Proximity to Nanyang Academy Of Fine Arts 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 Nanyang Academy Of Fine Arts 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 Nanyang Academy Of Fine Arts.
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: Nanyang Academy of Fine Arts (Tertiary)
- Condos within 1km: 72
- Condos within 2km: 323
- Family-friendly (3BR+): 3
Condos Within 1km
Condos within the priority admission zone (1km) of Nanyang Academy of Fine Arts.
| Condo | Distance | District | Tenure | Avg PSF |
|---|---|---|---|---|
| BENCOOLEN HOUSE | 280m | D7 | — | — |
| WATERLOO VIEW | 290m | D7 | Freehold | $901 psf |
| SUNSHINE PLAZA | 310m | D7 | 99 yrs lease commencing from 1997 | $1,479 psf |
| TALIB CENTRE | 350m | D7 | — | — |
| TALIB COURT | 350m | D7 | — | — |
| THE POST | 360m | D7 | — | — |
| KENG SOON BLDG | 390m | D7 | — | — |
| THE M | 390m | D7 | 99 yrs lease commencing from 2019 | $2,755 psf |
| AN CHUAN BUILDING | 410m | D7 | — | — |
| SIN THAI HIN BUILDING | 410m | D7 | — | — |
| THE BENCOOLEN | 410m | D7 | 99 yrs lease commencing from 1995 | $1,573 psf |
| BEACH ROAD CONSERVATION AREA | 420m | D7 | — | — |
| HEAP SENG HOUSE | 430m | D7 | — | — |
| BURLINGTON SQUARE | 450m | D7 | 99 yrs lease commencing from 1996 | $1,444 psf |
| LIANG SEAH PLACE | 460m | D7 | — | — |
| HERITAGE PLACE | 470m | D7 | — | — |
| 75BR | 480m | D7 | — | $1,542 psf |
| TANQUEELAN SUITES | 500m | D7 | 999 yrs lease commencing from 1827 | $1,792 psf |
| THE COLLECTIVE AT ONE SOPHIA | 500m | D9 | 99 yrs lease commencing from 2023 | $2,758 psf |
| MIDTOWN MODERN | 510m | D7 | 99 yrs lease commencing from 2019 | $2,837 psf |
| THE 101 | 520m | D7 | — | — |
| THE CATHAY RESIDENCE | 520m | D9 | — | — |
| SOPHIA HILLS | 560m | D9 | 99 yrs lease commencing from 2013 | $2,088 psf |
| SOPHIA RESIDENCE | 560m | D9 | Freehold | $1,788 psf |
| LIV ON SOPHIA | 570m | D9 | Freehold | $2,147 psf |
| SOPHIA CREST | 580m | D9 | — | — |
| SOPHIA FLATS | 580m | D9 | — | — |
| THE LUXE | 580m | D9 | — | — |
| EDEN RESIDENCES CAPITOL | 590m | D6 | 99 yrs lease commencing from 2011 | $3,394 psf |
| NIVEN SUITES | 590m | D9 | — | — |
| NOMU | 600m | D9 | Freehold | $2,452 psf |
| SOUTH BEACH RESIDENCES | 600m | D7 | 99 yrs lease commencing from 2007 | $3,689 psf |
| WILKIE REGENCY | 600m | D9 | Freehold | $1,699 psf |
| MIDTOWN BAY | 610m | D7 | 99 yrs lease commencing from 2018 | $3,222 psf |
| SOPHIA LODGE | 610m | D9 | Freehold | $1,632 psf |
| WHARTON VALE | 610m | D9 | Freehold | $1,612 psf |
| CITYVALE | 620m | D9 | Freehold | $1,616 psf |
| HOCK MANSION | 620m | D9 | Freehold | $1,315 psf |
| DUO RESIDENCES | 640m | D7 | 99 yrs lease commencing from 2011 | $2,203 psf |
| LIV ON WILKIE | 640m | D9 | Freehold | $2,216 psf |
| WILKIE 48 | 640m | D9 | Freehold | $1,567 psf |
| PARC SOPHIA | 650m | D9 | Freehold | $1,747 psf |
| STARFIRE @ SOPHIA | 650m | D9 | — | — |
| WILKIE APARTMENTS | 660m | D9 | — | — |
| HAUS ON HANDY | 670m | D9 | 99 yrs lease commencing from 2018 | $2,695 psf |
| WILKIE VALE | 680m | D9 | — | — |
| JIA | 700m | D9 | Freehold | $1,353 psf |
| LE WILKIE | 700m | D9 | Freehold | $1,511 psf |
| NIVEN LOFT | 700m | D9 | — | — |
| MOUNT SOPHIA SUITES | 730m | D9 | Freehold | $1,810 psf |
| SOPHIA 98 | 730m | D9 | Freehold | $1,868 psf |
| SUITES AT ORCHARD | 730m | D9 | 99 yrs lease commencing from 2007 | $1,991 psf |
| SUITES @ SOPHIA | 730m | D9 | — | — |
| EMILY RESIDENCE | 740m | D9 | Freehold | $1,542 psf |
| ESTILO | 740m | D9 | Freehold | $1,718 psf |
| SOPHIA VIEW | 740m | D9 | — | — |
| WILKIE 80 | 740m | D9 | Freehold | $1,865 psf |
| 8 @ MOUNT SOPHIA | 760m | D9 | — | $1,593 psf |
| SAPPHIRE 99 | 770m | D9 | — | — |
| WILKIE STUDIO | 770m | D9 | Freehold | $1,746 psf |
| EQUITY HEIGHTS | 780m | D9 | — | — |
| MACKENZIE REGENCY | 780m | D9 | Freehold | $1,525 psf |
| PARC EMILY | 790m | D9 | Freehold | $1,985 psf |
| WILKIE 87 | 800m | D9 | Freehold | $1,561 psf |
| 1919 | 810m | D9 | — | $2,032 psf |
| WILKIE COURT | 820m | D9 | Freehold | $1,388 psf |
| KAMPONG GLAM CONSERVATION AREA | 840m | D7 | — | — |
| ORCHARD SOPHIA | 850m | D9 | Freehold | $2,830 psf |
| HIGH STREET CENTRE | 970m | D6 | 99 yrs lease commencing from 1969 | $1,801 psf |
| THE PLAZA | 970m | D7 | 99 yrs lease commencing from 1968 | $1,257 psf |
| LITTLE INDIA CONSERVATION AREA | 1 km | D8 | 9999 yrs lease commencing from 1958 | $979 psf |
| THE OXLEY | 1 km | D9 | — | — |
Condos 1\u{2013}2km Away
| Condo | Distance | District | Avg PSF |
|---|---|---|---|
| SULTAN GATE PLACE | 1 km | D7 | — |
| VISIONCREST | 1 km | D9 | $2,255 psf |
| PARC MACKENZIE | 1 km | D9 | $1,563 psf |
| MACKENZIE 88 | 1.1 km | D9 | $1,666 psf |
| HOLLYWOOD APARTMENTS | 1.1 km | D9 | $1,919 psf |
| CANNINGHILL PIERS | 1.1 km | D6 | $2,946 psf |
| CONCOURSE SKYLINE | 1.1 km | D7 | $1,961 psf |
| OXLEY GARDEN | 1.1 km | D9 | $1,882 psf |
| THE MKZ | 1.1 km | D9 | $1,807 psf |
| MACKENZIE 138 | 1.1 km | D9 | $1,602 psf |
| BELLE VUE RESIDENCES | 1.2 km | D9 | $1,994 psf |
| THE IMPERIAL | 1.2 km | D9 | $2,353 psf |
| ONE OXLEY RISE | 1.2 km | D9 | $2,007 psf |
| ORCHARD COURT | 1.2 km | D9 | $1,622 psf |
| DESKER ROAD CONSERVATION AREA | 1.2 km | D8 | — |
| CITY GATE | 1.2 km | D7 | $2,052 psf |
| OXLEY EDGE | 1.2 km | D9 | $2,005 psf |
| VILLE ROYALE | 1.2 km | D9 | $1,851 psf |
| OXLEY NEO RESIDENCES | 1.2 km | D9 | — |
| RV POINT | 1.2 km | D9 | $2,056 psf |
| TEXTILE CENTRE | 1.2 km | D7 | $1,108 psf |
| OXLEY RESIDENCE | 1.2 km | D9 | $1,996 psf |
| RIVER VALLEY CONSERVATION AREA | 1.3 km | D9 | — |
| OXLEY MANSION | 1.3 km | D9 | — |
| UE SQUARE | 1.3 km | D9 | $2,048 psf |
| VALLEY LODGE | 1.3 km | D9 | — |
| RACE COURSE MANSION | 1.3 km | D8 | $990 psf |
| VALLEY PARK | 1.3 km | D10 | $2,078 psf |
| THE BLISS | 1.3 km | D8 | $1,356 psf |
| ACORN | 1.3 km | D9 | — |
| RACE COURSE 138 | 1.3 km | D8 | $1,124 psf |
| RITZ @ FARRER | 1.3 km | D8 | $1,380 psf |
| 28 RC SUITES | 1.3 km | D8 | $1,619 psf |
| BOAT QUAY CONSERVATION AREA | 1.3 km | D1 | $5,695 psf |
| CITY STUDIOS | 1.3 km | D8 | $1,291 psf |
| DUBLIN ROAD FLATS | 1.3 km | D9 | $1,991 psf |
| EBER GARDENS | 1.3 km | D9 | — |
| SAM LEONG MANSION | 1.3 km | D8 | — |
| LLOYD MANSION | 1.3 km | D9 | — |
| ASPEN HEIGHTS | 1.3 km | D9 | $2,138 psf |
| JALAN BESAR PLAZA | 1.3 km | D8 | — |
| VALLEY MANSION | 1.3 km | D9 | $1,764 psf |
| BRENTWOOD | 1.4 km | D9 | — |
| DUBLIN LODGE | 1.4 km | D9 | $2,527 psf |
| ZAMAN CENTRE | 1.4 km | D8 | — |
| VERDUN HOUSE | 1.4 km | D8 | — |
| HIJAUAN | 1.4 km | D9 | $2,006 psf |
| KINTA SUITES | 1.4 km | D8 | — |
| SPA BUILDING | 1.4 km | D8 | — |
| THE ROBERTSON OPUS | 1.4 km | D9 | $3,367 psf |
| GOODLAND BUILDING | 1.4 km | D8 | — |
| LLOYD COURT | 1.4 km | D9 | $1,780 psf |
| PINE RESIDENCES | 1.4 km | D9 | — |
| SOHO @ FARRER | 1.4 km | D8 | $1,397 psf |
| TWO8ONE STUDIO | 1.4 km | D9 | $2,323 psf |
| 283 STUDIO | 1.4 km | D9 | $1,953 psf |
| TEOCHEW SAIHO RESIDENCE | 1.4 km | D9 | — |
| THE RIVERSIDE PIAZZA | 1.4 km | D1 | $1,586 psf |
| VIVACE | 1.4 km | D9 | $2,058 psf |
| WISMA M.T.F.A. | 1.4 km | D8 | — |
| ASPEN LINQ | 1.4 km | D9 | $1,835 psf |
| ROBERTSON EDGE | 1.4 km | D9 | $2,034 psf |
| THE BOTANIC ON LLOYD | 1.4 km | D9 | $2,219 psf |
| THE WHARF RESIDENCE | 1.4 km | D9 | $2,253 psf |
| WATERSCAPE AT CAVENAGH | 1.4 km | D9 | $1,994 psf |
| HILL HOUSE | 1.4 km | D9 | $3,094 psf |
| CAVENAGH GARDENS | 1.5 km | D9 | $1,524 psf |
| SOHO 188 | 1.5 km | D8 | $1,693 psf |
| WATERFORD RESIDENCE | 1.5 km | D9 | $1,861 psf |
| THE CENTREPOINT | 1.5 km | D9 | $2,682 psf |
| CITY SQUARE RESIDENCES | 1.5 km | D8 | $1,891 psf |
| LLOYD SIXTYFIVE | 1.5 km | D9 | $3,801 psf |
| UNION SQUARE RESIDENCES | 1.5 km | D1 | $3,159 psf |
| GAMBIER COURT | 1.5 km | D9 | $1,628 psf |
| PICCADILLY GRAND | 1.5 km | D8 | $2,167 psf |
| ATTITUDE AT KIM YAM | 1.5 km | D9 | $2,129 psf |
| THE PIER AT ROBERTSON | 1.5 km | D9 | $2,155 psf |
| LA VILLE | 1.5 km | D15 | $2,321 psf |
| LANGSTON VILLE | 1.5 km | D9 | $1,846 psf |
| THE BOUTIQ | 1.5 km | D9 | $1,977 psf |
| KILLINEY 118 | 1.5 km | D9 | $2,095 psf |
| 336 RIVER VALLEY | 1.5 km | D9 | — |
| CAVENAGH LODGE | 1.5 km | D9 | — |
| RIVER PLACE | 1.5 km | D3 | $1,651 psf |
| THE IVERIA | 1.6 km | D9 | $2,586 psf |
| EMERALD HILL CONSERVATION AREA | 1.6 km | D9 | $4,178 psf |
| CAVENAGH FORTUNA | 1.6 km | D9 | — |
| OLEANAS RESIDENCE | 1.6 km | D9 | $2,007 psf |
| RESIDENCES @ KILLINEY | 1.6 km | D9 | $2,266 psf |
| TOP TEN | 1.6 km | D9 | $1,755 psf |
| DEVONSHIRE 12 | 1.6 km | D9 | $2,075 psf |
| DEVONSHIRE BUILDING | 1.6 km | D9 | — |
| 8 HULLET | 1.6 km | D9 | $3,079 psf |
| EMERALD APARTMENTS | 1.6 km | D9 | — |
| RESIDENCES AT 338A | 1.6 km | D9 | $2,066 psf |
| FOOK HAI BUILDING | 1.6 km | D1 | $986 psf |
| FUQING BUILDING | 1.6 km | D8 | — |
| RIVERSIDE 48 | 1.6 km | D9 | $1,973 psf |
| AUREA | 1.6 km | D7 | $2,899 psf |
| LE SOMME | 1.6 km | D8 | $1,615 psf |
| THE ABODE AT DEVONSHIRE | 1.6 km | D9 | $2,009 psf |
| SOUTHBANK | 1.6 km | D7 | $1,828 psf |
| TOWNHOUSE APARTMENTS | 1.6 km | D9 | $1,057 psf |
| MARTIN PLACE RESIDENCES | 1.6 km | D9 | $2,547 psf |
| PARC SOMME | 1.6 km | D8 | $1,576 psf |
| URBANA | 1.6 km | D9 | $2,378 psf |
| 111 EMERALD HILL | 1.6 km | D9 | $2,318 psf |
| CAVENAGH COURT | 1.6 km | D9 | $1,867 psf |
| CLAREMONT | 1.6 km | D9 | $1,989 psf |
| COSTA RHU | 1.6 km | D15 | $1,485 psf |
| HULLET RISE | 1.6 km | D9 | — |
| ONE DEVONSHIRE | 1.6 km | D9 | $2,726 psf |
| THE INSPIRA | 1.6 km | D9 | $2,174 psf |
| URBAN SUITES | 1.6 km | D9 | $2,906 psf |
| CITYLIGHTS | 1.7 km | D8 | $1,767 psf |
| DEVONSHIRE RESIDENCES | 1.7 km | D9 | $2,088 psf |
| PEOPLE'S PARK CENTRE | 1.7 km | D1 | $837 psf |
| RESIDENCES @ SOMME | 1.7 km | D8 | $1,502 psf |
| EURO-ASIA COURT | 1.7 km | D9 | $1,994 psf |
| RESIDENCES AT EMERALD HILL | 1.7 km | D9 | $2,335 psf |
| CAIRNHILL CONSERVATION AREA | 1.7 km | D9 | $3,891 psf |
| HERTFORD MANSION | 1.7 km | D8 | $1,378 psf |
| THE BAYRON | 1.7 km | D9 | — |
| CAVENAGH HOUSE | 1.7 km | D9 | $1,900 psf |
| UPTOWN @ FARRER | 1.7 km | D8 | $1,899 psf |
| CAIRNHILL ASTORIA | 1.7 km | D9 | $1,859 psf |
| FARRER PARK SUITES | 1.7 km | D8 | $1,521 psf |
| SUITES @ OWEN | 1.7 km | D8 | $1,493 psf |
| THE METZ | 1.7 km | D9 | $2,618 psf |
| VANADIUM | 1.7 km | D8 | $1,480 psf |
| MARTIN MODERN | 1.7 km | D9 | $2,739 psf |
| THE QUAYSIDE | 1.7 km | D9 | $1,583 psf |
| ILLUMINAIRE ON DEVONSHIRE | 1.7 km | D9 | $2,238 psf |
| LILY TAN MANSION | 1.7 km | D8 | — |
| MARTIN NO 38 | 1.7 km | D9 | $2,519 psf |
| OWEN 88 | 1.7 km | D8 | — |
| SKYLINE 360 @ SAINT THOMAS WALK | 1.7 km | D9 | $2,494 psf |
| DORSET MANSIONS | 1.7 km | D8 | $1,271 psf |
| HERTFORD COLLECTION | 1.7 km | D8 | $1,377 psf |
| LA CRYSTAL | 1.7 km | D9 | $2,059 psf |
| STUDIOS @ MARNE | 1.7 km | D8 | $1,397 psf |
| TYRWHITT 139 | 1.7 km | D8 | $1,509 psf |
| ALBA | 1.7 km | D9 | $3,160 psf |
| ESPADA | 1.7 km | D9 | $2,398 psf |
| KENG LEE COURT | 1.7 km | D8 | $1,504 psf |
| STARLIGHT SUITES | 1.7 km | D9 | $2,002 psf |
| THE REGALIA | 1.7 km | D9 | $2,209 psf |
| THE SUITES AT CENTRAL | 1.7 km | D9 | $2,493 psf |
| CARLYX GREEN | 1.7 km | D8 | $1,560 psf |
| CARLYX RESIDENCE | 1.7 km | D8 | $1,270 psf |
| CAVAN SUITES | 1.7 km | D8 | $1,709 psf |
| OWEN COURT | 1.7 km | D8 | — |
| URBAN RESORT CONDOMINIUM | 1.7 km | D9 | $2,406 psf |
| BRISTOL LODGE | 1.8 km | D8 | $1,385 psf |
| CAIRNHILL NINE | 1.8 km | D9 | $2,471 psf |
| CAMBRIDGE VILLAGE | 1.8 km | D8 | $1,483 psf |
| CARLISLE COURT | 1.8 km | D8 | — |
| THE URBANITE | 1.8 km | D8 | $1,503 psf |
| MARTIN EDGE | 1.8 km | D9 | $1,612 psf |
| R66 APARTMENTS | 1.8 km | D8 | $1,438 psf |
| RANGOON APARTMENTS | 1.8 km | D8 | $1,274 psf |
| THE PLATINUM | 1.8 km | D1 | — |
| VOGX | 1.8 km | D8 | $1,392 psf |
| CAIRNHILL CREST | 1.8 km | D9 | $2,191 psf |
| KERRISDALE | 1.8 km | D8 | $1,395 psf |
| ST THOMAS COURT | 1.8 km | D9 | $1,921 psf |
| THE BEAUMONT | 1.8 km | D9 | $2,473 psf |
| 8 SAINT THOMAS | 1.8 km | D9 | $2,743 psf |
| ROBERTSON 100 | 1.8 km | D9 | $2,118 psf |
| THE AVENIR | 1.8 km | D9 | $3,190 psf |
| THE LIGHT @ CAIRNHILL | 1.8 km | D9 | $2,266 psf |
| CASA CAIRNHILL | 1.8 km | D9 | $2,180 psf |
| URBAN LOFTS | 1.8 km | D8 | $1,401 psf |
| SKYPARK | 1.8 km | D9 | $1,792 psf |
| ST THOMAS VILLE | 1.8 km | D9 | — |
| STURDEE RESIDENCES | 1.8 km | D8 | $1,999 psf |
| TAN CHIN TUAN MANSION | 1.8 km | D9 | — |
| THE LAURELS | 1.8 km | D9 | $2,675 psf |
| ST THOMAS SUITES | 1.8 km | D9 | $2,221 psf |
| RANGOON 88 | 1.8 km | D8 | $1,516 psf |
| HILLTOPS | 1.8 km | D9 | $3,337 psf |
| HOA NAM BUILDING | 1.8 km | D8 | $1,407 psf |
| ST THOMAS LODGE | 1.8 km | D9 | — |
| THE BOX | 1.8 km | D1 | — |
| RANGOON COURT | 1.8 km | D8 | — |
| STURDEE VIEW | 1.8 km | D8 | $1,119 psf |
| UP@ROBERTSON QUAY | 1.8 km | D9 | $2,133 psf |
| WATERMARK ROBERTSON QUAY | 1.8 km | D9 | $2,139 psf |
| 8 RODYK | 1.9 km | D9 | $2,300 psf |
| HELIOS RESIDENCES | 1.9 km | D9 | $2,379 psf |
| THE MORNINGSIDE | 1.9 km | D9 | $2,033 psf |
| ALLAN VILLE | 1.9 km | D1 | — |
| D'CAMBRIDGE | 1.9 km | D8 | $1,330 psf |
| CAIRNHILL RESIDENCES | 1.9 km | D9 | $2,492 psf |
| LOFT @ RANGOON | 1.9 km | D8 | $1,482 psf |
| SAM KIANG MANSIONS | 1.9 km | D9 | $2,064 psf |
| VIDA | 1.9 km | D9 | $2,113 psf |
| WILMER HOUSE | 1.9 km | D9 | — |
| WU DE BUILDING | 1.9 km | D8 | $1,032 psf |
| KENTISH COURT | 1.9 km | D8 | $1,198 psf |
| ROBERTSON BLUE | 1.9 km | D9 | $2,101 psf |
| SUITES 123 | 1.9 km | D8 | $1,507 psf |
| 70@TRURO | 1.9 km | D8 | — |
| 8 FARRER SUITES | 1.9 km | D8 | $1,611 psf |
| KENG LEE VIEW | 1.9 km | D8 | $1,586 psf |
| RIVERGATE | 1.9 km | D9 | $2,735 psf |
| THE PEAK @ CAIRNHILL I | 1.9 km | D9 | $2,058 psf |
| GRANGE HEIGHTS | 1.9 km | D9 | $1,915 psf |
| PEOPLE'S PARK COMPLEX | 1.9 km | D1 | $1,148 psf |
| RV ALTITUDE | 1.9 km | D9 | $2,735 psf |
| THE MERLOT | 1.9 km | D8 | $1,386 psf |
| THE PROMONT | 1.9 km | D9 | $2,155 psf |
| CAIRNHILL PLAZA | 1.9 km | D9 | $1,889 psf |
| JOOL SUITES | 1.9 km | D8 | $1,634 psf |
| MAPLE LEAF ELITE 1 | 1.9 km | D8 | — |
| PARC CENTENNIAL | 1.9 km | D9 | $1,600 psf |
| RICHMOND PARK | 1.9 km | D9 | $3,062 psf |
| TELOK AYER CONSERVATION AREA | 1.9 km | D1 | — |
| OXFORD SUITES | 1.9 km | D8 | $1,573 psf |
| PETAIN RD/TYRWHITT RD CONSERVATION AREA | 1.9 km | D8 | — |
| KALLANG RIVERSIDE | 1.9 km | D12 | $2,421 psf |
| RIVERDALE RESIDENCE | 1.9 km | D9 | — |
| THE LANDMARK | 1.9 km | D3 | $2,593 psf |
| THE PEAK @ CAIRNHILL II | 1.9 km | D9 | $2,110 psf |
| CITY LOFT | 1.9 km | D8 | $1,673 psf |
| GRANGE INFINITE | 1.9 km | D9 | $2,574 psf |
| KENTISH GREEN | 1.9 km | D8 | $1,195 psf |
| KING'S COURT | 1.9 km | D8 | $1,015 psf |
| MERA SPRINGS | 1.9 km | D8 | $1,807 psf |
| ROBINSON SUITES | 1.9 km | D1 | $2,325 psf |
| CAIRNHILL 16 | 2 km | D9 | $2,868 psf |
| RIVERIA GARDENS | 2 km | D9 | $2,361 psf |
| EMERALD GARDEN | 2 km | D1 | $2,166 psf |
| KENTISH LODGE | 2 km | D8 | $1,179 psf |
| LUMA | 2 km | D9 | $1,986 psf |
| SUFFOLK PREMIER | 2 km | D11 | $1,675 psf |
| THE CAIRNHILL | 2 km | D9 | — |
| THE VERMONT ON CAIRNHILL | 2 km | D9 | $2,401 psf |
| THE VERV @ RV | 2 km | D9 | $2,048 psf |
| KRETA AYER CONSERVATION AREA | 2 km | D1 | — |
| ELIZABETH TOWER | 2 km | D9 | $1,884 psf |
| KENT RESIDENCES | 2 km | D8 | $1,391 psf |
| MAPLE LEAF ELITE 2 | 2 km | D8 | — |
| NEWTON EDGE | 2 km | D9 | $1,930 psf |
| RIVER GREEN | 2 km | D9 | $3,138 psf |
| 2 RVG | 2 km | D9 | $2,103 psf |
| CASA NOVACREST | 2 km | D9 | $1,886 psf |
| LEONIE PARC VIEW | 2 km | D9 | $2,451 psf |
| MARINA BAY SUITES | 2 km | D1 | $1,929 psf |
| THE SPINNAKER | 2 km | D11 | $1,717 psf |
| ORCHARD SCOTTS | 2 km | D9 | $1,753 psf |
Family-Friendly Condos (3BR+ Available)
Condos near Nanyang Academy of Fine Arts with 3-bedroom or larger units suitable for families.
| Condo | Distance | District |
|---|---|---|
| WATERLOO VIEW | 290m | D7 |
| SUNSHINE PLAZA | 310m | D7 |
| THE M | 390m | D7 |
The private condos list ranked by distance to Nanyang Academy Of Fine Arts 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 Nanyang Academy Of Fine Arts 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 Nanyang Academy of Fine Arts?
How is the distance to Nanyang Academy Of Fine Arts 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 Nanyang Academy Of Fine Arts?
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 Nanyang Academy Of Fine Arts?
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.