Condos Near Gan Eng Seng School

School Proximity Last reviewed

Proximity to Gan Eng Seng 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 Gan Eng Seng 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 Gan Eng Seng 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.

By ShiokNest Data TeamUpdated
Key Takeaways
  • School: Gan Eng Seng School (Secondary)
  • Condos within 1km: 75
  • Condos within 2km: 284
  • Family-friendly (3BR+): 9

Condos Within 1km

Condos within the priority admission zone (1km) of Gan Eng Seng School.

Condos within 1km of Gan Eng Seng School
CondoDistanceDistrictTenureAvg PSF
MERAPRIME260mD399 yrs lease commencing from 2003$1,864 psf
DOMAIN 21340mD399 yrs lease commencing from 2004$1,760 psf
JERVOIS JADE420mD1099 yrs lease commencing from 1998$1,283 psf
EMERALD PARK430mD399 yrs lease commencing from 1991$1,468 psf
CENTRAL GREEN CONDOMINIUM440mD399 yrs lease commencing from 1992$1,584 psf
ALESSANDREA460mD3Freehold$1,732 psf
ONE JERVOIS460mD10Freehold$2,066 psf
SHEARES VILLE500mD10Freehold$1,993 psf
JERVOIS MANSION510mD10Freehold$2,578 psf
JERVOIS MANSIONS510mD10——
TWIN REGENCY520mD3Freehold$2,079 psf
JERVOIS TREASURES540mD10Freehold$2,611 psf
HOLT RESIDENCES560mD10Freehold$1,855 psf
KAI FOOK MANSION560mD39999 yrs lease commencing from 1960$1,025 psf
PRINCIPAL GARDEN560mD399 yrs lease commencing from 2014$2,062 psf
CRYSTAL COURT570mD10Freehold$1,493 psf
RIVER VALLEY COURT570mD9——
PETIT JERVOIS580mD10Freehold$2,690 psf
HARVEST MANSIONS600mD399 yrs lease commencing from 1993$1,255 psf
REGENCY SUITES600mD3Freehold$2,040 psf
JERVOIS LODGE610mD10Freehold$1,829 psf
JERVOIS VIEW610mD10Freehold$1,727 psf
THE HORIZON610mD10Freehold$2,148 psf
LOFT @ NATHAN620mD10Freehold$1,823 psf
MILL POINT620mD10999 yrs lease commencing from 1877$2,083 psf
NATHAN RESIDENCES630mD10Freehold$1,861 psf
RV RESIDENCES630mD10999 yrs lease commencing from 1877$2,246 psf
ZENITH630mD10999-year leasehold$2,023 psf
HIGHLINE RESIDENCES650mD399 yrs lease commencing from 2013$2,293 psf
MELROSE PARK650mD10999 yrs lease commencing from 1877$2,380 psf
SHANGHAI ONE650mD10Freehold$1,857 psf
NATHAN PLACE670mD10Freehold$1,899 psf
RV EDGE680mD10Freehold$2,035 psf
NATHAN SUITES690mD10Freehold$2,305 psf
QUEENSBERRY LODGE690mD10Freehold$1,407 psf
38 JERVOIS710mD10—$2,305 psf
STELLAR RV710mD10Freehold$1,871 psf
CHARLESTON720mD10Freehold$2,031 psf
MON JERVOIS720mD1099 yrs lease commencing from 2012$1,855 psf
KELLOCK LODGE750mD10Freehold$1,799 psf
REGENCY LODGE750mD10Freehold$1,852 psf
STUDIO 3750mD10Freehold$1,819 psf
RIVER VALLEY APARTMENTS760mD10Freehold$1,695 psf
JERVOISVILLE770mD10Freehold$2,187 psf
GREAT WORLD CITY780mD9——
JERVOIS REGENCY780mD10Freehold$1,625 psf
M5790mD10Freehold$2,090 psf
PROMENADE PEAK790mD399 yrs lease commencing from 2024$2,981 psf
THE MERCURY790mD10Freehold$2,058 psf
RV SUITES800mD10Freehold$1,882 psf
YONG SIAK VIEW810mD3Freehold$1,715 psf
LATITUDE820mD10Freehold$2,592 psf
YONG SIAK COURT820mD3Freehold$1,667 psf
ZYON GRAND820mD399 yrs lease commencing from 2024$3,052 psf
MUTIARA CREST830mD10Freehold$1,927 psf
THE MONTANA830mD10Freehold$2,011 psf
ALEX RESIDENCES850mD399 yrs lease commencing from 2013$2,101 psf
DORMER PARK850mD10Freehold$1,998 psf
THE ASTON850mD10Freehold$1,825 psf
TIARA850mD9Freehold$2,323 psf
DRAGON VIEW PARK880mD10Freehold$2,355 psf
MUTIARA VIEW880mD10Freehold$2,095 psf
CENTENNIA SUITES900mD9Freehold$2,833 psf
KASTURINA LODGE900mD10Freehold$1,980 psf
THE TRILLIUM900mD9Freehold$2,559 psf
THE CREST910mD399 yrs lease commencing from 2012$1,939 psf
THE REGENCY AT TIONG BAHRU910mD3Freehold$2,224 psf
TRIBECA920mD9Freehold$2,375 psf
MIRAGE TOWER930mD9Freehold$2,229 psf
REGENCY PARK930mD10Freehold$2,161 psf
VALLEY HOUSE930mD9——
ECHELON970mD399 yrs lease commencing from 2012$2,069 psf
TIONG BAHRU ESTATE980mD3Freehold$4,188 psf
MOUNT ECHO PARK990mD10——
THE COSMOPOLITAN1 kmD9Freehold$2,547 psf
💡
Family-Friendly Tip
Living within 1km of Gan Eng Seng School gives your child priority admission. There are 75 condos in this zone with 9 offering 3-bedroom+ units.
🧮Can you afford a home near Gan Eng Seng School? Try the Affordability Calculator→

Condos 1\u{2013}2km Away

Condos 1–2km from Gan Eng Seng School
CondoDistanceDistrictAvg PSF
TANGLIN VIEW1 kmD3$1,647 psf
SPRING GROVE1 kmD10$1,696 psf
SRI MENANTI ESTATE1 kmD3$2,407 psf
IRWELL HILL RESIDENCES1 kmD9$2,728 psf
ARTRA1 kmD3$2,275 psf
CASA JERVOIS1.1 kmD10$2,107 psf
BEVERLY HILL1.1 kmD10$2,370 psf
RIVA LODGE1.1 kmD9—
BISHOPSGATE RESIDENCES1.1 kmD10$3,566 psf
RIVER GREEN1.1 kmD9$3,138 psf
ASCENTIA SKY1.1 kmD3$1,747 psf
ENG HOON MANSIONS1.1 kmD3$1,341 psf
YONG AN PARK1.1 kmD9$2,178 psf
CLYDESVIEW1.1 kmD3$1,638 psf
GRAMERCY PARK1.1 kmD10$2,997 psf
JERVOIS GROVE1.1 kmD10$1,853 psf
JERVOIS PRIVE1.1 kmD10$2,989 psf
RIVERSHIRE1.1 kmD9$2,240 psf
ONE CHATSWORTH1.2 kmD10$1,911 psf
RIVERGATE1.2 kmD9$2,735 psf
TANGLIN REGENCY1.2 kmD10$1,620 psf
CLIVEDEN AT GRANGE1.2 kmD10$2,798 psf
GRANGE 801.2 kmD10—
JERVOIS COURT1.2 kmD10—
GRANGE 701.2 kmD10—
HORIZON TOWERS1.2 kmD9$1,389 psf
LEONIE TOWERS1.2 kmD9$1,904 psf
THE METROPOLITAN CONDOMINIUM1.2 kmD3$1,738 psf
LEONIE HILL RESIDENCES1.2 kmD9$2,301 psf
2 RVG1.2 kmD9$2,103 psf
ROBERTSON BLUE1.2 kmD9$2,101 psf
THE COLONNADE1.2 kmD10—
GRANGE ROAD APARTMENTS1.2 kmD10—
LEONIE CONDOTEL1.2 kmD9—
MANHATTAN MANSIONS1.2 kmD10$1,905 psf
120 GRANGE1.2 kmD10$2,855 psf
THE VERV @ RV1.2 kmD9$2,048 psf
UP@ROBERTSON QUAY1.2 kmD9$2,133 psf
8 RODYK1.2 kmD9$2,300 psf
GRANGE 18661.2 kmD10$3,059 psf
LEONIE SUITES1.2 kmD9$1,867 psf
LUMA1.3 kmD9$1,986 psf
LEONIE GARDENS1.3 kmD9$1,746 psf
RAINBOW MANSION1.3 kmD10—
THE MORNINGSIDE1.3 kmD9$2,033 psf
JERVOIS MEADOWS1.3 kmD10$1,611 psf
KIM LIN PARK1.3 kmD10$3,128 psf
RIVERDALE RESIDENCE1.3 kmD9—
WATERMARK ROBERTSON QUAY1.3 kmD9$2,139 psf
MARTIN EDGE1.3 kmD9$1,612 psf
ROBERTSON 1001.3 kmD9$2,118 psf
RV ALTITUDE1.3 kmD9$2,735 psf
THE LUMOS1.3 kmD9$2,354 psf
THE AVENIR1.3 kmD9$3,190 psf
ONE TREE HILL MANSIONS1.3 kmD10$1,410 psf
RIVERIA GARDENS1.3 kmD9$2,361 psf
THE MARQ ON PATERSON HILL1.3 kmD9$4,509 psf
WILMER HOUSE1.3 kmD9—
STARLIGHT SUITES1.3 kmD9$2,002 psf
NEW FUTURA1.3 kmD9$4,021 psf
MARTIN MODERN1.3 kmD9$2,739 psf
MARTIN NO 381.3 kmD9$2,519 psf
ONE TREE HILL COLLECTION1.3 kmD10$3,492 psf
ONE TREE HILL RESIDENCE1.3 kmD10$2,316 psf
8 SAINT THOMAS1.4 kmD9$2,743 psf
PARKVIEW ECLAT1.4 kmD10$3,403 psf
TERESA TERRACE1.4 kmD4—
THE REGALIA1.4 kmD9$2,209 psf
THE PATERSON1.4 kmD9$2,381 psf
OUE TWIN PEAKS1.4 kmD9$2,271 psf
GRANGE HEIGHTS1.4 kmD9$1,915 psf
TERESA 81.4 kmD4$1,039 psf
EURO-ASIA COURT1.4 kmD9$1,994 psf
SKYPARK1.4 kmD9$1,792 psf
AVENUE SOUTH RESIDENCE1.4 kmD3$2,261 psf
LA CRYSTAL1.4 kmD9$2,059 psf
LEONIE PARC VIEW1.4 kmD9$2,451 psf
MARTIN PLACE RESIDENCES1.4 kmD9$2,547 psf
TERESA VILLAS1.4 kmD4$591 psf
TERESA VILLE1.4 kmD4$1,655 psf
THE GRANGE1.4 kmD10$2,806 psf
ST THOMAS LODGE1.4 kmD9—
ST THOMAS VILLE1.4 kmD9—
THE INSPIRA1.4 kmD9$2,174 psf
THE QUAYSIDE1.4 kmD9$1,583 psf
SAM KIANG MANSIONS1.4 kmD9$2,064 psf
SKYLINE 360 @ SAINT THOMAS WALK1.4 kmD9$2,494 psf
ST THOMAS COURT1.4 kmD9$1,921 psf
URBANA1.4 kmD9$2,378 psf
CLAREMONT1.5 kmD9$1,989 psf
ESPADA1.5 kmD9$2,398 psf
FRASER RESIDENCE ORCHARD SINGAPORE1.5 kmD9—
OLEANAS RESIDENCE1.5 kmD9$2,007 psf
PATERSON RESIDENCE1.5 kmD9$2,531 psf
PATERSON SUITES1.5 kmD9$2,664 psf
RESIDENCE 81.5 kmD10$753 psf
UPPERHOUSE AT ORCHARD BOULEVARD1.5 kmD10$3,329 psf
GRANGE INFINITE1.5 kmD9$2,574 psf
ST THOMAS SUITES1.5 kmD9$2,221 psf
ORCHARD BEL AIR1.5 kmD10$1,504 psf
RIVERSIDE 481.5 kmD9$1,973 psf
THE LANDMARK1.5 kmD3$2,593 psf
RESIDENCES AT 338A1.5 kmD9$2,066 psf
THE IVERIA1.5 kmD9$2,586 psf
LA VILLE1.5 kmD15$2,321 psf
LANGSTON VILLE1.5 kmD9$1,846 psf
ONE DEVONSHIRE1.5 kmD9$2,726 psf
GAMBIER COURT1.5 kmD9$1,628 psf
KUM HING COURT1.5 kmD10$2,465 psf
ORCHARD VIEW1.5 kmD9$2,666 psf
THE SUITES AT CENTRAL1.5 kmD9$2,493 psf
336 RIVER VALLEY1.6 kmD9—
THE BAYRON1.6 kmD9—
THE PATERSON EDGE1.6 kmD9$2,382 psf
TOMLINSON HEIGHTS1.6 kmD10$3,720 psf
ATTITUDE AT KIM YAM1.6 kmD9$2,129 psf
RESIDENCES @ KILLINEY1.6 kmD9$2,266 psf
THE BEAUMONT1.6 kmD9$2,473 psf
THE ABODE AT DEVONSHIRE1.6 kmD9$2,009 psf
THE PIER AT ROBERTSON1.6 kmD9$2,155 psf
WATERFORD RESIDENCE1.6 kmD9$1,861 psf
BOULEVARD VUE1.6 kmD10$3,084 psf
THE BOUTIQ1.6 kmD9$1,977 psf
3 ORCHARD BY-THE-PARK1.6 kmD10$3,679 psf
ILLUMINAIRE ON DEVONSHIRE1.6 kmD9$2,238 psf
ROCHALIE RESIDENCES1.6 kmD10—
FOUR SEASONS PARK1.6 kmD10$3,180 psf
HILL HOUSE1.6 kmD9$3,094 psf
ONE PEARL BANK1.6 kmD3$2,569 psf
ROBERTSON EDGE1.6 kmD9$2,034 psf
SKYLINE @ ORCHARD BOULEVARD1.6 kmD9$5,371 psf
THE WHARF RESIDENCE1.6 kmD9$2,253 psf
CUSCADEN RESERVE1.6 kmD10$3,071 psf
DEVONSHIRE 121.6 kmD9$2,075 psf
DEVONSHIRE RESIDENCES1.6 kmD9$2,088 psf
PATERSON LINC1.6 kmD9$2,430 psf
TANGLIN PARK1.6 kmD10$2,326 psf
ASPEN LINQ1.6 kmD9$1,835 psf
DEVONSHIRE BUILDING1.6 kmD9—
PARK NOVA1.6 kmD10$4,731 psf
THE METZ1.6 kmD9$2,618 psf
VIVACE1.6 kmD9$2,058 psf
ANGULLIA PARK RESIDENCES @ ORCHARD1.7 kmD10$2,465 psf
PINE RESIDENCES1.7 kmD9—
RIVER PLACE1.7 kmD3$1,651 psf
TEOCHEW SAIHO RESIDENCE1.7 kmD9—
283 STUDIO1.7 kmD9$1,953 psf
KILLINEY 1181.7 kmD9$2,095 psf
LLOYD SIXTYFIVE1.7 kmD9$3,801 psf
TANGLIN HILL MEADOWS1.7 kmD10$2,165 psf
THE BOTANIC ON LLOYD1.7 kmD9$2,219 psf
TWO8ONE STUDIO1.7 kmD9$2,323 psf
THE BOULEVARD RESIDENCE1.7 kmD10$2,642 psf
3 CUSCADEN1.7 kmD10$3,893 psf
TWENTYONE ANGULLIA PARK1.7 kmD9$3,786 psf
ASPEN HEIGHTS1.7 kmD9$2,138 psf
HANA1.7 kmD10—
TANGLIN HILL CONDOMINIUM1.7 kmD10$1,852 psf
THE ROBERTSON OPUS1.7 kmD9$3,367 psf
THE TOMLINSON1.7 kmD10$2,422 psf
LLOYD COURT1.7 kmD9$1,780 psf
THE ORCHARD RESIDENCES1.7 kmD9$3,149 psf
ACORN1.8 kmD9—
BLAIR PLAIN CONSERVATION AREA1.8 kmD2$3,428 psf
CUSCADEN RESIDENCES1.8 kmD10$2,472 psf
VALLEY MANSION1.8 kmD9$1,764 psf
GRANGE RESIDENCES1.8 kmD10$3,091 psf
LLOYD MANSION1.8 kmD9—
BRENTWOOD1.8 kmD9—
VALLEY LODGE1.8 kmD9—
BOULEVARD 881.8 kmD10$3,945 psf
RIVER VALLEY CONSERVATION AREA1.8 kmD9—
VALLEY PARK1.8 kmD10$2,078 psf
DUBLIN LODGE1.8 kmD9$2,527 psf
UE SQUARE1.8 kmD9$2,048 psf
RV POINT1.8 kmD9$2,056 psf
OXLEY EDGE1.8 kmD9$2,005 psf
DORSETT RESIDENCES1.8 kmD2$2,115 psf
EVERTON COURT1.8 kmD2—
TANGLIN HILL VILLAS1.8 kmD10$2,507 psf
OXLEY RESIDENCE1.9 kmD9$1,996 psf
ST REGIS RESIDENCES SINGAPORE1.9 kmD10$2,522 psf
THYE SHAN MANSION1.9 kmD2—
VILLE ROYALE1.9 kmD9$1,851 psf
DUBLIN ROAD FLATS1.9 kmD9$1,991 psf
PEOPLE'S PARK COMPLEX1.9 kmD1$1,148 psf
ST MARTIN'S1.9 kmD10$2,355 psf
HARBOUR SUITES1.9 kmD4$1,632 psf
THE IMPERIAL1.9 kmD9$2,353 psf
EBER GARDENS1.9 kmD9—
PERMAI RESIDENCES1.9 kmD4—
SPOTTISWOODE SUITES1.9 kmD2$2,264 psf
UNION SQUARE RESIDENCES1.9 kmD1$3,159 psf
BELLE VUE RESIDENCES1.9 kmD9$1,994 psf
LUCKY PLAZA1.9 kmD9$2,019 psf
SPOTTISWOODE RESIDENCES1.9 kmD2$2,204 psf
TANGLIN RESIDENCES1.9 kmD10$2,000 psf
OXLEY MANSION1.9 kmD9—
OXLEY NEO RESIDENCES1.9 kmD9—
SPOTTISWOODE 181.9 kmD2$2,227 psf
SKY EVERTON2 kmD2$2,800 psf
ST MARTIN RESIDENCE2 kmD10$2,202 psf
THE RIVERSIDE PIAZZA2 kmD1$1,586 psf
NASSIM JADE2 kmD10$2,679 psf
NUTMEG COURT2 kmD9—
PEOPLE'S PARK CENTRE2 kmD1$837 psf
1 NASSIM2 kmD10—
HOLLYWOOD APARTMENTS2 kmD9$1,919 psf
KRETA AYER CONSERVATION AREA2 kmD1—

Family-Friendly Condos (3BR+ Available)

Condos near Gan Eng Seng School with 3-bedroom or larger units suitable for families.

CondoDistanceDistrict
MERAPRIME260mD3
DOMAIN 21340mD3
JERVOIS JADE420mD10
EMERALD PARK430mD3
CENTRAL GREEN CONDOMINIUM440mD3
ALESSANDREA460mD3
ONE JERVOIS460mD10
SHEARES VILLE500mD10
JERVOIS MANSION510mD10

The private condos list ranked by distance to Gan Eng Seng 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 Gan Eng Seng 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 Gan Eng Seng School?
75 condos within 1km and 284 within 2km.
How is the distance to Gan Eng Seng 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 Gan Eng Seng 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 Gan Eng Seng 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.

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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