Condos Near Henry Park Primary School

School Proximity 17 min read Last reviewed

Proximity to Henry Park Primary 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 Henry Park Primary 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 Henry Park Primary 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.

TL;DR
Condos near Henry Park Primary School (Primary). 23 within 1km, 165 within 2km, from $535,000.
Key Takeaways
  • School: Henry Park Primary School (Primary)
  • Condos within 1km: 23
  • Cheapest recorded entry within 1km: $535,000
  • Within-1km avg PSF vs district: -26.0%
Condos within 1km
23
Cheapest entry
$535,000
Median PSF (1km)
$1,752 psf
Premium vs district
-26.0%
Walkability
84/100

Location Map

Map shows Henry Park Primary School (centre) with nearby condos. MOE measures the 1km/2km priority band as a straight line to the school’s central point — confirm any address on the official OneMap School Query, not a walking-route estimate.

  • Henry Park Primary School
  • ROSEDALE
  • KING ALBERT PARK
  • 1 KING ALBERT PARK
  • KAP RESIDENCES
  • CASA ESPERANZA
  • MAPLE WOODS
  • THE STERLING
  • JARDIN
  • CHENG SOON GARDEN
  • GARDENVISTA
  • MAYFAIR MODERN
  • THE BLOSSOMVALE

What the 1km Rule Actually Means

Living within 1km of Henry Park Primary School gives Singapore-citizen children the top distance-priority tier in the MOE Primary 1 (P1) ballot (Phase 2C). Three things buyers most often get wrong:

  • Distance is measured as a straight line to the school’s central point — not walking or driving distance. Verify any address on the official OneMap School Query.
  • Within 1km is not a guarantee. The most sought-after schools ballot even within the 1km citizen tier.
  • To use home-based priority you must live at the address for at least 30 months from the start of the exercise; MOE spot-checks and prosecutes false addresses.

Full mechanics — phases, balloting and the residency rule — are in the P1 registration & 1km-rule property guide.

Cheapest Units Within 1km

The most affordable way into Henry Park Primary School’s 1km band, ranked by the lowest recorded transacted price. When you are buying for catchment on a budget, the entry quantum matters more than headline PSF.

Cheapest condos within 1km of Henry Park Primary School
CondoDistanceCheapest (recorded)Cheapest PSFAvg PSFTenure
SHERWOOD TOWER980m$535,000$681 psf$995 psf99 yrs lease commencing from 1976
SUITES DE LAUREL970m$780,000$1,188 psf$1,594 psf999 yrs lease commencing from 1885
KAP RESIDENCES700m$885,000$1,566 psf$1,818 psfFreehold
MAYFAIR MODERN850m$1,010,000$1,828 psf$2,162 psf99 yrs lease commencing from 2018
MAYFAIR GARDENS920m$1,015,740$1,754 psf$2,067 psf99 yrs lease commencing from 2018
GARDENVISTA850m$1,150,000$1,283 psf$1,747 psf99 yrs lease commencing from 1999
KI RESIDENCES AT BROOKVALE920m$1,265,000$1,594 psf$1,956 psf999 yrs lease commencing from 1885
1 KING ALBERT PARK700m$1,450,000$1,573 psf$1,842 psfFreehold
THE BLOSSOMVALE850m$1,560,000$1,594 psf$2,023 psf999 yrs lease commencing from 1884
MAPLE WOODS730m$1,640,000$1,659 psf$2,066 psfFreehold
FLORIDIAN930m$1,680,000$1,747 psf$2,218 psfFreehold
THE STERLING730m$1,690,000$1,539 psf$2,068 psfFreehold
JARDIN810m$1,700,000$1,534 psf$1,862 psfFreehold
CASA ESPERANZA710m$1,830,000$1,589 psf$1,846 psfFreehold
SUMMERLEA GREEN940m$2,300,000$1,078 psf$1,457 psf99 yrs lease commencing from 1995

All Condos Within 1km

Every condominium within the priority-admission zone (1km) of Henry Park Primary School, closest first.

Condos within 1km of Henry Park Primary School
CondoDistanceDistrictTenureAvg PSFWalkability
ROSEDALE130mD21——67/100
KING ALBERT PARK560mD21——95/100
1 KING ALBERT PARK700mD21Freehold$1,842 psf95/100
KAP RESIDENCES700mD21Freehold$1,818 psf95/100
CASA ESPERANZA710mD21Freehold$1,846 psf83/100
MAPLE WOODS730mD21Freehold$2,066 psf83/100
THE STERLING730mD21Freehold$2,068 psf95/100
JARDIN810mD21Freehold$1,862 psf95/100
CHENG SOON GARDEN840mD21Freehold$1,513 psf90/100
GARDENVISTA850mD2199 yrs lease commencing from 1999$1,747 psf95/100
MAYFAIR MODERN850mD2199 yrs lease commencing from 2018$2,162 psf95/100
THE BLOSSOMVALE850mD21999 yrs lease commencing from 1884$2,023 psf95/100
HOLLAND GREEN910mD1099 yrs lease commencing from 1995$1,065 psf47/100
CLEMENTI GREEN920mD21Freehold$1,560 psf76/100
KI RESIDENCES AT BROOKVALE920mD21999 yrs lease commencing from 1885$1,956 psf51/100
MAYFAIR GARDENS920mD2199 yrs lease commencing from 2018$2,067 psf95/100
CLEMENTI GARDENS930mD21Freehold$2,102 psf76/100
FLORIDIAN930mD21Freehold$2,218 psf83/100
EWART PARK940mD10——49/100
SUMMERLEA GREEN940mD2199 yrs lease commencing from 1995$1,457 psf81/100
TOH YI COURT940mD21Freehold$1,080 psf90/100
SUITES DE LAUREL970mD21999 yrs lease commencing from 1885$1,594 psf95/100
SHERWOOD TOWER980mD2199 yrs lease commencing from 1976$995 psf100/100

Condos 1–2km Away

Condominiums between 1km and 2km from Henry Park Primary School. Homes 1–2km away still outrank beyond-2km applicants in the citizen tier, so they remain a credible second option.

Condos 1–2km from Henry Park Primary School
CondoDistanceDistrictTenureAvg PSF
THE NEXUS1 kmD21Freehold$2,155 psf
ENG KONG PARK1 kmD21Freehold$1,929 psf
HUA GUAN GARDENS1.1 kmD21999 yrs lease commencing from 1883$2,944 psf
BRIZAY PARK1.1 kmD10——
THE RESERVE RESIDENCES1.1 kmD2199 yrs lease commencing from 2021$2,494 psf
TOH TUCK HILL1.1 kmD21——
AMSTERDAM APARTMENTS1.1 kmD10——
KILBURN ESTATE1.1 kmD21999 yrs lease commencing from 1879$1,503 psf
MAYFAIR PARK1.1 kmD2199 yrs lease commencing from 1952$374 psf
ENG KONG GREEN1.1 kmD21Freehold$1,488 psf
THE LINQ @ BEAUTY WORLD1.1 kmD21Freehold$2,738 psf
KISMIS COURT1.1 kmD2199 yrs lease commencing from 1981$882 psf
THE CASCADIA1.1 kmD21Freehold$1,969 psf
UNIQUE GARDEN1.2 kmD2199 yrs lease commencing from 1972$593 psf
HIGH OAK CONDOMINIUM1.2 kmD2199 yrs lease commencing from 1996$1,254 psf
HAMPSTEAD1.2 kmD21——
JK BUILDING1.2 kmD21Freehold$1,365 psf
SUITES AT BUKIT TIMAH1.2 kmD21Freehold$1,703 psf
8@BT1.2 kmD2199 yrs lease commencing from 2023$2,735 psf
BAN GUAN PARK1.2 kmD10Freehold$2,376 psf
KILAT COURT1.2 kmD21Freehold$971 psf
SAVOY PARK1.2 kmD21Freehold$1,588 psf
VIEW AT KISMIS1.2 kmD2199 yrs lease commencing from 2019$1,932 psf
PINETREE HILL1.2 kmD2199 yrs lease commencing from 2022$2,486 psf
TRANQUILIA @ KISMIS1.2 kmD21Freehold$896 psf
KILAT 191.2 kmD21Freehold$1,128 psf
HOCK SENG PARK1.2 kmD21Freehold$2,271 psf
BEAUTY WORLD PLAZA1.3 kmD21999 yrs lease commencing from 1884$1,570 psf
CARMINE COLLECTION1.3 kmD21Freehold$2,243 psf
NAVA GROVE1.3 kmD2199 yrs lease commencing from 2024$2,493 psf
SUN COURT1.3 kmD21Freehold$274 psf
DAINTREE RESIDENCE1.3 kmD2199 yrs lease commencing from 2017$2,008 psf
KISMIS RESIDENCES1.3 kmD21Freehold$2,893 psf
ASHLEY GREEN1.3 kmD10——
CLEMENTI PARK1.3 kmD21Freehold$1,548 psf
PANDAN VALLEY1.3 kmD21Freehold$1,385 psf
SEVEN OAKS1.3 kmD10Freehold$1,400 psf
ALLSWORTH PARK1.3 kmD10999 yrs lease commencing from 1885$1,857 psf
BEAUTY WORLD CENTRE1.3 kmD2199 yrs lease commencing from 1979$1,058 psf
MEADOWLODGE1.3 kmD2199 yrs lease commencing from 1997$1,394 psf
CHUN TIN COURT1.3 kmD21——
ELEVEN @ HOLLAND1.3 kmD1099 yrs lease commencing from 2010$948 psf
KILAT CENTRE1.3 kmD21Freehold$1,345 psf
NOTTINGHILL SUITES1.3 kmD21Freehold$1,633 psf
UOB CENTRE1.4 kmD21——
GREENRIDGE1.4 kmD21Freehold$1,708 psf
HOOVER PARK1.4 kmD21Freehold$2,016 psf
THE CREEK @ BUKIT1.4 kmD21Freehold$1,741 psf
BINJAI PARK1.4 kmD21999 yrs lease commencing from 1875$1,658 psf
ILLOURA1.4 kmD10Freehold$1,367 psf
THE SERENADE @ HOLLAND1.4 kmD1099 yrs lease commencing from 2001$1,457 psf
THE TESSARINA1.4 kmD10Freehold$2,108 psf
QUINTERRA1.4 kmD1099 yrs lease commencing from 2006$1,587 psf
TERRENE AT BUKIT TIMAH1.4 kmD21999 yrs lease commencing from 1885$1,773 psf
HONG KONG PARK1.4 kmD21999 yrs lease commencing from 1879$2,077 psf
LINK RESIDENCE @ HOLLAND1.4 kmD10Freehold$2,842 psf
THE SIERRA1.4 kmD10947 yrs lease commencing from 1937$1,696 psf
THE TENERIFFE1.4 kmD1099 yrs lease commencing from 1996$1,010 psf
PINE GROVE1.4 kmD2199 yrs lease commencing from 1984$1,046 psf
ASTOR GREEN1.4 kmD2199 yrs lease commencing from 1991$1,348 psf
TOH TUCK LODGE1.4 kmD21Freehold$1,064 psf
GOLDEN RISE ESTATE1.5 kmD21Freehold$1,810 psf
RIDGEWOOD1.5 kmD10999 yrs lease commencing from 1885$1,727 psf
MARYLAND ESTATE1.5 kmD10——
OAK VILLAS1.5 kmD10Freehold$2,466 psf
THE TRIZON1.5 kmD10Freehold$1,968 psf
VILLAS HOLLAND1.5 kmD10——
FREESIA WOODS1.5 kmD21Freehold$1,618 psf
AIRVIEW PARK1.5 kmD21Freehold$2,047 psf
HOLLAND GARDENS1.5 kmD10999 yrs lease commencing from 1885$2,082 psf
THE BEVERLY1.5 kmD21Freehold$1,263 psf
SIGNATURE PARK1.5 kmD21Freehold$1,605 psf
SUNSET LODGE1.5 kmD21Freehold$1,031 psf
EDEN PARK1.6 kmD10Freehold$2,520 psf
FORETT@BUKIT TIMAH1.6 kmD21Freehold$2,131 psf
MONTVIEW1.6 kmD10Freehold$1,946 psf
CAVENDISH PARK1.6 kmD2199 yrs lease commencing from 1991$1,457 psf
MANDARIN PARK1.6 kmD21Freehold$1,876 psf
TOH TUCK GARDEN1.6 kmD21Freehold$1,990 psf
BEAVERTON COURT1.6 kmD10Freehold$1,816 psf
SHAN YAO GARDEN1.6 kmD21Freehold$1,308 psf
PARKSUITES1.7 kmD10110 yrs lease commencing from 2017$2,365 psf
TECK HIANG GARDENS1.7 kmD21——
SWISS CLUB PARK1.7 kmD11Freehold$1,689 psf
MOUNT SINAI1.7 kmD10999 yrs lease commencing from 1885$2,618 psf
VILLA AZURA1.7 kmD10Freehold$1,612 psf
HIGHGATE PARK1.7 kmD21Freehold$2,411 psf
MING TECK PARK1.7 kmD10999 yrs lease commencing from 1876$2,454 psf
THE MONDRIAN1.7 kmD21999 yrs lease commencing from 1884$2,614 psf
THE SIXTH AVENUE RESIDENCES1.7 kmD10Freehold$1,942 psf
VISTA GARDEN1.7 kmD21Freehold$1,325 psf
GARLICK PARK1.7 kmD10Freehold$2,932 psf
GARLICK VILLE1.7 kmD10——
FONTANA HEIGHTS1.7 kmD10Freehold$1,945 psf
PALM RESIDENCE1.7 kmD21Freehold$1,149 psf
RADIANCE @ BUKIT TIMAH1.7 kmD21Freehold$876 psf
GRAND REGENCY1.7 kmD21Freehold$1,555 psf
SELANTING GREEN1.7 kmD21Freehold$1,392 psf
LUCKY PARK1.7 kmD10Freehold$2,391 psf
REGENT VILLAS1.7 kmD1099 yrs lease commencing from 1991$1,369 psf
LEIGHWOODS1.8 kmD10Freehold$1,664 psf
REGIS MANSIONS1.8 kmD21Freehold$1,290 psf
ROYAL COURT1.8 kmD21Freehold$1,303 psf
VILLAGE TOWER1.8 kmD10Freehold$1,896 psf
DYNASTY GARDEN1.8 kmD10Freehold$1,635 psf
SWISS VALLEY1.8 kmD11——
MONT TIMAH1.8 kmD2199 yrs lease commencing from 2004$849 psf
PATENT PLACE1.8 kmD21——
DYNASTY LODGE1.8 kmD10Freehold$1,536 psf
HIGHGATE1.8 kmD21Freehold$1,451 psf
GLENTREES1.8 kmD10999 yrs lease commencing from 1885$1,693 psf
GRAND CHATEAU1.8 kmD21Freehold$1,326 psf
PALMS @ SIXTH AVENUE1.8 kmD10Freehold$1,115 psf
ROYALGREEN1.8 kmD10Freehold$2,768 psf
HOLLLAND GROVE PARK1.8 kmD10Freehold$2,129 psf
THE MARBELLA1.8 kmD10Freehold$2,204 psf
MOUNT SINAI RESIDENCES1.8 kmD10999 yrs lease commencing from 1885$611 psf
THE HILLFORD1.8 kmD2160 yrs lease commencing from 2013$1,359 psf
ANGSANA PARK1.8 kmD21——
HANSVILLE1.8 kmD10——
LE WOOD1.8 kmD2199 yrs lease commencing from 1999$1,155 psf
SELBY GARDENS1.8 kmD10Freehold$1,622 psf
CHARISMA VIEW1.9 kmD21Freehold$1,474 psf
HOLLAND GROVE PARK1.9 kmD10Freehold$2,327 psf
QUEEN ASTRID GARDENS1.9 kmD10999 yrs lease commencing from 1876$2,281 psf
VERDALE1.9 kmD2199 yrs lease commencing from 2018$1,824 psf
MCMAHON PARK1.9 kmD10999 yrs lease commencing from 1877$2,314 psf
SIXTH AVENUE CENTRE1.9 kmD10Freehold$1,577 psf
VENTURA HEIGHTS1.9 kmD10Freehold$819 psf
VILLAS SIX1.9 kmD5Freehold$1,353 psf
SOUTHAVEN II1.9 kmD21999 yrs lease commencing from 1877$1,493 psf
BUKIT REGENCY1.9 kmD21Freehold$1,549 psf
SIXTH AVENUE VILLE1.9 kmD10Freehold$1,959 psf
SOUTHAVEN I1.9 kmD2199 yrs lease commencing from 1994$1,127 psf
AVENUE VILLAS1.9 kmD10——
JURONG PARK1.9 kmD21Freehold$2,135 psf
SHERWOOD CONDOMINIUM1.9 kmD21Freehold$1,400 psf
BINJAI CREST2 kmD2199 yrs lease commencing from 1996$763 psf
ESTRIVILLAS2 kmD10Freehold$804 psf
QUEEN ASTRID PARK2 kmD10999 yrs lease commencing from 1876$2,704 psf
ALLAMANDA GROVE2 kmD10Freehold$2,323 psf
FIFTH AVENUE CONDOMINIUM2 kmD10Freehold$2,081 psf

Family-Friendly Condos (3BR+ Available)

Condos within 1km of Henry Park Primary School with a track record of 3-bedroom or larger transactions — the layouts most families actually need.

Family-sized condos near Henry Park Primary School
CondoDistanceDistrictAvg PSF
1 KING ALBERT PARK700mD21$1,842 psf
KAP RESIDENCES700mD21$1,818 psf
CASA ESPERANZA710mD21$1,846 psf
MAPLE WOODS730mD21$2,066 psf
THE STERLING730mD21$2,068 psf
JARDIN810mD21$1,862 psf
CHENG SOON GARDEN840mD21$1,513 psf
GARDENVISTA850mD21$1,747 psf
MAYFAIR MODERN850mD21$2,162 psf
THE BLOSSOMVALE850mD21$2,023 psf
HOLLAND GREEN910mD10$1,065 psf
CLEMENTI GREEN920mD21$1,560 psf

Overlapping School Catchments

A home sitting within 1km of two popular primary schools is the strongest catchment play there is — it widens your P1 options and tends to hold demand best on resale. Other schools whose catchment overlaps Henry Park Primary School:

The School-Proximity Premium

Condos within 1km of Henry Park Primary School transact at an average $1,752 psf PSF — about -26.0% below the surrounding district average of $2,367 psf.

Be honest with yourself about that premium. Rigorous studies put the pure school effect at roughly 2–4% for most schools (higher for a handful of elite catchments), and MRT access, lease decay and project age routinely move price more than the school does. Buy the home on its own merits first and treat the catchment as a bonus, not the whole thesis.

Why This School Drives Demand

Henry Park Primary School is a GEP centre and one of the most consistently oversubscribed schools in the west.

School programmes and affiliations change — confirm current status on the MOE school-information service before relying on it.

Rent vs Buy Within 1km

Some families rent within 1km purely to secure the P1 distance tier. It is legitimate, but weigh it carefully:

  • The 30-month residency rule applies to renters too — you must genuinely live at the address for about 30 months from the start of the exercise.
  • MOE runs address spot-checks and has prosecuted parents for false declarations.
  • A caregiver’s address within 1km is downgraded to the 1–2km tier — it does not buy you the top band.
  • Buying instead locks the address in permanently and captures any catchment appreciation, but ties up capital and stamp duty.
🧮Rent or buy near Henry Park Primary School? Model both with the Buy-vs-Rent calculator→

The private condos list ranked by distance to Henry Park Primary 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 (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 Henry Park Primary 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 within 1km of Henry Park Primary School?
There are 23 condominiums within 1km of Henry Park Primary School and 165 within 2km. The cheapest recorded entry within 1km is around $535,000.
Does living within 1km of Henry Park Primary School guarantee a Primary 1 place?
No. Living within 1km gives Singapore-citizen children the top distance-priority tier in Phase 2C, but the most oversubscribed schools still ballot even within the 1km tier. Proximity improves your odds; it does not guarantee a place.
How is the 1km distance to Henry Park Primary School measured?
MOE uses the straight-line (as-the-crow-flies) distance from your home to the school's central reference point — not walking or driving distance, and not a Google Maps estimate. Verify any specific address on the official OneMap School Query tool.
Can I rent within 1km of Henry Park Primary School just to secure priority?
You can, but the same 30-month residency rule applies to renters: you must genuinely live at the address for about 30 months from the start of the exercise. MOE runs address spot-checks and has prosecuted false declarations, and a caregiver's address within 1km is downgraded to the 1–2km tier.
Do condos near Henry Park Primary School cost more?
Condos within 1km average about $1,752 psf PSF, roughly -26.0% below the district average of $2,367 psf. The pure school effect is usually a few percent; MRT access, lease and project age often matter more.
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.

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Methodology & Sources

Numbers in this article reflect the latest available data and update as new data becomes available.

Transaction data sourced from URA.

  • Distances use the haversine (straight-line) formula, matching how MOE measures home-school distance.
  • School locations from MOE; condo prices from URA caveats.
  • P1 phases, 1km/2km priority and balloting outcomes: always verify on the official MOE and OneMap School Query pages.

Outlier-resistant medians anchor every PSF figure shown above. Volume counts are exact transaction tallies, not estimates.

Best suited for

Best for — P1 school balloting families Families with young children Tuition-belt families International school families
Tags: Primary School Proximity

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