Proximity to Macpherson 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 Macpherson 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 Macpherson 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.
- School: Macpherson Primary School (Primary)
- Condos within 1km: 9
- Condos within 2km: 211
- Family-friendly (3BR+): 7
Condos Within 1km
Condos within the priority admission zone (1km) of Macpherson Primary School.
| Condo | Distance | District | Tenure | Avg PSF |
|---|---|---|---|---|
| THE ANTARES | 380m | D14 | 99 yrs lease commencing from 2018 | $1,833 psf |
| SALLIM LODGE | 450m | D14 | Freehold | $1,092 psf |
| LE CRESCENDO | 490m | D14 | Freehold | $1,507 psf |
| GRACE APARTMENTS | 500m | D14 | — | — |
| MATTAR RESIDENCES | 540m | D14 | Freehold | $2,230 psf |
| SKY GREEN | 670m | D13 | Freehold | $1,694 psf |
| HAPPY GARDENS | 750m | D13 | Freehold | $1,654 psf |
| HAPPY MANSION | 850m | D13 | Freehold | $1,075 psf |
| SIMS URBAN OASIS | 1 km | D14 | 99 yrs lease commencing from 2014 | $1,762 psf |
Condos 1\u{2013}2km Away
| Condo | Distance | District | Avg PSF |
|---|---|---|---|
| MACPHERSON GARDEN ESTATE | 1.1 km | D13 | $2,441 psf |
| TRE RESIDENCES | 1.1 km | D14 | $1,702 psf |
| PENROSE | 1.1 km | D14 | $1,928 psf |
| CENTRA HEIGHTS | 1.1 km | D14 | $1,647 psf |
| SIMS EDGE | 1.1 km | D14 | $1,636 psf |
| SIMSVILLE | 1.1 km | D14 | $1,286 psf |
| CENTRAL GROVE | 1.2 km | D14 | $1,269 psf |
| CRYSTAL DEW | 1.2 km | D14 | $1,090 psf |
| CARMI MANSIONS | 1.2 km | D14 | $859 psf |
| FUYUEN COURT | 1.2 km | D14 | $1,237 psf |
| CHOON MOEY MANSIONS | 1.2 km | D14 | — |
| OASIS @ MULBERRY | 1.2 km | D13 | $2,399 psf |
| REGAL 35 | 1.2 km | D14 | $1,198 psf |
| CALIN MANSIONS | 1.2 km | D14 | $819 psf |
| CAMELLIA LODGE | 1.2 km | D14 | $1,119 psf |
| REZI 35 | 1.2 km | D14 | $1,641 psf |
| CHEN FANG MANSIONS | 1.2 km | D14 | $1,217 psf |
| GEYLANG MANSION | 1.2 km | D14 | — |
| SUNFLOWER GRANDEUR | 1.2 km | D14 | $1,326 psf |
| TIVOLI LODGE | 1.2 km | D14 | — |
| GUILIN MANSIONS | 1.3 km | D14 | $1,070 psf |
| MANSIONS 28 | 1.3 km | D14 | — |
| SIXTEEN35 RESIDENCES | 1.3 km | D14 | $1,570 psf |
| SUNNY GROVE | 1.3 km | D14 | $1,083 psf |
| COSY LODGE | 1.3 km | D14 | $1,163 psf |
| SIMS DORADO | 1.3 km | D14 | $1,336 psf |
| SIMS RESIDENCES | 1.3 km | D14 | $993 psf |
| ATHENA VILLE | 1.3 km | D14 | — |
| BAODE BUILDING | 1.3 km | D14 | $1,572 psf |
| DELIGHT COURT | 1.3 km | D14 | $1,239 psf |
| MORO MANSIONS | 1.3 km | D14 | $1,247 psf |
| SENNETT ESTATE | 1.3 km | D13 | $1,928 psf |
| D'WEAVE | 1.3 km | D14 | $1,599 psf |
| SMART SUITES | 1.3 km | D14 | $1,399 psf |
| SUITES @ SIMS | 1.3 km | D14 | $1,643 psf |
| EVER LODGE | 1.3 km | D14 | — |
| PALM LODGE | 1.3 km | D14 | $1,233 psf |
| SIMS MEADOWS | 1.3 km | D14 | $1,206 psf |
| CENTRA LOFT | 1.3 km | D14 | $1,426 psf |
| LOTUS AT PAYA LEBAR (EAST WING) | 1.3 km | D14 | — |
| LOTUS AT PAYA LEBAR (WEST WING) | 1.3 km | D14 | — |
| PLATINUM RESIDENCE | 1.3 km | D14 | — |
| TORIEVIEW MANSIONS | 1.3 km | D14 | $1,159 psf |
| CENTRA SUITES | 1.4 km | D14 | $1,551 psf |
| SIMS GREEN | 1.4 km | D14 | $987 psf |
| PARK PLACE RESIDENCES AT PLQ | 1.4 km | D14 | $2,193 psf |
| PAYA LEBAR RESIDENCES | 1.4 km | D14 | $1,673 psf |
| THE ARECA | 1.4 km | D19 | $957 psf |
| BALMY COURT | 1.4 km | D14 | $1,029 psf |
| YINCHUAN BUILDING | 1.4 km | D14 | — |
| SKT MANSIONS | 1.4 km | D14 | $1,119 psf |
| EXCELLENCE MANSIONS | 1.4 km | D14 | — |
| METRO LOFT | 1.4 km | D14 | $1,510 psf |
| EAST 25 APARTMENTS | 1.4 km | D14 | $1,225 psf |
| PARK 1 SUITES | 1.4 km | D14 | $1,430 psf |
| THE ALCOVE | 1.4 km | D14 | $983 psf |
| THE ARIZON | 1.4 km | D14 | $762 psf |
| CENTRA STUDIOS | 1.4 km | D14 | $1,627 psf |
| ENG APARTMENTS | 1.4 km | D14 | — |
| OASIS GARDEN | 1.4 km | D19 | $1,575 psf |
| MILL AT 32 | 1.4 km | D14 | — |
| SUNFLOWER LODGE | 1.4 km | D14 | $907 psf |
| THE CENTREN | 1.4 km | D14 | $1,476 psf |
| THE WATER EDGE | 1.4 km | D14 | $1,530 psf |
| ATRIUM RESIDENCES | 1.5 km | D14 | $1,277 psf |
| THE ETAGE | 1.5 km | D14 | — |
| THE SANCTUARY @ GEYLANG | 1.5 km | D14 | $1,272 psf |
| ZYANYA | 1.5 km | D14 | $1,891 psf |
| EVERGREEN VIEW | 1.5 km | D14 | $1,092 psf |
| PENANG SERVICE APARTMENTS | 1.5 km | D14 | $1,116 psf |
| ASTON MANSIONS | 1.5 km | D14 | $1,045 psf |
| GRANDLINK SQUARE | 1.5 km | D14 | $1,275 psf |
| THE SUNFLOWER | 1.5 km | D14 | $1,213 psf |
| BLUWEL APARTMENTS | 1.5 km | D14 | — |
| GREEN COURT | 1.5 km | D14 | $1,156 psf |
| CENTRO MANSIONS | 1.5 km | D14 | $1,239 psf |
| THE GATZ | 1.5 km | D14 | $1,866 psf |
| CITY PLAZA | 1.5 km | D14 | $1,530 psf |
| EDENZ SUITES | 1.5 km | D14 | $1,415 psf |
| IDYLLIC SUITES | 1.5 km | D14 | $1,432 psf |
| REZI 26 | 1.5 km | D14 | $1,378 psf |
| THE MIDAS | 1.5 km | D14 | $1,138 psf |
| AVANT RESIDENCES | 1.5 km | D14 | $1,481 psf |
| GEYLANG HERITAGE | 1.5 km | D14 | $1,067 psf |
| LOFT 33 | 1.5 km | D14 | $1,442 psf |
| SUNFLOWER VIEW | 1.5 km | D14 | $1,234 psf |
| NESS | 1.5 km | D14 | $1,423 psf |
| SUITES 28 | 1.5 km | D14 | $1,165 psf |
| THE WATERINA | 1.5 km | D14 | $1,679 psf |
| COSY 23 | 1.6 km | D14 | $1,131 psf |
| SILVERSCAPE | 1.6 km | D14 | $1,541 psf |
| # 1 LOFT | 1.6 km | D14 | $1,258 psf |
| LE ARC | 1.6 km | D14 | $967 psf |
| MELOSA | 1.6 km | D14 | $1,439 psf |
| GEYLANG CONSERVATION AREA | 1.6 km | D14 | $2,182 psf |
| PRIMEDGE | 1.6 km | D14 | $1,451 psf |
| SUNFLOWER RESIDENCE | 1.6 km | D14 | $1,142 psf |
| BARTLEY VUE | 1.6 km | D19 | $1,964 psf |
| LA FLEUR | 1.6 km | D14 | $1,438 psf |
| CASA AERATA | 1.6 km | D14 | $1,424 psf |
| CENTRAL MEADOWS | 1.6 km | D14 | $1,274 psf |
| GRANDVIEW SUITES | 1.6 km | D14 | $1,249 psf |
| GUILIN COURT | 1.6 km | D14 | $1,095 psf |
| VIENTO | 1.6 km | D14 | $1,469 psf |
| CASA EMERALD | 1.6 km | D14 | $1,203 psf |
| ESTA RUBY | 1.6 km | D14 | $1,737 psf |
| REZI 3TWO | 1.6 km | D14 | $1,566 psf |
| 33 RESIDENCES | 1.6 km | D14 | $1,601 psf |
| GUILLEMARD EDGE | 1.6 km | D14 | $1,543 psf |
| KATONG REGENCY | 1.6 km | D15 | $1,894 psf |
| SUNFLOWER MANSIONS | 1.6 km | D14 | $1,045 psf |
| THE AMARELLE | 1.6 km | D15 | $1,575 psf |
| EDENZ LOFT | 1.6 km | D14 | $1,389 psf |
| THE SUNNY SPRING | 1.6 km | D14 | $1,421 psf |
| BOUGAINVILLA APARTMENTS | 1.6 km | D14 | $976 psf |
| LA BRISA | 1.6 km | D14 | $1,431 psf |
| THE OCTET | 1.6 km | D14 | $1,446 psf |
| TREASURES@G19 | 1.6 km | D14 | $1,475 psf |
| 28 IMPERIAL RESIDENCES | 1.7 km | D14 | $1,548 psf |
| FENG LAI MANSION | 1.7 km | D14 | — |
| CASSIA EDGE | 1.7 km | D14 | $1,416 psf |
| SUITES @ GUILLEMARD | 1.7 km | D15 | $1,539 psf |
| # 1 SUITES | 1.7 km | D14 | $1,193 psf |
| BLOSSOM VIEW | 1.7 km | D14 | $1,024 psf |
| GUILLEMARD APARTMENTS | 1.7 km | D14 | — |
| PAVILION SQUARE | 1.7 km | D14 | $1,459 psf |
| NOMA | 1.7 km | D14 | $1,691 psf |
| REZI 24 | 1.7 km | D14 | $1,672 psf |
| SIMS POINT | 1.7 km | D14 | $978 psf |
| KATONG VILLE | 1.7 km | D15 | $1,657 psf |
| LE REGAL | 1.7 km | D14 | $1,256 psf |
| VERSAILLES | 1.7 km | D15 | $1,449 psf |
| BELLAVILLE | 1.7 km | D13 | $785 psf |
| GRAY MANSIONS | 1.7 km | D15 | — |
| THE PRIMERO | 1.7 km | D14 | — |
| BARTLEY RIDGE | 1.7 km | D13 | $1,708 psf |
| CASSIA VIEW | 1.7 km | D14 | $1,368 psf |
| GUILLEMARD VIEW | 1.7 km | D14 | $1,087 psf |
| MORI | 1.7 km | D14 | $1,888 psf |
| SIGNATURE CREST | 1.7 km | D15 | $1,473 psf |
| GALAXY TOWERS | 1.8 km | D15 | $1,373 psf |
| PRIME RESIDENCE | 1.8 km | D14 | $1,420 psf |
| SANDY EIGHT | 1.8 km | D15 | $1,834 psf |
| TREASURES @ G20 | 1.8 km | D14 | $1,225 psf |
| BOTANIQUE AT BARTLEY | 1.8 km | D19 | $1,792 psf |
| GPL TERRACE | 1.8 km | D13 | $2,208 psf |
| SUNFLOWER REGENCY | 1.8 km | D14 | $914 psf |
| DAWN VILLE | 1.8 km | D15 | $1,491 psf |
| EASTELLAR | 1.8 km | D15 | — |
| GEMS VILLE | 1.8 km | D14 | $2,024 psf |
| GUILLEMARD SUITES | 1.8 km | D14 | $1,463 psf |
| THE SILVER FIR | 1.8 km | D15 | $1,591 psf |
| BUTTERWORTH VIEW | 1.8 km | D15 | $1,498 psf |
| CENTRAL IMPERIAL | 1.8 km | D14 | $1,159 psf |
| BUTTERWORTH 33 | 1.8 km | D15 | $1,815 psf |
| SIGNATURE RESIDENCE | 1.8 km | D15 | $1,253 psf |
| PADDY GREEN | 1.8 km | D14 | $955 psf |
| WORTHINGTON | 1.8 km | D15 | $1,322 psf |
| BUTTERWORTH 8 | 1.9 km | D15 | $1,798 psf |
| CRYSTAL LODGE | 1.9 km | D14 | $860 psf |
| WING FONG COURT | 1.9 km | D14 | $963 psf |
| BELLA CASITA | 1.9 km | D15 | $1,666 psf |
| GREENLANE APARTMENT | 1.9 km | D15 | $1,338 psf |
| GREENLANE APARTMENTS | 1.9 km | D15 | — |
| WAN THO LODGE | 1.9 km | D13 | $1,319 psf |
| CENTURION RESIDENCES | 1.9 km | D13 | $708 psf |
| ONE K GREENLANE | 1.9 km | D15 | $1,391 psf |
| SUMMER VIEW | 1.9 km | D14 | $902 psf |
| THE DIAMOND | 1.9 km | D14 | $1,076 psf |
| VERSILIA ON HAIG | 1.9 km | D15 | $1,769 psf |
| CANBERLIN APARTMENTS | 1.9 km | D14 | $808 psf |
| KIM COURT | 1.9 km | D14 | — |
| RITZ REGENCY | 1.9 km | D15 | $1,493 psf |
| BARTLEY RESIDENCES | 1.9 km | D19 | $1,613 psf |
| IMPERIAL HEIGHTS | 1.9 km | D15 | $1,575 psf |
| MELROSE VILLE | 1.9 km | D15 | $1,422 psf |
| OLLOI | 1.9 km | D15 | $1,859 psf |
| ROSE VILLE | 1.9 km | D15 | $1,445 psf |
| SHEBA LODGE | 1.9 km | D15 | $1,411 psf |
| CARPMAEL THIRTY-EIGHT | 1.9 km | D15 | $1,811 psf |
| CENTRA RESIDENCE | 1.9 km | D14 | $1,333 psf |
| EASTSIDE LOFT | 1.9 km | D15 | $1,625 psf |
| ROSELANE COURT | 1.9 km | D15 | — |
| PARK COURT | 1.9 km | D15 | $1,242 psf |
| EMERY POINT | 2 km | D15 | $1,647 psf |
| WING FONG MANSIONS | 2 km | D14 | $987 psf |
| ANGSANA@21 | 2 km | D14 | — |
| CRYSTAL DE AZURE | 2 km | D19 | $1,062 psf |
| JUPITER 18 | 2 km | D15 | $1,473 psf |
| SANT RITZ | 2 km | D13 | $1,608 psf |
| 38 I SUITES | 2 km | D15 | $1,579 psf |
| SENNETT RESIDENCE | 2 km | D13 | $1,663 psf |
| THE VENUE RESIDENCES | 2 km | D13 | $1,703 psf |
| ARENA RESIDENCES | 2 km | D14 | $2,056 psf |
| COSMO | 2 km | D14 | $1,645 psf |
| GOODVIEW APARTMENTS | 2 km | D14 | $830 psf |
| HOKIEN KIU LEONG TONG BUILDING | 2 km | D14 | — |
| NIN RESIDENCE | 2 km | D13 | $1,508 psf |
| SPRING @ LANGSAT | 2 km | D15 | $1,405 psf |
| ESTIQUE | 2 km | D15 | $1,404 psf |
| THE CARPMAELINA | 2 km | D15 | $1,356 psf |
| THE CONTINUUM | 2 km | D15 | $2,790 psf |
Family-Friendly Condos (3BR+ Available)
Condos near Macpherson Primary School with 3-bedroom or larger units suitable for families.
| Condo | Distance | District |
|---|---|---|
| THE ANTARES | 380m | D14 |
| SALLIM LODGE | 450m | D14 |
| LE CRESCENDO | 490m | D14 |
| SKY GREEN | 670m | D13 |
| HAPPY GARDENS | 750m | D13 |
| HAPPY MANSION | 850m | D13 |
| SIMS URBAN OASIS | 1 km | D14 |
The private condos list ranked by distance to Macpherson 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 Macpherson 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 Macpherson Primary School?
How is the distance to Macpherson 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 Macpherson 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 Macpherson 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.
- Distances: haversine formula.
- Data: URA REALIS.
Outlier-resistant medians anchor every PSF figure shown above. Volume counts are exact transaction tallies, not estimates.