Proximity to Kong Hwa 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 Kong Hwa 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 Kong Hwa 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: Kong Hwa School (Primary)
- Condos within 1km: 173
- Condos within 2km: 446
- Family-friendly (3BR+): 8
Condos Within 1km
Condos within the priority admission zone (1km) of Kong Hwa School.
| Condo | Distance | District | Tenure | Avg PSF |
|---|---|---|---|---|
| PALM LODGE | 60m | D14 | Freehold | $1,233 psf |
| D'WEAVE | 70m | D14 | Freehold | $1,599 psf |
| SIMS DORADO | 100m | D14 | Freehold | $1,336 psf |
| GUILIN MANSIONS | 110m | D14 | Freehold | $1,070 psf |
| MORO MANSIONS | 110m | D14 | Freehold | $1,247 psf |
| ASTON MANSIONS | 120m | D14 | 99 yrs lease commencing from 1995 | $1,045 psf |
| SUNNY GROVE | 120m | D14 | Freehold | $1,083 psf |
| EVER LODGE | 130m | D14 | — | — |
| LOTUS AT PAYA LEBAR (WEST WING) | 140m | D14 | — | — |
| SUNFLOWER GRANDEUR | 140m | D14 | Freehold | $1,326 psf |
| GRANDLINK SQUARE | 150m | D14 | Freehold | $1,275 psf |
| PARK 1 SUITES | 150m | D14 | Freehold | $1,430 psf |
| SIMS RESIDENCES | 160m | D14 | 99 yrs lease commencing from 1997 | $993 psf |
| LOTUS AT PAYA LEBAR (EAST WING) | 170m | D14 | — | — |
| BAODE BUILDING | 180m | D14 | Freehold | $1,572 psf |
| SIXTEEN35 RESIDENCES | 180m | D14 | 99 yrs lease commencing from 2018 | $1,570 psf |
| FUYUEN COURT | 190m | D14 | Freehold | $1,237 psf |
| REZI 35 | 190m | D14 | Freehold | $1,641 psf |
| THE WATERINA | 190m | D14 | Freehold | $1,679 psf |
| CENTRA LOFT | 210m | D14 | Freehold | $1,426 psf |
| THE WATER EDGE | 210m | D14 | Freehold | $1,530 psf |
| REGAL 35 | 230m | D14 | Freehold | $1,198 psf |
| SIMSVILLE | 230m | D14 | 99 yrs lease commencing from 1994 | $1,286 psf |
| EVERGREEN VIEW | 250m | D14 | Freehold | $1,092 psf |
| CALIN MANSIONS | 260m | D14 | Freehold | $819 psf |
| DELIGHT COURT | 260m | D14 | Freehold | $1,239 psf |
| SIMS MEADOWS | 260m | D14 | Freehold | $1,206 psf |
| CARMI MANSIONS | 270m | D14 | Freehold | $859 psf |
| CHEN FANG MANSIONS | 270m | D14 | Freehold | $1,217 psf |
| GEYLANG MANSION | 270m | D14 | — | — |
| PARK PLACE RESIDENCES AT PLQ | 280m | D14 | 99 yrs lease commencing from 2015 | $2,193 psf |
| PAYA LEBAR RESIDENCES | 280m | D14 | Freehold | $1,673 psf |
| THE AMARELLE | 290m | D15 | Freehold | $1,575 psf |
| SUNFLOWER LODGE | 300m | D14 | Freehold | $907 psf |
| SIMS EDGE | 310m | D14 | Freehold | $1,636 psf |
| SUITES @ GUILLEMARD | 310m | D15 | Freehold | $1,539 psf |
| SUNFLOWER VIEW | 310m | D14 | Freehold | $1,234 psf |
| THE ETAGE | 310m | D14 | — | — |
| THE SUNNY SPRING | 310m | D14 | Freehold | $1,421 psf |
| PENANG SERVICE APARTMENTS | 340m | D14 | Freehold | $1,116 psf |
| PLATINUM RESIDENCE | 340m | D14 | — | — |
| MANSIONS 28 | 350m | D14 | — | — |
| CHOON MOEY MANSIONS | 360m | D14 | — | — |
| CITY PLAZA | 360m | D14 | Freehold | $1,530 psf |
| GEYLANG HERITAGE | 360m | D14 | Freehold | $1,067 psf |
| PRIMEDGE | 360m | D14 | Freehold | $1,451 psf |
| TIVOLI LODGE | 360m | D14 | — | — |
| VERSAILLES | 360m | D15 | Freehold | $1,449 psf |
| CENTRAL MEADOWS | 370m | D14 | Freehold | $1,274 psf |
| MILL AT 32 | 370m | D14 | — | — |
| ESTA RUBY | 380m | D14 | Freehold | $1,737 psf |
| BLUWEL APARTMENTS | 400m | D14 | — | — |
| COSY LODGE | 410m | D14 | Freehold | $1,163 psf |
| GRAY MANSIONS | 420m | D15 | — | — |
| LOFT 33 | 420m | D14 | Freehold | $1,442 psf |
| SIGNATURE CREST | 420m | D15 | Freehold | $1,473 psf |
| CAMELLIA LODGE | 430m | D14 | Freehold | $1,119 psf |
| SILVERSCAPE | 430m | D14 | Freehold | $1,541 psf |
| SUNFLOWER RESIDENCE | 430m | D14 | Freehold | $1,142 psf |
| THE ARIZON | 430m | D14 | Freehold | $762 psf |
| CENTRA HEIGHTS | 440m | D14 | Freehold | $1,647 psf |
| CENTRO MANSIONS | 440m | D14 | Freehold | $1,239 psf |
| THE GATZ | 440m | D14 | Freehold | $1,866 psf |
| KATONG VILLE | 450m | D15 | Freehold | $1,657 psf |
| SANDY EIGHT | 450m | D15 | Freehold | $1,834 psf |
| THE SANCTUARY @ GEYLANG | 450m | D14 | Freehold | $1,272 psf |
| CASA EMERALD | 460m | D14 | Freehold | $1,203 psf |
| NESS | 460m | D14 | Freehold | $1,423 psf |
| KATONG REGENCY | 470m | D15 | Freehold | $1,894 psf |
| IDYLLIC SUITES | 480m | D14 | Freehold | $1,432 psf |
| SIGNATURE RESIDENCE | 480m | D15 | Freehold | $1,253 psf |
| TORIEVIEW MANSIONS | 480m | D14 | Freehold | $1,159 psf |
| ATRIUM RESIDENCES | 490m | D14 | Freehold | $1,277 psf |
| COSY 23 | 490m | D14 | Freehold | $1,131 psf |
| REZI 3TWO | 500m | D14 | Freehold | $1,566 psf |
| YINCHUAN BUILDING | 500m | D14 | — | — |
| ATHENA VILLE | 510m | D14 | — | — |
| THE MIDAS | 520m | D14 | Freehold | $1,138 psf |
| VIENTO | 520m | D14 | Freehold | $1,469 psf |
| 33 RESIDENCES | 530m | D14 | — | $1,601 psf |
| FENG LAI MANSION | 540m | D14 | — | — |
| GREENLANE APARTMENT | 540m | D15 | Freehold | $1,338 psf |
| GREENLANE APARTMENTS | 540m | D15 | — | — |
| DAWN VILLE | 550m | D15 | Freehold | $1,491 psf |
| EDENZ SUITES | 550m | D14 | Freehold | $1,415 psf |
| ONE K GREENLANE | 550m | D15 | Freehold | $1,391 psf |
| SUITES 28 | 550m | D14 | Freehold | $1,165 psf |
| CRYSTAL DEW | 570m | D14 | Freehold | $1,090 psf |
| THE SILVER FIR | 570m | D15 | Freehold | $1,591 psf |
| THE SUNFLOWER | 570m | D14 | Freehold | $1,213 psf |
| MELROSE VILLE | 580m | D15 | Freehold | $1,422 psf |
| ROSE VILLE | 580m | D15 | Freehold | $1,445 psf |
| GUILLEMARD EDGE | 590m | D14 | Freehold | $1,543 psf |
| CASSIA VIEW | 600m | D14 | Freehold | $1,368 psf |
| GREEN COURT | 600m | D14 | Freehold | $1,156 psf |
| GUILLEMARD VIEW | 600m | D14 | Freehold | $1,087 psf |
| ROSELANE COURT | 600m | D15 | — | — |
| BALMY COURT | 610m | D14 | Freehold | $1,029 psf |
| BELLA CASITA | 610m | D15 | Freehold | $1,666 psf |
| BUTTERWORTH 8 | 610m | D15 | Freehold | $1,798 psf |
| BUTTERWORTH VIEW | 610m | D15 | Freehold | $1,498 psf |
| EASTSIDE LOFT | 610m | D15 | Freehold | $1,625 psf |
| MELOSA | 610m | D14 | Freehold | $1,439 psf |
| CASSIA EDGE | 620m | D14 | Freehold | $1,416 psf |
| REZI 26 | 620m | D14 | Freehold | $1,378 psf |
| RITZ REGENCY | 630m | D15 | Freehold | $1,493 psf |
| BUTTERWORTH 33 | 640m | D15 | — | $1,815 psf |
| LA BRISA | 640m | D14 | Freehold | $1,431 psf |
| SIMS GREEN | 640m | D14 | 99 yrs lease commencing from 2001 | $987 psf |
| TRE RESIDENCES | 640m | D14 | 99 yrs lease commencing from 2014 | $1,702 psf |
| CASA AERATA | 660m | D14 | Freehold | $1,424 psf |
| ESTIQUE | 660m | D15 | Freehold | $1,404 psf |
| IMPERIAL HEIGHTS | 660m | D15 | Freehold | $1,575 psf |
| SUNFLOWER MANSIONS | 660m | D14 | Freehold | $1,045 psf |
| WORTHINGTON | 660m | D15 | Freehold | $1,322 psf |
| CENTRAL GROVE | 670m | D14 | 99 yrs lease commencing from 1997 | $1,269 psf |
| BLOSSOM VIEW | 680m | D14 | Freehold | $1,024 psf |
| DUNMAN REGENCY | 680m | D15 | Freehold | $1,652 psf |
| LE ARC | 680m | D14 | Freehold | $967 psf |
| NOMA | 680m | D14 | Freehold | $1,691 psf |
| TAIPAN JADE | 680m | D15 | Freehold | $1,278 psf |
| GUILIN COURT | 690m | D14 | Freehold | $1,095 psf |
| LA FLEUR | 690m | D14 | Freehold | $1,438 psf |
| SMART SUITES | 690m | D14 | Freehold | $1,399 psf |
| SUITES @ SIMS | 690m | D14 | Freehold | $1,643 psf |
| CASERO @ DUNMAN | 700m | D15 | Freehold | $1,295 psf |
| VERSILIA ON HAIG | 700m | D15 | Freehold | $1,769 psf |
| EMERY POINT | 710m | D15 | Freehold | $1,647 psf |
| THE ALCOVE | 710m | D14 | 99 yrs lease commencing from 2000 | $983 psf |
| 28 IMPERIAL RESIDENCES | 720m | D14 | — | $1,548 psf |
| GUILLEMARD APARTMENTS | 720m | D14 | — | — |
| THE CONTINUUM | 740m | D15 | Freehold | $2,790 psf |
| EXCELLENCE MANSIONS | 750m | D14 | — | — |
| FORTUNE JADE | 750m | D15 | Freehold | $1,715 psf |
| METRO LOFT | 750m | D14 | Freehold | $1,510 psf |
| THE CENTREN | 750m | D14 | Freehold | $1,476 psf |
| 38 I SUITES | 760m | D15 | — | $1,579 psf |
| DUNMAN GARDEN | 760m | D15 | Freehold | $2,705 psf |
| GALAXY TOWERS | 770m | D15 | Freehold | $1,373 psf |
| CENTRA SUITES | 780m | D14 | Freehold | $1,551 psf |
| EAST 25 APARTMENTS | 780m | D14 | Freehold | $1,225 psf |
| EASTELLAR | 780m | D15 | — | — |
| GRAND DUNMAN | 780m | D15 | 99 yrs lease commencing from 2022 | $2,537 psf |
| PARADISE PALMS | 780m | D15 | Freehold | $1,723 psf |
| # 1 LOFT | 790m | D14 | — | $1,258 psf |
| ZYANYA | 790m | D14 | Freehold | $1,891 psf |
| EDENZ LOFT | 810m | D14 | Freehold | $1,389 psf |
| THE OCTET | 810m | D14 | Freehold | $1,446 psf |
| DUNMAN GROVE | 820m | D15 | Freehold | $2,451 psf |
| DUNMAN PLACE | 820m | D15 | Freehold | $1,754 psf |
| GEYLANG CONSERVATION AREA | 820m | D14 | Freehold | $2,182 psf |
| ENG APARTMENTS | 830m | D14 | — | — |
| REZI 24 | 830m | D14 | Freehold | $1,672 psf |
| SHEBA LODGE | 840m | D15 | Freehold | $1,411 psf |
| CARPMAEL THIRTY-EIGHT | 850m | D15 | Freehold | $1,811 psf |
| SKT MANSIONS | 860m | D14 | Freehold | $1,119 psf |
| D-MANSIONS | 870m | D15 | Freehold | $1,031 psf |
| SUITES@ KATONG | 880m | D15 | Freehold | $1,626 psf |
| AVANT RESIDENCES | 890m | D14 | 99 yrs lease commencing from 2012 | $1,481 psf |
| CENTRA STUDIOS | 890m | D14 | Freehold | $1,627 psf |
| THE CARPMAELINA | 890m | D15 | Freehold | $1,356 psf |
| GRANDVIEW SUITES | 900m | D14 | Freehold | $1,249 psf |
| MORI | 900m | D14 | Freehold | $1,888 psf |
| QUESTA @ DUNMAN | 900m | D15 | Freehold | $1,694 psf |
| CRANE COURT | 930m | D15 | Freehold | $1,244 psf |
| DUNMAN VIEW | 930m | D15 | 99 yrs lease commencing from 1997 | $1,417 psf |
| THE PROMINENCE | 940m | D15 | Freehold | $1,269 psf |
| GUILLEMARD SUITES | 950m | D14 | Freehold | $1,463 psf |
| PRIME RESIDENCE | 960m | D14 | Freehold | $1,420 psf |
| WATERBANK AT DAKOTA | 960m | D14 | 99 yrs lease commencing from 2009 | $1,769 psf |
| THE SERENNO | 970m | D15 | Freehold | $1,610 psf |
| HAIG TEN | 990m | D15 | Freehold | $1,641 psf |
| TROPICS @ HAIGSVILLE | 1 km | D15 | Freehold | $1,274 psf |
Condos 1\u{2013}2km Away
| Condo | Distance | District | Avg PSF |
|---|---|---|---|
| DAKOTA RESIDENCES | 1 km | D14 | $1,752 psf |
| # 1 SUITES | 1 km | D14 | $1,193 psf |
| OLLOI | 1 km | D15 | $1,859 psf |
| TREASURES @ G20 | 1.1 km | D14 | $1,225 psf |
| SUNFLOWER REGENCY | 1.1 km | D14 | $914 psf |
| PARK COURT | 1.1 km | D15 | $1,242 psf |
| ROYAL HALLMARK | 1.1 km | D15 | $2,038 psf |
| SIMS URBAN OASIS | 1.1 km | D14 | $1,762 psf |
| SPRING @ LANGSAT | 1.1 km | D15 | $1,405 psf |
| LE REGAL | 1.1 km | D14 | $1,256 psf |
| PRESIDIO | 1.1 km | D15 | $1,309 psf |
| JUPITER 18 | 1.1 km | D15 | $1,473 psf |
| ONAN SUITES | 1.1 km | D15 | $1,458 psf |
| HAIG APARTMENTS | 1.2 km | D15 | $1,308 psf |
| JC RESIDENCE | 1.2 km | D15 | $1,392 psf |
| WIMBORNE VILLAS | 1.2 km | D15 | $1,532 psf |
| BOUGAINVILLA APARTMENTS | 1.2 km | D14 | $976 psf |
| COSMO | 1.2 km | D14 | $1,645 psf |
| HAIG LODGE | 1.2 km | D15 | $1,052 psf |
| IVORY | 1.2 km | D15 | $1,296 psf |
| LYNDHURST GROVE | 1.2 km | D15 | $2,606 psf |
| PAVILION SQUARE | 1.2 km | D14 | $1,459 psf |
| ATLASSIA | 1.2 km | D15 | $2,120 psf |
| GOODMAN CREST | 1.2 km | D15 | $902 psf |
| SPRING GARDENS | 1.2 km | D15 | $1,358 psf |
| THE SILVERTON | 1.2 km | D15 | $1,455 psf |
| ARENA RESIDENCES | 1.2 km | D14 | $2,056 psf |
| SIMS POINT | 1.2 km | D14 | $978 psf |
| CEYLON RESIDENCE | 1.2 km | D15 | — |
| CHELSEA LODGE | 1.2 km | D15 | $1,422 psf |
| CRYSTAL LODGE | 1.2 km | D14 | $860 psf |
| D'SUNRISE | 1.2 km | D15 | $1,458 psf |
| HAIG ELEVEN | 1.3 km | D15 | $1,605 psf |
| PENROSE | 1.3 km | D14 | $1,928 psf |
| THE PRIMERO | 1.3 km | D14 | — |
| CANBERLIN APARTMENTS | 1.3 km | D14 | $808 psf |
| CEYLON COURT | 1.3 km | D15 | $1,510 psf |
| TREASURES@G19 | 1.3 km | D14 | $1,475 psf |
| CENTRINA | 1.3 km | D15 | $1,364 psf |
| HAIG COURT | 1.3 km | D15 | $1,891 psf |
| TEMBUSU GRAND | 1.3 km | D15 | $2,462 psf |
| CENTRAL IMPERIAL | 1.3 km | D14 | $1,159 psf |
| EVERITT EDGE | 1.3 km | D15 | $1,444 psf |
| EIS RESIDENCES | 1.3 km | D15 | $1,364 psf |
| EURO-ASIA LODGE | 1.3 km | D15 | $1,514 psf |
| EVERITT GREEN | 1.3 km | D15 | — |
| SCK VILLE | 1.3 km | D15 | $1,548 psf |
| TAIPAN REGENCY | 1.3 km | D15 | $1,275 psf |
| HAIG RESIDENCES | 1.3 km | D15 | $1,439 psf |
| NICOLE GREEN | 1.3 km | D14 | $1,375 psf |
| ROSE MAISON | 1.3 km | D15 | $1,280 psf |
| TEMBELING CENTRE | 1.3 km | D15 | $1,341 psf |
| ESTERINA | 1.3 km | D15 | $1,237 psf |
| LEGENDA AT JOO CHIAT | 1.3 km | D15 | $1,261 psf |
| WING FONG COURT | 1.3 km | D14 | $963 psf |
| WING FONG MANSIONS | 1.3 km | D14 | $987 psf |
| HAIG 162 | 1.3 km | D15 | $1,742 psf |
| THE AMERALD STUDIO | 1.3 km | D15 | — |
| EASTWIND MANSIONS | 1.4 km | D15 | $1,492 psf |
| SERAYA 9 | 1.4 km | D15 | $1,517 psf |
| LOTUS AT JOO CHIAT | 1.4 km | D15 | — |
| PADDY GREEN | 1.4 km | D14 | $955 psf |
| SERAYA VILLE | 1.4 km | D15 | $1,391 psf |
| SUMMER VIEW | 1.4 km | D14 | $902 psf |
| ARDOR RESIDENCE | 1.4 km | D15 | $2,479 psf |
| CEYLON POINT | 1.4 km | D15 | — |
| THE ANTARES | 1.4 km | D14 | $1,833 psf |
| THE VANDERLINT | 1.4 km | D15 | $1,657 psf |
| GEMS VILLE | 1.4 km | D14 | $2,024 psf |
| SERAYA COURT | 1.4 km | D15 | $1,137 psf |
| EMERALD OF KATONG | 1.4 km | D15 | $2,640 psf |
| SERAYA RESIDENCES | 1.4 km | D15 | $1,793 psf |
| THE ARIEL | 1.4 km | D15 | $1,484 psf |
| EASTVILLE APARTMENTS | 1.4 km | D15 | $1,532 psf |
| WILKINSON 8 | 1.4 km | D15 | — |
| BOURNEMOUTH EIGHT | 1.5 km | D15 | — |
| ISUITES @ MARSHALL | 1.5 km | D15 | $1,682 psf |
| SERAYA BREEZE | 1.5 km | D15 | $1,538 psf |
| D' CASTILIA | 1.5 km | D15 | $1,503 psf |
| PALM LOFT | 1.5 km | D15 | $1,242 psf |
| HOKIEN KIU LEONG TONG BUILDING | 1.5 km | D14 | — |
| ONAN COURT | 1.5 km | D15 | — |
| SALLIM LODGE | 1.5 km | D14 | $1,092 psf |
| GIDEON'S LODGE | 1.5 km | D15 | $1,093 psf |
| GRACE APARTMENTS | 1.5 km | D14 | — |
| VERDOR RESIDENCE | 1.5 km | D15 | — |
| VERDOR RESIDENCES | 1.5 km | D15 | $1,754 psf |
| FRUITION | 1.5 km | D15 | $1,311 psf |
| SERAYA LODGE | 1.5 km | D15 | — |
| THE ELEGANCE @ CHANGI | 1.5 km | D15 | $1,169 psf |
| JOLYNCO TERRACE | 1.5 km | D15 | — |
| 91 MARSHALL | 1.5 km | D15 | $1,666 psf |
| TORIE MANSIONS | 1.5 km | D15 | $1,387 psf |
| KATONG APARTMENTS | 1.5 km | D15 | $1,287 psf |
| MATTAR RESIDENCES | 1.5 km | D14 | $2,230 psf |
| SANDALWOOD | 1.5 km | D15 | $1,466 psf |
| D' FRESCO | 1.5 km | D15 | $1,239 psf |
| FAMILIE MANSIONS | 1.5 km | D14 | $919 psf |
| MARSHALL LODGE | 1.5 km | D15 | $1,291 psf |
| GOODVIEW APARTMENTS | 1.5 km | D14 | $830 psf |
| HERITAGE 9 | 1.6 km | D15 | $2,892 psf |
| MOUNTBATTEN LIGHTS | 1.6 km | D15 | $978 psf |
| MOUNTBATTEN LODGE | 1.6 km | D15 | $1,737 psf |
| SONG LANG GREEN | 1.6 km | D15 | — |
| VITRA | 1.6 km | D15 | $1,532 psf |
| ASTON LODGE | 1.6 km | D14 | $1,040 psf |
| PARC ESTA | 1.6 km | D14 | $2,184 psf |
| CELESTIA | 1.6 km | D15 | $1,418 psf |
| CRYSTAL MANSIONS | 1.6 km | D14 | $947 psf |
| JC COURT | 1.6 km | D15 | $1,089 psf |
| JOO CHIAT MANSIONS | 1.6 km | D15 | $1,304 psf |
| TEMBELINA | 1.6 km | D15 | $1,747 psf |
| BELLEZZA @ KATONG | 1.6 km | D15 | $1,515 psf |
| KIM COURT | 1.6 km | D14 | — |
| THE CARRARA | 1.6 km | D15 | $3,074 psf |
| THE DIAMOND | 1.6 km | D14 | $1,076 psf |
| THE GERANIUM | 1.6 km | D15 | $1,354 psf |
| STRAITS RESIDENCES | 1.6 km | D15 | $1,557 psf |
| TORIEVILLE | 1.6 km | D14 | $981 psf |
| TREASURES@G6 | 1.6 km | D14 | $1,388 psf |
| WING FONG BUILDING | 1.6 km | D14 | $919 psf |
| ASPEN LOFT | 1.6 km | D15 | $1,314 psf |
| CASA FELIZ | 1.6 km | D15 | $1,010 psf |
| MOUNTBATTEN REGENCY | 1.6 km | D15 | $1,472 psf |
| CANBERLIN LODGE | 1.6 km | D14 | $1,001 psf |
| ROYCE RESIDENCES | 1.6 km | D14 | $1,340 psf |
| CENTRA RESIDENCE | 1.6 km | D14 | $1,333 psf |
| KOON SENG HOUSE | 1.6 km | D15 | $2,307 psf |
| LA MARIPOSA | 1.6 km | D15 | $1,813 psf |
| SUNFLOWER COURT | 1.6 km | D14 | $987 psf |
| TESSA LODGE | 1.6 km | D15 | $1,557 psf |
| EAST VIEW 18 | 1.6 km | D15 | $1,152 psf |
| FERN LODGE | 1.6 km | D14 | $879 psf |
| OLA RESIDENCES | 1.6 km | D15 | $1,555 psf |
| STILLZ RESIDENCE | 1.6 km | D15 | $1,160 psf |
| THE MINT RESIDENCES | 1.6 km | D15 | $1,392 psf |
| VENTURA VIEW | 1.6 km | D15 | $1,251 psf |
| 833 M B RESIDENCES | 1.6 km | D15 | $1,454 psf |
| EAST MEWS | 1.6 km | D15 | $1,542 psf |
| JC VILLE | 1.6 km | D15 | $1,206 psf |
| WANG LODGE | 1.6 km | D14 | $1,140 psf |
| ANGSANA@21 | 1.7 km | D14 | — |
| SANTA FE MANSIONS | 1.7 km | D15 | $1,686 psf |
| STILL 123 | 1.7 km | D15 | $1,279 psf |
| ONE EIGHTIES RESIDENCES | 1.7 km | D15 | $1,663 psf |
| SEVEN CRESCENT | 1.7 km | D15 | $967 psf |
| BOON COURT | 1.7 km | D15 | $1,109 psf |
| MOUNTBATTEN SUITES | 1.7 km | D15 | $1,384 psf |
| SYCAMORE TREE | 1.7 km | D15 | $1,831 psf |
| THE RAMFORD | 1.7 km | D15 | $1,808 psf |
| MARGATE POINT | 1.7 km | D15 | $1,876 psf |
| SUNDANCE VISTA | 1.7 km | D15 | — |
| CEYLON CREST | 1.7 km | D15 | $1,403 psf |
| EAST ELEGANCE | 1.7 km | D15 | $1,508 psf |
| ALPHA APARTMENTS | 1.7 km | D15 | $1,103 psf |
| FLORA EAST | 1.7 km | D15 | $1,177 psf |
| RIVAGE | 1.7 km | D15 | $1,683 psf |
| SUNSHINE REGENCY | 1.7 km | D15 | $1,388 psf |
| BENDIGO GARDENS | 1.7 km | D15 | — |
| KOON SENG COURT | 1.7 km | D15 | $1,259 psf |
| LIV @ MB | 1.7 km | D15 | $2,441 psf |
| ONE FORT | 1.7 km | D15 | $1,711 psf |
| PENG'S COURT | 1.7 km | D15 | — |
| TEMBELING COURT | 1.7 km | D15 | $1,429 psf |
| THE ODEON KATONG | 1.7 km | D15 | $1,601 psf |
| LEVILLE ISUITES | 1.7 km | D15 | $1,654 psf |
| 8M RESIDENCES | 1.7 km | D15 | $2,130 psf |
| ONE AMBER | 1.7 km | D15 | $2,045 psf |
| RAMBAI COURT | 1.7 km | D15 | $1,005 psf |
| TEMBELING MANSIONS | 1.7 km | D15 | $1,312 psf |
| CHIKU MANSIONS | 1.8 km | D15 | $2,138 psf |
| LE CRESCENDO | 1.8 km | D14 | $1,507 psf |
| TERRACE VIEW | 1.8 km | D15 | — |
| EUNOS GREEN | 1.8 km | D14 | $966 psf |
| PARQ BELLA | 1.8 km | D15 | $2,273 psf |
| CASA AROMA | 1.8 km | D15 | $1,084 psf |
| CANNE VILLE | 1.8 km | D14 | — |
| GALLERY 8 | 1.8 km | D15 | $1,419 psf |
| MIAPLACE | 1.8 km | D15 | — |
| ONE @ PULASAN | 1.8 km | D15 | $1,365 psf |
| THE LUSH | 1.8 km | D15 | $1,688 psf |
| TIVOLI GRANDE | 1.8 km | D15 | $1,413 psf |
| CANNAVILLE | 1.8 km | D15 | $1,281 psf |
| CANTIZ @ RAMBAI | 1.8 km | D15 | $1,379 psf |
| CASEY LODGE | 1.8 km | D15 | — |
| RISING COURT | 1.8 km | D15 | $1,491 psf |
| SPRING @ KATONG | 1.8 km | D15 | $1,855 psf |
| TEMBELING GROVE | 1.8 km | D15 | $1,470 psf |
| THE SERENNIA | 1.8 km | D15 | $1,367 psf |
| CLAYDENCE | 1.8 km | D15 | $2,422 psf |
| EUNOS PARK | 1.8 km | D14 | $1,178 psf |
| MEIER SUITES | 1.8 km | D15 | $1,858 psf |
| STUDIOS@TEMBELING | 1.8 km | D15 | $1,596 psf |
| THE SHORE RESIDENCES | 1.8 km | D15 | $1,855 psf |
| ARTHUR 118 | 1.8 km | D15 | $1,908 psf |
| ARTHUR MANSIONS | 1.8 km | D15 | $1,993 psf |
| MALVERN SPRINGS | 1.8 km | D15 | $1,566 psf |
| ROYALE MANSIONS | 1.8 km | D15 | $1,147 psf |
| THE BALE | 1.8 km | D15 | $1,419 psf |
| THE ESTA | 1.8 km | D15 | $2,144 psf |
| THE RED HOUSE | 1.8 km | D15 | $1,483 psf |
| CHAPEL LODGE | 1.8 km | D15 | $1,583 psf |
| DUKU APARTMENTS | 1.8 km | D15 | $1,318 psf |
| EIGHT@18FORT | 1.8 km | D15 | — |
| JING SUITES | 1.8 km | D14 | — |
| LE REVE | 1.8 km | D14 | $1,364 psf |
| RIVEREDGE | 1.8 km | D15 | $1,666 psf |
| SUITES@CHANGI | 1.8 km | D14 | $1,414 psf |
| TEMBELING RESIDENCE | 1.8 km | D15 | $1,653 psf |
| AURA 83 | 1.8 km | D15 | $1,509 psf |
| CHNG MANSIONS | 1.8 km | D15 | — |
| KATONG GARDENS | 1.8 km | D15 | $1,535 psf |
| KING'S MANSION | 1.8 km | D15 | $1,883 psf |
| SUITES @ EUNOS | 1.8 km | D14 | $1,619 psf |
| ARINA EAST RESIDENCES | 1.8 km | D15 | $2,821 psf |
| EMERALD EAST | 1.9 km | D15 | $1,673 psf |
| JOO CHIAT VERBENA | 1.9 km | D15 | $1,298 psf |
| MODA | 1.9 km | D15 | $1,959 psf |
| SARINA PARK | 1.9 km | D14 | $2,079 psf |
| SEA VIEW PARK | 1.9 km | D15 | $2,124 psf |
| SEAVIEW PARK | 1.9 km | D15 | $2,290 psf |
| THE BEACON EDGE | 1.9 km | D15 | $1,770 psf |
| AMBER 45 | 1.9 km | D15 | $2,635 psf |
| FORT GARDENS | 1.9 km | D15 | $1,779 psf |
| SUNDANCE SUITES | 1.9 km | D15 | — |
| VERTIS | 1.9 km | D15 | $1,768 psf |
| AMBER HOUSE | 1.9 km | D15 | $3,043 psf |
| MEYER RESIDENCE | 1.9 km | D15 | $2,078 psf |
| DENG FU VILLE | 1.9 km | D14 | $1,501 psf |
| MARGATE TERRACE | 1.9 km | D15 | — |
| MEYERHOUSE | 1.9 km | D15 | $2,590 psf |
| THE MEYER PLACE | 1.9 km | D15 | $1,865 psf |
| THE VIEW @ MEYER | 1.9 km | D15 | $2,202 psf |
| AMBER PARK | 1.9 km | D15 | $2,544 psf |
| CANNE LODGE | 1.9 km | D14 | $1,369 psf |
| EQUATORIAL APARTMENTS | 1.9 km | D15 | $1,726 psf |
| PALAZZETTO | 1.9 km | D15 | $1,634 psf |
| THE GLACIER | 1.9 km | D15 | $1,270 psf |
| FULCRUM | 1.9 km | D15 | $2,102 psf |
| AMBER RESIDENCES | 1.9 km | D15 | $1,869 psf |
| AMBER SKYE | 1.9 km | D15 | $2,050 psf |
| DE CENTURION | 1.9 km | D15 | $1,780 psf |
| ENVIO | 1.9 km | D15 | $1,341 psf |
| LA MEYER | 1.9 km | D15 | $1,732 psf |
| NYON | 1.9 km | D15 | $2,326 psf |
| ONE MEYER | 1.9 km | D15 | $2,613 psf |
| EASTERN RESIDENCE | 1.9 km | D15 | $1,380 psf |
| PARC BLEU | 1.9 km | D15 | $1,366 psf |
| PEACH GARDEN | 1.9 km | D15 | $1,892 psf |
| CRYSTAL RHU | 1.9 km | D15 | $1,783 psf |
| EAST VIEW | 1.9 km | D15 | $1,916 psf |
| ROXY SQUARE | 1.9 km | D15 | $1,663 psf |
| 16 @ AMBER | 1.9 km | D15 | $1,815 psf |
| CASA SARINA | 1.9 km | D14 | $1,207 psf |
| J COURT | 1.9 km | D15 | — |
| SUNSHINE MANSIONS | 2 km | D15 | $1,401 psf |
| THE LINE @ TANJONG RHU | 2 km | D15 | $2,288 psf |
| AALTO | 2 km | D15 | $2,360 psf |
| KINGS APARTMENTS | 2 km | D15 | $1,311 psf |
| MEYER PARK | 2 km | D15 | $2,707 psf |
| SUITES @ AMBER | 2 km | D15 | $1,916 psf |
| 38 AMBER | 2 km | D15 | — |
| K SUITES | 2 km | D15 | $2,234 psf |
| SHIRO | 2 km | D15 | $1,322 psf |
| STUDIO8 | 2 km | D14 | $1,566 psf |
| THE BELVEDERE | 2 km | D15 | $2,251 psf |
| THE MAKENA | 2 km | D15 | $1,866 psf |
| GLENFIELD APARTMENTS | 2 km | D15 | — |
| JOO CHIAT APARTMENT | 2 km | D15 | $1,216 psf |
| THE PALLADIUM | 2 km | D15 | $2,032 psf |
| COASTLINE RESIDENCES | 2 km | D15 | $2,577 psf |
| AMBER POINT | 2 km | D15 | $2,070 psf |
| THE ARISTO @ AMBER | 2 km | D15 | $1,859 psf |
Family-Friendly Condos (3BR+ Available)
Condos near Kong Hwa School with 3-bedroom or larger units suitable for families.
| Condo | Distance | District |
|---|---|---|
| PALM LODGE | 60m | D14 |
| D'WEAVE | 70m | D14 |
| SIMS DORADO | 100m | D14 |
| GUILIN MANSIONS | 110m | D14 |
| MORO MANSIONS | 110m | D14 |
| ASTON MANSIONS | 120m | D14 |
| SUNNY GROVE | 120m | D14 |
| SUNFLOWER GRANDEUR | 140m | D14 |
The private condos list ranked by distance to Kong Hwa 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 Kong Hwa 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 Kong Hwa School?
How is the distance to Kong Hwa 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 Kong Hwa 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 Kong Hwa 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.