Condos Near Hougang Primary School

School Proximity Last reviewed

Proximity to Hougang 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 Hougang 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 Hougang 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.

By ShiokNest Data TeamUpdated
Key Takeaways
  • School: Hougang Primary School (Primary)
  • Condos within 1km: 54
  • Condos within 2km: 198
  • Family-friendly (3BR+): 9

Condos Within 1km

Condos within the priority admission zone (1km) of Hougang Primary School.

Condos within 1km of Hougang Primary School
CondoDistanceDistrictTenureAvg PSF
THE TEMBUSU20mD19Freehold$1,812 psf
FORTUNE PARK150mD19Freehold$1,250 psf
TAI PENG GARDENS150mD19Freehold$1,842 psf
TRILIVE200mD19Freehold$1,724 psf
HARMONY @ 1A230mD19Freehold$1,218 psf
THE OLD HOUSE240mD19Freehold$1,226 psf
STARS OF KOVAN270mD1999 yrs lease commencing from 2015$1,796 psf
SUITES @ KOVAN300mD19Freehold$1,560 psf
KOVAN GRANDEUR320mD1999 yrs lease commencing from 2010$1,384 psf
JAZZ RESIDENCES330mD19Freehold$981 psf
THE COURTYARD360mD19Freehold$1,287 psf
FLORENCE GROVE380mD19Freehold$2,131 psf
FIORENZA420mD19Freehold$1,302 psf
KOVAN REGENCY450mD1999 yrs lease commencing from 2012$1,666 psf
KOVAN RESIDENCES460mD1999 yrs lease commencing from 2007$1,559 psf
FLORENCE TERRACE460mD19999 yrs lease commencing from 1875$1,335 psf
PIN MANSIONS480mD19Freehold$1,339 psf
SIMON PLAZA500mD19Freehold$1,298 psf
PARKWOOD COLLECTION500mD1999 yrs lease commencing from 2017$795 psf
KOVAN MELODY570mD1999-year leasehold$1,478 psf
HAI SING PARK570mD19999 yrs lease commencing from 1876$1,627 psf
FLORENCE GARDENS580mD19947 yrs lease commencing from 1934$1,730 psf
PEOPLE'S GARDEN620mD19999 yrs lease commencing from 1879$1,709 psf
THE SILVA GARDENS630mD19——
THE FLORENTINE630mD19947 yrs lease commencing from 1934$1,197 psf
PARC VERA660mD1999 yrs lease commencing from 2010$1,257 psf
ISUITES @ TANI660mD19999 yrs lease commencing from 1883$1,376 psf
BLISS@KOVAN670mD19Freehold$1,465 psf
LOWLAND TERRACE680mD19Freehold$1,995 psf
THE FLORENCE RESIDENCES720mD1999 yrs lease commencing from 2018$1,746 psf
DA SILVA VILLAS730mD19Freehold$2,070 psf
NAUNG RESIDENCE740mD19999 yrs lease commencing from 1883$1,467 psf
FORTUNA GARDENS770mD19999 yrs lease commencing from 1883$1,921 psf
THE PROMENADE@PELIKAT780mD19Freehold$1,310 psf
SIMON TERRACE800mD19——
KOVAN GARDENS810mD19Freehold$1,678 psf
MIRAMAR GARDENS810mD19999 yrs lease commencing from 1883$1,839 psf
D' SILVA TERRACE820mD19——
FORTUNA GARDEN830mD19Freehold$2,021 psf
SOVEREIGN @ SIMON830mD19——
THE TOP RESIDENCE830mD19999 yrs lease commencing from 1884$978 psf
LOWLAND VIEW840mD19Freehold$1,864 psf
SILVER HILL880mD19945 yrs lease commencing from 1936$1,954 psf
21 RICHARDS900mD19—$1,558 psf
SUMMER SCENT910mD19999 yrs lease commencing from 1883$1,184 psf
INFINIUM920mD19Freehold$752 psf
RICH.RESIDENCE920mD19Freehold$836 psf
JADE VINE GARDENS920mD19999 yrs lease commencing from 1883$1,912 psf
CHARLTON 18970mD19Freehold$956 psf
PARK RESIDENCES KOVAN970mD19Freehold$1,770 psf
PARRYVILLE980mD19999 yrs lease commencing from 1883$2,007 psf
HENLEY GARDENS980mD1999 yrs lease commencing from 1996$1,262 psf
KOVAN CREST990mD19Freehold$1,340 psf
ONEROBEY1 kmD19999 yrs lease commencing from 1875$1,400 psf
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Family-Friendly Tip
Living within 1km of Hougang Primary School gives your child priority admission. There are 54 condos in this zone with 9 offering 3-bedroom+ units.
🧮Can you afford a home near Hougang Primary School? Try the Affordability Calculator→

Condos 1\u{2013}2km Away

Condos 1–2km from Hougang Primary School
CondoDistanceDistrictAvg PSF
PARRY COURT1 kmD19$831 psf
KOVAN ESQUIRE1 kmD19$1,430 psf
CHARLTON VILLAS1 kmD19$1,109 psf
JADE GARDEN1.1 kmD10$1,711 psf
KOVAN JEWEL1.1 kmD19$2,140 psf
KOVAN GARDEN1.1 kmD19—
TREASURE GARDENS1.1 kmD19$1,154 psf
D'ZIRE1.1 kmD19$1,379 psf
FOH PIN GARDEN1.1 kmD19$2,079 psf
GRAND REGALIA1.1 kmD19$1,031 psf
KOVANA1.1 kmD19$1,267 psf
SANCTUARY @ 8131.1 kmD19$1,370 psf
HIGHLAND CONDOMINIUM1.1 kmD19$1,105 psf
HIGHLAND COTTAGES1.1 kmD19$1,237 psf
POH HUAT GARDENS1.1 kmD19$1,439 psf
57 @ KOVAN1.1 kmD19$1,240 psf
CHARLTON CORNER1.1 kmD19$1,023 psf
MIDTOWN RESIDENCES1.1 kmD19$1,470 psf
CHARLTON RESIDENCES1.2 kmD19$592 psf
FONTAINE PARRY1.2 kmD19$1,341 psf
ROSYTH RESIDENCE1.2 kmD19$1,338 psf
PALM GROVE TERRACE1.2 kmD19$2,084 psf
GILLENIA1.2 kmD19$1,181 psf
CHARLTON 271.2 kmD19$743 psf
D'PAVILION1.2 kmD19$1,372 psf
ISUITES @ PALM1.2 kmD19$1,375 psf
CHARLTON PARK1.2 kmD19$1,665 psf
GLASGOW RESIDENCE1.2 kmD19$1,371 psf
KOVAN APARTMENTS1.2 kmD19$950 psf
PALM GROVE CONDOMINIUM1.2 kmD19$1,362 psf
WATER VILLAS1.3 kmD19$819 psf
3@SANDILANDS1.3 kmD19$1,276 psf
BREEZY MANSIONS1.3 kmD19$1,349 psf
SANDILANDS RESIDENCES1.3 kmD19$1,888 psf
PARK VILLAS1.3 kmD19$1,373 psf
JANSEN VIEW1.3 kmD19—
JANSEN 81.3 kmD19$816 psf
JANSEN SPRING1.3 kmD19—
PALM GROVE REGENCY1.3 kmD19$867 psf
JEWEL @ CHUAN HOE1.3 kmD19$634 psf
PRINCETON VALE1.3 kmD19$1,352 psf
PALM HAVEN1.3 kmD19$1,324 psf
TREASURE MANSIONS1.3 kmD19$1,177 psf
SURIN VILLAS1.4 kmD19$622 psf
CHEN JING JUE MANSIONS1.4 kmD19—
ONE SURIN1.4 kmD19$835 psf
MINT RESIDENCES @ JANSEN1.4 kmD19$1,170 psf
RESIDENCES @ JANSEN1.4 kmD19$1,197 psf
PHILLIPS RESIDENCE1.4 kmD19$713 psf
HILLSGROVE1.4 kmD19$734 psf
EVERGREEN PARK1.4 kmD19$928 psf
SURIN GARDENS1.4 kmD19$2,212 psf
THE MINTON1.4 kmD19$1,367 psf
JANSEN 281.4 kmD19$1,121 psf
GLASGOW TERRACE1.4 kmD19—
NOUVELLE PARK1.4 kmD19$1,279 psf
LANGE 281.4 kmD19$1,095 psf
HILLSIDE MANSIONS1.4 kmD19$1,277 psf
PARRY PARK1.5 kmD19$2,018 psf
SAI HO BUILDING1.5 kmD19—
KOVAN 811.5 kmD19$1,084 psf
JANSEN HOUSE1.5 kmD19$2,044 psf
RIVERFRONT RESIDENCES1.5 kmD19$1,589 psf
SPAZIO @ KOVAN1.5 kmD19$1,429 psf
KOVAN PRIMERA1.5 kmD19$1,274 psf
FORTUNA HILL1.5 kmD19$1,830 psf
AFFLUENCE COURT1.5 kmD19$1,092 psf
HIGHLAND ROW1.5 kmD19$1,544 psf
TRUSSVILLE1.5 kmD19$995 psf
CERELIA VISTA1.5 kmD19$655 psf
UPPER SERANGOON SHOPPING CENTRE1.5 kmD19$1,080 psf
THE MORNING GLORY1.5 kmD19$1,219 psf
ICB SHOPPING CENTRE1.6 kmD19—
VIBES @ KOVAN1.6 kmD19$1,448 psf
HIGHLAND CENTRE1.6 kmD19$956 psf
VINA LODGE1.6 kmD19$1,092 psf
SANFORD PARK1.6 kmD19$2,048 psf
PARRY GREEN1.6 kmD19$1,333 psf
THE WATERLINE1.6 kmD19$1,280 psf
THE MORRIS RESIDENCES1.6 kmD19$857 psf
ULTIMATE TERRACE1.6 kmD19—
GLASGOW GREEN1.6 kmD19$2,077 psf
SOLARIS RESIDENCES1.6 kmD19$831 psf
WATER TERRACE1.6 kmD19$1,095 psf
WEMBLY RESIDENCES1.6 kmD19$1,313 psf
LEGEND @ JANSEN1.6 kmD19$1,244 psf
TERRASSE1.6 kmD19$1,330 psf
RESIDENCES BOTANIQUE1.6 kmD19$1,432 psf
PARKWOOD RESIDENCES1.6 kmD19$1,562 psf
PLACE-81.6 kmD19$943 psf
CENTRAL VIEW1.6 kmD19$1,131 psf
SPACE @ KOVAN1.6 kmD19$1,434 psf
HILBRE281.6 kmD19$1,501 psf
NANYANG PARK1.6 kmD19$1,473 psf
URBAN RESIDENCES1.6 kmD19$1,386 psf
TANGERINE GROVE1.6 kmD19$1,446 psf
CAMBIO SUITES1.6 kmD19$1,342 psf
YIO CHU KANG TERRACE1.7 kmD19$2,210 psf
D'HIRO@HILLSIDE1.7 kmD19$1,228 psf
KJ MANSION1.7 kmD19—
SUITES @ PAYA LEBAR1.7 kmD19$1,525 psf
STADIA1.7 kmD19$1,378 psf
THE STRADIA1.7 kmD19$916 psf
CAIFU VIEW1.7 kmD19$2,329 psf
3@PHILLIPS1.7 kmD19$1,182 psf
ASTON GREEN1.7 kmD19$676 psf
ROSYTH LODGE1.7 kmD19$1,236 psf
LEITH PARK1.7 kmD19$1,538 psf
ROSYTH VILLE1.7 kmD19$1,145 psf
TAI KENG GARDENS1.7 kmD19$1,691 psf
PRESTIGE POINT1.7 kmD19$1,574 psf
CASA CAMBIO1.7 kmD19$1,548 psf
LEITH GROVE1.7 kmD19$1,078 psf
RIO VISTA1.7 kmD19$1,040 psf
ONE ROSYTH1.7 kmD19$1,217 psf
LE ROYCE @ LEITH PARK1.8 kmD19$743 psf
EVANIA1.8 kmD19$1,343 psf
CASA RIVIERA1.8 kmD19$1,236 psf
LLYN GARDENS1.8 kmD19$1,838 psf
HUNDRED PALMS RESIDENCES1.8 kmD19$1,839 psf
CHERRY GARDENS1.8 kmD19$1,002 psf
BRIGHTON VIEW1.8 kmD19—
SERANGOON GARDEN VIEW1.8 kmD19$1,098 psf
AFFINITY AT SERANGOON1.8 kmD19$1,699 psf
THE SILVER SPURZ1.8 kmD19$1,007 psf
FOREST WOODS1.8 kmD19$1,888 psf
TAI KENG VILLAS1.8 kmD19$1,313 psf
CHERRYHILL1.8 kmD19$1,371 psf
THE FLORIDA1.8 kmD19$951 psf
URBAN VILLAS1.9 kmD19$650 psf
ROSALIA PARK1.9 kmD19$1,151 psf
YIKAI COURT1.9 kmD19$1,123 psf
REGENTVILLE1.9 kmD19$982 psf
RAYA GARDEN1.9 kmD19$1,677 psf
VILLA PONDER ROSA1.9 kmD19$1,661 psf
JADE RESIDENCES1.9 kmD19$1,585 psf
CHEPSTOW VILLE1.9 kmD19$845 psf
SUMMER GROVE1.9 kmD19$2,212 psf
TIVOLI GARDENS2 kmD19$1,380 psf
FRAGRANT GARDENS2 kmD19$1,266 psf
KENSINGTON SQUARE2 kmD19$1,482 psf
FENGLI GARDENS2 kmD19$1,729 psf
PAYA LEBAR GARDENS2 kmD19$2,398 psf
HOUGANG GREEN2 kmD19$864 psf

Family-Friendly Condos (3BR+ Available)

Condos near Hougang Primary School with 3-bedroom or larger units suitable for families.

CondoDistanceDistrict
THE TEMBUSU20mD19
FORTUNE PARK150mD19
TAI PENG GARDENS150mD19
TRILIVE200mD19
HARMONY @ 1A230mD19
THE OLD HOUSE240mD19
STARS OF KOVAN270mD19
SUITES @ KOVAN300mD19
JAZZ RESIDENCES330mD19

The private condos list ranked by distance to Hougang 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 Hougang 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 Hougang Primary School?
54 condos within 1km and 198 within 2km.
How is the distance to Hougang 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 Hougang 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 Hougang 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.

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

Tags: Primary School Proximity

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