Proximity to Kent Ridge Secondary 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 Kent Ridge Secondary 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 Kent Ridge Secondary 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: Kent Ridge Secondary School (Secondary)
- Condos within 1km: 8
- Condos within 2km: 84
- Family-friendly (3BR+): 7
Condos Within 1km
Condos within the priority admission zone (1km) of Kent Ridge Secondary School.
| Condo | Distance | District | Tenure | Avg PSF |
|---|---|---|---|---|
| KENT VALE | 480m | D5 | — | — |
| THE CLEMENT CANOPY | 520m | D5 | 99 yrs lease commencing from 2016 | $1,807 psf |
| ELTA | 660m | D5 | 99 yrs lease commencing from 2024 | $2,556 psf |
| CLAVON | 770m | D5 | 99 yrs lease commencing from 2019 | $1,865 psf |
| WEST BAY CONDOMINIUM | 780m | D5 | 99 yrs lease commencing from 1991 | $1,063 psf |
| WESTCOVE CONDOMINIUM | 930m | D5 | 99 yrs lease commencing from 1995 | $1,052 psf |
| THE CLEMENTVALE | 970m | D5 | 99 yrs lease commencing from 1997 | $1,272 psf |
| PASIR PANJANG GARDENS | 980m | D5 | Freehold | $2,124 psf |
Condos 1\u{2013}2km Away
| Condo | Distance | District | Avg PSF |
|---|---|---|---|
| CLEMENTIWOODS CONDOMINIUM | 1 km | D5 | $1,311 psf |
| SEAHILL | 1 km | D5 | $1,517 psf |
| VARSITY PARK CONDOMINIUM | 1 km | D5 | $1,361 psf |
| BLUE HORIZON | 1 km | D5 | $1,301 psf |
| THE VISION | 1.1 km | D5 | $1,375 psf |
| THE SORRENTO | 1.1 km | D5 | $1,596 psf |
| WEST COAST VIEW | 1.2 km | D5 | $1,667 psf |
| WESTSIDE 33 | 1.2 km | D5 | $1,095 psf |
| THE STELLAR | 1.2 km | D5 | $1,498 psf |
| PASIR PANJANG COURT | 1.3 km | D5 | $1,287 psf |
| SUNNY VALE | 1.3 km | D5 | — |
| EALINE PARK | 1.3 km | D5 | $1,662 psf |
| WESTMONT | 1.3 km | D5 | — |
| WESTPEAK TERRACE | 1.3 km | D5 | $1,937 psf |
| JULUCA | 1.4 km | D5 | $767 psf |
| THE PARC CONDOMINIUM | 1.4 km | D5 | $1,693 psf |
| HERITAGE VIEW | 1.4 km | D5 | $1,451 psf |
| THE MARBELLA | 1.4 km | D10 | $2,184 psf |
| THE SPECTRUM | 1.4 km | D5 | $1,225 psf |
| DOVER PARKVIEW | 1.4 km | D5 | $1,316 psf |
| LEIGHWOODS | 1.4 km | D10 | $1,664 psf |
| HOLLAND GROVE PARK | 1.4 km | D10 | $2,180 psf |
| PALM GREEN | 1.4 km | D5 | $1,258 psf |
| FONTANA HEIGHTS | 1.4 km | D10 | $1,945 psf |
| THE FOLIAGE | 1.4 km | D5 | $1,432 psf |
| VILLAGE TOWER | 1.4 km | D10 | $1,896 psf |
| WILMER LODGE | 1.4 km | D5 | — |
| VILLA DE WEST | 1.4 km | D5 | $1,317 psf |
| VILLAGE @ PASIR PANJANG | 1.4 km | D5 | $1,548 psf |
| BEAVERTON COURT | 1.5 km | D10 | $1,816 psf |
| HOLLAND GROVE | 1.5 km | D10 | $1,547 psf |
| CAVENDISH PARK | 1.5 km | D21 | $1,455 psf |
| GOLD COAST CONDOMINIUM | 1.5 km | D5 | $1,398 psf |
| GRYPHON TERRACE | 1.5 km | D5 | — |
| MONTVIEW | 1.6 km | D10 | $1,946 psf |
| PASIR PANJANG LODGE | 1.6 km | D5 | $1,041 psf |
| WEST PARK REGENCY | 1.6 km | D5 | $1,259 psf |
| JUBILEE RESIDENCE | 1.6 km | D5 | — |
| LUXE VILLE | 1.6 km | D5 | $1,388 psf |
| THE ESTRELLA | 1.6 km | D5 | — |
| MURANO | 1.6 km | D5 | $1,343 psf |
| ASTOR GREEN | 1.7 km | D21 | $1,342 psf |
| THE TRIZON | 1.7 km | D10 | $1,964 psf |
| PINE GROVE | 1.7 km | D21 | $1,047 psf |
| ROYAL PALM MANSIONS | 1.7 km | D5 | — |
| WHITEHAVEN | 1.7 km | D5 | $1,593 psf |
| MOUNT SINAI | 1.7 km | D10 | $2,578 psf |
| PALM MANSIONS | 1.7 km | D5 | $1,348 psf |
| LIIV RESIDENCES | 1.8 km | D5 | $1,579 psf |
| LYNNSVILLE 331 | 1.8 km | D5 | $852 psf |
| RIDGEWOOD | 1.8 km | D10 | $1,727 psf |
| STARPOINT | 1.8 km | D5 | $1,090 psf |
| WEST POINT PEARL GARDEN | 1.8 km | D5 | $1,413 psf |
| GROVE RESIDENCE | 1.8 km | D10 | $2,992 psf |
| PANDAN VALLEY | 1.8 km | D21 | $1,380 psf |
| HENRY PARK | 1.8 km | D10 | $2,432 psf |
| HUNDRED TREES | 1.8 km | D5 | $1,623 psf |
| NAVA GROVE | 1.8 km | D21 | $2,489 psf |
| THE ROCHESTER RESIDENCES | 1.8 km | D5 | $1,492 psf |
| WOODVIEW VILLAS | 1.8 km | D5 | — |
| PARC REGENCY | 1.9 km | D5 | $1,538 psf |
| THE SIERRA | 1.9 km | D10 | $1,696 psf |
| THE SERENADE @ HOLLAND | 1.9 km | D10 | $1,457 psf |
| GREEN GARDENS | 1.9 km | D5 | — |
| PINETREE HILL | 1.9 km | D21 | $2,486 psf |
| THE ESTIVA | 1.9 km | D5 | $1,406 psf |
| ONE-NORTH EDEN | 1.9 km | D5 | $2,050 psf |
| PARKSUITES | 1.9 km | D10 | $2,365 psf |
| BLOSSOMS BY THE PARK | 1.9 km | D5 | $2,447 psf |
| HOLLAND GARDENS | 1.9 km | D10 | $2,082 psf |
| QUINTERRA | 1.9 km | D10 | $1,573 psf |
| ALLSWORTH PARK | 2 km | D10 | $1,841 psf |
| GLENTREES | 2 km | D10 | $1,693 psf |
| REGENT PARK | 2 km | D5 | $1,246 psf |
| ONE-NORTH RESIDENCES | 2 km | D5 | $1,546 psf |
| SUNGROVE | 2 km | D5 | $436 psf |
Family-Friendly Condos (3BR+ Available)
Condos near Kent Ridge Secondary School with 3-bedroom or larger units suitable for families.
| Condo | Distance | District |
|---|---|---|
| THE CLEMENT CANOPY | 520m | D5 |
| ELTA | 660m | D5 |
| CLAVON | 770m | D5 |
| WEST BAY CONDOMINIUM | 780m | D5 |
| WESTCOVE CONDOMINIUM | 930m | D5 |
| THE CLEMENTVALE | 970m | D5 |
| PASIR PANJANG GARDENS | 980m | D5 |
The private condos list ranked by distance to Kent Ridge Secondary 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 Kent Ridge Secondary 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 Kent Ridge Secondary School?
How is the distance to Kent Ridge Secondary 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 Kent Ridge Secondary 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 Kent Ridge Secondary 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.