Proximity to Dunman High 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 Dunman High 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 Dunman High 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: Dunman High School (Secondary)
- Condos within 1km: 54
- Condos within 2km: 146
- Family-friendly (3BR+): 10
Condos Within 1km
Condos within the priority admission zone (1km) of Dunman High School.
| Condo | Distance | District | Tenure | Avg PSF |
|---|---|---|---|---|
| EAST COAST HILL | 50m | D16 | Freehold | $1,775 psf |
| EVERGREEN GARDEN | 140m | D16 | Freehold | $1,695 psf |
| EASTERN GARDEN | 240m | D16 | Freehold | $1,440 psf |
| SPRING PARK ESTATE | 260m | D16 | Freehold | $1,680 psf |
| CASAFINA | 290m | D16 | 99 yrs lease commencing from 1996 | $1,099 psf |
| RICH EAST GARDEN | 360m | D16 | Freehold | $1,470 psf |
| BREEZE BY THE EAST | 420m | D16 | Freehold | $1,446 psf |
| TECK GUAN VILLE | 430m | D16 | Freehold | $1,390 psf |
| LANDBAY CONDOMINIUM | 440m | D16 | Freehold | $1,651 psf |
| THE TROPIC GARDENS | 460m | D16 | Freehold | $1,462 psf |
| VILLAS LAGUNA | 460m | D16 | Freehold | $1,329 psf |
| SUITES @ EASTCOAST | 480m | D15 | Freehold | $1,568 psf |
| LAGUNA GREEN | 490m | D16 | 99 yrs lease commencing from 1995 | $1,315 psf |
| UBER 388 | 540m | D16 | Freehold | $1,620 psf |
| LUCKY VILLAS | 550m | D16 | — | — |
| THE TAIPAN | 550m | D16 | Freehold | $1,250 psf |
| EAST COAST RESIDENCES | 560m | D16 | Freehold | $1,545 psf |
| SIGLAP PARK | 560m | D15 | Freehold | $2,028 psf |
| THE SUMMIT | 560m | D16 | Freehold | $1,616 psf |
| BAYSHORE TERRACE | 570m | D16 | — | — |
| EASTERN LAGOON | 600m | D15 | Freehold | $1,639 psf |
| EAST PALM | 630m | D15 | Freehold | $1,515 psf |
| LUCKY COURT | 630m | D16 | Freehold | $1,394 psf |
| THE BAYCOURT | 650m | D16 | Freehold | $1,523 psf |
| BAYSHORE PARK | 660m | D16 | 99 yrs lease commencing from 1982 | $1,230 psf |
| TAIPAN GRAND | 680m | D15 | Freehold | $1,463 psf |
| FORTUNE SPRING | 690m | D15 | — | — |
| EAST SIGNATURE | 700m | D15 | Freehold | $1,400 psf |
| HUA XIN COURT | 700m | D15 | Freehold | $1,576 psf |
| RIVIERE | 720m | D3 | 99 yrs lease commencing from 2018 | $2,847 psf |
| CASA NALLUR | 730m | D15 | — | — |
| COSTA DEL SOL | 730m | D16 | 99 yrs lease commencing from 1997 | $1,677 psf |
| LAGOON VIEW | 750m | D15 | 99 yrs lease commencing from 1977 | $1,120 psf |
| BALCON EAST | 780m | D16 | Freehold | $1,402 psf |
| RIVIERA RESIDENCES | 780m | D16 | Freehold | $1,715 psf |
| GRACE COURT | 810m | D15 | Freehold | $1,245 psf |
| VENEZIO | 810m | D16 | Freehold | $1,172 psf |
| WOO MON CHEW COURT | 810m | D15 | Freehold | $1,268 psf |
| POH HENG COURT | 830m | D15 | Freehold | $1,378 psf |
| CAMELODGE | 840m | D15 | Freehold | $1,276 psf |
| ELLIOT AT THE EAST COAST | 840m | D15 | Freehold | $1,585 psf |
| EASTBAY | 860m | D15 | Freehold | $1,528 psf |
| SEA PAVILION RESIDENCES | 860m | D16 | Freehold | $2,170 psf |
| CHIANG'S COURT | 880m | D15 | — | — |
| SIGLAP LODGE | 880m | D15 | Freehold | $1,432 psf |
| DONG XING COURT | 890m | D15 | — | — |
| PARBURY HILL CONDOMINIUM | 890m | D16 | Freehold | $1,509 psf |
| THE CALYPSO | 900m | D16 | Freehold | $1,515 psf |
| AQUARINE GARDENS | 940m | D15 | Freehold | $1,498 psf |
| SKY EDEN@BEDOK | 940m | D16 | 99 yrs lease commencing from 2022 | $2,115 psf |
| THE BAYSHORE | 950m | D16 | 99-year leasehold | $1,232 psf |
| COASTAL VILLAS | 960m | D16 | Freehold | $1,033 psf |
| OPERA ESTATE | 970m | D15 | Freehold | $2,058 psf |
| GOODWILL COURT | 990m | D15 | Freehold | $1,317 psf |
Condos 1\u{2013}2km Away
| Condo | Distance | District | Avg PSF |
|---|---|---|---|
| 77 @ EAST COAST | 1 km | D15 | $1,787 psf |
| THE HACIENDA | 1 km | D15 | $1,637 psf |
| BLEU @ EAST COAST | 1.1 km | D16 | $1,398 psf |
| FIGARO GARDENS | 1.1 km | D15 | — |
| VILLA MARINA | 1.1 km | D15 | $1,235 psf |
| BEDOK RESIDENCES | 1.1 km | D16 | $1,643 psf |
| CRESCENDO PARK | 1.1 km | D15 | $1,495 psf |
| THE DAFFODIL | 1.1 km | D16 | $1,441 psf |
| CRESCENDO BUILDING | 1.1 km | D15 | $1,253 psf |
| MANILA GARDENS | 1.1 km | D15 | $1,767 psf |
| BEDOK COURT | 1.2 km | D16 | $977 psf |
| EASTWOOD GARDENS | 1.2 km | D15 | $1,847 psf |
| FAME COURT | 1.2 km | D15 | $1,674 psf |
| LAGUNA PARK | 1.2 km | D15 | $1,177 psf |
| ELITE COURT | 1.2 km | D15 | $1,568 psf |
| IDYLLIC EAST | 1.2 km | D16 | $1,280 psf |
| JI CHANG VILLA | 1.2 km | D15 | $1,385 psf |
| GEMINI APARTMENTS | 1.2 km | D15 | $1,256 psf |
| ECO | 1.2 km | D16 | $1,447 psf |
| PARK EAST | 1.2 km | D15 | $1,568 psf |
| SOUTH UNION PARK | 1.2 km | D15 | $2,057 psf |
| SUNNY TERRACE | 1.3 km | D15 | — |
| THE TANAMERA | 1.3 km | D16 | $1,107 psf |
| ELITE RESIDENCES | 1.3 km | D15 | $817 psf |
| SPRINGVALE | 1.3 km | D15 | $1,470 psf |
| SIGLAP GARDEN | 1.3 km | D15 | $1,724 psf |
| MARINE GARDEN | 1.3 km | D15 | $1,509 psf |
| SIGLAP COURT | 1.4 km | D15 | — |
| EASTERN GROVE | 1.4 km | D16 | $1,469 psf |
| TANAH MERAH MANSION | 1.4 km | D16 | $1,146 psf |
| THE DOMAIN | 1.4 km | D15 | $1,629 psf |
| FORTUNA SEAVIEW VILLAS | 1.4 km | D16 | $1,452 psf |
| SANDERIANA | 1.4 km | D15 | $2,856 psf |
| GRANDEUR PARK RESIDENCES | 1.4 km | D16 | $1,814 psf |
| KEW RESIDENCIA | 1.4 km | D16 | $753 psf |
| EAST COAST PARK | 1.4 km | D15 | $2,035 psf |
| SIGLAP V | 1.4 km | D15 | $1,458 psf |
| FERNWOOD TERRACES | 1.4 km | D15 | $2,286 psf |
| AXIS @ SIGLAP | 1.5 km | D15 | $1,299 psf |
| FERNWOOD TOWERS | 1.5 km | D15 | $1,641 psf |
| FLAMINGO VALLEY | 1.5 km | D15 | $1,636 psf |
| FINLAND GARDENS | 1.5 km | D15 | $1,593 psf |
| SIGLAP CENTRE | 1.5 km | D15 | — |
| LIMAU PARK | 1.5 km | D16 | $1,181 psf |
| SEASIDE RESIDENCES | 1.5 km | D15 | $2,201 psf |
| URBAN VISTA | 1.5 km | D16 | $1,495 psf |
| PALMVILLE TERRACE | 1.6 km | D15 | — |
| EAST MEADOWS | 1.6 km | D16 | $1,149 psf |
| BEDOKVILLE | 1.6 km | D16 | $1,431 psf |
| CASA FIDELIO | 1.6 km | D15 | $1,161 psf |
| KEW GATE | 1.6 km | D16 | $824 psf |
| SCENECA RESIDENCE | 1.6 km | D16 | $2,084 psf |
| PARKLEIGH COURT | 1.6 km | D15 | — |
| RICHMOND VILLE | 1.6 km | D16 | $1,898 psf |
| KEW GREEN | 1.7 km | D16 | $820 psf |
| TANAH MERAH GREEN | 1.7 km | D16 | $1,231 psf |
| BEDOK PARK | 1.7 km | D16 | $1,539 psf |
| CASA FLORA | 1.7 km | D16 | $1,152 psf |
| UNITED MANSION | 1.7 km | D15 | $1,417 psf |
| CASA MERAH | 1.7 km | D16 | $1,343 psf |
| EASTREES | 1.7 km | D15 | $837 psf |
| OPTIMA @ TANAH MERAH | 1.7 km | D16 | $1,395 psf |
| FRANKEL ESTATE | 1.7 km | D14 | $1,872 psf |
| EIGHT @ EAST COAST | 1.7 km | D15 | $977 psf |
| LIMAU VILLAS | 1.7 km | D16 | $1,367 psf |
| MANDARIN GARDENS | 1.7 km | D15 | $1,263 psf |
| EAST TUDOR | 1.8 km | D16 | $1,664 psf |
| CHATEAU LA SALLE | 1.8 km | D15 | $786 psf |
| KEW PLACE | 1.8 km | D16 | $1,515 psf |
| LIAN VILLAS | 1.8 km | D15 | — |
| CAYMAN RESIDENCES | 1.8 km | D15 | $3,250 psf |
| KEW COTTAGES | 1.8 km | D16 | $1,423 psf |
| THE GLADES | 1.8 km | D16 | $1,613 psf |
| BOWMONT CENTRE | 1.8 km | D15 | $1,287 psf |
| PEAKVIEW ESTATE | 1.9 km | D16 | $1,773 psf |
| TANAMERA CREST | 1.9 km | D16 | $1,008 psf |
| ENGLISH VILLAS | 1.9 km | D16 | $541 psf |
| LIMAU GROVE | 1.9 km | D16 | $946 psf |
| SIEW LIM PARK | 1.9 km | D16 | $944 psf |
| LUCKY HILL | 1.9 km | D16 | $1,815 psf |
| SIGLAP HILL 33 | 1.9 km | D15 | $780 psf |
| KEW GROVE | 1.9 km | D16 | $1,523 psf |
| SPRINGWELL MANSIONS | 1.9 km | D16 | — |
| LA SALLE VILLAS | 1.9 km | D15 | $1,905 psf |
| D'MANOR | 1.9 km | D16 | $835 psf |
| PALM TREE NINES | 1.9 km | D16 | $1,345 psf |
| SEASIDE PARK | 1.9 km | D15 | $2,083 psf |
| EAST COAST TERRACE | 2 km | D16 | — |
| HELICONA LODGE | 2 km | D16 | — |
| JIN DING GARDEN | 2 km | D16 | $1,199 psf |
| CATHAY GARDEN | 2 km | D15 | $2,644 psf |
| EAST VILLAGE | 2 km | D16 | $1,302 psf |
Family-Friendly Condos (3BR+ Available)
Condos near Dunman High School with 3-bedroom or larger units suitable for families.
| Condo | Distance | District |
|---|---|---|
| EAST COAST HILL | 50m | D16 |
| EVERGREEN GARDEN | 140m | D16 |
| EASTERN GARDEN | 240m | D16 |
| SPRING PARK ESTATE | 260m | D16 |
| CASAFINA | 290m | D16 |
| RICH EAST GARDEN | 360m | D16 |
| BREEZE BY THE EAST | 420m | D16 |
| TECK GUAN VILLE | 430m | D16 |
| LANDBAY CONDOMINIUM | 440m | D16 |
| THE TROPIC GARDENS | 460m | D16 |
The private condos list ranked by distance to Dunman High 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 Dunman High 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 Dunman High School?
How is the distance to Dunman High 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 Dunman High 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 Dunman High 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.