Proximity to Henderson 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 Henderson 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 Henderson 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: Henderson Secondary School (Secondary)
- Condos within 1km: 37
- Condos within 2km: 183
- Family-friendly (3BR+): 10
Condos Within 1km
Condos within the priority admission zone (1km) of Henderson Secondary School.
| Condo | Distance | District | Tenure | Avg PSF |
|---|---|---|---|---|
| ALEX RESIDENCES | 380m | D3 | 99 yrs lease commencing from 2013 | $2,101 psf |
| ALESSANDREA | 390m | D3 | Freehold | $1,732 psf |
| ECHELON | 450m | D3 | 99 yrs lease commencing from 2012 | $2,069 psf |
| ARTRA | 460m | D3 | 99 yrs lease commencing from 2016 | $2,275 psf |
| ASCENTIA SKY | 550m | D3 | 99 yrs lease commencing from 2008 | $1,747 psf |
| TANGLIN VIEW | 570m | D3 | 99 yrs lease commencing from 1997 | $1,647 psf |
| PRINCIPAL GARDEN | 590m | D3 | 99 yrs lease commencing from 2014 | $2,062 psf |
| THE CREST | 600m | D3 | 99 yrs lease commencing from 2012 | $1,939 psf |
| THE METROPOLITAN CONDOMINIUM | 600m | D3 | 99 yrs lease commencing from 2006 | $1,738 psf |
| JERVOIS TREASURES | 660m | D10 | Freehold | $2,611 psf |
| PETIT JERVOIS | 660m | D10 | Freehold | $2,690 psf |
| TANGLIN REGENCY | 660m | D10 | 99 yrs lease commencing from 1994 | $1,620 psf |
| DOMAIN 21 | 690m | D3 | 99 yrs lease commencing from 2004 | $1,760 psf |
| MON JERVOIS | 700m | D10 | 99 yrs lease commencing from 2012 | $1,855 psf |
| JERVOIS MANSION | 730m | D10 | Freehold | $2,578 psf |
| JERVOIS MANSIONS | 730m | D10 | — | — |
| JERVOIS LODGE | 740m | D10 | Freehold | $1,829 psf |
| SRI MENANTI ESTATE | 740m | D3 | Freehold | $2,407 psf |
| JERVOIS JADE | 750m | D10 | 99 yrs lease commencing from 1998 | $1,283 psf |
| 38 JERVOIS | 760m | D10 | — | $2,305 psf |
| CLYDESVIEW | 770m | D3 | Freehold | $1,638 psf |
| ONE JERVOIS | 770m | D10 | Freehold | $2,066 psf |
| DORMER PARK | 790m | D10 | Freehold | $1,998 psf |
| JERVOIS REGENCY | 790m | D10 | Freehold | $1,625 psf |
| JERVOIS VIEW | 800m | D10 | Freehold | $1,727 psf |
| MERAPRIME | 800m | D3 | 99 yrs lease commencing from 2003 | $1,864 psf |
| CASA JERVOIS | 810m | D10 | Freehold | $2,107 psf |
| CENTRAL GREEN CONDOMINIUM | 830m | D3 | 99 yrs lease commencing from 1992 | $1,584 psf |
| JERVOISVILLE | 830m | D10 | Freehold | $2,187 psf |
| JERVOIS GROVE | 840m | D10 | Freehold | $1,853 psf |
| SHEARES VILLE | 840m | D10 | Freehold | $1,993 psf |
| JERVOIS PRIVE | 850m | D10 | Freehold | $2,989 psf |
| JERVOIS COURT | 870m | D10 | — | — |
| MOUNT ECHO PARK | 900m | D10 | — | — |
| JERVOIS MEADOWS | 920m | D10 | Freehold | $1,611 psf |
| HOLT RESIDENCES | 940m | D10 | Freehold | $1,855 psf |
| TWIN REGENCY | 970m | D3 | Freehold | $2,079 psf |
Condos 1\u{2013}2km Away
| Condo | Distance | District | Avg PSF |
|---|---|---|---|
| CRYSTAL COURT | 1 km | D10 | $1,493 psf |
| REGENCY SUITES | 1 km | D3 | $2,040 psf |
| RIVER VALLEY COURT | 1 km | D9 | — |
| KAI FOOK MANSION | 1 km | D3 | $1,025 psf |
| THE HORIZON | 1 km | D10 | $2,148 psf |
| NATHAN PLACE | 1.1 km | D10 | $1,899 psf |
| HIGHLINE RESIDENCES | 1.1 km | D3 | $2,293 psf |
| LOFT @ NATHAN | 1.1 km | D10 | $1,823 psf |
| NATHAN RESIDENCES | 1.1 km | D10 | $1,861 psf |
| EMERALD PARK | 1.1 km | D3 | $1,468 psf |
| NATHAN SUITES | 1.1 km | D10 | $2,305 psf |
| SHANGHAI ONE | 1.1 km | D10 | $1,857 psf |
| QUEENSBERRY LODGE | 1.1 km | D10 | $1,407 psf |
| RV RESIDENCES | 1.1 km | D10 | $2,246 psf |
| REGENCY LODGE | 1.2 km | D10 | $1,852 psf |
| RV EDGE | 1.2 km | D10 | $2,035 psf |
| CHARLESTON | 1.2 km | D10 | $2,031 psf |
| STUDIO 3 | 1.2 km | D10 | $1,819 psf |
| YONG SIAK VIEW | 1.2 km | D3 | $1,715 psf |
| THE MERCURY | 1.2 km | D10 | $2,058 psf |
| YONG SIAK COURT | 1.2 km | D3 | $1,667 psf |
| STELLAR RV | 1.2 km | D10 | $1,871 psf |
| REGENCY PARK | 1.2 km | D10 | $2,161 psf |
| MILL POINT | 1.3 km | D10 | $2,083 psf |
| LATITUDE | 1.3 km | D10 | $2,592 psf |
| HARVEST MANSIONS | 1.3 km | D3 | $1,255 psf |
| MELROSE PARK | 1.3 km | D10 | $2,380 psf |
| RIVER VALLEY APARTMENTS | 1.3 km | D10 | $1,695 psf |
| ZENITH | 1.3 km | D10 | $2,023 psf |
| BISHOPSGATE RESIDENCES | 1.3 km | D10 | $3,566 psf |
| THE REGENCY AT TIONG BAHRU | 1.3 km | D3 | $2,224 psf |
| DRAGON VIEW PARK | 1.3 km | D10 | $2,355 psf |
| M5 | 1.3 km | D10 | $2,090 psf |
| MUTIARA VIEW | 1.3 km | D10 | $2,095 psf |
| KELLOCK LODGE | 1.3 km | D10 | $1,799 psf |
| TERESA TERRACE | 1.3 km | D4 | — |
| TERESA VILLE | 1.3 km | D4 | $1,655 psf |
| RV SUITES | 1.3 km | D10 | $1,882 psf |
| BEVERLY HILL | 1.3 km | D10 | $2,370 psf |
| THE MONTANA | 1.3 km | D10 | $2,011 psf |
| MUTIARA CREST | 1.3 km | D10 | $1,927 psf |
| TERESA VILLAS | 1.3 km | D4 | $591 psf |
| TERESA 8 | 1.4 km | D4 | $1,039 psf |
| ONE CHATSWORTH | 1.4 km | D10 | $1,911 psf |
| THE ASTON | 1.4 km | D10 | $1,825 psf |
| TANGLIN PARK | 1.4 km | D10 | $2,326 psf |
| SPRING GROVE | 1.4 km | D10 | $1,696 psf |
| GRAMERCY PARK | 1.4 km | D10 | $2,997 psf |
| GREAT WORLD CITY | 1.4 km | D9 | — |
| KASTURINA LODGE | 1.4 km | D10 | $1,980 psf |
| GRANGE ROAD APARTMENTS | 1.4 km | D10 | — |
| TIARA | 1.4 km | D9 | $2,323 psf |
| PROMENADE PEAK | 1.5 km | D3 | $2,981 psf |
| VALLEY HOUSE | 1.5 km | D9 | — |
| 120 GRANGE | 1.5 km | D10 | $2,855 psf |
| CLIVEDEN AT GRANGE | 1.5 km | D10 | $2,798 psf |
| RAINBOW MANSION | 1.5 km | D10 | — |
| ZYON GRAND | 1.5 km | D3 | $3,052 psf |
| ALEXIS | 1.5 km | D3 | $1,672 psf |
| PARKVIEW ECLAT | 1.5 km | D10 | $3,403 psf |
| TANGLIN HILL MEADOWS | 1.5 km | D10 | $2,165 psf |
| TIONG BAHRU ESTATE | 1.5 km | D3 | $4,188 psf |
| ONE TREE HILL MANSIONS | 1.5 km | D10 | $1,410 psf |
| ONE TREE HILL RESIDENCE | 1.5 km | D10 | $2,316 psf |
| AVENUE SOUTH RESIDENCE | 1.6 km | D3 | $2,261 psf |
| THE COLONNADE | 1.6 km | D10 | — |
| THE TRILLIUM | 1.6 km | D9 | $2,559 psf |
| CENTENNIA SUITES | 1.6 km | D9 | $2,833 psf |
| GRANGE 80 | 1.6 km | D10 | — |
| ONE TREE HILL COLLECTION | 1.6 km | D10 | $3,492 psf |
| IRWELL HILL RESIDENCES | 1.6 km | D9 | $2,728 psf |
| TANGLIN HILL CONDOMINIUM | 1.6 km | D10 | $1,852 psf |
| TRIBECA | 1.6 km | D9 | $2,375 psf |
| MIRAGE TOWER | 1.6 km | D9 | $2,229 psf |
| THE COSMOPOLITAN | 1.6 km | D9 | $2,547 psf |
| THE GRANGE | 1.6 km | D10 | $2,806 psf |
| ENG HOON MANSIONS | 1.6 km | D3 | $1,341 psf |
| GRANGE 70 | 1.6 km | D10 | — |
| KIM LIN PARK | 1.6 km | D10 | $3,128 psf |
| MANHATTAN MANSIONS | 1.6 km | D10 | $1,905 psf |
| PENRITH | 1.6 km | D3 | $2,796 psf |
| RIVA LODGE | 1.6 km | D9 | — |
| QUEENS | 1.7 km | D3 | $1,546 psf |
| TANGLIN HILL VILLAS | 1.7 km | D10 | $2,507 psf |
| UPPERHOUSE AT ORCHARD BOULEVARD | 1.7 km | D10 | $3,329 psf |
| GRANGE 1866 | 1.7 km | D10 | $3,059 psf |
| SHEPHERD'S HILL ESTATE | 1.7 km | D3 | $1,826 psf |
| ROCHALIE RESIDENCES | 1.7 km | D10 | — |
| THE MARQ ON PATERSON HILL | 1.7 km | D9 | $4,509 psf |
| QUEENS PEAK | 1.7 km | D3 | $2,104 psf |
| ORCHARD BEL AIR | 1.7 km | D10 | $1,504 psf |
| RIVERSHIRE | 1.7 km | D9 | $2,240 psf |
| RESIDENCE 8 | 1.7 km | D10 | $753 psf |
| RIVER GREEN | 1.7 km | D9 | $3,138 psf |
| YONG AN PARK | 1.7 km | D9 | $2,178 psf |
| HORIZON TOWERS | 1.8 km | D9 | $1,389 psf |
| LEONIE TOWERS | 1.8 km | D9 | $1,904 psf |
| LEONIE SUITES | 1.8 km | D9 | $1,867 psf |
| LEONIE HILL RESIDENCES | 1.8 km | D9 | $2,301 psf |
| KUM HING COURT | 1.8 km | D10 | $2,465 psf |
| 3 ORCHARD BY-THE-PARK | 1.8 km | D10 | $3,679 psf |
| LEONIE GARDENS | 1.8 km | D9 | $1,746 psf |
| THE LUMOS | 1.8 km | D9 | $2,354 psf |
| THE PATERSON | 1.8 km | D9 | $2,381 psf |
| 2 RVG | 1.8 km | D9 | $2,103 psf |
| LEONIE CONDOTEL | 1.8 km | D9 | — |
| RIVERGATE | 1.8 km | D9 | $2,735 psf |
| THE ANCHORAGE | 1.8 km | D3 | $1,785 psf |
| TOMLINSON HEIGHTS | 1.8 km | D10 | $3,720 psf |
| CUSCADEN RESERVE | 1.9 km | D10 | $3,071 psf |
| THE VERV @ RV | 1.9 km | D9 | $2,048 psf |
| COMMONWEALTH TOWERS | 1.9 km | D3 | $2,076 psf |
| LUMA | 1.9 km | D9 | $1,986 psf |
| PARK NOVA | 1.9 km | D10 | $4,731 psf |
| PERMAI RESIDENCES | 1.9 km | D4 | — |
| ROBERTSON BLUE | 1.9 km | D9 | $2,101 psf |
| FRASER RESIDENCE ORCHARD SINGAPORE | 1.9 km | D9 | — |
| GRANGE RESIDENCES | 1.9 km | D10 | $3,091 psf |
| HARBOUR SUITES | 1.9 km | D4 | $1,632 psf |
| PATERSON RESIDENCE | 1.9 km | D9 | $2,531 psf |
| RIVERDALE RESIDENCE | 1.9 km | D9 | — |
| NEW FUTURA | 1.9 km | D9 | $4,021 psf |
| RIVERIA GARDENS | 1.9 km | D9 | $2,361 psf |
| RV ALTITUDE | 1.9 km | D9 | $2,735 psf |
| THE MORNINGSIDE | 1.9 km | D9 | $2,033 psf |
| UP@ROBERTSON QUAY | 1.9 km | D9 | $2,133 psf |
| 8 RODYK | 1.9 km | D9 | $2,300 psf |
| OUE TWIN PEAKS | 1.9 km | D9 | $2,271 psf |
| PATERSON SUITES | 1.9 km | D9 | $2,664 psf |
| ORCHARD VIEW | 1.9 km | D9 | $2,666 psf |
| WILMER HOUSE | 1.9 km | D9 | — |
| HANA | 1.9 km | D10 | — |
| WATERMARK ROBERTSON QUAY | 1.9 km | D9 | $2,139 psf |
| FOUR SEASONS PARK | 2 km | D10 | $3,180 psf |
| MARTIN EDGE | 2 km | D9 | $1,612 psf |
| ROBERTSON 100 | 2 km | D9 | $2,118 psf |
| THE AVENIR | 2 km | D9 | $3,190 psf |
| THE PATERSON EDGE | 2 km | D9 | $2,382 psf |
| BOULEVARD VUE | 2 km | D10 | $3,084 psf |
| THE PEARL @ MOUNT FABER | 2 km | D4 | $1,384 psf |
| THE TOMLINSON | 2 km | D10 | $2,422 psf |
| 8 SAINT THOMAS | 2 km | D9 | $2,743 psf |
| GRANGE HEIGHTS | 2 km | D9 | $1,915 psf |
| LEONIE PARC VIEW | 2 km | D9 | $2,451 psf |
| STARLIGHT SUITES | 2 km | D9 | $2,002 psf |
| THE REGALIA | 2 km | D9 | $2,209 psf |
Family-Friendly Condos (3BR+ Available)
Condos near Henderson Secondary School with 3-bedroom or larger units suitable for families.
| Condo | Distance | District |
|---|---|---|
| ALEX RESIDENCES | 380m | D3 |
| ALESSANDREA | 390m | D3 |
| ECHELON | 450m | D3 |
| ARTRA | 460m | D3 |
| ASCENTIA SKY | 550m | D3 |
| TANGLIN VIEW | 570m | D3 |
| PRINCIPAL GARDEN | 590m | D3 |
| THE CREST | 600m | D3 |
| THE METROPOLITAN CONDOMINIUM | 600m | D3 |
| JERVOIS TREASURES | 660m | D10 |
The private condos list ranked by distance to Henderson 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 Henderson 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 Henderson Secondary School?
How is the distance to Henderson 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 Henderson 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 Henderson 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.