Proximity to Hong Wen 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 Hong Wen 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 Hong Wen 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: Hong Wen School (Primary)
- Condos within 1km: 28
- Condos within 2km: 249
- Family-friendly (3BR+): 6
Condos Within 1km
Condos within the priority admission zone (1km) of Hong Wen School.
| Condo | Distance | District | Tenure | Avg PSF |
|---|---|---|---|---|
| LAVENDER RESIDENCE | 560m | D12 | Freehold | $1,984 psf |
| EIGHT RIVERSUITES | 620m | D12 | 99 yrs lease commencing from 2011 | $1,643 psf |
| PETAIN RD/TYRWHITT RD CONSERVATION AREA | 640m | D8 | — | — |
| HOA NAM BUILDING | 670m | D8 | Freehold | $1,407 psf |
| CAVAN SUITES | 710m | D8 | Freehold | $1,709 psf |
| STURDEE RESIDENCES | 760m | D8 | 99 yrs lease commencing from 2015 | $1,999 psf |
| TYRWHITT 139 | 760m | D8 | Freehold | $1,509 psf |
| 1953 | 800m | D8 | — | $1,904 psf |
| THE ARCADY AT BOON KENG | 810m | D12 | Freehold | $2,598 psf |
| WU DE BUILDING | 810m | D8 | Freehold | $1,032 psf |
| STURDEE VIEW | 840m | D8 | Freehold | $1,119 psf |
| FUQING BUILDING | 860m | D8 | — | — |
| THE RIVERINE BY THE PARK | 860m | D12 | Freehold | $1,968 psf |
| RESIDENCES @ SOMME | 870m | D8 | Freehold | $1,502 psf |
| KERRISDALE | 880m | D8 | 99 yrs lease commencing from 1998 | $1,395 psf |
| PARC SOMME | 880m | D8 | 99 yrs lease commencing from 2008 | $1,576 psf |
| CANAAN | 890m | D14 | Freehold | $1,734 psf |
| CITYLIGHTS | 890m | D8 | 99 yrs lease commencing from 2004 | $1,767 psf |
| LE SOMME | 900m | D8 | Freehold | $1,615 psf |
| REGENT RESIDENCES | 900m | D12 | Freehold | $1,581 psf |
| CITY LOFT | 930m | D8 | Freehold | $1,673 psf |
| ST FRANCIS COURT | 930m | D12 | 99 yrs lease commencing from 1992 | $1,006 psf |
| CANNE LODGE | 950m | D14 | Freehold | $1,369 psf |
| ONE ST MICHAEL'S | 960m | D12 | Freehold | $1,549 psf |
| ST FRANCIS LODGE | 970m | D12 | Freehold | $1,289 psf |
| STUDIOS @ MARNE | 970m | D8 | Freehold | $1,397 psf |
| THE RICHMOND | 980m | D12 | Freehold | $1,415 psf |
| ST MICHAEL'S PLACE | 1 km | D12 | Freehold | $1,275 psf |
Condos 1\u{2013}2km Away
| Condo | Distance | District | Avg PSF |
|---|---|---|---|
| KALLANG RIVERSIDE | 1 km | D12 | $2,421 psf |
| STUDIO8 | 1.1 km | D14 | $1,566 psf |
| THE ABERDEEN | 1.1 km | D12 | $1,390 psf |
| CITY SQUARE RESIDENCES | 1.1 km | D8 | $1,891 psf |
| SOUTHBANK | 1.1 km | D7 | $1,828 psf |
| UPTOWN @ FARRER | 1.1 km | D8 | $1,899 psf |
| JALAN BESAR PLAZA | 1.1 km | D8 | — |
| JOOL SUITES | 1.1 km | D8 | $1,634 psf |
| THE MORNINGTON | 1.1 km | D12 | $1,137 psf |
| JUI RESIDENCES | 1.1 km | D12 | $1,931 psf |
| 8 FARRER SUITES | 1.2 km | D8 | $1,611 psf |
| CITY REGENCY | 1.2 km | D12 | $1,435 psf |
| ST MICHAEL'S CONDOMINIUM | 1.2 km | D12 | $1,226 psf |
| CANNE VILLE | 1.2 km | D14 | — |
| RIO GARDENS | 1.2 km | D12 | $1,348 psf |
| BEACON HEIGHTS | 1.2 km | D12 | $1,388 psf |
| BLISS REGALIA | 1.2 km | D8 | $1,280 psf |
| R66 APARTMENTS | 1.2 km | D8 | $1,438 psf |
| RANGOON APARTMENTS | 1.2 km | D8 | $1,274 psf |
| SAM LEONG MANSION | 1.2 km | D8 | — |
| VERDUN HOUSE | 1.2 km | D8 | — |
| SUNVILLE | 1.2 km | D12 | $1,323 psf |
| THE ELYSIA | 1.2 km | D12 | $1,231 psf |
| RANGOON 88 | 1.2 km | D8 | $1,516 psf |
| SPA BUILDING | 1.2 km | D8 | — |
| MOONSTONE RESIDENCES | 1.2 km | D12 | $1,367 psf |
| ANGSANA@21 | 1.2 km | D14 | — |
| AIRSTREAM | 1.3 km | D12 | $1,489 psf |
| MAPLE LEAF ELITE 1 | 1.3 km | D8 | — |
| MOONSTONE VIEW | 1.3 km | D12 | $1,377 psf |
| RIVERSIDE MELODIES | 1.3 km | D12 | $1,452 psf |
| URBAN LOFTS | 1.3 km | D8 | $1,401 psf |
| CENTRA RESIDENCE | 1.3 km | D14 | $1,333 psf |
| LOFT @ RANGOON | 1.3 km | D8 | $1,482 psf |
| RANGOON COURT | 1.3 km | D8 | — |
| MAPLE LEAF ELITE 2 | 1.3 km | D8 | — |
| SUITES 123 | 1.3 km | D8 | $1,507 psf |
| OPAL SUITES | 1.3 km | D12 | $1,505 psf |
| THE CALLISTA | 1.3 km | D12 | $1,236 psf |
| THE DIAMOND | 1.3 km | D14 | $1,076 psf |
| CITIGATE RESIDENCE | 1.3 km | D8 | $1,385 psf |
| FARRER PARK SUITES | 1.3 km | D8 | $1,521 psf |
| KIM COURT | 1.3 km | D14 | — |
| SUITES @ OWEN | 1.3 km | D8 | $1,493 psf |
| VETRO | 1.3 km | D12 | $1,362 psf |
| CHERRYLOFT | 1.3 km | D8 | — |
| OWEN 88 | 1.3 km | D8 | — |
| MOONSTONE ROYALE | 1.3 km | D12 | $1,246 psf |
| ST MICHAEL REGENCY | 1.3 km | D12 | $1,413 psf |
| MAR THOMA MANSIONS | 1.3 km | D12 | — |
| WANG LODGE | 1.3 km | D14 | $1,140 psf |
| OWEN COURT | 1.3 km | D8 | — |
| FERN LODGE | 1.4 km | D14 | $879 psf |
| RIVERBAY | 1.4 km | D12 | $1,511 psf |
| HONG BUILDING | 1.4 km | D8 | $1,041 psf |
| KENTISH LODGE | 1.4 km | D8 | $1,179 psf |
| RIVIERA 38 | 1.4 km | D12 | $1,490 psf |
| ROYCE RESIDENCES | 1.4 km | D14 | $1,340 psf |
| TOPAZ MANSIONS | 1.4 km | D12 | $1,244 psf |
| DESKER ROAD CONSERVATION AREA | 1.4 km | D8 | — |
| GOODLAND BUILDING | 1.4 km | D8 | — |
| OXFORD SUITES | 1.4 km | D8 | $1,573 psf |
| SUITES @ TOPAZ | 1.4 km | D12 | $1,410 psf |
| GOODVIEW APARTMENTS | 1.4 km | D14 | $830 psf |
| M66 | 1.4 km | D12 | $1,331 psf |
| CRYSTAL MANSIONS | 1.4 km | D14 | $947 psf |
| KENTISH COURT | 1.4 km | D8 | $1,198 psf |
| SOHO 188 | 1.4 km | D8 | $1,693 psf |
| SUNFLOWER COURT | 1.4 km | D14 | $987 psf |
| TEXTILE CENTRE | 1.4 km | D7 | $1,108 psf |
| ZAMAN CENTRE | 1.4 km | D8 | — |
| CLYDES RESIDENCE | 1.4 km | D8 | $1,441 psf |
| KENT RESIDENCES | 1.4 km | D8 | $1,391 psf |
| RANGOON VIEW | 1.4 km | D8 | $1,057 psf |
| TREASURES@G6 | 1.4 km | D14 | $1,388 psf |
| WISMA M.T.F.A. | 1.4 km | D8 | — |
| AUREA | 1.5 km | D7 | $2,899 psf |
| KINTA SUITES | 1.5 km | D8 | — |
| URBAN HERITAGE | 1.5 km | D12 | $1,355 psf |
| CALARASI | 1.5 km | D12 | $1,405 psf |
| FORTE SUITES | 1.5 km | D8 | $1,827 psf |
| GEMS VILLE | 1.5 km | D14 | $2,024 psf |
| PICCADILLY GRAND | 1.5 km | D8 | $2,167 psf |
| PRISTINE HEIGHTS | 1.5 km | D8 | $1,572 psf |
| SOHO @ FARRER | 1.5 km | D8 | $1,397 psf |
| KENTISH GREEN | 1.5 km | D8 | $1,195 psf |
| OKIO | 1.5 km | D12 | $1,724 psf |
| MERGUI MANSIONS | 1.5 km | D8 | — |
| THE MEZZO | 1.5 km | D12 | $1,548 psf |
| THE VENUE RESIDENCES | 1.5 km | D13 | $1,703 psf |
| 28 RC SUITES | 1.5 km | D8 | $1,619 psf |
| ASTON LODGE | 1.5 km | D14 | $1,040 psf |
| CITYSCAPE @FARRER PARK | 1.5 km | D8 | $1,559 psf |
| ONE LEICESTER | 1.5 km | D13 | $1,653 psf |
| TORIEVILLE | 1.5 km | D14 | $981 psf |
| WOODSVILLE MANSIONS | 1.5 km | D13 | $1,317 psf |
| CITY STUDIOS | 1.5 km | D8 | $1,291 psf |
| HOKIEN KIU LEONG TONG BUILDING | 1.5 km | D14 | — |
| PARC HAVEN | 1.5 km | D12 | $1,360 psf |
| ROCCA BALESTIER | 1.5 km | D12 | $1,415 psf |
| CANBERLIN LODGE | 1.5 km | D14 | $1,001 psf |
| 18 WOODSVILLE | 1.5 km | D13 | $1,697 psf |
| CITY SUITES | 1.5 km | D12 | $1,583 psf |
| PADDY GREEN | 1.6 km | D14 | $955 psf |
| SCENIC HEIGHTS | 1.6 km | D12 | $1,482 psf |
| BALESTIER 288 | 1.6 km | D12 | $1,130 psf |
| BLISS LOFT | 1.6 km | D12 | $1,331 psf |
| CITY GATE | 1.6 km | D7 | $2,052 psf |
| CRADELS | 1.6 km | D12 | $1,621 psf |
| FAMILIE MANSIONS | 1.6 km | D14 | $919 psf |
| LEICESTER LODGE | 1.6 km | D13 | $1,431 psf |
| RITZ @ FARRER | 1.6 km | D8 | $1,380 psf |
| VICTORY POINT | 1.6 km | D12 | — |
| SANT RITZ | 1.6 km | D13 | $1,608 psf |
| PARC ASTON | 1.6 km | D13 | $1,488 psf |
| RACE COURSE 138 | 1.6 km | D8 | $1,124 psf |
| SUMMER VIEW | 1.6 km | D14 | $902 psf |
| TREASURES@G19 | 1.6 km | D14 | $1,475 psf |
| WING FONG BUILDING | 1.6 km | D14 | $919 psf |
| INTERO | 1.6 km | D13 | $1,683 psf |
| THE BLISS | 1.6 km | D8 | $1,356 psf |
| WOODSVILLE 28 | 1.6 km | D13 | $1,522 psf |
| KIM KEAT HOUSE | 1.6 km | D12 | $1,078 psf |
| HANSON COURT | 1.6 km | D12 | — |
| KIM KEAT GARDENS | 1.6 km | D12 | $891 psf |
| LEICESTER SUITES | 1.6 km | D13 | $1,699 psf |
| PLATINUM EDGE | 1.6 km | D13 | $1,575 psf |
| RACE COURSE MANSION | 1.6 km | D8 | $990 psf |
| WING FONG COURT | 1.6 km | D14 | $963 psf |
| AVA TOWERS | 1.6 km | D12 | $1,414 psf |
| CENTURION RESIDENCES | 1.6 km | D13 | $708 psf |
| THE PRIMERO | 1.6 km | D14 | — |
| BALESTIER POINT | 1.6 km | D12 | $1,180 psf |
| VOGX | 1.6 km | D8 | $1,392 psf |
| MYRA | 1.6 km | D13 | $2,262 psf |
| CENTRAL IMPERIAL | 1.7 km | D14 | $1,159 psf |
| MEYA LODGE | 1.7 km | D13 | $1,503 psf |
| REGAL COURT | 1.7 km | D12 | $1,272 psf |
| RIDGE COURT | 1.7 km | D13 | $1,434 psf |
| SIMS POINT | 1.7 km | D14 | $978 psf |
| THE ADDITION | 1.7 km | D13 | $1,983 psf |
| CASA MEYA | 1.7 km | D13 | $1,618 psf |
| COLIWOO BALESTIER 320 | 1.7 km | D12 | — |
| KIM KEAT LODGE | 1.7 km | D12 | $1,262 psf |
| VICTORY HEIGHTS | 1.7 km | D12 | $1,175 psf |
| BOUGAINVILLA APARTMENTS | 1.7 km | D14 | $976 psf |
| PAVILION SQUARE | 1.7 km | D14 | $1,459 psf |
| SENNETT RESIDENCE | 1.7 km | D13 | $1,663 psf |
| THE INTERWEAVE | 1.7 km | D12 | $1,614 psf |
| WING FONG MANSIONS | 1.7 km | D14 | $987 psf |
| D'LOTUS | 1.7 km | D12 | $1,496 psf |
| DORSET MANSIONS | 1.7 km | D8 | $1,271 psf |
| MOULMEIN COURT | 1.7 km | D11 | $1,548 psf |
| RITZ MANSIONS | 1.7 km | D12 | $1,328 psf |
| LILY TAN MANSION | 1.7 km | D8 | — |
| PENROSE | 1.7 km | D14 | $1,928 psf |
| CRYSTAL LODGE | 1.7 km | D14 | $860 psf |
| THE POIZ RESIDENCES | 1.7 km | D13 | $1,867 psf |
| BELMONDO VIEW | 1.7 km | D12 | $1,466 psf |
| PRESTIGE HEIGHTS | 1.7 km | D12 | $1,666 psf |
| SULTAN GATE PLACE | 1.7 km | D7 | — |
| TREASURE LOFT | 1.7 km | D11 | $1,378 psf |
| BRISTOL LODGE | 1.7 km | D8 | $1,385 psf |
| LITTLE INDIA CONSERVATION AREA | 1.7 km | D8 | $979 psf |
| THE TIER | 1.7 km | D12 | $1,529 psf |
| CANBERLIN APARTMENTS | 1.8 km | D14 | $808 psf |
| CONCOURSE SKYLINE | 1.8 km | D7 | $1,961 psf |
| BELLAVILLE | 1.8 km | D13 | $785 psf |
| LE REGAL | 1.8 km | D14 | $1,256 psf |
| 70@TRURO | 1.8 km | D8 | — |
| CHELSEA GROVE | 1.8 km | D12 | $1,293 psf |
| BALESTIER REGENCY | 1.8 km | D12 | $1,428 psf |
| ECOVILLE | 1.8 km | D12 | $1,578 psf |
| SUITES @ SHREWSBURY | 1.8 km | D11 | $1,921 psf |
| HERTFORD COLLECTION | 1.8 km | D8 | $1,377 psf |
| MEDGE | 1.8 km | D11 | $1,660 psf |
| SHAW PLAZA - TWIN HEIGHTS | 1.8 km | D12 | $1,471 psf |
| NICOLE GREEN | 1.8 km | D14 | $1,375 psf |
| DE PARADISO | 1.8 km | D12 | $1,414 psf |
| D'CAMBRIDGE | 1.8 km | D8 | $1,330 psf |
| KAMPONG GLAM CONSERVATION AREA | 1.8 km | D7 | — |
| GPL TERRACE | 1.9 km | D13 | $2,208 psf |
| THE VIRIDIAN | 1.9 km | D12 | $1,595 psf |
| MONTEBLEU | 1.9 km | D11 | $1,806 psf |
| SIMS URBAN OASIS | 1.9 km | D14 | $1,762 psf |
| ARENA RESIDENCES | 1.9 km | D14 | $2,056 psf |
| THE PLAZA | 1.9 km | D7 | $1,257 psf |
| THE URBANITE | 1.9 km | D8 | $1,503 psf |
| # 1 SUITES | 1.9 km | D14 | $1,193 psf |
| HERTFORD MANSION | 1.9 km | D8 | $1,378 psf |
| CARLISLE COURT | 1.9 km | D8 | — |
| AMPAS APARTMENTS | 1.9 km | D12 | $1,325 psf |
| SUNFLOWER REGENCY | 1.9 km | D14 | $914 psf |
| TREASURES @ G20 | 1.9 km | D14 | $1,225 psf |
| BIRCHWOOD MANSIONS | 1.9 km | D12 | $1,301 psf |
| CARLYX RESIDENCE | 1.9 km | D8 | $1,270 psf |
| COSMO | 1.9 km | D14 | $1,645 psf |
| MONARCHY APARTMENTS | 1.9 km | D11 | $1,247 psf |
| THE AXIS | 1.9 km | D11 | $1,620 psf |
| CENTRA STUDIOS | 1.9 km | D14 | $1,627 psf |
| M21 | 1.9 km | D11 | $1,623 psf |
| MANDALE HEIGHTS | 1.9 km | D11 | $1,534 psf |
| BALESTIER PLAZA | 1.9 km | D12 | $1,163 psf |
| CARLYX GREEN | 1.9 km | D8 | $1,560 psf |
| MANDALAY MANSION | 1.9 km | D11 | $1,221 psf |
| ST RESIDENCES NOVENA | 1.9 km | D11 | — |
| NEEM TREE | 2 km | D12 | $1,797 psf |
| AVANT RESIDENCES | 2 km | D14 | $1,481 psf |
| KENG LEE COURT | 2 km | D8 | $1,504 psf |
| MOULMEIN STUDIOS | 2 km | D11 | — |
| NIN RESIDENCE | 2 km | D13 | $1,508 psf |
| SKT MANSIONS | 2 km | D14 | $1,119 psf |
| VERTICUS | 2 km | D12 | $2,122 psf |
| IKIGAI | 2 km | D11 | $2,231 psf |
| NOVA 88 | 2 km | D12 | $1,502 psf |
| THE ANSLEY | 2 km | D11 | $1,786 psf |
| VANADIUM | 2 km | D8 | $1,480 psf |
| CAMBRIDGE VILLAGE | 2 km | D8 | $1,483 psf |
| GRANDVIEW SUITES | 2 km | D14 | $1,249 psf |
| D' IXORAS | 2 km | D11 | $1,502 psf |
| MANDALAY TOWERS | 2 km | D11 | $1,269 psf |
Family-Friendly Condos (3BR+ Available)
Condos near Hong Wen School with 3-bedroom or larger units suitable for families.
| Condo | Distance | District |
|---|---|---|
| LAVENDER RESIDENCE | 560m | D12 |
| EIGHT RIVERSUITES | 620m | D12 |
| STURDEE RESIDENCES | 760m | D8 |
| 1953 | 800m | D8 |
| THE ARCADY AT BOON KENG | 810m | D12 |
| WU DE BUILDING | 810m | D8 |
The private condos list ranked by distance to Hong Wen 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 Hong Wen 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 Hong Wen School?
How is the distance to Hong Wen 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 Hong Wen 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 Hong Wen 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.