Proximity to Nanyang Primary 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 Nanyang Primary 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 Nanyang Primary 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: Nanyang Primary School (Primary)
- Condos within 1km: 71
- Condos within 2km: 340
- Family-friendly (3BR+): 3
Condos Within 1km
Condos within the priority admission zone (1km) of Nanyang Primary School.
| Condo | Distance | District | Tenure | Avg PSF |
|---|---|---|---|---|
| THE GLENCAIRD RESIDENCES | 270m | D10 | — | — |
| WHITE HOUSE PARK | 340m | D10 | Freehold | $3,017 psf |
| NASSIM REGENCY | 350m | D10 | — | — |
| DALVEY VILLAS | 390m | D10 | Freehold | $2,382 psf |
| FERNHILL COTTAGE | 400m | D10 | Freehold | $1,864 psf |
| FERNHILL COURT | 420m | D10 | — | — |
| BOTANIC LODGE | 450m | D10 | — | — |
| FERNHILL GARDEN | 500m | D10 | — | — |
| MARGOLIOUTH VILLAS | 500m | D10 | — | — |
| FERNHILL RESIDENCES | 550m | D10 | — | — |
| LEWIS LODGE | 550m | D10 | — | — |
| DLV. | 590m | D10 | Freehold | $1,627 psf |
| ORANGE GROVE RESIDENCES | 590m | D10 | Freehold | $2,134 psf |
| NASSIM MANSION | 600m | D10 | Freehold | $3,012 psf |
| FERNHILL PLACE | 610m | D10 | — | — |
| LADYHILL PARK | 610m | D10 | Freehold | $1,859 psf |
| DALVEY HAUS | 620m | D10 | Freehold | $3,503 psf |
| ORANGE REGENCY | 630m | D10 | — | — |
| GARDEN APARTMENTS | 650m | D10 | Freehold | $1,979 psf |
| STEVENS SUITES | 650m | D10 | Freehold | $1,728 psf |
| BOTANIC GARDENS VIEW | 670m | D10 | Freehold | $2,392 psf |
| CASA UNO | 670m | D10 | — | — |
| LE GROVE | 680m | D10 | — | — |
| THE FERNHILL | 690m | D10 | Freehold | $1,998 psf |
| WHITE HOUSE RESIDENCES | 730m | D10 | — | — |
| D' DALVEY | 740m | D10 | Freehold | $1,951 psf |
| DALVEY COURT | 740m | D10 | Freehold | $1,551 psf |
| THE ORANGE GROVE | 740m | D10 | Freehold | $2,076 psf |
| BOTANIC GARDENS MANSION | 750m | D10 | Freehold | $2,118 psf |
| JAYA TOWER | 750m | D10 | Freehold | $2,043 psf |
| CLUNY PARK | 760m | D10 | — | — |
| FIFTY-TWO STEVENS | 760m | D10 | Freehold | $1,827 psf |
| SHANGRI-LA RESIDENCES | 760m | D10 | — | — |
| THE LADYHILL | 760m | D10 | Freehold | $2,493 psf |
| THE LEGACY | 760m | D10 | Freehold | $1,875 psf |
| SIGNATURE AT LEWIS | 770m | D10 | Freehold | $1,910 psf |
| LOFT @ STEVENS | 790m | D10 | Freehold | $2,152 psf |
| THE CAPRI | 800m | D10 | Freehold | $1,650 psf |
| THE ELEMENT @ STEVENS | 800m | D10 | Freehold | $1,926 psf |
| CHATELET | 810m | D10 | Freehold | $1,987 psf |
| STEVENS LOFT | 820m | D10 | Freehold | $1,743 psf |
| THE SOLITAIRE | 820m | D10 | Freehold | $2,201 psf |
| THE EQUATORIAL | 830m | D10 | Freehold | $2,052 psf |
| KUIE PONG LOFT | 840m | D10 | Freehold | $2,483 psf |
| LES MAISONS NASSIM | 840m | D10 | Freehold | $5,545 psf |
| LOUIS GARDEN | 840m | D10 | — | — |
| GALLOP GARDENS | 850m | D10 | — | — |
| NASSIM PARK RESIDENCES | 850m | D10 | Freehold | $3,896 psf |
| STEVEN'S COURT | 850m | D10 | Freehold | $1,397 psf |
| CHELSEA GARDENS | 860m | D10 | Freehold | $1,863 psf |
| GALLOP COURT | 860m | D10 | — | — |
| JEWEL OF BALMORAL | 860m | D10 | Freehold | $2,147 psf |
| GARDENVILLE | 870m | D10 | Freehold | $2,080 psf |
| 8 NAPIER | 880m | D10 | — | $3,337 psf |
| BEAUFORT ON NASSIM | 880m | D10 | Freehold | $2,652 psf |
| PARC STEVENS | 890m | D10 | Freehold | $2,271 psf |
| THE BALMORAL | 890m | D10 | Freehold | $1,861 psf |
| THE LOFT | 890m | D10 | 99 yrs lease commencing from 1999 | $2,090 psf |
| THE NASSIM | 890m | D10 | Freehold | $4,325 psf |
| BALMORAL HILLS | 900m | D10 | Freehold | $2,146 psf |
| CAMWOOD PARK | 920m | D10 | — | — |
| THE GLYNDEBOURNE | 920m | D11 | Freehold | $2,130 psf |
| THE TREVOSE | 920m | D11 | 99 yrs lease commencing from 1996 | $1,596 psf |
| TREVOSE 12 | 920m | D11 | — | — |
| 19 NASSIM | 930m | D10 | — | $3,401 psf |
| 21 ANDERSON | 940m | D10 | — | $4,885 psf |
| AVALON | 940m | D10 | Freehold | $2,113 psf |
| NASSIMVILLE | 970m | D10 | — | — |
| BOTANIC @ CLUNY PARK | 980m | D10 | Freehold | $1,397 psf |
| ROBIN REGALIA | 980m | D10 | Freehold | $1,850 psf |
| SAGE | 980m | D10 | Freehold | $3,063 psf |
Condos 1\u{2013}2km Away
| Condo | Distance | District | Avg PSF |
|---|---|---|---|
| ROBIN RESIDENCES | 1 km | D10 | $2,400 psf |
| LE NOUVEL ARDMORE | 1 km | D10 | $4,884 psf |
| NASSIM 9 | 1 km | D10 | $3,226 psf |
| THREE THREE ROBIN | 1 km | D10 | $2,222 psf |
| UNIVERSITY PARK | 1 km | D11 | $1,407 psf |
| CHIP HOCK GARDENS | 1 km | D10 | $2,396 psf |
| CLUNY PARK RESIDENCE | 1 km | D10 | $2,720 psf |
| PINEWOOD GARDENS | 1 km | D10 | $2,196 psf |
| FIFTEEN ROBIN | 1 km | D10 | — |
| NOUVEL 18 | 1 km | D10 | $3,185 psf |
| PROXIMO | 1 km | D10 | $2,194 psf |
| ST MARTIN RESIDENCE | 1 km | D10 | $2,202 psf |
| ROBIN SUITES | 1.1 km | D10 | $2,283 psf |
| CHATEAU LE FAME | 1.1 km | D10 | $1,998 psf |
| GALLOP PARK | 1.1 km | D10 | — |
| NASSIM LODGE | 1.1 km | D10 | $2,853 psf |
| PINETREE CONDOMINIUM | 1.1 km | D10 | $1,860 psf |
| CLUNY COURT | 1.1 km | D10 | — |
| GALLOP VILLAS | 1.1 km | D10 | $2,394 psf |
| ROBIN VILLAGE | 1.1 km | D10 | $2,417 psf |
| CHIVERTON | 1.1 km | D10 | $1,825 psf |
| D'GROVE VILLAS | 1.1 km | D10 | $2,342 psf |
| TANGLIN RESIDENCES | 1.1 km | D10 | $2,000 psf |
| CLIFTEN | 1.1 km | D10 | $2,000 psf |
| ONE ROBIN | 1.1 km | D10 | $1,733 psf |
| SERENE CENTRE | 1.1 km | D10 | — |
| ARDMORE RESIDENCE | 1.1 km | D10 | — |
| ORION | 1.1 km | D10 | $2,254 psf |
| THE CLAYTON | 1.1 km | D10 | — |
| LUTHERAN TOWERS | 1.1 km | D10 | $1,090 psf |
| ARDMORE II | 1.1 km | D10 | $3,190 psf |
| ONE BALMORAL | 1.1 km | D10 | $2,545 psf |
| JUNIPER HILL | 1.1 km | D10 | $2,849 psf |
| NASSIM JADE | 1.1 km | D10 | $2,679 psf |
| ST MARTIN'S | 1.1 km | D10 | $2,355 psf |
| THE LEGEND | 1.1 km | D10 | $1,789 psf |
| THE SIENA | 1.1 km | D10 | $1,767 psf |
| THE VANTAGE | 1.1 km | D10 | — |
| TREASURE ON BALMORAL | 1.2 km | D10 | $2,541 psf |
| 1 NASSIM | 1.2 km | D10 | — |
| DUKES RESIDENCE | 1.2 km | D10 | $1,965 psf |
| SPRING RESIDENCES | 1.2 km | D10 | — |
| THREE BALMORAL | 1.2 km | D10 | $2,050 psf |
| DUNEARN ESTATE | 1.2 km | D11 | $2,569 psf |
| GISBORNE LIGHT | 1.2 km | D10 | $1,698 psf |
| EWE BOON REGENT | 1.2 km | D10 | $1,862 psf |
| GRANGE RESIDENCES | 1.2 km | D10 | $3,091 psf |
| BELLERIVE | 1.2 km | D10 | $2,007 psf |
| MADISON RESIDENCES | 1.2 km | D10 | $2,407 psf |
| PINE SPRINGS | 1.2 km | D10 | — |
| CYAN | 1.2 km | D10 | $2,478 psf |
| HALLMARK RESIDENCES | 1.2 km | D10 | $2,055 psf |
| HERITAGE APARTMENTS | 1.2 km | D10 | — |
| THE ASANA | 1.3 km | D10 | $2,431 psf |
| GALLOP GABLES | 1.3 km | D10 | $2,083 psf |
| THE HYDE | 1.3 km | D10 | $3,001 psf |
| ST REGIS RESIDENCES SINGAPORE | 1.3 km | D10 | $2,522 psf |
| ARDMORE PARK | 1.3 km | D10 | $3,978 psf |
| DELFI ORCHARD | 1.3 km | D9 | $1,858 psf |
| JUNIPER AT ARDMORE | 1.3 km | D10 | $2,864 psf |
| GALLOP GREEN | 1.3 km | D10 | $2,393 psf |
| HONOLULU TOWER | 1.3 km | D10 | $1,855 psf |
| THE DRAYCOTT | 1.3 km | D10 | $2,132 psf |
| THE OLIV | 1.3 km | D10 | $2,278 psf |
| CROWN CENTRE | 1.3 km | D10 | — |
| KING'S 8 | 1.3 km | D10 | $997 psf |
| ONE DRAYCOTT | 1.3 km | D10 | $3,184 psf |
| SCULPTURA ARDMORE | 1.3 km | D10 | $5,074 psf |
| TUDOR TEN | 1.3 km | D11 | $661 psf |
| WOOLLERTON PARK | 1.3 km | D10 | $2,282 psf |
| HANA | 1.3 km | D10 | — |
| TREVOSE PARK | 1.3 km | D11 | $1,978 psf |
| BALMORAL LUCK | 1.3 km | D10 | — |
| CUSCADEN RESIDENCES | 1.3 km | D10 | $2,472 psf |
| ORCHARD TOWERS | 1.3 km | D9 | $1,474 psf |
| THE TOMLINSON | 1.4 km | D10 | $2,422 psf |
| TUDOR VIEW | 1.4 km | D11 | — |
| WING ON LIFE GARDEN | 1.4 km | D10 | $2,341 psf |
| ADAM GREEN | 1.4 km | D11 | — |
| BELMOND GREEN | 1.4 km | D10 | $2,356 psf |
| J C DRAYCOTT | 1.4 km | D10 | $2,149 psf |
| SANNY PARK | 1.4 km | D11 | $2,644 psf |
| ADAM PLACE | 1.4 km | D11 | $1,783 psf |
| BALMORAL 8 | 1.4 km | D10 | $2,054 psf |
| CUSCADEN RESERVE | 1.4 km | D10 | $3,071 psf |
| KING'S ARCADE | 1.4 km | D10 | — |
| PALM SPRING | 1.4 km | D10 | $2,159 psf |
| ROCHALIE RESIDENCES | 1.4 km | D10 | — |
| SHELFORD GREEN | 1.4 km | D11 | $1,759 psf |
| THE ARC AT DRAYCOTT | 1.4 km | D10 | $2,564 psf |
| 3 ORCHARD BY-THE-PARK | 1.4 km | D10 | $3,679 psf |
| BOULEVARD 88 | 1.4 km | D10 | $3,945 psf |
| DUNEARN 386 | 1.4 km | D11 | $2,371 psf |
| PARK NOVA | 1.4 km | D10 | $4,731 psf |
| SLOANE RESIDENCES | 1.4 km | D10 | $2,903 psf |
| THE TATE RESIDENCES | 1.4 km | D9 | $2,886 psf |
| CORONATION ARCADE | 1.4 km | D10 | $1,490 psf |
| VILLA DELLE ROSE | 1.4 km | D10 | $1,631 psf |
| BOTANIKA | 1.4 km | D10 | $2,262 psf |
| KING'S LODGE | 1.4 km | D10 | $1,933 psf |
| CAPITOL PARK | 1.4 km | D11 | $2,519 psf |
| DRAYCOTT EIGHT | 1.4 km | D10 | $2,062 psf |
| EDEN | 1.4 km | D10 | $5,040 psf |
| FERRELL RESIDENCES | 1.4 km | D10 | $2,052 psf |
| GOLDHILL GARDEN | 1.4 km | D11 | $2,688 psf |
| PERFECT TEN | 1.4 km | D10 | $3,060 psf |
| TREVOSE PLACE | 1.4 km | D11 | — |
| THE PRINCETON | 1.5 km | D10 | $1,943 psf |
| SOMMERVILLE GRANDEUR | 1.5 km | D10 | $2,092 psf |
| VOLARI | 1.5 km | D10 | $2,383 psf |
| 10 SHELFORD | 1.5 km | D11 | $1,718 psf |
| DUNEARN REGENCY | 1.5 km | D11 | — |
| HOLLAND GEMS | 1.5 km | D10 | — |
| VENTUNO BALMORAL | 1.5 km | D10 | $1,853 psf |
| CORONATION SHOPPING PLAZA | 1.5 km | D10 | $1,453 psf |
| TANGLIN HILL CONDOMINIUM | 1.5 km | D10 | $1,852 psf |
| THE CLAYMORE | 1.5 km | D9 | $3,221 psf |
| BALMORAL POINT | 1.5 km | D10 | $1,754 psf |
| DUNEARN SUITES | 1.5 km | D11 | $2,015 psf |
| KUM HING COURT | 1.5 km | D10 | $2,465 psf |
| THE HOLLAND COLLECTION | 1.5 km | D10 | $2,254 psf |
| UPPERHOUSE AT ORCHARD BOULEVARD | 1.5 km | D10 | $3,329 psf |
| ORCHARD BEL AIR | 1.5 km | D10 | $1,504 psf |
| TANGLIN HILL VILLAS | 1.5 km | D10 | $2,507 psf |
| MARTINA MANSIONS | 1.5 km | D10 | $2,350 psf |
| SHELFORD SUITES | 1.5 km | D11 | $1,855 psf |
| KINGSVILLE | 1.5 km | D10 | $1,577 psf |
| TOMLINSON HEIGHTS | 1.5 km | D10 | $3,720 psf |
| VERDURE | 1.5 km | D10 | $1,852 psf |
| BALMORAL TOWER | 1.6 km | D10 | — |
| DUNEARN LODGE | 1.6 km | D11 | $1,361 psf |
| GOODWOOD GRAND | 1.6 km | D10 | $2,554 psf |
| KHEAM HOCK GARDENS | 1.6 km | D11 | $1,553 psf |
| RESIDENCE 8 | 1.6 km | D10 | $753 psf |
| RICH MANSIONS | 1.6 km | D10 | $1,707 psf |
| TANGLIN HILL MEADOWS | 1.6 km | D10 | $2,165 psf |
| THE GRANGE | 1.6 km | D10 | $2,806 psf |
| SPANISH VILLAGE | 1.6 km | D10 | $2,057 psf |
| THE BOULEVARD RESIDENCE | 1.6 km | D10 | $2,642 psf |
| BALMORAL CREST | 1.6 km | D10 | $1,930 psf |
| CLAYMORE PLAZA | 1.6 km | D9 | $1,727 psf |
| 18 SHELFORD | 1.6 km | D11 | $1,934 psf |
| CAMDEN PARK | 1.6 km | D11 | $1,781 psf |
| FOUR SEASONS PARK | 1.6 km | D10 | $3,180 psf |
| GOLDHILL GARDENS | 1.6 km | D11 | $2,330 psf |
| GOODWOOD GARDENS | 1.6 km | D10 | $2,322 psf |
| 3 CUSCADEN | 1.6 km | D10 | $3,893 psf |
| THE BALMORAL SPRING | 1.6 km | D10 | $2,180 psf |
| PARKVIEW ECLAT | 1.6 km | D10 | $3,403 psf |
| SHELFORD REGENCY | 1.6 km | D11 | $1,885 psf |
| SUTTON PLACE | 1.6 km | D10 | $1,659 psf |
| 21 SHELFORD | 1.6 km | D11 | $2,086 psf |
| ADAM PARK CONDOMINIUM | 1.6 km | D11 | $1,712 psf |
| ANGULLIA PARK RESIDENCES @ ORCHARD | 1.6 km | D10 | $2,465 psf |
| HOLLAND MEWS | 1.6 km | D10 | $1,919 psf |
| SOMMERVILLE PARK | 1.6 km | D10 | $2,039 psf |
| BALMORAL GATE | 1.6 km | D10 | $2,153 psf |
| WATTEN ESTATE | 1.6 km | D11 | $2,574 psf |
| BARKER 9 | 1.7 km | D11 | $1,026 psf |
| BOULEVARD VUE | 1.7 km | D10 | $3,084 psf |
| DUKE'S GARDEN | 1.7 km | D10 | $2,663 psf |
| GOLDHILL TOWERS | 1.7 km | D11 | $2,226 psf |
| ONE TREE HILL RESIDENCE | 1.7 km | D10 | $2,316 psf |
| THE LEVELZ | 1.7 km | D10 | $1,850 psf |
| THE TWINS | 1.7 km | D10 | $1,668 psf |
| UNIT 8 | 1.7 km | D10 | $1,673 psf |
| WATERFALL GARDENS | 1.7 km | D10 | $1,953 psf |
| BALMORAL HEIGHTS | 1.7 km | D10 | $2,207 psf |
| SUI GENERIS | 1.7 km | D10 | $2,355 psf |
| SHELFORD 23 | 1.7 km | D11 | $1,736 psf |
| THE SHELFORD | 1.7 km | D11 | $2,249 psf |
| TWENTYONE ANGULLIA PARK | 1.7 km | D9 | $3,786 psf |
| ONE TREE HILL COLLECTION | 1.7 km | D10 | $3,492 psf |
| BALMORAL PLACE | 1.7 km | D10 | — |
| ONE DUCHESS | 1.7 km | D10 | $2,312 psf |
| ONE TREE HILL MANSIONS | 1.7 km | D10 | $1,410 psf |
| SKYLINE @ ORCHARD BOULEVARD | 1.7 km | D9 | $5,371 psf |
| BALMORAL RESIDENCES | 1.7 km | D10 | $2,289 psf |
| WILSHIRE RESIDENCES | 1.7 km | D10 | $2,642 psf |
| D'CHATEAU @ SHELFORD | 1.7 km | D11 | $1,792 psf |
| HILLS APARTMENT | 1.7 km | D11 | $1,832 psf |
| THE RESIDENCES AT BARKER | 1.7 km | D11 | $2,161 psf |
| PATERSON LINC | 1.7 km | D9 | $2,430 psf |
| PRINCESS OF WALES PARK | 1.7 km | D10 | $2,456 psf |
| RAINBOW MANSION | 1.7 km | D10 | — |
| HOLLAND VALE | 1.7 km | D10 | — |
| LIEN TOWERS | 1.7 km | D10 | $1,657 psf |
| MOUNT ROSIE GARDEN | 1.7 km | D11 | $1,595 psf |
| ORCHARD VIEW | 1.7 km | D9 | $2,666 psf |
| THE COTERIE @ HOLLAND | 1.7 km | D10 | $2,176 psf |
| THE TRESOR | 1.7 km | D10 | $2,434 psf |
| BALMORAL PLAZA | 1.8 km | D10 | $1,627 psf |
| GRANGE ROAD APARTMENTS | 1.8 km | D10 | — |
| SHELFORD MANSIONS | 1.8 km | D11 | $1,142 psf |
| THE PATERSON EDGE | 1.8 km | D9 | $2,382 psf |
| 120 GRANGE | 1.8 km | D10 | $2,855 psf |
| DUET | 1.8 km | D10 | $1,908 psf |
| CORONATION GARDENS | 1.8 km | D10 | $2,928 psf |
| D'LEEDON | 1.8 km | D10 | $1,858 psf |
| SCOTTS 28 | 1.8 km | D9 | $2,285 psf |
| TANGLIN PARK | 1.8 km | D10 | $2,326 psf |
| DEANS PROPERTY CENTRE | 1.8 km | D9 | — |
| DUCHESS MANOR | 1.8 km | D10 | $2,260 psf |
| KING'S GARDEN | 1.8 km | D10 | $2,408 psf |
| SCOTTS SQUARE | 1.8 km | D9 | $3,393 psf |
| SHELFORD VIEW | 1.8 km | D11 | $1,632 psf |
| GOODWOOD RESIDENCE | 1.8 km | D10 | $2,659 psf |
| MOUNT ROSIE TERRACE | 1.8 km | D11 | — |
| THE ORCHARD RESIDENCES | 1.8 km | D9 | $3,149 psf |
| CHARMING GARDEN | 1.8 km | D10 | $1,880 psf |
| KIM LIN PARK | 1.8 km | D10 | $3,128 psf |
| SARKIES GREEN | 1.8 km | D10 | — |
| LEEDON GREEN | 1.8 km | D10 | $2,785 psf |
| ONE CHATSWORTH | 1.8 km | D10 | $1,911 psf |
| 28 SHELFORD | 1.8 km | D11 | $1,990 psf |
| CORONATION VILLE | 1.8 km | D10 | $2,385 psf |
| THE SCOTTS TOWER | 1.8 km | D9 | $2,075 psf |
| VICTORIA PARK | 1.8 km | D10 | — |
| DUCHESS ROYALE | 1.8 km | D10 | $2,060 psf |
| HMLET@PORTOFINO | 1.8 km | D10 | — |
| REIGNWOOD HAMILTON SCOTTS | 1.8 km | D9 | $2,799 psf |
| SARKIES MANSIONS | 1.8 km | D10 | — |
| ASIMONT VILLAS | 1.9 km | D11 | — |
| FRASER RESIDENCE ORCHARD SINGAPORE | 1.9 km | D9 | — |
| PATERSON RESIDENCE | 1.9 km | D9 | $2,531 psf |
| SARKIES GARDENS | 1.9 km | D10 | — |
| THE MARQ ON PATERSON HILL | 1.9 km | D9 | $4,509 psf |
| PEIRCE VILLAS | 1.9 km | D10 | $2,144 psf |
| RISING SUITES | 1.9 km | D10 | $2,114 psf |
| CHANCERY ESQUIRE | 1.9 km | D11 | $1,905 psf |
| CLIVEDEN AT GRANGE | 1.9 km | D10 | $2,798 psf |
| HIGH POINT | 1.9 km | D9 | — |
| HOLLANDSWOOD COURT | 1.9 km | D10 | $980 psf |
| POINT LOMA | 1.9 km | D11 | — |
| TRENDALE TOWER | 1.9 km | D9 | — |
| WATTEN HOUSE | 1.9 km | D11 | $3,236 psf |
| KIMSIA PARK | 1.9 km | D9 | $3,704 psf |
| THE COLONNADE | 1.9 km | D10 | — |
| BISHOPSGATE RESIDENCES | 1.9 km | D10 | $3,566 psf |
| KIM SIA COURT | 1.9 km | D9 | $2,088 psf |
| SCOTTS HIGHPARK | 1.9 km | D9 | $2,295 psf |
| THE HERMITAGE | 1.9 km | D10 | $1,949 psf |
| BARKER TERRACES | 1.9 km | D11 | — |
| BEVERLY HILL | 1.9 km | D10 | $2,370 psf |
| FIVE CHANCERY | 1.9 km | D11 | $1,097 psf |
| PATERSON SUITES | 1.9 km | D9 | $2,664 psf |
| THE PARK VALE | 1.9 km | D11 | $1,773 psf |
| KLIMT CAIRNHILL | 1.9 km | D9 | $3,553 psf |
| MANHATTAN MANSIONS | 1.9 km | D10 | $1,905 psf |
| SUITES @ CAIRNHILL | 1.9 km | D9 | — |
| BARKER VILLE | 1.9 km | D11 | $904 psf |
| CHANCERY CORNER | 1.9 km | D11 | — |
| CHANCERY PARK | 1.9 km | D11 | $1,767 psf |
| GRAMERCY PARK | 1.9 km | D10 | $2,997 psf |
| HYLL ON HOLLAND | 1.9 km | D10 | $2,648 psf |
| GRANGE 1866 | 2 km | D10 | $3,059 psf |
| LUCKY PLAZA | 2 km | D9 | $2,019 psf |
| CORONATION VILLAGE | 2 km | D10 | $2,861 psf |
| HOLLAND HILL LODGE | 2 km | D10 | $1,582 psf |
| GRANGE 80 | 2 km | D10 | — |
| LOTUS AT BARKER | 2 km | D11 | — |
| ROSIE VIEW | 2 km | D11 | $2,642 psf |
| THE RITZ-CARLTON RESIDENCES SINGAPORE CAIRNHILL | 2 km | D9 | $4,152 psf |
| WATTEN RESIDENCES | 2 km | D11 | $1,094 psf |
| BLISSFUL VIEW | 2 km | D10 | — |
| HOLLAND 100 | 2 km | D10 | — |
| LEEDON RESIDENCE | 2 km | D10 | $2,613 psf |
| NUTMEG COURT | 2 km | D9 | — |
| THE PATERSON | 2 km | D9 | $2,381 psf |
Family-Friendly Condos (3BR+ Available)
Condos near Nanyang Primary School with 3-bedroom or larger units suitable for families.
| Condo | Distance | District |
|---|---|---|
| WHITE HOUSE PARK | 340m | D10 |
| DALVEY VILLAS | 390m | D10 |
| FERNHILL COTTAGE | 400m | D10 |
The private condos list ranked by distance to Nanyang Primary 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 Nanyang Primary 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 Nanyang Primary School?
How is the distance to Nanyang Primary 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 Nanyang Primary 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 Nanyang Primary 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.