Proximity to Manjusri 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 Manjusri 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 Manjusri 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: Manjusri Secondary School (Secondary)
- Condos within 1km: 6
- Condos within 2km: 160
- Family-friendly (3BR+): 6
Condos Within 1km
Condos within the priority admission zone (1km) of Manjusri Secondary School.
| Condo | Distance | District | Tenure | Avg PSF |
|---|---|---|---|---|
| THE ORIE | 150m | D12 | 99 yrs lease commencing from 2024 | $2,730 psf |
| TREVISTA | 250m | D12 | 99 yrs lease commencing from 2008 | $1,702 psf |
| GEM RESIDENCES | 270m | D12 | 99 yrs lease commencing from 2015 | $1,838 psf |
| OLEANDER TOWERS | 830m | D12 | 99 yrs lease commencing from 1995 | $1,362 psf |
| BRADDELL VIEW | 910m | D20 | 103 yrs lease commencing from 1977 | $1,015 psf |
| BISHAN LOFT | 990m | D20 | 99 yrs lease commencing from 2000 | $1,529 psf |
Condos 1\u{2013}2km Away
| Condo | Distance | District | Avg PSF |
|---|---|---|---|
| TRELLIS TOWERS | 1.1 km | D12 | $1,875 psf |
| BISHAN 8 | 1.1 km | D20 | $1,556 psf |
| THOMSON 800 | 1.1 km | D11 | $1,784 psf |
| RAFFLESIA CONDOMINIUM | 1.2 km | D20 | $1,399 psf |
| CASA FORTUNA | 1.2 km | D12 | $1,463 psf |
| SKY@ELEVEN | 1.2 km | D11 | $2,087 psf |
| NADIA MANSIONS | 1.3 km | D12 | $1,187 psf |
| DE ROYALE | 1.3 km | D12 | $1,790 psf |
| THE VERVE | 1.3 km | D12 | $1,384 psf |
| BOON TECK TOWER | 1.3 km | D12 | $1,198 psf |
| RAJAH TOWERS | 1.3 km | D12 | $1,275 psf |
| CLOVER PARK | 1.3 km | D20 | $2,077 psf |
| SKYSUITES17 | 1.3 km | D12 | $1,796 psf |
| D'MIRA | 1.3 km | D12 | $1,505 psf |
| KINGSLEY MANSIONS | 1.3 km | D12 | $1,313 psf |
| WESTLAKE GARDENS | 1.3 km | D20 | $1,515 psf |
| BOON TECK APARTMENTS | 1.4 km | D12 | $1,196 psf |
| NEEM TREE | 1.4 km | D12 | $1,797 psf |
| NEW COURT | 1.4 km | D12 | $1,337 psf |
| SUMMER GREEN | 1.4 km | D12 | $1,287 psf |
| PAPILLON | 1.4 km | D12 | $1,447 psf |
| MONVILLE MANSIONS | 1.4 km | D12 | $1,133 psf |
| GAIA | 1.4 km | D12 | $1,587 psf |
| THE ARTE | 1.4 km | D12 | $1,695 psf |
| VA RESIDENCES | 1.4 km | D12 | $1,505 psf |
| VIIO @ BALESTIER | 1.4 km | D12 | $1,802 psf |
| ASCENT @ 456 | 1.4 km | D12 | $1,478 psf |
| THE BELLEFORTE | 1.4 km | D12 | $1,453 psf |
| VISTA RESIDENCES | 1.4 km | D12 | $1,872 psf |
| GALLERY FIFTEEN | 1.4 km | D12 | $1,302 psf |
| PUBLIC MANSION | 1.4 km | D12 | $1,084 psf |
| VERTICUS | 1.4 km | D12 | $2,122 psf |
| GIFFARD MANSIONS | 1.5 km | D12 | $1,140 psf |
| CUBE 8 | 1.5 km | D11 | $1,758 psf |
| DUNSFOLD RESIDENCES | 1.5 km | D13 | $465 psf |
| THE CITRINE | 1.5 km | D12 | $1,494 psf |
| WAI WING CENTRE | 1.5 km | D12 | — |
| AMPAS APARTMENTS | 1.5 km | D12 | $1,325 psf |
| GLOBAL VILLE | 1.5 km | D12 | $1,381 psf |
| LEONG HIN BUILDING | 1.5 km | D12 | — |
| ONE DUSUN RESIDENCES | 1.5 km | D12 | $1,717 psf |
| SKY HABITAT | 1.5 km | D20 | $1,753 psf |
| SKY VUE | 1.5 km | D20 | $1,970 psf |
| MINBU VILLA | 1.5 km | D11 | $1,263 psf |
| SHAN GATE APARTMENTS | 1.5 km | D12 | $1,358 psf |
| BIRCHWOOD MANSIONS | 1.5 km | D12 | $1,301 psf |
| LE SHANTIER | 1.5 km | D12 | $1,338 psf |
| TAN TONG MENG TOWER | 1.5 km | D11 | $1,188 psf |
| THE VIRIDIAN | 1.5 km | D12 | $1,595 psf |
| 8 RAJA | 1.5 km | D12 | $1,283 psf |
| BALESTIER PLAZA | 1.5 km | D12 | $1,163 psf |
| EASTPAC BUILDING | 1.5 km | D12 | $1,010 psf |
| THE MARQUE @ IRRAWADDY | 1.5 km | D12 | $1,537 psf |
| MINBU COURT | 1.5 km | D11 | $1,420 psf |
| 368 THOMSON | 1.5 km | D11 | $1,825 psf |
| CHOON SING GARDEN | 1.6 km | D20 | $1,840 psf |
| D'LOTUS | 1.6 km | D12 | $1,496 psf |
| DOMUS | 1.6 km | D12 | $1,725 psf |
| THE CENTRIO | 1.6 km | D12 | $1,616 psf |
| BALESTIER REGENCY | 1.6 km | D12 | $1,428 psf |
| MEDALLION | 1.6 km | D13 | $854 psf |
| MOSELLA | 1.6 km | D13 | $584 psf |
| NOVA 48 | 1.6 km | D12 | $1,708 psf |
| GAY'S VILLAS | 1.6 km | D13 | — |
| IRESIDENCES | 1.6 km | D12 | $1,632 psf |
| TRESALVEO | 1.6 km | D20 | $1,774 psf |
| BOONVIEW | 1.6 km | D20 | $1,619 psf |
| PRESTIGE HEIGHTS | 1.6 km | D12 | $1,666 psf |
| MONARCHY APARTMENTS | 1.6 km | D11 | $1,247 psf |
| NOVA 88 | 1.6 km | D12 | $1,502 psf |
| SHAW PLAZA - TWIN HEIGHTS | 1.6 km | D12 | $1,471 psf |
| THE INTERWEAVE | 1.6 km | D12 | $1,614 psf |
| CASA IRRAWADDY | 1.6 km | D12 | $1,640 psf |
| PAVILION 11 | 1.6 km | D11 | $1,924 psf |
| DUNSFOLD 18 | 1.6 km | D13 | $914 psf |
| THE AXIS | 1.6 km | D11 | $1,620 psf |
| THOMSON RISE ESTATE | 1.6 km | D20 | $1,810 psf |
| KIM KEAT HOUSE | 1.6 km | D12 | $1,078 psf |
| RITZ MANSIONS | 1.7 km | D12 | $1,328 psf |
| MANDALE HEIGHTS | 1.7 km | D11 | $1,534 psf |
| ONE LYNWOOD | 1.7 km | D13 | $688 psf |
| PINNACLE 16 | 1.7 km | D12 | $1,588 psf |
| SEASONS VIEW | 1.7 km | D20 | $1,316 psf |
| COTSWOLD VILLAS | 1.7 km | D13 | $839 psf |
| D' IXORAS | 1.7 km | D11 | $1,502 psf |
| MING PARK | 1.7 km | D20 | $2,148 psf |
| REGAL COURT | 1.7 km | D12 | $1,272 psf |
| CALDECOTT HILL ESTATE | 1.7 km | D11 | $1,546 psf |
| DE PARADISO | 1.7 km | D12 | $1,414 psf |
| VICTORY HEIGHTS | 1.7 km | D12 | $1,175 psf |
| CHELSEA GROVE | 1.7 km | D12 | $1,293 psf |
| CRADELS | 1.7 km | D12 | $1,621 psf |
| LYNWOOD EIGHT | 1.7 km | D13 | $683 psf |
| MANDALAY MANSION | 1.7 km | D11 | $1,221 psf |
| MANDALAY TOWERS | 1.7 km | D11 | $1,269 psf |
| KIM KEAT LODGE | 1.7 km | D12 | $1,262 psf |
| MONTEBLEU | 1.7 km | D11 | $1,806 psf |
| ONE CHILTERN | 1.7 km | D13 | $624 psf |
| THE TRE VER | 1.7 km | D13 | $1,919 psf |
| ECOVILLE | 1.7 km | D12 | $1,578 psf |
| CASTELLO | 1.7 km | D13 | — |
| 8 BASSEIN | 1.8 km | D11 | $1,785 psf |
| COLIWOO BALESTIER 320 | 1.8 km | D12 | — |
| HANSON COURT | 1.8 km | D12 | — |
| MARYMOUNT VIEW | 1.8 km | D20 | $1,543 psf |
| PARC HAVEN | 1.8 km | D12 | $1,360 psf |
| WHITLEYVILLE | 1.8 km | D11 | $1,544 psf |
| THE CHUAN | 1.8 km | D19 | $1,968 psf |
| CHUAN VILLAS | 1.8 km | D19 | $1,452 psf |
| MEDGE | 1.8 km | D11 | $1,660 psf |
| THE ANSLEY | 1.8 km | D11 | $1,786 psf |
| BELMONDO VIEW | 1.8 km | D12 | $1,466 psf |
| KIM KEAT GARDENS | 1.8 km | D12 | $891 psf |
| PEAK RESIDENCE | 1.8 km | D11 | $2,489 psf |
| PASTORAL VIEW | 1.8 km | D11 | — |
| ENG AUN PARK | 1.8 km | D11 | $2,820 psf |
| NOVENA HILL | 1.8 km | D11 | $1,623 psf |
| BASSEIN COURT | 1.8 km | D11 | $1,453 psf |
| CALARASI | 1.8 km | D12 | $1,405 psf |
| THE TIER | 1.8 km | D12 | $1,529 psf |
| AMANINDA | 1.8 km | D11 | $1,662 psf |
| BLISS LOFT | 1.8 km | D12 | $1,331 psf |
| ESPANA | 1.8 km | D11 | — |
| JADESCAPE | 1.8 km | D20 | $2,101 psf |
| ONE AKYAB | 1.8 km | D11 | $1,301 psf |
| CORAL PARK | 1.9 km | D20 | $2,244 psf |
| BALESTIER 288 | 1.9 km | D12 | $1,130 psf |
| BALESTIER POINT | 1.9 km | D12 | $1,180 psf |
| M21 | 1.9 km | D11 | $1,623 psf |
| THE WHITLEY RESIDENCES | 1.9 km | D11 | $840 psf |
| ZEDGE | 1.9 km | D11 | $1,716 psf |
| ALEGRIA | 1.9 km | D11 | $1,573 psf |
| CHANCERY HILL VILLAS | 1.9 km | D11 | $808 psf |
| MATLOCK RESIDENCES | 1.9 km | D13 | $649 psf |
| WHITLEY VILLAS | 1.9 km | D11 | $1,253 psf |
| THOMSON VALE | 1.9 km | D11 | — |
| ENG AUN MANSION | 1.9 km | D11 | $1,404 psf |
| THE THOMSON DUPLEX | 1.9 km | D11 | — |
| VICTORY POINT | 1.9 km | D12 | — |
| AVA TOWERS | 1.9 km | D12 | $1,414 psf |
| RESIDENCES @ NOVENA | 1.9 km | D11 | $1,687 psf |
| VILLA CHANCERITA | 1.9 km | D11 | — |
| NOVENA LODGE | 1.9 km | D11 | $1,872 psf |
| THE COMPASS AT CHANCERY | 1.9 km | D11 | — |
| NOVENA COURT | 2 km | D11 | $1,513 psf |
| OKIO | 2 km | D12 | $1,724 psf |
| RIVERBAY | 2 km | D12 | $1,511 psf |
| 183 LONGHAUS | 2 km | D20 | $1,748 psf |
| CHANCERY LODGE | 2 km | D11 | — |
| MONTCLAIR @ WHITLEY | 2 km | D11 | $882 psf |
| SCENIC HEIGHTS | 2 km | D12 | $1,482 psf |
| THOMSON GARDEN ESTATE | 2 km | D20 | $2,623 psf |
| THOMSON IMPERIAL COURT | 2 km | D20 | $1,247 psf |
| URBAN HERITAGE | 2 km | D12 | $1,355 psf |
Family-Friendly Condos (3BR+ Available)
Condos near Manjusri Secondary School with 3-bedroom or larger units suitable for families.
| Condo | Distance | District |
|---|---|---|
| THE ORIE | 150m | D12 |
| TREVISTA | 250m | D12 |
| GEM RESIDENCES | 270m | D12 |
| OLEANDER TOWERS | 830m | D12 |
| BRADDELL VIEW | 910m | D20 |
| BISHAN LOFT | 990m | D20 |
The private condos list ranked by distance to Manjusri 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 Manjusri 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 Manjusri Secondary School?
How is the distance to Manjusri 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 Manjusri 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 Manjusri 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.