Proximity to Maris Stella High 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 Maris Stella High 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 Maris Stella High 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: Maris Stella High School (Secondary)
- Condos within 1km: 22
- Condos within 2km: 108
- Family-friendly (3BR+): 10
Condos Within 1km
Condos within the priority admission zone (1km) of Maris Stella High School.
| Condo | Distance | District | Tenure | Avg PSF |
|---|---|---|---|---|
| KINGSGROVE | 190m | D20 | Freehold | $1,266 psf |
| TAI HWAN PARK | 260m | D19 | Freehold | $2,209 psf |
| GOLDEN HILL ESTATE | 440m | D19 | Freehold | $1,775 psf |
| GOLDENHILL VILLAS | 460m | D19 | Freehold | $2,350 psf |
| TAI HWAN GARDEN | 530m | D19 | Freehold | $1,721 psf |
| SERANGOON GARDEN PARK | 600m | D19 | Freehold | $1,590 psf |
| GOLDENHILL PARK CONDOMINIUM | 630m | D20 | Freehold | $1,949 psf |
| SKY HABITAT | 660m | D20 | 99 yrs lease commencing from 2011 | $1,753 psf |
| THE CHUAN | 670m | D19 | 999 yrs lease commencing from 1877 | $1,968 psf |
| BURGHLEY DRIVE | 720m | D19 | Freehold | $2,029 psf |
| SKY VUE | 760m | D20 | 99-year leasehold | $1,970 psf |
| ONE CHILTERN | 790m | D13 | Freehold | $624 psf |
| CHUAN VILLAS | 810m | D19 | 99 yrs lease commencing from 1996 | $1,452 psf |
| CASTELLO | 840m | D13 | — | — |
| CHILTERN PARK | 850m | D19 | 99 yrs lease commencing from 1991 | $1,343 psf |
| CHUAN PARK | 850m | D19 | 99 yrs lease commencing from 2024 | $2,596 psf |
| THE SPRINGBLOOM | 900m | D19 | 99 yrs lease commencing from 1995 | $1,402 psf |
| COTSWOLD VILLAS | 940m | D13 | Freehold | $839 psf |
| DUNSFOLD 18 | 940m | D13 | Freehold | $914 psf |
| CARDIFF RESIDENCE | 960m | D19 | 99 yrs lease commencing from 2011 | $1,428 psf |
| GARDEN VIEW ESTATE | 990m | D19 | Freehold | $1,515 psf |
| THE SCALA | 990m | D19 | 99 yrs lease commencing from 2010 | $1,729 psf |
Condos 1\u{2013}2km Away
| Condo | Distance | District | Avg PSF |
|---|---|---|---|
| BISHAN LOFT | 1 km | D20 | $1,529 psf |
| MATLOCK RESIDENCES | 1.1 km | D13 | $649 psf |
| CHOON SING GARDEN | 1.1 km | D20 | $1,840 psf |
| GOLDEN HEIGHTS | 1.1 km | D19 | $1,482 psf |
| COLCHESTER PARK | 1.2 km | D19 | $2,264 psf |
| CHUAN GREEN | 1.2 km | D19 | $1,424 psf |
| CHUAN VISTA | 1.2 km | D19 | — |
| LA QUINTA PARK | 1.2 km | D19 | $1,660 psf |
| AMARANDA GARDENS | 1.2 km | D19 | $1,819 psf |
| HAUS@SERANGOON GARDEN | 1.2 km | D19 | $1,693 psf |
| MING PARK | 1.2 km | D20 | $2,148 psf |
| BRADDELL HEIGHTS ESTATE | 1.2 km | D13 | $1,590 psf |
| CHUAN SEVEN | 1.2 km | D19 | — |
| 8 ON CHUAN | 1.3 km | D19 | $1,731 psf |
| CHUAN VILLE | 1.3 km | D19 | $1,451 psf |
| DUNSFOLD RESIDENCES | 1.3 km | D13 | $465 psf |
| BOUNDARY GARDENS | 1.3 km | D19 | — |
| MACHUAN TERRACE | 1.3 km | D19 | $2,141 psf |
| LYNWOOD EIGHT | 1.3 km | D13 | $683 psf |
| SUMMER PLACE | 1.3 km | D19 | $1,655 psf |
| MOSELLA | 1.3 km | D13 | $584 psf |
| CHUAN YUAN | 1.3 km | D19 | $1,786 psf |
| MEDALLION | 1.3 km | D13 | $854 psf |
| BISHAN 8 | 1.3 km | D20 | $1,556 psf |
| CHUAN TERRACE | 1.3 km | D19 | $1,770 psf |
| THE SUNNYDALE | 1.3 km | D19 | $1,217 psf |
| ONE LYNWOOD | 1.4 km | D13 | $688 psf |
| SERANGOON PARK | 1.4 km | D13 | $1,864 psf |
| TAI YUAN GARDEN | 1.4 km | D19 | $1,629 psf |
| VERDANA VILLAS | 1.4 km | D19 | $832 psf |
| GRACE PARK | 1.4 km | D19 | $1,706 psf |
| CLOVER BY THE PARK | 1.4 km | D20 | $1,670 psf |
| GOLDEN CHUAN VILLE | 1.4 km | D19 | $1,636 psf |
| THOMSON RISE ESTATE | 1.4 km | D20 | $1,810 psf |
| GAY'S VILLAS | 1.5 km | D13 | — |
| BRIGHTON CREST | 1.5 km | D19 | $1,459 psf |
| CLYDESWOOD | 1.5 km | D13 | $1,240 psf |
| SERANGOON GARDEN ESTATE | 1.5 km | D19 | $1,735 psf |
| SOMMERVILLE REGENCY | 1.5 km | D13 | $1,054 psf |
| WOLSKEL LODGE | 1.6 km | D13 | $968 psf |
| CHUAN GARDEN | 1.6 km | D19 | $1,396 psf |
| DAISY PARK | 1.6 km | D13 | $2,137 psf |
| DAISY PETALS | 1.6 km | D13 | — |
| D' ALMIRA | 1.6 km | D13 | $1,359 psf |
| DAISY LODGE | 1.6 km | D13 | $1,182 psf |
| MILFORD VILLAS | 1.7 km | D13 | $1,050 psf |
| DAISY TERRACE | 1.7 km | D13 | $1,865 psf |
| MARLENE VILLE | 1.7 km | D19 | $1,165 psf |
| CORAL PARK | 1.7 km | D20 | $2,244 psf |
| VAUGHAN GARDEN | 1.7 km | D13 | $1,578 psf |
| CLOVER PARK | 1.7 km | D20 | $2,077 psf |
| RAFFLESIA CONDOMINIUM | 1.7 km | D20 | $1,399 psf |
| THE ACACIAS | 1.7 km | D13 | $1,392 psf |
| DAISY SUITES | 1.8 km | D13 | $1,440 psf |
| FORTUNE VIEW | 1.8 km | D13 | $1,025 psf |
| BOONVIEW | 1.8 km | D20 | $1,619 psf |
| SEASONS VIEW | 1.8 km | D20 | $1,316 psf |
| SUNGLADE | 1.8 km | D19 | $1,405 psf |
| SUITES@BRADDELL | 1.8 km | D13 | $1,448 psf |
| THE YARDLEY | 1.8 km | D19 | $1,610 psf |
| SOMMERVILLE RESIDENCES | 1.8 km | D13 | $798 psf |
| JJH SERVICE APARTMENT | 1.8 km | D13 | — |
| THE SCENIC @ BRADDELL | 1.8 km | D13 | $1,283 psf |
| MARYMOUNT VIEW | 1.8 km | D20 | $1,543 psf |
| E MAISON | 1.9 km | D13 | $1,494 psf |
| GEM RESIDENCES | 1.9 km | D12 | $1,838 psf |
| SOMMERVILLE LOFT | 1.9 km | D13 | $1,457 psf |
| THE ORIE | 1.9 km | D12 | $2,730 psf |
| TRESALVEO | 1.9 km | D20 | $1,774 psf |
| THE SILVER SPURZ | 1.9 km | D19 | $1,007 psf |
| BELLA VISTA | 1.9 km | D13 | $1,416 psf |
| BRIGHTON VIEW | 1.9 km | D19 | — |
| PRESTO@UPPER SERANGOON | 1.9 km | D19 | $1,498 psf |
| R MAISON | 1.9 km | D13 | $1,414 psf |
| SUNSHINE LODGE | 1.9 km | D19 | $1,141 psf |
| THE SUNSHINE | 1.9 km | D19 | $1,285 psf |
| VIBES@UPPER SERANGOON | 1.9 km | D19 | $1,458 psf |
| BARTLEY RISE ESTATE | 1.9 km | D19 | $1,772 psf |
| THE GARDEN RESIDENCES | 1.9 km | D19 | $1,809 psf |
| LA BELLE | 1.9 km | D19 | $1,144 psf |
| SUNSHINE TERRACE | 1.9 km | D19 | — |
| KENSINGTON PARK CONDOMINIUM | 2 km | D19 | $1,552 psf |
| SIN MING CENTRE | 2 km | D20 | $3,177 psf |
| CENTRO RESIDENCES | 2 km | D20 | $1,756 psf |
| CHEPSTOW VILLE | 2 km | D19 | $845 psf |
| EDEN CREST | 2 km | D19 | $1,189 psf |
Family-Friendly Condos (3BR+ Available)
Condos near Maris Stella High School with 3-bedroom or larger units suitable for families.
| Condo | Distance | District |
|---|---|---|
| KINGSGROVE | 190m | D20 |
| TAI HWAN PARK | 260m | D19 |
| GOLDEN HILL ESTATE | 440m | D19 |
| GOLDENHILL VILLAS | 460m | D19 |
| TAI HWAN GARDEN | 530m | D19 |
| SERANGOON GARDEN PARK | 600m | D19 |
| GOLDENHILL PARK CONDOMINIUM | 630m | D20 |
| SKY HABITAT | 660m | D20 |
| THE CHUAN | 670m | D19 |
| BURGHLEY DRIVE | 720m | D19 |
The private condos list ranked by distance to Maris Stella High 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 Maris Stella High 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 Maris Stella High School?
How is the distance to Maris Stella High 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 Maris Stella High 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 Maris Stella High 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.