Condos Near Montfort Secondary School

School Proximity Last reviewed

Proximity to Montfort 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 Montfort 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 Montfort 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.

By ShiokNest Data TeamUpdated
Key Takeaways
  • School: Montfort Secondary School (Secondary)
  • Condos within 1km: 100
  • Condos within 2km: 230
  • Family-friendly (3BR+): 9

Condos Within 1km

Condos within the priority admission zone (1km) of Montfort Secondary School.

Condos within 1km of Montfort Secondary School
CondoDistanceDistrictTenureAvg PSF
KOVAN MELODY270mD1999-year leasehold$1,478 psf
THE PROMENADE@PELIKAT310mD19Freehold$1,310 psf
CHARLTON 18400mD19Freehold$956 psf
CHARLTON VILLAS430mD19Freehold$1,109 psf
STARS OF KOVAN450mD1999 yrs lease commencing from 2015$1,796 psf
PARK RESIDENCES KOVAN460mD19Freehold$1,770 psf
KOVAN RESIDENCES470mD1999 yrs lease commencing from 2007$1,559 psf
FOH PIN GARDEN490mD19Freehold$2,079 psf
KOVAN CREST510mD19Freehold$1,340 psf
KOVAN GARDENS520mD19Freehold$1,678 psf
SIMON PLAZA520mD19Freehold$1,298 psf
FLORENCE GROVE520mD19Freehold$2,131 psf
CHARLTON CORNER530mD19Freehold$1,023 psf
SUITES @ KOVAN530mD19Freehold$1,560 psf
KOVAN ESQUIRE540mD19Freehold$1,430 psf
GRAND REGALIA550mD19Freehold$1,031 psf
CHARLTON RESIDENCES560mD19Freehold$592 psf
KOVAN JEWEL560mD19Freehold$2,140 psf
CHARLTON 27570mD19Freehold$743 psf
SANCTUARY @ 813570mD19Freehold$1,370 psf
CHARLTON PARK580mD19Freehold$1,665 psf
KOVANA580mD19Freehold$1,267 psf
LOWLAND TERRACE600mD19Freehold$1,995 psf
TAI PENG GARDENS600mD19Freehold$1,842 psf
57 @ KOVAN610mD19—$1,240 psf
THE OLD HOUSE610mD19Freehold$1,226 psf
KOVAN GARDEN620mD19——
D'PAVILION630mD19Freehold$1,372 psf
LOWLAND VIEW640mD19Freehold$1,864 psf
THE TEMBUSU640mD19Freehold$1,812 psf
KOVAN REGENCY660mD1999 yrs lease commencing from 2012$1,666 psf
FIORENZA690mD19Freehold$1,302 psf
THE COURTYARD690mD19Freehold$1,287 psf
HIGHLAND CONDOMINIUM700mD19Freehold$1,105 psf
THE SILVA GARDENS700mD19——
JAZZ RESIDENCES700mD19Freehold$981 psf
HIGHLAND COTTAGES710mD19Freehold$1,237 psf
BLISS@KOVAN710mD19Freehold$1,465 psf
HARMONY @ 1A710mD19Freehold$1,218 psf
KOVAN APARTMENTS720mD19Freehold$950 psf
FORTUNE PARK720mD19Freehold$1,250 psf
21 RICHARDS720mD19—$1,558 psf
FLORENCE TERRACE730mD19999 yrs lease commencing from 1875$1,335 psf
SURIN VILLAS740mD19Freehold$622 psf
WATER VILLAS740mD19Freehold$819 psf
INFINIUM750mD19Freehold$752 psf
ONE SURIN760mD19Freehold$835 psf
KOVAN GRANDEUR760mD1999 yrs lease commencing from 2010$1,384 psf
RICH.RESIDENCE770mD19Freehold$836 psf
SURIN GARDENS780mD19Freehold$2,212 psf
DA SILVA VILLAS780mD19Freehold$2,070 psf
PIN MANSIONS790mD19Freehold$1,339 psf
TRILIVE800mD19Freehold$1,724 psf
HILLSGROVE810mD19999 yrs lease commencing from 1878$734 psf
TREASURE GARDENS810mD19Freehold$1,154 psf
FORTUNA GARDENS820mD19999 yrs lease commencing from 1883$1,921 psf
PALM GROVE TERRACE850mD19999 yrs lease commencing from 1878$2,084 psf
PALM GROVE CONDOMINIUM860mD19999 yrs lease commencing from 1878$1,362 psf
FORTUNA GARDEN860mD19Freehold$2,021 psf
AFFLUENCE COURT870mD19Freehold$1,092 psf
KOVAN 81870mD19999 yrs lease commencing from 1878$1,084 psf
JANSEN VIEW870mD19——
CERELIA VISTA880mD19Freehold$655 psf
SAI HO BUILDING880mD19——
JANSEN 8890mD19Freehold$816 psf
ISUITES @ PALM890mD19999 yrs lease commencing from 1878$1,375 psf
TRUSSVILLE910mD19Freehold$995 psf
UPPER SERANGOON SHOPPING CENTRE910mD19Freehold$1,080 psf
SPAZIO @ KOVAN910mD19Freehold$1,429 psf
JANSEN SPRING910mD19——
KOVAN PRIMERA920mD19Freehold$1,274 psf
SIMON TERRACE920mD19——
ULTIMATE TERRACE930mD19——
WATER TERRACE930mD19Freehold$1,095 psf
SOLARIS RESIDENCES940mD19Freehold$831 psf
D' SILVA TERRACE940mD19——
ISUITES @ TANI940mD19999 yrs lease commencing from 1883$1,376 psf
THE MORRIS RESIDENCES950mD19Freehold$857 psf
PARRY COURT950mD19999 yrs lease commencing from 1886$831 psf
FLORENCE GARDENS950mD19947 yrs lease commencing from 1934$1,730 psf
PLACE-8960mD19Freehold$943 psf
ICB SHOPPING CENTRE960mD19——
GLASGOW RESIDENCE960mD19999 yrs lease commencing from 1886$1,371 psf
PALM GROVE REGENCY970mD19999 yrs lease commencing from 1878$867 psf
URBAN RESIDENCES980mD19Freehold$1,386 psf
VIBES @ KOVAN980mD19Freehold$1,448 psf
ROSYTH RESIDENCE980mD19999 yrs lease commencing from 1886$1,338 psf
SOVEREIGN @ SIMON980mD19——
TANGERINE GROVE990mD19Freehold$1,446 psf
HIGHLAND CENTRE990mD19Freehold$956 psf
HILLSIDE MANSIONS990mD19Freehold$1,277 psf
PALM HAVEN990mD19999 yrs lease commencing from 1876$1,324 psf
CENTRAL VIEW1 kmD1999 yrs lease commencing from 1998$1,131 psf
HIGHLAND ROW1 kmD19Freehold$1,544 psf
MINT RESIDENCES @ JANSEN1 kmD19999 yrs lease commencing from 1878$1,170 psf
RESIDENCES @ JANSEN1 kmD19999 yrs lease commencing from 1876$1,197 psf
3@SANDILANDS1 kmD19—$1,276 psf
GILLENIA1 kmD19999 yrs lease commencing from 1886$1,181 psf
THE TOP RESIDENCE1 kmD19999 yrs lease commencing from 1884$978 psf
THE FLORENTINE1 kmD19947 yrs lease commencing from 1934$1,197 psf
💡
Family-Friendly Tip
Living within 1km of Montfort Secondary School gives your child priority admission. There are 100 condos in this zone with 9 offering 3-bedroom+ units.
🧮Can you afford a home near Montfort Secondary School? Try the Affordability Calculator→

Condos 1\u{2013}2km Away

Condos 1–2km from Montfort Secondary School
CondoDistanceDistrictAvg PSF
SUITES @ PAYA LEBAR1 kmD19$1,525 psf
CAIFU VIEW1 kmD19$2,329 psf
LANGE 281 kmD19$1,095 psf
JADE VINE GARDENS1 kmD19$1,912 psf
SUMMER SCENT1 kmD19$1,184 psf
ASTON GREEN1 kmD19$676 psf
THE MORNING GLORY1 kmD19$1,219 psf
TREASURE MANSIONS1 kmD19$1,177 psf
BREEZY MANSIONS1 kmD19$1,349 psf
VINA LODGE1.1 kmD19$1,092 psf
JADE GARDEN1.1 kmD10$1,711 psf
SPACE @ KOVAN1.1 kmD19$1,434 psf
JANSEN 281.1 kmD19$1,121 psf
WEMBLY RESIDENCES1.1 kmD19$1,313 psf
FORTUNA HILL1.1 kmD19$1,830 psf
PARRYVILLE1.1 kmD19$2,007 psf
PRESTIGE POINT1.1 kmD19$1,574 psf
CAMBIO SUITES1.1 kmD19$1,342 psf
SANFORD PARK1.1 kmD19$2,048 psf
JANSEN HOUSE1.1 kmD19$2,044 psf
RESIDENCES BOTANIQUE1.1 kmD19$1,432 psf
EVANIA1.1 kmD19$1,343 psf
THE FLORENCE RESIDENCES1.1 kmD19$1,746 psf
LLYN GARDENS1.1 kmD19$1,838 psf
STADIA1.1 kmD19$1,378 psf
PARKWOOD COLLECTION1.1 kmD19$795 psf
TAI KENG GARDENS1.1 kmD19$1,691 psf
SANDILANDS RESIDENCES1.1 kmD19$1,888 psf
CASA CAMBIO1.2 kmD19$1,548 psf
GLASGOW TERRACE1.2 kmD19—
ONEROBEY1.2 kmD19$1,400 psf
CHERRY GARDENS1.2 kmD19$1,002 psf
PHILLIPS RESIDENCE1.2 kmD19$713 psf
FONTAINE PARRY1.2 kmD19$1,341 psf
TAI KENG VILLAS1.2 kmD19$1,313 psf
CHERRYHILL1.2 kmD19$1,371 psf
FOREST WOODS1.2 kmD19$1,888 psf
THE STRADIA1.2 kmD19$916 psf
HAI SING PARK1.2 kmD19$1,627 psf
URBAN VILLAS1.2 kmD19$650 psf
ROSALIA PARK1.2 kmD19$1,151 psf
CASA RIVIERA1.2 kmD19$1,236 psf
YIO CHU KANG TERRACE1.2 kmD19$2,210 psf
JEWEL @ CHUAN HOE1.2 kmD19$634 psf
YIKAI COURT1.2 kmD19$1,123 psf
PEOPLE'S GARDEN1.2 kmD19$1,709 psf
HENLEY GARDENS1.2 kmD19$1,262 psf
RAYA GARDEN1.3 kmD19$1,677 psf
CHEN JING JUE MANSIONS1.3 kmD19—
LEGEND @ JANSEN1.3 kmD19$1,244 psf
PARC VERA1.3 kmD19$1,257 psf
POH HUAT GARDENS1.3 kmD19$1,439 psf
VILLA PONDER ROSA1.3 kmD19$1,661 psf
JADE RESIDENCES1.3 kmD19$1,585 psf
D'HIRO@HILLSIDE1.3 kmD19$1,228 psf
HILBRE281.3 kmD19$1,501 psf
D'ZIRE1.3 kmD19$1,379 psf
GLASGOW GREEN1.3 kmD19$2,077 psf
FRAGRANT GARDENS1.3 kmD19$1,266 psf
FENGLI GARDENS1.3 kmD19$1,729 psf
SUMMER GROVE1.3 kmD19$2,212 psf
PRINCETON VALE1.3 kmD19$1,352 psf
THE VUE1.4 kmD19$1,532 psf
KENSINGTON SQUARE1.4 kmD19$1,482 psf
PARK VILLAS1.4 kmD19$1,373 psf
PAYA LEBAR GARDENS1.4 kmD19$2,398 psf
TIVOLI GARDENS1.4 kmD19$1,380 psf
BAYOU RESIDENCE1.4 kmD19$1,241 psf
NAUNG RESIDENCE1.4 kmD19$1,467 psf
LA DOLCE VITA1.4 kmD19$1,538 psf
THE LILIUM1.4 kmD19$2,091 psf
LEITH PARK1.4 kmD19$1,538 psf
KJ MANSION1.4 kmD19—
PARRY PARK1.4 kmD19$2,018 psf
NOUVELLE PARK1.4 kmD19$1,279 psf
CASA ROSA1.4 kmD19$1,123 psf
NANYANG PARK1.4 kmD19$1,473 psf
THE SILVER SPURZ1.4 kmD19$1,007 psf
ROSYTH LODGE1.4 kmD19$1,236 psf
3@PHILLIPS1.4 kmD19$1,182 psf
ARDISIA GARDENS1.5 kmD19$1,423 psf
LEITH GROVE1.5 kmD19$1,078 psf
PARRY GREEN1.5 kmD19$1,333 psf
BRIGHTON VIEW1.5 kmD19—
LE ROYCE @ LEITH PARK1.5 kmD19$743 psf
ROSYTH VILLE1.5 kmD19$1,145 psf
MIRAMAR GARDENS1.5 kmD19$1,839 psf
LA BELLE1.5 kmD19$1,144 psf
ONE ROSYTH1.5 kmD19$1,217 psf
GABRIEL VILLAS1.5 kmD19$869 psf
THE WATERLINE1.5 kmD19$1,280 psf
PARKWOOD RESIDENCES1.5 kmD19$1,562 psf
SILVER HILL1.5 kmD19$1,954 psf
SERANGOON GARDEN VIEW1.6 kmD19$1,098 psf
TERRASSE1.6 kmD19$1,330 psf
THE GAZANIA1.6 kmD19$2,194 psf
CRYSTAL DE AZURE1.6 kmD19$1,062 psf
MARLENE VILLE1.6 kmD19$1,165 psf
HOW SUN GARDEN1.7 kmD19$1,861 psf
LUSHAN GARDEN1.7 kmD19$1,598 psf
BARTLEY RESIDENCES1.7 kmD19$1,613 psf
BARTLEY VILLAS1.7 kmD19$1,238 psf
AFFINITY AT SERANGOON1.7 kmD19$1,699 psf
CHEPSTOW VILLE1.7 kmD19$845 psf
CLASSICAL TERRACE1.7 kmD19$1,282 psf
RINDU TERRACE1.7 kmD19$1,105 psf
GAMBIR GARDENS1.7 kmD19—
BOTANIQUE AT BARTLEY1.8 kmD19$1,792 psf
MIDTOWN RESIDENCES1.8 kmD19$1,470 psf
LE GAMBIR1.8 kmD19$1,072 psf
GAMBIR TERRACE1.8 kmD19$1,379 psf
THE MINTON1.8 kmD19$1,367 psf
SUNSHINE GROVE1.8 kmD19$1,211 psf
CASA ESPANIA1.8 kmD19$1,327 psf
GAMBIR RIDGE1.9 kmD19$1,516 psf
GRACE PARK1.9 kmD19$1,706 psf
BARTLEY RIDGE1.9 kmD13$1,708 psf
SUNGLADE1.9 kmD19$1,405 psf
BARTLEY RISE1.9 kmD19$1,962 psf
BRIGHTON CREST1.9 kmD19$1,459 psf
BARTLEY VUE1.9 kmD19$1,964 psf
VERDANA VILLAS1.9 kmD19$832 psf
THE YARDLEY1.9 kmD19$1,610 psf
SUMMER PLACE1.9 kmD19$1,655 psf
BOUNDARY GARDENS2 kmD19—
TAI YUAN GARDEN2 kmD19$1,629 psf
HUNDRED PALMS RESIDENCES2 kmD19$1,839 psf
THE SUNSHINE2 kmD19$1,285 psf
CHUAN GARDEN2 kmD19$1,396 psf
THE GARDEN RESIDENCES2 kmD19$1,809 psf

Family-Friendly Condos (3BR+ Available)

Condos near Montfort Secondary School with 3-bedroom or larger units suitable for families.

CondoDistanceDistrict
KOVAN MELODY270mD19
THE PROMENADE@PELIKAT310mD19
CHARLTON 18400mD19
CHARLTON VILLAS430mD19
STARS OF KOVAN450mD19
KOVAN RESIDENCES470mD19
FOH PIN GARDEN490mD19
KOVAN CREST510mD19
KOVAN GARDENS520mD19

The private condos list ranked by distance to Montfort 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 Montfort 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 Montfort Secondary School?
100 condos within 1km and 230 within 2km.
How is the distance to Montfort 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 Montfort 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 Montfort 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.

Outlier-resistant medians anchor every PSF figure shown above. Volume counts are exact transaction tallies, not estimates.

Tags: School Proximity Secondary

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