Proximity to Holy Innocents 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 Holy Innocents 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 Holy Innocents 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: Holy Innocents' High School (Secondary)
- Condos within 1km: 98
- Condos within 2km: 213
- Family-friendly (3BR+): 10
Condos Within 1km
Condos within the priority admission zone (1km) of Holy Innocents' High School.
| Condo | Distance | District | Tenure | Avg PSF |
|---|---|---|---|---|
| KOVAN REGENCY | 30m | D19 | 99 yrs lease commencing from 2012 | $1,666 psf |
| FIORENZA | 80m | D19 | Freehold | $1,302 psf |
| FLORENCE GROVE | 110m | D19 | Freehold | $2,131 psf |
| FLORENCE TERRACE | 110m | D19 | 999 yrs lease commencing from 1875 | $1,335 psf |
| SIMON PLAZA | 130m | D19 | Freehold | $1,298 psf |
| THE COURTYARD | 130m | D19 | Freehold | $1,287 psf |
| KOVAN RESIDENCES | 160m | D19 | 99 yrs lease commencing from 2007 | $1,559 psf |
| JAZZ RESIDENCES | 160m | D19 | Freehold | $981 psf |
| SUITES @ KOVAN | 170m | D19 | Freehold | $1,560 psf |
| PIN MANSIONS | 170m | D19 | Freehold | $1,339 psf |
| THE SILVA GARDENS | 180m | D19 | — | — |
| THE OLD HOUSE | 200m | D19 | Freehold | $1,226 psf |
| BLISS@KOVAN | 220m | D19 | Freehold | $1,465 psf |
| STARS OF KOVAN | 260m | D19 | 99 yrs lease commencing from 2015 | $1,796 psf |
| LOWLAND TERRACE | 260m | D19 | Freehold | $1,995 psf |
| HARMONY @ 1A | 270m | D19 | Freehold | $1,218 psf |
| DA SILVA VILLAS | 280m | D19 | Freehold | $2,070 psf |
| TAI PENG GARDENS | 300m | D19 | Freehold | $1,842 psf |
| ISUITES @ TANI | 320m | D19 | 999 yrs lease commencing from 1883 | $1,376 psf |
| FLORENCE GARDENS | 320m | D19 | 947 yrs lease commencing from 1934 | $1,730 psf |
| FORTUNA GARDENS | 330m | D19 | 999 yrs lease commencing from 1883 | $1,921 psf |
| SIMON TERRACE | 370m | D19 | — | — |
| KOVAN MELODY | 380m | D19 | 99-year leasehold | $1,478 psf |
| THE FLORENTINE | 380m | D19 | 947 yrs lease commencing from 1934 | $1,197 psf |
| FORTUNA GARDEN | 390m | D19 | Freehold | $2,021 psf |
| D' SILVA TERRACE | 400m | D19 | — | — |
| SOVEREIGN @ SIMON | 420m | D19 | — | — |
| LOWLAND VIEW | 430m | D19 | Freehold | $1,864 psf |
| THE TOP RESIDENCE | 430m | D19 | 999 yrs lease commencing from 1884 | $978 psf |
| KOVAN GARDENS | 460m | D19 | Freehold | $1,678 psf |
| THE TEMBUSU | 460m | D19 | Freehold | $1,812 psf |
| 21 RICHARDS | 480m | D19 | — | $1,558 psf |
| RICH.RESIDENCE | 490m | D19 | Freehold | $836 psf |
| SUMMER SCENT | 490m | D19 | 999 yrs lease commencing from 1883 | $1,184 psf |
| INFINIUM | 500m | D19 | Freehold | $752 psf |
| JADE VINE GARDENS | 500m | D19 | 999 yrs lease commencing from 1883 | $1,912 psf |
| THE FLORENCE RESIDENCES | 500m | D19 | 99 yrs lease commencing from 2018 | $1,746 psf |
| PARRYVILLE | 560m | D19 | 999 yrs lease commencing from 1883 | $2,007 psf |
| PARRY COURT | 570m | D19 | 999 yrs lease commencing from 1886 | $831 psf |
| FORTUNE PARK | 600m | D19 | Freehold | $1,250 psf |
| ONEROBEY | 600m | D19 | 999 yrs lease commencing from 1875 | $1,400 psf |
| JADE GARDEN | 610m | D10 | Freehold | $1,711 psf |
| HENLEY GARDENS | 630m | D19 | 99 yrs lease commencing from 1996 | $1,262 psf |
| TREASURE GARDENS | 640m | D19 | Freehold | $1,154 psf |
| TRILIVE | 640m | D19 | Freehold | $1,724 psf |
| PARKWOOD COLLECTION | 680m | D19 | 99 yrs lease commencing from 2017 | $795 psf |
| PARK RESIDENCES KOVAN | 700m | D19 | Freehold | $1,770 psf |
| KOVAN CREST | 700m | D19 | Freehold | $1,340 psf |
| D'ZIRE | 700m | D19 | 999 yrs lease commencing from 1875 | $1,379 psf |
| KOVAN ESQUIRE | 720m | D19 | Freehold | $1,430 psf |
| ROSYTH RESIDENCE | 720m | D19 | 999 yrs lease commencing from 1886 | $1,338 psf |
| FONTAINE PARRY | 720m | D19 | 999 yrs lease commencing from 1877 | $1,341 psf |
| POH HUAT GARDENS | 720m | D19 | 999 yrs lease commencing from 1883 | $1,439 psf |
| KOVAN GARDEN | 730m | D19 | — | — |
| PEOPLE'S GARDEN | 730m | D19 | 999 yrs lease commencing from 1879 | $1,709 psf |
| HIGHLAND CONDOMINIUM | 740m | D19 | Freehold | $1,105 psf |
| GILLENIA | 740m | D19 | 999 yrs lease commencing from 1886 | $1,181 psf |
| CHARLTON 18 | 760m | D19 | Freehold | $956 psf |
| HIGHLAND COTTAGES | 760m | D19 | Freehold | $1,237 psf |
| KOVAN GRANDEUR | 760m | D19 | 99 yrs lease commencing from 2010 | $1,384 psf |
| KOVAN JEWEL | 770m | D19 | Freehold | $2,140 psf |
| PALM GROVE TERRACE | 770m | D19 | 999 yrs lease commencing from 1878 | $2,084 psf |
| ISUITES @ PALM | 790m | D19 | 999 yrs lease commencing from 1878 | $1,375 psf |
| GLASGOW RESIDENCE | 790m | D19 | 999 yrs lease commencing from 1886 | $1,371 psf |
| KOVANA | 800m | D19 | Freehold | $1,267 psf |
| CHARLTON VILLAS | 830m | D19 | Freehold | $1,109 psf |
| GRAND REGALIA | 830m | D19 | Freehold | $1,031 psf |
| SANCTUARY @ 813 | 830m | D19 | Freehold | $1,370 psf |
| SANDILANDS RESIDENCES | 840m | D19 | 999 yrs lease commencing from 1886 | $1,888 psf |
| 57 @ KOVAN | 850m | D19 | — | $1,240 psf |
| BREEZY MANSIONS | 850m | D19 | 999 yrs lease commencing from 1886 | $1,349 psf |
| 3@SANDILANDS | 860m | D19 | — | $1,276 psf |
| JEWEL @ CHUAN HOE | 860m | D19 | 999 yrs lease commencing from 1886 | $634 psf |
| FOH PIN GARDEN | 870m | D19 | Freehold | $2,079 psf |
| PALM GROVE CONDOMINIUM | 870m | D19 | 999 yrs lease commencing from 1878 | $1,362 psf |
| PARK VILLAS | 870m | D19 | 99 yrs lease commencing from 1994 | $1,373 psf |
| PRINCETON VALE | 880m | D19 | 99 yrs lease commencing from 1996 | $1,352 psf |
| THE PROMENADE@PELIKAT | 890m | D19 | Freehold | $1,310 psf |
| PALM GROVE REGENCY | 900m | D19 | 999 yrs lease commencing from 1878 | $867 psf |
| TREASURE MANSIONS | 900m | D19 | Freehold | $1,177 psf |
| CHEN JING JUE MANSIONS | 910m | D19 | — | — |
| CHARLTON RESIDENCES | 920m | D19 | Freehold | $592 psf |
| KOVAN APARTMENTS | 920m | D19 | Freehold | $950 psf |
| JANSEN SPRING | 920m | D19 | — | — |
| PALM HAVEN | 920m | D19 | 999 yrs lease commencing from 1876 | $1,324 psf |
| HAI SING PARK | 920m | D19 | 999 yrs lease commencing from 1876 | $1,627 psf |
| JANSEN 8 | 930m | D19 | Freehold | $816 psf |
| PHILLIPS RESIDENCE | 930m | D19 | 999 yrs lease commencing from 1886 | $713 psf |
| CHARLTON CORNER | 940m | D19 | Freehold | $1,023 psf |
| D'PAVILION | 940m | D19 | Freehold | $1,372 psf |
| WATER VILLAS | 940m | D19 | Freehold | $819 psf |
| JANSEN VIEW | 950m | D19 | — | — |
| NAUNG RESIDENCE | 960m | D19 | 999 yrs lease commencing from 1883 | $1,467 psf |
| MINT RESIDENCES @ JANSEN | 970m | D19 | 999 yrs lease commencing from 1878 | $1,170 psf |
| RESIDENCES @ JANSEN | 970m | D19 | 999 yrs lease commencing from 1876 | $1,197 psf |
| GLASGOW TERRACE | 980m | D19 | — | — |
| NOUVELLE PARK | 980m | D19 | Freehold | $1,279 psf |
| CHARLTON 27 | 990m | D19 | Freehold | $743 psf |
Condos 1\u{2013}2km Away
| Condo | Distance | District | Avg PSF |
|---|---|---|---|
| JANSEN 28 | 1 km | D19 | $1,121 psf |
| PARRY PARK | 1 km | D19 | $2,018 psf |
| MIRAMAR GARDENS | 1 km | D19 | $1,839 psf |
| CHARLTON PARK | 1 km | D19 | $1,665 psf |
| LANGE 28 | 1.1 km | D19 | $1,095 psf |
| PARC VERA | 1.1 km | D19 | $1,257 psf |
| JANSEN HOUSE | 1.1 km | D19 | $2,044 psf |
| HILLSIDE MANSIONS | 1.1 km | D19 | $1,277 psf |
| SILVER HILL | 1.1 km | D19 | $1,954 psf |
| HILLSGROVE | 1.1 km | D19 | $734 psf |
| FORTUNA HILL | 1.1 km | D19 | $1,830 psf |
| SURIN VILLAS | 1.1 km | D19 | $622 psf |
| PARRY GREEN | 1.1 km | D19 | $1,333 psf |
| THE WATERLINE | 1.1 km | D19 | $1,280 psf |
| ONE SURIN | 1.1 km | D19 | $835 psf |
| GLASGOW GREEN | 1.1 km | D19 | $2,077 psf |
| TERRASSE | 1.1 km | D19 | $1,330 psf |
| LEGEND @ JANSEN | 1.2 km | D19 | $1,244 psf |
| PARKWOOD RESIDENCES | 1.2 km | D19 | $1,562 psf |
| SURIN GARDENS | 1.2 km | D19 | $2,212 psf |
| HIGHLAND ROW | 1.2 km | D19 | $1,544 psf |
| NANYANG PARK | 1.2 km | D19 | $1,473 psf |
| SAI HO BUILDING | 1.2 km | D19 | — |
| SANFORD PARK | 1.2 km | D19 | $2,048 psf |
| HILBRE28 | 1.2 km | D19 | $1,501 psf |
| THE MINTON | 1.2 km | D19 | $1,367 psf |
| THE MORNING GLORY | 1.2 km | D19 | $1,219 psf |
| VINA LODGE | 1.2 km | D19 | $1,092 psf |
| KJ MANSION | 1.2 km | D19 | — |
| KOVAN PRIMERA | 1.2 km | D19 | $1,274 psf |
| KOVAN 81 | 1.2 km | D19 | $1,084 psf |
| SPAZIO @ KOVAN | 1.2 km | D19 | $1,429 psf |
| 3@PHILLIPS | 1.2 km | D19 | $1,182 psf |
| HIGHLAND CENTRE | 1.3 km | D19 | $956 psf |
| WEMBLY RESIDENCES | 1.3 km | D19 | $1,313 psf |
| RESIDENCES BOTANIQUE | 1.3 km | D19 | $1,432 psf |
| D'HIRO@HILLSIDE | 1.3 km | D19 | $1,228 psf |
| ROSYTH LODGE | 1.3 km | D19 | $1,236 psf |
| ICB SHOPPING CENTRE | 1.3 km | D19 | — |
| VIBES @ KOVAN | 1.3 km | D19 | $1,448 psf |
| YIO CHU KANG TERRACE | 1.3 km | D19 | $2,210 psf |
| LEITH PARK | 1.3 km | D19 | $1,538 psf |
| ROSYTH VILLE | 1.3 km | D19 | $1,145 psf |
| THE STRADIA | 1.3 km | D19 | $916 psf |
| UPPER SERANGOON SHOPPING CENTRE | 1.3 km | D19 | $1,080 psf |
| LEITH GROVE | 1.3 km | D19 | $1,078 psf |
| ONE ROSYTH | 1.3 km | D19 | $1,217 psf |
| CAMBIO SUITES | 1.3 km | D19 | $1,342 psf |
| LE ROYCE @ LEITH PARK | 1.3 km | D19 | $743 psf |
| SPACE @ KOVAN | 1.3 km | D19 | $1,434 psf |
| STADIA | 1.3 km | D19 | $1,378 psf |
| MIDTOWN RESIDENCES | 1.4 km | D19 | $1,470 psf |
| SERANGOON GARDEN VIEW | 1.4 km | D19 | $1,098 psf |
| AFFINITY AT SERANGOON | 1.4 km | D19 | $1,699 psf |
| CENTRAL VIEW | 1.4 km | D19 | $1,131 psf |
| BRIGHTON VIEW | 1.4 km | D19 | — |
| THE SILVER SPURZ | 1.4 km | D19 | $1,007 psf |
| HUNDRED PALMS RESIDENCES | 1.4 km | D19 | $1,839 psf |
| CASA CAMBIO | 1.4 km | D19 | $1,548 psf |
| CERELIA VISTA | 1.5 km | D19 | $655 psf |
| AFFLUENCE COURT | 1.5 km | D19 | $1,092 psf |
| CASA RIVIERA | 1.5 km | D19 | $1,236 psf |
| WATER TERRACE | 1.5 km | D19 | $1,095 psf |
| CHEPSTOW VILLE | 1.5 km | D19 | $845 psf |
| URBAN RESIDENCES | 1.5 km | D19 | $1,386 psf |
| SOLARIS RESIDENCES | 1.5 km | D19 | $831 psf |
| ULTIMATE TERRACE | 1.5 km | D19 | — |
| PLACE-8 | 1.5 km | D19 | $943 psf |
| TRUSSVILLE | 1.5 km | D19 | $995 psf |
| TANGERINE GROVE | 1.5 km | D19 | $1,446 psf |
| SUITES @ PAYA LEBAR | 1.5 km | D19 | $1,525 psf |
| REGENTVILLE | 1.5 km | D19 | $982 psf |
| THE MORRIS RESIDENCES | 1.6 km | D19 | $857 psf |
| CAIFU VIEW | 1.6 km | D19 | $2,329 psf |
| FOREST WOODS | 1.6 km | D19 | $1,888 psf |
| MARLENE VILLE | 1.6 km | D19 | $1,165 psf |
| PRESTIGE POINT | 1.6 km | D19 | $1,574 psf |
| EVANIA | 1.6 km | D19 | $1,343 psf |
| ASTON GREEN | 1.6 km | D19 | $676 psf |
| CHERRY GARDENS | 1.6 km | D19 | $1,002 psf |
| CHERRYHILL | 1.6 km | D19 | $1,371 psf |
| SUMMER GROVE | 1.7 km | D19 | $2,212 psf |
| LLYN GARDENS | 1.7 km | D19 | $1,838 psf |
| ROSALIA PARK | 1.7 km | D19 | $1,151 psf |
| EVERGREEN PARK | 1.7 km | D19 | $928 psf |
| THE GARDEN RESIDENCES | 1.7 km | D19 | $1,809 psf |
| TAI KENG GARDENS | 1.8 km | D19 | $1,691 psf |
| JADE RESIDENCES | 1.8 km | D19 | $1,585 psf |
| YIKAI COURT | 1.8 km | D19 | $1,123 psf |
| TAI KENG VILLAS | 1.8 km | D19 | $1,313 psf |
| VILLA PONDER ROSA | 1.8 km | D19 | $1,661 psf |
| RIVERFRONT RESIDENCES | 1.8 km | D19 | $1,589 psf |
| URBAN VILLAS | 1.8 km | D19 | $650 psf |
| LA BELLE | 1.8 km | D19 | $1,144 psf |
| RAYA GARDEN | 1.8 km | D19 | $1,677 psf |
| FENGLI GARDENS | 1.8 km | D19 | $1,729 psf |
| BRIGHTON CREST | 1.8 km | D19 | $1,459 psf |
| CHUAN GARDEN | 1.9 km | D19 | $1,396 psf |
| FRAGRANT GARDENS | 1.9 km | D19 | $1,266 psf |
| KENSINGTON PARK CONDOMINIUM | 1.9 km | D19 | $1,552 psf |
| HOUGANG GREEN | 1.9 km | D19 | $864 psf |
| GRACE PARK | 1.9 km | D19 | $1,706 psf |
| THE VUE | 1.9 km | D19 | $1,532 psf |
| VERDANA VILLAS | 1.9 km | D19 | $832 psf |
| ARDISIA GARDENS | 1.9 km | D19 | $1,423 psf |
| TAI YUAN GARDEN | 1.9 km | D19 | $1,629 psf |
| GOLDEN CHUAN VILLE | 1.9 km | D19 | $1,636 psf |
| BAYOU RESIDENCE | 2 km | D19 | $1,241 psf |
| KENSINGTON SQUARE | 2 km | D19 | $1,482 psf |
| LA DOLCE VITA | 2 km | D19 | $1,538 psf |
| PAYA LEBAR GARDENS | 2 km | D19 | $2,398 psf |
| CASA ROSA | 2 km | D19 | $1,123 psf |
| THE LILIUM | 2 km | D19 | $2,091 psf |
| GABRIEL VILLAS | 2 km | D19 | $869 psf |
| SUMMER PLACE | 2 km | D19 | $1,655 psf |
Family-Friendly Condos (3BR+ Available)
Condos near Holy Innocents' High School with 3-bedroom or larger units suitable for families.
| Condo | Distance | District |
|---|---|---|
| KOVAN REGENCY | 30m | D19 |
| FIORENZA | 80m | D19 |
| FLORENCE GROVE | 110m | D19 |
| FLORENCE TERRACE | 110m | D19 |
| SIMON PLAZA | 130m | D19 |
| THE COURTYARD | 130m | D19 |
| KOVAN RESIDENCES | 160m | D19 |
| JAZZ RESIDENCES | 160m | D19 |
| SUITES @ KOVAN | 170m | D19 |
| PIN MANSIONS | 170m | D19 |
The private condos list ranked by distance to Holy Innocents 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 Holy Innocents 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 Holy Innocents' High School?
How is the distance to Holy Innocents 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 Holy Innocents 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 Holy Innocents 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.