Condos Near Kheng Cheng School

School Proximity Last reviewed

Proximity to Kheng Cheng 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 Kheng Cheng 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 Kheng Cheng 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: Kheng Cheng School (Primary)
  • Condos within 1km: 179
  • Condos within 2km: 424
  • Family-friendly (3BR+): 6

Condos Within 1km

Condos within the priority admission zone (1km) of Kheng Cheng School.

Condos within 1km of Kheng Cheng School
CondoDistanceDistrictTenureAvg PSF
YONG AN PARK70mD9Freehold$2,178 psf
2 RVG140mD9—$2,103 psf
THE VERV @ RV150mD9Freehold$2,048 psf
THE MORNINGSIDE170mD9Freehold$2,033 psf
LUMA190mD9Freehold$1,986 psf
RIVER GREEN190mD999 yrs lease commencing from 2024$3,138 psf
RV ALTITUDE190mD9Freehold$2,735 psf
RIVERDALE RESIDENCE200mD9——
LEONIE CONDOTEL210mD9——
THE TRILLIUM210mD9Freehold$2,559 psf
WILMER HOUSE210mD9——
RIVERSHIRE230mD9Freehold$2,240 psf
THE COSMOPOLITAN230mD9Freehold$2,547 psf
8 SAINT THOMAS250mD9—$2,743 psf
RIVERIA GARDENS250mD9Freehold$2,361 psf
CENTENNIA SUITES260mD9Freehold$2,833 psf
THE AVENIR260mD9Freehold$3,190 psf
LEONIE HILL RESIDENCES270mD9Freehold$2,301 psf
RIVA LODGE290mD9——
THE REGALIA290mD9Freehold$2,209 psf
SKYPARK300mD9Freehold$1,792 psf
LA CRYSTAL310mD9Freehold$2,059 psf
GRANGE HEIGHTS320mD9Freehold$1,915 psf
GREAT WORLD CITY320mD9——
HORIZON TOWERS330mD999 yrs lease commencing from 1979$1,389 psf
LEONIE TOWERS330mD9Freehold$1,904 psf
NEW FUTURA330mD9Freehold$4,021 psf
ST THOMAS VILLE330mD9——
MIRAGE TOWER340mD9Freehold$2,229 psf
SKYLINE 360 @ SAINT THOMAS WALK340mD9Freehold$2,494 psf
ST THOMAS LODGE340mD9——
IRWELL HILL RESIDENCES350mD999 yrs lease commencing from 2020$2,728 psf
ST THOMAS COURT350mD9Freehold$1,921 psf
ESPADA360mD9Freehold$2,398 psf
STARLIGHT SUITES370mD9Freehold$2,002 psf
TIARA370mD9Freehold$2,323 psf
CLAREMONT380mD9Freehold$1,989 psf
EURO-ASIA COURT380mD9Freehold$1,994 psf
SAM KIANG MANSIONS390mD9Freehold$2,064 psf
URBANA400mD9Freehold$2,378 psf
PROMENADE PEAK410mD399 yrs lease commencing from 2024$2,981 psf
ST THOMAS SUITES410mD9Freehold$2,221 psf
LEONIE GARDENS420mD999 yrs lease commencing from 1990$1,746 psf
RIVERGATE420mD9Freehold$2,735 psf
VALLEY HOUSE420mD9——
LEONIE PARC VIEW430mD9Freehold$2,451 psf
MARTIN PLACE RESIDENCES430mD9Freehold$2,547 psf
ONE DEVONSHIRE430mD9Freehold$2,726 psf
RESIDENCES AT 338A440mD9Freehold$2,066 psf
MARTIN MODERN450mD999 yrs lease commencing from 2016$2,739 psf
THE BAYRON450mD9——
TRIBECA450mD9Freehold$2,375 psf
THE SUITES AT CENTRAL460mD9Freehold$2,493 psf
MARTIN EDGE470mD9Freehold$1,612 psf
MELROSE PARK470mD10999 yrs lease commencing from 1877$2,380 psf
OUE TWIN PEAKS470mD999 yrs lease commencing from 2010$2,271 psf
RESIDENCES @ KILLINEY470mD9Freehold$2,266 psf
THE ABODE AT DEVONSHIRE470mD9Freehold$2,009 psf
ZENITH470mD10999-year leasehold$2,023 psf
336 RIVER VALLEY480mD9——
GRANGE INFINITE480mD9Freehold$2,574 psf
THE IVERIA480mD9Freehold$2,586 psf
MILL POINT490mD10999 yrs lease commencing from 1877$2,083 psf
THE BEAUMONT490mD9Freehold$2,473 psf
LEONIE SUITES500mD999 yrs lease commencing from 2002$1,867 psf
ZYON GRAND500mD399 yrs lease commencing from 2024$3,052 psf
ATTITUDE AT KIM YAM510mD9999 yrs lease commencing from 1841$2,129 psf
KELLOCK LODGE510mD10Freehold$1,799 psf
LA VILLE510mD15Freehold$2,321 psf
LANGSTON VILLE510mD9999 yrs lease commencing from 1841$1,846 psf
THE ASTON510mD10Freehold$1,825 psf
THE BOUTIQ510mD9Freehold$1,977 psf
THE LUMOS510mD9Freehold$2,354 psf
ILLUMINAIRE ON DEVONSHIRE520mD9Freehold$2,238 psf
KASTURINA LODGE520mD10Freehold$1,980 psf
DEVONSHIRE 12530mD9Freehold$2,075 psf
DEVONSHIRE BUILDING540mD9——
DEVONSHIRE RESIDENCES540mD9Freehold$2,088 psf
MARTIN NO 38540mD9Freehold$2,519 psf
MUTIARA CREST550mD10Freehold$1,927 psf
OLEANAS RESIDENCE550mD9Freehold$2,007 psf
RV SUITES550mD10Freehold$1,882 psf
KILLINEY 118560mD9Freehold$2,095 psf
THE METZ560mD9Freehold$2,618 psf
LLOYD SIXTYFIVE570mD9Freehold$3,801 psf
HILL HOUSE590mD9999 yrs lease commencing from 1841$3,094 psf
ROBERTSON 100590mD9Freehold$2,118 psf
THE MONTANA590mD10Freehold$2,011 psf
UP@ROBERTSON QUAY590mD999 yrs lease commencing from 2011$2,133 psf
M5600mD10Freehold$2,090 psf
RIVER VALLEY APARTMENTS600mD10Freehold$1,695 psf
THE BOTANIC ON LLOYD600mD9Freehold$2,219 psf
ASPEN LINQ610mD9999 yrs lease commencing from 1841$1,835 psf
TEOCHEW SAIHO RESIDENCE610mD9——
283 STUDIO620mD9—$1,953 psf
PINE RESIDENCES620mD9——
ROBERTSON BLUE620mD9Freehold$2,101 psf
THE INSPIRA620mD9Freehold$2,174 psf
WATERFORD RESIDENCE620mD9999 yrs lease commencing from 1841$1,861 psf
TWO8ONE STUDIO630mD9999 yrs lease commencing from 1841$2,323 psf
STELLAR RV640mD10Freehold$1,871 psf
HARVEST MANSIONS650mD399 yrs lease commencing from 1993$1,255 psf
LLOYD COURT650mD9Freehold$1,780 psf
8 RODYK660mD9—$2,300 psf
GAMBIER COURT660mD999 yrs lease commencing from 1997$1,628 psf
RV RESIDENCES660mD10999 yrs lease commencing from 1877$2,246 psf
VALLEY MANSION680mD9Freehold$1,764 psf
BRENTWOOD690mD9——
LLOYD MANSION690mD9——
RV EDGE690mD10Freehold$2,035 psf
DUBLIN LODGE710mD9Freehold$2,527 psf
THE WHARF RESIDENCE710mD9999 yrs lease commencing from 1841$2,253 psf
WATERMARK ROBERTSON QUAY710mD9Freehold$2,139 psf
CHARLESTON720mD10Freehold$2,031 psf
ROBERTSON EDGE720mD9999 yrs lease commencing from 1841$2,034 psf
ASPEN HEIGHTS730mD9999 yrs lease commencing from 1841$2,138 psf
GRANGE 70730mD10——
LATITUDE730mD10Freehold$2,592 psf
THE PATERSON730mD9Freehold$2,381 psf
EMERALD PARK740mD399 yrs lease commencing from 1991$1,468 psf
LOFT @ NATHAN750mD10Freehold$1,823 psf
STUDIO 3750mD10Freehold$1,819 psf
VIVACE750mD9999 yrs lease commencing from 1841$2,058 psf
DUBLIN ROAD FLATS760mD9Freehold$1,991 psf
SHANGHAI ONE760mD10Freehold$1,857 psf
DRAGON VIEW PARK770mD10Freehold$2,355 psf
MUTIARA VIEW770mD10Freehold$2,095 psf
NATHAN RESIDENCES770mD10Freehold$1,861 psf
QUEENSBERRY LODGE770mD10Freehold$1,407 psf
RIVERSIDE 48770mD9Freehold$1,973 psf
EBER GARDENS780mD9——
THE QUAYSIDE780mD999 yrs lease commencing from 1994$1,583 psf
GRANGE 1866790mD10Freehold$3,059 psf
OXLEY RESIDENCE790mD9Freehold$1,996 psf
VALLEY LODGE790mD9——
NATHAN SUITES800mD10Freehold$2,305 psf
REGENCY LODGE800mD10Freehold$1,852 psf
THE MERCURY800mD10Freehold$2,058 psf
GRANGE 80810mD10——
OXLEY EDGE810mD9Freehold$2,005 psf
PATERSON SUITES810mD9Freehold$2,664 psf
SPRING GROVE810mD1099 yrs lease commencing from 1991$1,696 psf
THE PIER AT ROBERTSON810mD9Freehold$2,155 psf
VILLE ROYALE810mD9Freehold$1,851 psf
ACORN820mD9——
CRYSTAL COURT820mD10Freehold$1,493 psf
RIVER VALLEY COURT820mD9——
MANHATTAN MANSIONS830mD10Freehold$1,905 psf
OXLEY MANSION830mD9——
OXLEY NEO RESIDENCES830mD9——
RIVER VALLEY CONSERVATION AREA840mD9——
THE HORIZON840mD10Freehold$2,148 psf
BELLE VUE RESIDENCES860mD9Freehold$1,994 psf
FRASER RESIDENCE ORCHARD SINGAPORE880mD9——
NATHAN PLACE880mD10Freehold$1,899 psf
PATERSON RESIDENCE880mD9Freehold$2,531 psf
RV POINT880mD9999 yrs lease commencing from 1841$2,056 psf
THE MARQ ON PATERSON HILL880mD9Freehold$4,509 psf
THE ROBERTSON OPUS880mD9999 yrs lease commencing from 1841$3,367 psf
THE COLONNADE900mD10——
THE IMPERIAL900mD9Freehold$2,353 psf
ORCHARD COURT910mD9993 yrs lease commencing from 1973$1,622 psf
HOLT RESIDENCES920mD10Freehold$1,855 psf
VALLEY PARK920mD10999 yrs lease commencing from 1877$2,078 psf
OXLEY GARDEN930mD9Freehold$1,882 psf
UE SQUARE930mD9929 yrs lease commencing from 1953$2,048 psf
GRAMERCY PARK940mD10Freehold$2,997 psf
ONE OXLEY RISE940mD9Freehold$2,007 psf
HOLLYWOOD APARTMENTS950mD9Freehold$1,919 psf
CLIVEDEN AT GRANGE960mD10Freehold$2,798 psf
THE CENTREPOINT960mD999 yrs lease commencing from 1979$2,682 psf
KIM LIN PARK980mD10Freehold$3,128 psf
ORCHARD VIEW980mD9Freehold$2,666 psf
REGENCY PARK980mD10Freehold$2,161 psf
THE PATERSON EDGE980mD9Freehold$2,382 psf
CAIRNHILL CONSERVATION AREA990mD9Freehold$3,891 psf
HULLET RISE990mD9——
RIVER PLACE990mD399 yrs lease commencing from 1995$1,651 psf
CAIRNHILL NINE1 kmD999 yrs lease commencing from 2014$2,471 psf
💡
Family-Friendly Tip
Living within 1km of Kheng Cheng School gives your child priority admission. There are 179 condos in this zone with 6 offering 3-bedroom+ units.
🧮Can you afford a home near Kheng Cheng School? Try the Affordability Calculator→

Condos 1\u{2013}2km Away

Condos 1–2km from Kheng Cheng School
CondoDistanceDistrictAvg PSF
8 HULLET1 kmD9$3,079 psf
SHEARES VILLE1 kmD10$1,993 psf
THE ORCHARD RESIDENCES1 kmD9$3,149 psf
PATERSON LINC1 kmD9$2,430 psf
THE OXLEY1 kmD9—
BEVERLY HILL1 kmD10$2,370 psf
SKYLINE @ ORCHARD BOULEVARD1 kmD9$5,371 psf
VISIONCREST1 kmD9$2,255 psf
JERVOIS JADE1.1 kmD10$1,283 psf
LUCKY PLAZA1.1 kmD9$2,019 psf
ONE JERVOIS1.1 kmD10$2,066 psf
URBAN SUITES1.1 kmD9$2,906 psf
BOULEVARD VUE1.1 kmD10$3,084 psf
NUTMEG COURT1.1 kmD9—
DOMAIN 211.1 kmD3$1,760 psf
TWENTYONE ANGULLIA PARK1.1 kmD9$3,786 psf
URBAN RESORT CONDOMINIUM1.1 kmD9$2,406 psf
ANGULLIA PARK RESIDENCES @ ORCHARD1.1 kmD10$2,465 psf
120 GRANGE1.1 kmD10$2,855 psf
3 CUSCADEN1.1 kmD10$3,893 psf
FOUR SEASONS PARK1.1 kmD10$3,180 psf
RICHMOND PARK1.1 kmD9$3,062 psf
THE LAURELS1.1 kmD9$2,675 psf
JERVOIS MANSION1.1 kmD10$2,578 psf
JERVOIS MANSIONS1.1 kmD10—
JERVOIS VIEW1.1 kmD10$1,727 psf
ONE CHATSWORTH1.1 kmD10$1,911 psf
BISHOPSGATE RESIDENCES1.2 kmD10$3,566 psf
MERAPRIME1.2 kmD3$1,864 psf
ONE TREE HILL COLLECTION1.2 kmD10$3,492 psf
THE BOULEVARD RESIDENCE1.2 kmD10$2,642 psf
THE LANDMARK1.2 kmD3$2,593 psf
KIMSIA PARK1.2 kmD9$3,704 psf
ONE TREE HILL MANSIONS1.2 kmD10$1,410 psf
RAINBOW MANSION1.2 kmD10—
GRANGE ROAD APARTMENTS1.2 kmD10—
TAN CHIN TUAN MANSION1.2 kmD9—
SCOTTS SQUARE1.2 kmD9$3,393 psf
TOMLINSON HEIGHTS1.2 kmD10$3,720 psf
EMERALD HILL CONSERVATION AREA1.2 kmD9$4,178 psf
HIJAUAN1.2 kmD9$2,006 psf
JERVOIS LODGE1.2 kmD10$1,829 psf
TIONG BAHRU ESTATE1.2 kmD3$4,188 psf
CANNINGHILL PIERS1.2 kmD6$2,946 psf
JERVOIS TREASURES1.2 kmD10$2,611 psf
RESIDENCE 81.2 kmD10$753 psf
TOP TEN1.2 kmD9$1,755 psf
WATERSCAPE AT CAVENAGH1.2 kmD9$1,994 psf
111 EMERALD HILL1.2 kmD9$2,318 psf
CAIRNHILL CREST1.2 kmD9$2,191 psf
ONE TREE HILL RESIDENCE1.2 kmD10$2,316 psf
KIM SIA COURT1.3 kmD9$2,088 psf
EMERALD APARTMENTS1.3 kmD9—
KUM HING COURT1.3 kmD10$2,465 psf
RESIDENCES AT EMERALD HILL1.3 kmD9$2,335 psf
CAIRNHILL PLAZA1.3 kmD9$1,889 psf
ELIZABETH TOWER1.3 kmD9$1,884 psf
KAI FOOK MANSION1.3 kmD3$1,025 psf
PETIT JERVOIS1.3 kmD10$2,690 psf
TWIN REGENCY1.3 kmD3$2,079 psf
38 JERVOIS1.3 kmD10$2,305 psf
ENG HOON MANSIONS1.3 kmD3$1,341 psf
JERVOISVILLE1.3 kmD10$2,187 psf
UNION SQUARE RESIDENCES1.3 kmD1$3,159 psf
CAVENAGH GARDENS1.3 kmD9$1,524 psf
PARKVIEW ECLAT1.3 kmD10$3,403 psf
THE RIVERSIDE PIAZZA1.3 kmD1$1,586 psf
HIGHLINE RESIDENCES1.3 kmD3$2,293 psf
ORCHARD BEL AIR1.3 kmD10$1,504 psf
PRINCIPAL GARDEN1.3 kmD3$2,062 psf
RHAPSODY ON MOUNT ELIZABETH1.3 kmD9$2,098 psf
CENTRAL GREEN CONDOMINIUM1.3 kmD3$1,584 psf
BOULEVARD 881.3 kmD10$3,945 psf
REGENCY SUITES1.3 kmD3$2,040 psf
THE GRANGE1.3 kmD10$2,806 psf
CLAYMORE PLAZA1.3 kmD9$1,727 psf
HELIOS RESIDENCES1.3 kmD9$2,379 psf
OAKWOOD STUDIOS SINGAPORE1.3 kmD9—
THE LIGHT @ CAIRNHILL1.3 kmD9$2,266 psf
JERVOIS REGENCY1.4 kmD10$1,625 psf
PARK NOVA1.4 kmD10$4,731 psf
CUSCADEN RESERVE1.4 kmD10$3,071 psf
CUSCADEN RESIDENCES1.4 kmD10$2,472 psf
MON JERVOIS1.4 kmD10$1,855 psf
THE TOMLINSON1.4 kmD10$2,422 psf
UPPERHOUSE AT ORCHARD BOULEVARD1.4 kmD10$3,329 psf
3 ORCHARD BY-THE-PARK1.4 kmD10$3,679 psf
ALESSANDREA1.4 kmD3$1,732 psf
ELIZABETH HEIGHTS1.4 kmD9$1,998 psf
CAVENAGH LODGE1.4 kmD9—
HANA1.4 kmD10—
DORMER PARK1.4 kmD10$1,998 psf
HILLTOPS1.4 kmD9$3,337 psf
SUITES AT ORCHARD1.4 kmD9$1,991 psf
CAIRNHILL ASTORIA1.4 kmD9$1,859 psf
HAUS ON HANDY1.5 kmD9$2,695 psf
ST REGIS RESIDENCES SINGAPORE1.5 kmD10$2,522 psf
THE RITZ-CARLTON RESIDENCES SINGAPORE CAIRNHILL1.5 kmD9$4,152 psf
8 @ MOUNT SOPHIA1.5 kmD9$1,593 psf
THE CLAYMORE1.5 kmD9$3,221 psf
THE PROMONT1.5 kmD9$2,155 psf
YONG SIAK COURT1.5 kmD3$1,667 psf
YONG SIAK VIEW1.5 kmD3$1,715 psf
ONE PEARL BANK1.5 kmD3$2,569 psf
ALBA1.5 kmD9$3,160 psf
DELFI ORCHARD1.5 kmD9$1,858 psf
ORCHARD TOWERS1.5 kmD9$1,474 psf
PEOPLE'S PARK CENTRE1.5 kmD1$837 psf
CAVENAGH FORTUNA1.5 kmD9—
HIGH POINT1.5 kmD9—
THE PEAK @ CAIRNHILL II1.5 kmD9$2,110 psf
NOMU1.5 kmD9$2,452 psf
MOUNT ECHO PARK1.5 kmD10—
THE LUXE1.5 kmD9—
THE REGENCY AT TIONG BAHRU1.5 kmD3$2,224 psf
PEOPLE'S PARK COMPLEX1.5 kmD1$1,148 psf
THE PEAK @ CAIRNHILL I1.5 kmD9$2,058 psf
CAIRNHILL RESIDENCES1.5 kmD9$2,492 psf
CAIRNHILL 161.6 kmD9$2,868 psf
EQUITY HEIGHTS1.6 kmD9—
KLIMT CAIRNHILL1.6 kmD9$3,553 psf
THE EDGE ON CAIRNHILL1.6 kmD9$2,305 psf
THE TATE RESIDENCES1.6 kmD9$2,886 psf
CASA CAIRNHILL1.6 kmD9$2,180 psf
1 NASSIM1.6 kmD10—
THE CATHAY RESIDENCE1.6 kmD9—
NASSIM JADE1.6 kmD10$2,679 psf
SAPPHIRE 991.6 kmD9—
CAVENAGH HOUSE1.6 kmD9$1,900 psf
MOUNT SOPHIA SUITES1.6 kmD9$1,810 psf
SUITES @ SOPHIA1.6 kmD9—
CITYVISTA RESIDENCES1.6 kmD9$2,011 psf
ORCHARD SOPHIA1.6 kmD9$2,830 psf
VIDA1.6 kmD9$2,113 psf
19191.6 kmD9$2,032 psf
CASA NOVACREST1.6 kmD9$1,886 psf
JUNIPER AT ARDMORE1.6 kmD10$2,864 psf
ROCHALIE RESIDENCES1.6 kmD10—
SCULPTURA ARDMORE1.6 kmD10$5,074 psf
SOPHIA HILLS1.6 kmD9$2,088 psf
ST MARTIN'S1.6 kmD10$2,355 psf
THE ARC AT DRAYCOTT1.6 kmD10$2,564 psf
THE CAIRNHILL1.6 kmD9—
THE VERMONT ON CAIRNHILL1.6 kmD9$2,401 psf
HERITAGE APARTMENTS1.6 kmD10—
TRENDALE TOWER1.6 kmD9—
PARC SOPHIA1.6 kmD9$1,747 psf
SOPHIA 981.6 kmD9$1,868 psf
SOPHIA VIEW1.6 kmD9—
SCOTTS 281.6 kmD9$2,285 psf
GRANGE RESIDENCES1.7 kmD10$3,091 psf
ESTILO1.7 kmD9$1,718 psf
LIV ON SOPHIA1.7 kmD9$2,147 psf
NASSIM LODGE1.7 kmD10$2,853 psf
THE SCOTTS TOWER1.7 kmD9$2,075 psf
WILKIE 871.7 kmD9$1,561 psf
WILKIE COURT1.7 kmD9$1,388 psf
STARFIRE @ SOPHIA1.7 kmD9—
SUITES @ CAIRNHILL1.7 kmD9—
TANGLIN RESIDENCES1.7 kmD10$2,000 psf
THE PLATINUM1.7 kmD1—
THE VANTAGE1.7 kmD10—
JIA1.7 kmD9$1,353 psf
ORION1.7 kmD10$2,254 psf
ARDMORE PARK1.7 kmD10$3,978 psf
EDEN1.7 kmD10$5,040 psf
J C DRAYCOTT1.7 kmD10$2,149 psf
KRETA AYER CONSERVATION AREA1.7 kmD1—
ORCHARD SCOTTS1.7 kmD9$1,753 psf
SOPHIA LODGE1.7 kmD9$1,632 psf
THE CREST1.7 kmD3$1,939 psf
ARDMORE II1.7 kmD10$3,190 psf
CASA JERVOIS1.7 kmD10$2,107 psf
NASSIM 91.7 kmD10$3,226 psf
ST MARTIN RESIDENCE1.7 kmD10$2,202 psf
SOPHIA CREST1.7 kmD9—
WILKIE APARTMENTS1.7 kmD9—
CITYVALE1.7 kmD9$1,616 psf
D'GROVE VILLAS1.7 kmD10$2,342 psf
ONE DRAYCOTT1.7 kmD10$3,184 psf
SRI MENANTI ESTATE1.7 kmD3$2,407 psf
LE WILKIE1.7 kmD9$1,511 psf
SOPHIA RESIDENCE1.7 kmD9$1,788 psf
WHARTON VALE1.7 kmD9$1,612 psf
WILKIE 801.7 kmD9$1,865 psf
WILKIE STUDIO1.7 kmD9$1,746 psf
WILKIE VALE1.7 kmD9—
FOOK HAI BUILDING1.8 kmD1$986 psf
HIGH STREET CENTRE1.8 kmD6$1,801 psf
JERVOIS GROVE1.8 kmD10$1,853 psf
NASSIMVILLE1.8 kmD10—
SAGE1.8 kmD10$3,063 psf
DEANS PROPERTY CENTRE1.8 kmD9—
THYE SHAN MANSION1.8 kmD2—
ALEX RESIDENCES1.8 kmD3$2,101 psf
BENCOOLEN HOUSE1.8 kmD7—
WILKIE 481.8 kmD9$1,567 psf
ARDMORE RESIDENCE1.8 kmD10—
HOCK MANSION1.8 kmD9$1,315 psf
JERVOIS PRIVE1.8 kmD10$2,989 psf
THE COLLECTIVE AT ONE SOPHIA1.8 kmD9$2,758 psf
BOAT QUAY CONSERVATION AREA1.8 kmD1$5,695 psf
CLYDESVIEW1.8 kmD3$1,638 psf
SOPHIA FLATS1.8 kmD9—
DORSETT RESIDENCES1.8 kmD2$2,115 psf
JERVOIS COURT1.8 kmD10—
NIVEN SUITES1.8 kmD9—
REIGNWOOD HAMILTON SCOTTS1.8 kmD9$2,799 psf
TOWNHOUSE APARTMENTS1.8 kmD9$1,057 psf
DRAYCOTT EIGHT1.8 kmD10$2,062 psf
LIV ON WILKIE1.8 kmD9$2,216 psf
BEAUFORT ON NASSIM1.8 kmD10$2,652 psf
LE NOUVEL ARDMORE1.8 kmD10$4,884 psf
TANGLIN VIEW1.9 kmD3$1,647 psf
THE MKZ1.9 kmD9$1,807 psf
EDEN RESIDENCES CAPITOL1.9 kmD6$3,394 psf
NOUVEL 181.9 kmD10$3,185 psf
WILKIE REGENCY1.9 kmD9$1,699 psf
LES MAISONS NASSIM1.9 kmD10$5,545 psf
THE DRAYCOTT1.9 kmD10$2,132 psf
ECHELON1.9 kmD3$2,069 psf
NASSIM PARK RESIDENCES1.9 kmD10$3,896 psf
THE LOFT1.9 kmD10$2,090 psf
THE NASSIM1.9 kmD10$4,325 psf
SUNSHINE PLAZA1.9 kmD7$1,479 psf
CAVENAGH COURT1.9 kmD9$1,867 psf
PARC EMILY1.9 kmD9$1,985 psf
19 NASSIM1.9 kmD10$3,401 psf
MACKENZIE 1381.9 kmD9$1,602 psf
EMILY RESIDENCE1.9 kmD9$1,542 psf
SCOTTS HIGHPARK1.9 kmD9$2,295 psf
TELOK AYER CONSERVATION AREA2 kmD1—
JERVOIS MEADOWS2 kmD10$1,611 psf
MACKENZIE 882 kmD9$1,666 psf
PARC MACKENZIE2 kmD9$1,563 psf
TANGLIN HILL CONDOMINIUM2 kmD10$1,852 psf
TANJONG PAGAR CONSERVATION AREA2 kmD2—
ARTRA2 kmD3$2,275 psf
ASCENTIA SKY2 kmD3$1,747 psf
TANGLIN HILL MEADOWS2 kmD10$2,165 psf
NIVEN LOFT2 kmD9—
THE LADYHILL2 kmD10$2,493 psf
MACKENZIE REGENCY2 kmD9$1,525 psf
SHANGRI-LA RESIDENCES2 kmD10—
TANGLIN REGENCY2 kmD10$1,620 psf

Family-Friendly Condos (3BR+ Available)

Condos near Kheng Cheng School with 3-bedroom or larger units suitable for families.

CondoDistanceDistrict
YONG AN PARK70mD9
THE VERV @ RV150mD9
THE MORNINGSIDE170mD9
LUMA190mD9
RIVER GREEN190mD9
THE TRILLIUM210mD9

The private condos list ranked by distance to Kheng Cheng 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 Kheng Cheng 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 Kheng Cheng School?
179 condos within 1km and 424 within 2km.
How is the distance to Kheng Cheng 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 Kheng Cheng 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 Kheng Cheng 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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