYAN PARK | 1.5 km | D5 | $2,096 psf |
| THE ROCHESTER RESIDENCES | 1.5 km | D5 | $1,492 psf |
| BREEZEWAYS | 1.5 km | D5 | $1,527 psf |
| PASIR VIEW PARK | 1.5 km | D5 | $1,491 psf |
| HERITAGE VIEW | 1.5 km | D5 | $1,451 psf |
| MENDON SPRING | 1.5 km | D5 | $1,227 psf |
| THE VERANDAH RESIDENCES | 1.5 km | D5 | $2,006 psf |
| BANYAN CONDOMINIUM | 1.5 km | D5 | $1,303 psf |
| PALM MANSIONS | 1.5 km | D5 | $1,348 psf |
| HARBOUR VIEW GARDENS | 1.5 km | D5 | $1,918 psf |
| MURANO | 1.6 km | D5 | $1,343 psf |
| JUBILEE RESIDENCE | 1.6 km | D5 | — |
| SPRINGDEW TERRACE | 1.6 km | D5 | $1,864 psf |
| DOVER PARKVIEW | 1.6 km | D5 | $1,316 psf |
| WESTRIDGE | 1.6 km | D5 | $1,734 psf |
| TERRA HILL | 1.6 km | D5 | $2,660 psf |
| GOLD COAST CONDOMINIUM | 1.6 km | D5 | $1,398 psf |
| PEPYS HILL CONDOMINIUM | 1.7 km | D5 | $1,284 psf |
| PASIR PANJANG LODGE | 1.7 km | D5 | $1,041 psf |
| FRAGRANCE COURT | 1.7 km | D5 | $1,337 psf |
| THE FOLIAGE | 1.7 km | D5 | $1,432 psf |
| BIJOU | 1.7 km | D5 | $2,066 psf |
| THE ANCHORAGE | 1.7 km | D3 | $1,785 psf |
| MARGARET VILLE | 1.7 km | D3 | $2,175 psf |
| THE CASSANDRA | 1.7 km | D5 | $1,328 psf |
| WILMER LODGE | 1.7 km | D5 | — |
| RIA APARTMENTS | 1.8 km | D5 | — |
| WESTPOINT CONDOMINIUM | 1.8 km | D5 | — |
| JULUCA | 1.9 km | D5 | $767 psf |
| PASIR PANJANG COURT | 1.9 km | D5 | $1,287 psf |
| SHEPHERD'S HILL ESTATE | 1.9 km | D3 | $1,826 psf |
| THE INTERLACE | 1.9 km | D4 | $1,468 psf |
| COMMONWEALTH TOWERS | 1.9 km | D3 | $2,076 psf |
| VILLA DE WEST | 1.9 km | D5 | $1,317 psf |
| SUNNY VALE | 1.9 km | D5 | — |
| QUEENS | 1.9 km | D3 | $1,546 psf |
| QUEENS PEAK | 2 km | D3 | $2,104 psf |
| EALINE PARK | 2 km | D5 | $1,662 psf |
Family-Friendly Condos (3BR+ Available)
Condos near Dulwich College (Singapore) with 3-bedroom or larger units suitable for families.
| Condo | Distance | District |
|---|---|---|
| LYNDENWOODS | 140m | D5 |
| NORMANTON PARK | 600m | D5 |
| BLOOMSBURY RESIDENCES | 700m | D5 |
The private condos list ranked by distance to Dulwich College Singapore 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 Dulwich College Singapore 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 Dulwich College (Singapore)?
How is the distance to Dulwich College Singapore 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 Dulwich College Singapore?
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 Dulwich College Singapore?
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.