Proximity to Montfort Junior 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 Montfort Junior 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 Montfort Junior 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: Montfort Junior School (Primary)
- Condos within 1km: 89
- Condos within 2km: 238
- Family-friendly (3BR+): 8
Condos Within 1km
Condos within the priority admission zone (1km) of Montfort Junior School.
| Condo | Distance | District | Tenure | Avg PSF |
|---|---|---|---|---|
| THE PROMENADE@PELIKAT | 260m | D19 | Freehold | $1,310 psf |
| KOVAN MELODY | 370m | D19 | 99-year leasehold | $1,478 psf |
| CHARLTON 18 | 380m | D19 | Freehold | $956 psf |
| CHARLTON VILLAS | 390m | D19 | Freehold | $1,109 psf |
| FOH PIN GARDEN | 450m | D19 | Freehold | $2,079 psf |
| PARK RESIDENCES KOVAN | 460m | D19 | Freehold | $1,770 psf |
| CHARLTON CORNER | 480m | D19 | Freehold | $1,023 psf |
| CHARLTON 27 | 510m | D19 | Freehold | $743 psf |
| CHARLTON PARK | 510m | D19 | Freehold | $1,665 psf |
| CHARLTON RESIDENCES | 510m | D19 | Freehold | $592 psf |
| KOVAN CREST | 520m | D19 | Freehold | $1,340 psf |
| GRAND REGALIA | 530m | D19 | Freehold | $1,031 psf |
| KOVAN ESQUIRE | 550m | D19 | Freehold | $1,430 psf |
| SANCTUARY @ 813 | 550m | D19 | Freehold | $1,370 psf |
| KOVAN JEWEL | 560m | D19 | Freehold | $2,140 psf |
| KOVANA | 570m | D19 | Freehold | $1,267 psf |
| STARS OF KOVAN | 570m | D19 | 99 yrs lease commencing from 2015 | $1,796 psf |
| KOVAN GARDENS | 580m | D19 | Freehold | $1,678 psf |
| KOVAN RESIDENCES | 580m | D19 | 99 yrs lease commencing from 2007 | $1,559 psf |
| 57 @ KOVAN | 600m | D19 | — | $1,240 psf |
| D'PAVILION | 600m | D19 | Freehold | $1,372 psf |
| FLORENCE GROVE | 630m | D19 | Freehold | $2,131 psf |
| KOVAN GARDEN | 630m | D19 | — | — |
| SIMON PLAZA | 630m | D19 | Freehold | $1,298 psf |
| SUITES @ KOVAN | 640m | D19 | Freehold | $1,560 psf |
| SURIN VILLAS | 680m | D19 | Freehold | $622 psf |
| LOWLAND TERRACE | 690m | D19 | Freehold | $1,995 psf |
| ONE SURIN | 700m | D19 | Freehold | $835 psf |
| KOVAN APARTMENTS | 710m | D19 | Freehold | $950 psf |
| SURIN GARDENS | 710m | D19 | Freehold | $2,212 psf |
| TAI PENG GARDENS | 710m | D19 | Freehold | $1,842 psf |
| LOWLAND VIEW | 720m | D19 | Freehold | $1,864 psf |
| THE OLD HOUSE | 720m | D19 | Freehold | $1,226 psf |
| HIGHLAND CONDOMINIUM | 730m | D19 | Freehold | $1,105 psf |
| HIGHLAND COTTAGES | 730m | D19 | Freehold | $1,237 psf |
| WATER VILLAS | 730m | D19 | Freehold | $819 psf |
| THE TEMBUSU | 740m | D19 | Freehold | $1,812 psf |
| AFFLUENCE COURT | 760m | D19 | Freehold | $1,092 psf |
| CERELIA VISTA | 770m | D19 | Freehold | $655 psf |
| HILLSGROVE | 770m | D19 | 999 yrs lease commencing from 1878 | $734 psf |
| KOVAN REGENCY | 770m | D19 | 99 yrs lease commencing from 2012 | $1,666 psf |
| 21 RICHARDS | 780m | D19 | — | $1,558 psf |
| FIORENZA | 800m | D19 | Freehold | $1,302 psf |
| THE SILVA GARDENS | 800m | D19 | — | — |
| TRUSSVILLE | 800m | D19 | Freehold | $995 psf |
| BLISS@KOVAN | 810m | D19 | Freehold | $1,465 psf |
| FORTUNE PARK | 810m | D19 | Freehold | $1,250 psf |
| JAZZ RESIDENCES | 810m | D19 | Freehold | $981 psf |
| KOVAN 81 | 810m | D19 | 999 yrs lease commencing from 1878 | $1,084 psf |
| THE COURTYARD | 810m | D19 | Freehold | $1,287 psf |
| INFINIUM | 820m | D19 | Freehold | $752 psf |
| ULTIMATE TERRACE | 820m | D19 | — | — |
| WATER TERRACE | 820m | D19 | Freehold | $1,095 psf |
| HARMONY @ 1A | 830m | D19 | Freehold | $1,218 psf |
| SAI HO BUILDING | 830m | D19 | — | — |
| SOLARIS RESIDENCES | 830m | D19 | Freehold | $831 psf |
| KOVAN GRANDEUR | 840m | D19 | 99 yrs lease commencing from 2010 | $1,384 psf |
| RICH.RESIDENCE | 840m | D19 | Freehold | $836 psf |
| THE MORRIS RESIDENCES | 840m | D19 | Freehold | $857 psf |
| UPPER SERANGOON SHOPPING CENTRE | 840m | D19 | Freehold | $1,080 psf |
| FLORENCE TERRACE | 850m | D19 | 999 yrs lease commencing from 1875 | $1,335 psf |
| PLACE-8 | 850m | D19 | Freehold | $943 psf |
| SPAZIO @ KOVAN | 850m | D19 | Freehold | $1,429 psf |
| TREASURE GARDENS | 860m | D19 | Freehold | $1,154 psf |
| DA SILVA VILLAS | 870m | D19 | Freehold | $2,070 psf |
| JANSEN VIEW | 870m | D19 | — | — |
| KOVAN PRIMERA | 870m | D19 | Freehold | $1,274 psf |
| PALM GROVE CONDOMINIUM | 880m | D19 | 999 yrs lease commencing from 1878 | $1,362 psf |
| PALM GROVE TERRACE | 890m | D19 | 999 yrs lease commencing from 1878 | $2,084 psf |
| TANGERINE GROVE | 890m | D19 | Freehold | $1,446 psf |
| URBAN RESIDENCES | 890m | D19 | Freehold | $1,386 psf |
| JANSEN 8 | 900m | D19 | Freehold | $816 psf |
| PIN MANSIONS | 900m | D19 | Freehold | $1,339 psf |
| TRILIVE | 900m | D19 | Freehold | $1,724 psf |
| FORTUNA GARDENS | 910m | D19 | 999 yrs lease commencing from 1883 | $1,921 psf |
| ICB SHOPPING CENTRE | 910m | D19 | — | — |
| SUITES @ PAYA LEBAR | 910m | D19 | Freehold | $1,525 psf |
| CAIFU VIEW | 920m | D19 | Freehold | $2,329 psf |
| JANSEN SPRING | 920m | D19 | — | — |
| ASTON GREEN | 930m | D19 | Freehold | $676 psf |
| CENTRAL VIEW | 930m | D19 | 99 yrs lease commencing from 1998 | $1,131 psf |
| ISUITES @ PALM | 930m | D19 | 999 yrs lease commencing from 1878 | $1,375 psf |
| VIBES @ KOVAN | 930m | D19 | Freehold | $1,448 psf |
| FORTUNA GARDEN | 950m | D19 | Freehold | $2,021 psf |
| HIGHLAND CENTRE | 950m | D19 | Freehold | $956 psf |
| HIGHLAND ROW | 980m | D19 | Freehold | $1,544 psf |
| PRESTIGE POINT | 980m | D19 | Freehold | $1,574 psf |
| HILLSIDE MANSIONS | 990m | D19 | Freehold | $1,277 psf |
| PALM GROVE REGENCY | 990m | D19 | 999 yrs lease commencing from 1878 | $867 psf |
Condos 1\u{2013}2km Away
| Condo | Distance | District | Avg PSF |
|---|---|---|---|
| GLASGOW RESIDENCE | 1 km | D19 | $1,371 psf |
| MINT RESIDENCES @ JANSEN | 1 km | D19 | $1,170 psf |
| PALM HAVEN | 1 km | D19 | $1,324 psf |
| RESIDENCES @ JANSEN | 1 km | D19 | $1,197 psf |
| SPACE @ KOVAN | 1 km | D19 | $1,434 psf |
| THE MORNING GLORY | 1 km | D19 | $1,219 psf |
| EVANIA | 1 km | D19 | $1,343 psf |
| LANGE 28 | 1 km | D19 | $1,095 psf |
| LLYN GARDENS | 1 km | D19 | $1,838 psf |
| PARRY COURT | 1 km | D19 | $831 psf |
| SIMON TERRACE | 1 km | D19 | — |
| VINA LODGE | 1 km | D19 | $1,092 psf |
| D' SILVA TERRACE | 1 km | D19 | — |
| TAI KENG GARDENS | 1 km | D19 | $1,691 psf |
| 3@SANDILANDS | 1 km | D19 | $1,276 psf |
| CAMBIO SUITES | 1 km | D19 | $1,342 psf |
| ROSYTH RESIDENCE | 1 km | D19 | $1,338 psf |
| GILLENIA | 1.1 km | D19 | $1,181 psf |
| ISUITES @ TANI | 1.1 km | D19 | $1,376 psf |
| WEMBLY RESIDENCES | 1.1 km | D19 | $1,313 psf |
| CHERRY GARDENS | 1.1 km | D19 | $1,002 psf |
| FLORENCE GARDENS | 1.1 km | D19 | $1,730 psf |
| FORTUNA HILL | 1.1 km | D19 | $1,830 psf |
| BREEZY MANSIONS | 1.1 km | D19 | $1,349 psf |
| JANSEN 28 | 1.1 km | D19 | $1,121 psf |
| SANFORD PARK | 1.1 km | D19 | $2,048 psf |
| SOVEREIGN @ SIMON | 1.1 km | D19 | — |
| TREASURE MANSIONS | 1.1 km | D19 | $1,177 psf |
| RESIDENCES BOTANIQUE | 1.1 km | D19 | $1,432 psf |
| STADIA | 1.1 km | D19 | $1,378 psf |
| TAI KENG VILLAS | 1.1 km | D19 | $1,313 psf |
| CASA CAMBIO | 1.1 km | D19 | $1,548 psf |
| JANSEN HOUSE | 1.1 km | D19 | $2,044 psf |
| THE TOP RESIDENCE | 1.1 km | D19 | $978 psf |
| CHERRYHILL | 1.1 km | D19 | $1,371 psf |
| THE FLORENTINE | 1.1 km | D19 | $1,197 psf |
| URBAN VILLAS | 1.1 km | D19 | $650 psf |
| JADE VINE GARDENS | 1.1 km | D19 | $1,912 psf |
| ROSALIA PARK | 1.1 km | D19 | $1,151 psf |
| SUMMER SCENT | 1.1 km | D19 | $1,184 psf |
| YIKAI COURT | 1.1 km | D19 | $1,123 psf |
| FOREST WOODS | 1.1 km | D19 | $1,888 psf |
| JADE GARDEN | 1.1 km | D10 | $1,711 psf |
| RAYA GARDEN | 1.1 km | D19 | $1,677 psf |
| CASA RIVIERA | 1.2 km | D19 | $1,236 psf |
| PARRYVILLE | 1.2 km | D19 | $2,007 psf |
| VILLA PONDER ROSA | 1.2 km | D19 | $1,661 psf |
| JADE RESIDENCES | 1.2 km | D19 | $1,585 psf |
| GLASGOW TERRACE | 1.2 km | D19 | — |
| SANDILANDS RESIDENCES | 1.2 km | D19 | $1,888 psf |
| THE STRADIA | 1.2 km | D19 | $916 psf |
| YIO CHU KANG TERRACE | 1.2 km | D19 | $2,210 psf |
| FRAGRANT GARDENS | 1.2 km | D19 | $1,266 psf |
| FENGLI GARDENS | 1.2 km | D19 | $1,729 psf |
| THE FLORENCE RESIDENCES | 1.2 km | D19 | $1,746 psf |
| PARKWOOD COLLECTION | 1.2 km | D19 | $795 psf |
| KENSINGTON SQUARE | 1.3 km | D19 | $1,482 psf |
| ONEROBEY | 1.3 km | D19 | $1,400 psf |
| PHILLIPS RESIDENCE | 1.3 km | D19 | $713 psf |
| THE VUE | 1.3 km | D19 | $1,532 psf |
| PAYA LEBAR GARDENS | 1.3 km | D19 | $2,398 psf |
| SUMMER GROVE | 1.3 km | D19 | $2,212 psf |
| BAYOU RESIDENCE | 1.3 km | D19 | $1,241 psf |
| FONTAINE PARRY | 1.3 km | D19 | $1,341 psf |
| JEWEL @ CHUAN HOE | 1.3 km | D19 | $634 psf |
| LEGEND @ JANSEN | 1.3 km | D19 | $1,244 psf |
| TIVOLI GARDENS | 1.3 km | D19 | $1,380 psf |
| D'HIRO@HILLSIDE | 1.3 km | D19 | $1,228 psf |
| LA DOLCE VITA | 1.3 km | D19 | $1,538 psf |
| HILBRE28 | 1.3 km | D19 | $1,501 psf |
| THE LILIUM | 1.3 km | D19 | $2,091 psf |
| CHEN JING JUE MANSIONS | 1.3 km | D19 | — |
| HAI SING PARK | 1.3 km | D19 | $1,627 psf |
| GLASGOW GREEN | 1.3 km | D19 | $2,077 psf |
| CASA ROSA | 1.3 km | D19 | $1,123 psf |
| HENLEY GARDENS | 1.3 km | D19 | $1,262 psf |
| PEOPLE'S GARDEN | 1.3 km | D19 | $1,709 psf |
| ARDISIA GARDENS | 1.4 km | D19 | $1,423 psf |
| PARC VERA | 1.4 km | D19 | $1,257 psf |
| POH HUAT GARDENS | 1.4 km | D19 | $1,439 psf |
| D'ZIRE | 1.4 km | D19 | $1,379 psf |
| GABRIEL VILLAS | 1.4 km | D19 | $869 psf |
| LA BELLE | 1.4 km | D19 | $1,144 psf |
| PRINCETON VALE | 1.4 km | D19 | $1,352 psf |
| KJ MANSION | 1.4 km | D19 | — |
| LEITH PARK | 1.4 km | D19 | $1,538 psf |
| THE SILVER SPURZ | 1.5 km | D19 | $1,007 psf |
| PARK VILLAS | 1.5 km | D19 | $1,373 psf |
| BRIGHTON VIEW | 1.5 km | D19 | — |
| PARRY PARK | 1.5 km | D19 | $2,018 psf |
| 3@PHILLIPS | 1.5 km | D19 | $1,182 psf |
| LEITH GROVE | 1.5 km | D19 | $1,078 psf |
| NANYANG PARK | 1.5 km | D19 | $1,473 psf |
| ROSYTH LODGE | 1.5 km | D19 | $1,236 psf |
| THE GAZANIA | 1.5 km | D19 | $2,194 psf |
| LE ROYCE @ LEITH PARK | 1.5 km | D19 | $743 psf |
| NOUVELLE PARK | 1.5 km | D19 | $1,279 psf |
| ROSYTH VILLE | 1.5 km | D19 | $1,145 psf |
| CRYSTAL DE AZURE | 1.5 km | D19 | $1,062 psf |
| NAUNG RESIDENCE | 1.5 km | D19 | $1,467 psf |
| PARRY GREEN | 1.5 km | D19 | $1,333 psf |
| ONE ROSYTH | 1.5 km | D19 | $1,217 psf |
| BARTLEY RESIDENCES | 1.5 km | D19 | $1,613 psf |
| HOW SUN GARDEN | 1.5 km | D19 | $1,861 psf |
| LUSHAN GARDEN | 1.5 km | D19 | $1,598 psf |
| BARTLEY VILLAS | 1.6 km | D19 | $1,238 psf |
| MIRAMAR GARDENS | 1.6 km | D19 | $1,839 psf |
| THE WATERLINE | 1.6 km | D19 | $1,280 psf |
| PARKWOOD RESIDENCES | 1.6 km | D19 | $1,562 psf |
| CLASSICAL TERRACE | 1.6 km | D19 | $1,282 psf |
| RINDU TERRACE | 1.6 km | D19 | $1,105 psf |
| SERANGOON GARDEN VIEW | 1.6 km | D19 | $1,098 psf |
| GAMBIR GARDENS | 1.6 km | D19 | — |
| SILVER HILL | 1.6 km | D19 | $1,954 psf |
| BOTANIQUE AT BARTLEY | 1.6 km | D19 | $1,792 psf |
| MARLENE VILLE | 1.6 km | D19 | $1,165 psf |
| TERRASSE | 1.7 km | D19 | $1,330 psf |
| LE GAMBIR | 1.7 km | D19 | $1,072 psf |
| CHEPSTOW VILLE | 1.7 km | D19 | $845 psf |
| GAMBIR TERRACE | 1.7 km | D19 | $1,379 psf |
| AFFINITY AT SERANGOON | 1.7 km | D19 | $1,699 psf |
| SUNSHINE GROVE | 1.7 km | D19 | $1,211 psf |
| CASA ESPANIA | 1.8 km | D19 | $1,327 psf |
| BARTLEY RIDGE | 1.8 km | D13 | $1,708 psf |
| GAMBIR RIDGE | 1.8 km | D19 | $1,516 psf |
| BARTLEY VUE | 1.8 km | D19 | $1,964 psf |
| BARTLEY RISE | 1.8 km | D19 | $1,962 psf |
| SUNGLADE | 1.8 km | D19 | $1,405 psf |
| GRACE PARK | 1.8 km | D19 | $1,706 psf |
| THE YARDLEY | 1.8 km | D19 | $1,610 psf |
| BRIGHTON CREST | 1.9 km | D19 | $1,459 psf |
| MIDTOWN RESIDENCES | 1.9 km | D19 | $1,470 psf |
| VERDANA VILLAS | 1.9 km | D19 | $832 psf |
| SUMMER PLACE | 1.9 km | D19 | $1,655 psf |
| THE SUNSHINE | 1.9 km | D19 | $1,285 psf |
| BOUNDARY GARDENS | 1.9 km | D19 | — |
| SUNSHINE TERRACE | 1.9 km | D19 | — |
| THE MINTON | 1.9 km | D19 | $1,367 psf |
| TAI YUAN GARDEN | 1.9 km | D19 | $1,629 psf |
| JJH SERVICE APARTMENT | 2 km | D13 | — |
| EDEN CREST | 2 km | D19 | $1,189 psf |
| THE ARECA | 2 km | D19 | $957 psf |
| 8 EDEN GROVE | 2 km | D19 | $1,306 psf |
| OASIS GARDEN | 2 km | D19 | $1,575 psf |
| PRESTO@UPPER SERANGOON | 2 km | D19 | $1,498 psf |
| BARTLEY RISE ESTATE | 2 km | D19 | $1,772 psf |
| MACHUAN TERRACE | 2 km | D19 | $2,141 psf |
| THE QUINN | 2 km | D19 | $1,480 psf |
| EDEN VIEW | 2 km | D19 | $1,150 psf |
Family-Friendly Condos (3BR+ Available)
Condos near Montfort Junior School with 3-bedroom or larger units suitable for families.
| Condo | Distance | District |
|---|---|---|
| THE PROMENADE@PELIKAT | 260m | D19 |
| KOVAN MELODY | 370m | D19 |
| CHARLTON 18 | 380m | D19 |
| CHARLTON VILLAS | 390m | D19 |
| FOH PIN GARDEN | 450m | D19 |
| CHARLTON 27 | 510m | D19 |
| CHARLTON PARK | 510m | D19 |
| CHARLTON RESIDENCES | 510m | D19 |
The private condos list ranked by distance to Montfort Junior 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 Montfort Junior 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 Montfort Junior School?
How is the distance to Montfort Junior 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 Montfort Junior 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 Montfort Junior 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.