Proximity to Holy Innocents 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 Holy Innocents 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 Holy Innocents 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.
- School: Holy Innocents' Primary School (Primary)
- Condos within 1km: 87
- Condos within 2km: 203
- Family-friendly (3BR+): 10
Condos Within 1km
Condos within the priority admission zone (1km) of Holy Innocents' Primary School.
| Condo | Distance | District | Tenure | Avg PSF |
|---|---|---|---|---|
| FIORENZA | 40m | D19 | Freehold | $1,302 psf |
| THE COURTYARD | 40m | D19 | Freehold | $1,287 psf |
| JAZZ RESIDENCES | 70m | D19 | Freehold | $981 psf |
| KOVAN REGENCY | 80m | D19 | 99 yrs lease commencing from 2012 | $1,666 psf |
| FLORENCE TERRACE | 80m | D19 | 999 yrs lease commencing from 1875 | $1,335 psf |
| PIN MANSIONS | 120m | D19 | Freehold | $1,339 psf |
| THE OLD HOUSE | 150m | D19 | Freehold | $1,226 psf |
| FLORENCE GROVE | 160m | D19 | Freehold | $2,131 psf |
| SUITES @ KOVAN | 170m | D19 | Freehold | $1,560 psf |
| HARMONY @ 1A | 190m | D19 | Freehold | $1,218 psf |
| SIMON PLAZA | 220m | D19 | Freehold | $1,298 psf |
| KOVAN RESIDENCES | 230m | D19 | 99 yrs lease commencing from 2007 | $1,559 psf |
| TAI PENG GARDENS | 250m | D19 | Freehold | $1,842 psf |
| STARS OF KOVAN | 260m | D19 | 99 yrs lease commencing from 2015 | $1,796 psf |
| THE SILVA GARDENS | 260m | D19 | — | — |
| FLORENCE GARDENS | 270m | D19 | 947 yrs lease commencing from 1934 | $1,730 psf |
| BLISS@KOVAN | 300m | D19 | Freehold | $1,465 psf |
| ISUITES @ TANI | 300m | D19 | 999 yrs lease commencing from 1883 | $1,376 psf |
| THE FLORENTINE | 330m | D19 | 947 yrs lease commencing from 1934 | $1,197 psf |
| DA SILVA VILLAS | 350m | D19 | Freehold | $2,070 psf |
| LOWLAND TERRACE | 360m | D19 | Freehold | $1,995 psf |
| FORTUNA GARDENS | 390m | D19 | 999 yrs lease commencing from 1883 | $1,921 psf |
| THE TEMBUSU | 410m | D19 | Freehold | $1,812 psf |
| SIMON TERRACE | 410m | D19 | — | — |
| D' SILVA TERRACE | 430m | D19 | — | — |
| SOVEREIGN @ SIMON | 440m | D19 | — | — |
| THE TOP RESIDENCE | 440m | D19 | 999 yrs lease commencing from 1884 | $978 psf |
| FORTUNA GARDEN | 450m | D19 | Freehold | $2,021 psf |
| THE FLORENCE RESIDENCES | 450m | D19 | 99 yrs lease commencing from 2018 | $1,746 psf |
| KOVAN MELODY | 460m | D19 | 99-year leasehold | $1,478 psf |
| LOWLAND VIEW | 520m | D19 | Freehold | $1,864 psf |
| SUMMER SCENT | 520m | D19 | 999 yrs lease commencing from 1883 | $1,184 psf |
| FORTUNE PARK | 540m | D19 | Freehold | $1,250 psf |
| JADE VINE GARDENS | 540m | D19 | 999 yrs lease commencing from 1883 | $1,912 psf |
| KOVAN GARDENS | 550m | D19 | Freehold | $1,678 psf |
| 21 RICHARDS | 570m | D19 | — | $1,558 psf |
| TRILIVE | 570m | D19 | Freehold | $1,724 psf |
| RICH.RESIDENCE | 580m | D19 | Freehold | $836 psf |
| INFINIUM | 590m | D19 | Freehold | $752 psf |
| PARRYVILLE | 590m | D19 | 999 yrs lease commencing from 1883 | $2,007 psf |
| PARKWOOD COLLECTION | 590m | D19 | 99 yrs lease commencing from 2017 | $795 psf |
| ONEROBEY | 620m | D19 | 999 yrs lease commencing from 1875 | $1,400 psf |
| HENLEY GARDENS | 630m | D19 | 99 yrs lease commencing from 1996 | $1,262 psf |
| PARRY COURT | 640m | D19 | 999 yrs lease commencing from 1886 | $831 psf |
| PEOPLE'S GARDEN | 640m | D19 | 999 yrs lease commencing from 1879 | $1,709 psf |
| JADE GARDEN | 660m | D10 | Freehold | $1,711 psf |
| D'ZIRE | 700m | D19 | 999 yrs lease commencing from 1875 | $1,379 psf |
| KOVAN GRANDEUR | 710m | D19 | 99 yrs lease commencing from 2010 | $1,384 psf |
| TREASURE GARDENS | 730m | D19 | Freehold | $1,154 psf |
| POH HUAT GARDENS | 730m | D19 | 999 yrs lease commencing from 1883 | $1,439 psf |
| FONTAINE PARRY | 770m | D19 | 999 yrs lease commencing from 1877 | $1,341 psf |
| PARK RESIDENCES KOVAN | 790m | D19 | Freehold | $1,770 psf |
| KOVAN CREST | 800m | D19 | Freehold | $1,340 psf |
| ROSYTH RESIDENCE | 800m | D19 | 999 yrs lease commencing from 1886 | $1,338 psf |
| KOVAN ESQUIRE | 820m | D19 | Freehold | $1,430 psf |
| KOVAN GARDEN | 830m | D19 | — | — |
| GILLENIA | 830m | D19 | 999 yrs lease commencing from 1886 | $1,181 psf |
| HAI SING PARK | 830m | D19 | 999 yrs lease commencing from 1876 | $1,627 psf |
| CHARLTON 18 | 840m | D19 | Freehold | $956 psf |
| HIGHLAND CONDOMINIUM | 840m | D19 | Freehold | $1,105 psf |
| HIGHLAND COTTAGES | 850m | D19 | Freehold | $1,237 psf |
| PALM GROVE TERRACE | 860m | D19 | 999 yrs lease commencing from 1878 | $2,084 psf |
| NAUNG RESIDENCE | 860m | D19 | 999 yrs lease commencing from 1883 | $1,467 psf |
| KOVAN JEWEL | 870m | D19 | Freehold | $2,140 psf |
| GLASGOW RESIDENCE | 870m | D19 | 999 yrs lease commencing from 1886 | $1,371 psf |
| ISUITES @ PALM | 880m | D19 | 999 yrs lease commencing from 1878 | $1,375 psf |
| KOVANA | 900m | D19 | Freehold | $1,267 psf |
| PARK VILLAS | 900m | D19 | 99 yrs lease commencing from 1994 | $1,373 psf |
| SANDILANDS RESIDENCES | 910m | D19 | 999 yrs lease commencing from 1886 | $1,888 psf |
| CHARLTON VILLAS | 920m | D19 | Freehold | $1,109 psf |
| GRAND REGALIA | 920m | D19 | Freehold | $1,031 psf |
| SANCTUARY @ 813 | 920m | D19 | Freehold | $1,370 psf |
| PRINCETON VALE | 920m | D19 | 99 yrs lease commencing from 1996 | $1,352 psf |
| MIRAMAR GARDENS | 920m | D19 | 999 yrs lease commencing from 1883 | $1,839 psf |
| THE PROMENADE@PELIKAT | 930m | D19 | Freehold | $1,310 psf |
| BREEZY MANSIONS | 930m | D19 | 999 yrs lease commencing from 1886 | $1,349 psf |
| JEWEL @ CHUAN HOE | 930m | D19 | 999 yrs lease commencing from 1886 | $634 psf |
| 57 @ KOVAN | 940m | D19 | — | $1,240 psf |
| FOH PIN GARDEN | 950m | D19 | Freehold | $2,079 psf |
| 3@SANDILANDS | 950m | D19 | — | $1,276 psf |
| PALM GROVE CONDOMINIUM | 960m | D19 | 999 yrs lease commencing from 1878 | $1,362 psf |
| CHEN JING JUE MANSIONS | 970m | D19 | — | — |
| PARC VERA | 980m | D19 | 99 yrs lease commencing from 2010 | $1,257 psf |
| PALM GROVE REGENCY | 990m | D19 | 999 yrs lease commencing from 1878 | $867 psf |
| TREASURE MANSIONS | 990m | D19 | Freehold | $1,177 psf |
| SILVER HILL | 990m | D19 | 945 yrs lease commencing from 1936 | $1,954 psf |
| PHILLIPS RESIDENCE | 1 km | D19 | 999 yrs lease commencing from 1886 | $713 psf |
Condos 1\u{2013}2km Away
| Condo | Distance | District | Avg PSF |
|---|---|---|---|
| CHARLTON RESIDENCES | 1 km | D19 | $592 psf |
| PALM HAVEN | 1 km | D19 | $1,324 psf |
| CHARLTON CORNER | 1 km | D19 | $1,023 psf |
| KOVAN APARTMENTS | 1 km | D19 | $950 psf |
| JANSEN 8 | 1 km | D19 | $816 psf |
| JANSEN SPRING | 1 km | D19 | — |
| NOUVELLE PARK | 1 km | D19 | $1,279 psf |
| D'PAVILION | 1 km | D19 | $1,372 psf |
| WATER VILLAS | 1 km | D19 | $819 psf |
| JANSEN VIEW | 1 km | D19 | — |
| MINT RESIDENCES @ JANSEN | 1.1 km | D19 | $1,170 psf |
| RESIDENCES @ JANSEN | 1.1 km | D19 | $1,197 psf |
| GLASGOW TERRACE | 1.1 km | D19 | — |
| PARRY PARK | 1.1 km | D19 | $2,018 psf |
| CHARLTON 27 | 1.1 km | D19 | $743 psf |
| JANSEN 28 | 1.1 km | D19 | $1,121 psf |
| CHARLTON PARK | 1.1 km | D19 | $1,665 psf |
| LANGE 28 | 1.1 km | D19 | $1,095 psf |
| THE MINTON | 1.2 km | D19 | $1,367 psf |
| JANSEN HOUSE | 1.2 km | D19 | $2,044 psf |
| HILLSIDE MANSIONS | 1.2 km | D19 | $1,277 psf |
| THE WATERLINE | 1.2 km | D19 | $1,280 psf |
| PARRY GREEN | 1.2 km | D19 | $1,333 psf |
| TERRASSE | 1.2 km | D19 | $1,330 psf |
| HILLSGROVE | 1.2 km | D19 | $734 psf |
| FORTUNA HILL | 1.2 km | D19 | $1,830 psf |
| SURIN VILLAS | 1.2 km | D19 | $622 psf |
| PARKWOOD RESIDENCES | 1.2 km | D19 | $1,562 psf |
| GLASGOW GREEN | 1.2 km | D19 | $2,077 psf |
| ONE SURIN | 1.2 km | D19 | $835 psf |
| LEGEND @ JANSEN | 1.3 km | D19 | $1,244 psf |
| NANYANG PARK | 1.3 km | D19 | $1,473 psf |
| MIDTOWN RESIDENCES | 1.3 km | D19 | $1,470 psf |
| SURIN GARDENS | 1.3 km | D19 | $2,212 psf |
| HIGHLAND ROW | 1.3 km | D19 | $1,544 psf |
| SAI HO BUILDING | 1.3 km | D19 | — |
| SANFORD PARK | 1.3 km | D19 | $2,048 psf |
| HILBRE28 | 1.3 km | D19 | $1,501 psf |
| KJ MANSION | 1.3 km | D19 | — |
| THE MORNING GLORY | 1.3 km | D19 | $1,219 psf |
| VINA LODGE | 1.3 km | D19 | $1,092 psf |
| KOVAN PRIMERA | 1.3 km | D19 | $1,274 psf |
| 3@PHILLIPS | 1.3 km | D19 | $1,182 psf |
| KOVAN 81 | 1.3 km | D19 | $1,084 psf |
| SPAZIO @ KOVAN | 1.3 km | D19 | $1,429 psf |
| ROSYTH LODGE | 1.3 km | D19 | $1,236 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 |
| HIGHLAND CENTRE | 1.4 km | D19 | $956 psf |
| LEITH PARK | 1.4 km | D19 | $1,538 psf |
| ROSYTH VILLE | 1.4 km | D19 | $1,145 psf |
| YIO CHU KANG TERRACE | 1.4 km | D19 | $2,210 psf |
| ICB SHOPPING CENTRE | 1.4 km | D19 | — |
| VIBES @ KOVAN | 1.4 km | D19 | $1,448 psf |
| THE STRADIA | 1.4 km | D19 | $916 psf |
| LEITH GROVE | 1.4 km | D19 | $1,078 psf |
| ONE ROSYTH | 1.4 km | D19 | $1,217 psf |
| UPPER SERANGOON SHOPPING CENTRE | 1.4 km | D19 | $1,080 psf |
| LE ROYCE @ LEITH PARK | 1.4 km | D19 | $743 psf |
| HUNDRED PALMS RESIDENCES | 1.4 km | D19 | $1,839 psf |
| SPACE @ KOVAN | 1.4 km | D19 | $1,434 psf |
| CAMBIO SUITES | 1.4 km | D19 | $1,342 psf |
| AFFINITY AT SERANGOON | 1.4 km | D19 | $1,699 psf |
| STADIA | 1.4 km | D19 | $1,378 psf |
| SERANGOON GARDEN VIEW | 1.5 km | D19 | $1,098 psf |
| CENTRAL VIEW | 1.5 km | D19 | $1,131 psf |
| BRIGHTON VIEW | 1.5 km | D19 | — |
| THE SILVER SPURZ | 1.5 km | D19 | $1,007 psf |
| AFFLUENCE COURT | 1.5 km | D19 | $1,092 psf |
| CERELIA VISTA | 1.5 km | D19 | $655 psf |
| CASA CAMBIO | 1.5 km | D19 | $1,548 psf |
| REGENTVILLE | 1.5 km | D19 | $982 psf |
| WATER TERRACE | 1.6 km | D19 | $1,095 psf |
| CHEPSTOW VILLE | 1.6 km | D19 | $845 psf |
| CASA RIVIERA | 1.6 km | D19 | $1,236 psf |
| URBAN RESIDENCES | 1.6 km | D19 | $1,386 psf |
| ULTIMATE TERRACE | 1.6 km | D19 | — |
| SOLARIS RESIDENCES | 1.6 km | D19 | $831 psf |
| TRUSSVILLE | 1.6 km | D19 | $995 psf |
| PLACE-8 | 1.6 km | D19 | $943 psf |
| TANGERINE GROVE | 1.6 km | D19 | $1,446 psf |
| SUITES @ PAYA LEBAR | 1.6 km | D19 | $1,525 psf |
| THE MORRIS RESIDENCES | 1.6 km | D19 | $857 psf |
| EVERGREEN PARK | 1.6 km | D19 | $928 psf |
| CAIFU VIEW | 1.7 km | D19 | $2,329 psf |
| PRESTIGE POINT | 1.7 km | D19 | $1,574 psf |
| EVANIA | 1.7 km | D19 | $1,343 psf |
| FOREST WOODS | 1.7 km | D19 | $1,888 psf |
| MARLENE VILLE | 1.7 km | D19 | $1,165 psf |
| ASTON GREEN | 1.7 km | D19 | $676 psf |
| RIVERFRONT RESIDENCES | 1.7 km | D19 | $1,589 psf |
| CHERRY GARDENS | 1.7 km | D19 | $1,002 psf |
| CHERRYHILL | 1.7 km | D19 | $1,371 psf |
| LLYN GARDENS | 1.8 km | D19 | $1,838 psf |
| SUMMER GROVE | 1.8 km | D19 | $2,212 psf |
| THE GARDEN RESIDENCES | 1.8 km | D19 | $1,809 psf |
| ROSALIA PARK | 1.8 km | D19 | $1,151 psf |
| TAI KENG GARDENS | 1.8 km | D19 | $1,691 psf |
| HOUGANG GREEN | 1.8 km | D19 | $864 psf |
| JADE RESIDENCES | 1.8 km | D19 | $1,585 psf |
| YIKAI COURT | 1.9 km | D19 | $1,123 psf |
| TAI KENG VILLAS | 1.9 km | D19 | $1,313 psf |
| VILLA PONDER ROSA | 1.9 km | D19 | $1,661 psf |
| URBAN VILLAS | 1.9 km | D19 | $650 psf |
| RAYA GARDEN | 1.9 km | D19 | $1,677 psf |
| LA BELLE | 1.9 km | D19 | $1,144 psf |
| FENGLI GARDENS | 1.9 km | D19 | $1,729 psf |
| RIO VISTA | 1.9 km | D19 | $1,040 psf |
| BRIGHTON CREST | 1.9 km | D19 | $1,459 psf |
| CHUAN GARDEN | 1.9 km | D19 | $1,396 psf |
| FRAGRANT GARDENS | 2 km | D19 | $1,266 psf |
| KENSINGTON PARK CONDOMINIUM | 2 km | D19 | $1,552 psf |
| THE VUE | 2 km | D19 | $1,532 psf |
| GRACE PARK | 2 km | D19 | $1,706 psf |
| JEWEL @ BUANGKOK | 2 km | D19 | $1,581 psf |
Family-Friendly Condos (3BR+ Available)
Condos near Holy Innocents' Primary School with 3-bedroom or larger units suitable for families.
| Condo | Distance | District |
|---|---|---|
| FIORENZA | 40m | D19 |
| THE COURTYARD | 40m | D19 |
| JAZZ RESIDENCES | 70m | D19 |
| KOVAN REGENCY | 80m | D19 |
| FLORENCE TERRACE | 80m | D19 |
| PIN MANSIONS | 120m | D19 |
| THE OLD HOUSE | 150m | D19 |
| FLORENCE GROVE | 160m | D19 |
| SUITES @ KOVAN | 170m | D19 |
| HARMONY @ 1A | 190m | D19 |
The private condos list ranked by distance to Holy Innocents 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 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 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 near Holy Innocents' Primary School?
How is the distance to Holy Innocents Primary 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 Primary 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 Primary 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.