Proximity to New Town 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 New Town 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 New Town 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: New Town Primary School (Primary)
- Condos within 1km: 57
- Condos within 2km: 342
- Family-friendly (3BR+): 8
Condos Within 1km
Condos within the priority admission zone (1km) of New Town Primary School.
| Condo | Distance | District | Tenure | Avg PSF |
|---|---|---|---|---|
| WHITLEYVILLE | 270m | D11 | Freehold | $1,544 psf |
| WHITLEY VILLAS | 300m | D11 | Freehold | $1,253 psf |
| THE WHITLEY RESIDENCES | 330m | D11 | Freehold | $840 psf |
| CUBE 8 | 390m | D11 | Freehold | $1,758 psf |
| MONTCLAIR @ WHITLEY | 390m | D11 | Freehold | $882 psf |
| SKY@ELEVEN | 400m | D11 | Freehold | $2,087 psf |
| VILLA CHANCERITA | 420m | D11 | — | — |
| ESPANA | 430m | D11 | — | — |
| TAN TONG MENG TOWER | 430m | D11 | Freehold | $1,188 psf |
| CHANCERY HILL VILLAS | 450m | D11 | Freehold | $808 psf |
| CHANCERY LODGE | 460m | D11 | — | — |
| THE ARTE | 500m | D12 | Freehold | $1,695 psf |
| 368 THOMSON | 510m | D11 | — | $1,825 psf |
| VILLA DES FLORES | 510m | D11 | Freehold | $1,569 psf |
| PEAK RESIDENCE | 540m | D11 | Freehold | $2,489 psf |
| 8 RAJA | 550m | D12 | — | $1,283 psf |
| GLOBAL VILLE | 550m | D12 | Freehold | $1,381 psf |
| THE COMPASS AT CHANCERY | 550m | D11 | — | — |
| THE CHANCERY RESIDENCE | 570m | D11 | 99 yrs lease commencing from 2004 | $941 psf |
| AMANINDA | 600m | D11 | Freehold | $1,662 psf |
| VISTA RESIDENCES | 610m | D12 | Freehold | $1,872 psf |
| THE CITRINE | 630m | D12 | Freehold | $1,494 psf |
| VILLA CHANCERY | 640m | D11 | Freehold | $2,015 psf |
| ALEGRIA | 650m | D11 | Freehold | $1,573 psf |
| EASTPAC BUILDING | 650m | D12 | Freehold | $1,010 psf |
| NEW COURT | 650m | D12 | Freehold | $1,337 psf |
| TRELLIS TOWERS | 650m | D12 | Freehold | $1,875 psf |
| GAIA | 660m | D12 | Freehold | $1,587 psf |
| GALLERY FIFTEEN | 660m | D12 | Freehold | $1,302 psf |
| THE THOMSON DUPLEX | 670m | D11 | — | — |
| ONE DUSUN RESIDENCES | 680m | D12 | Freehold | $1,717 psf |
| CHANCERY GROVE | 700m | D11 | — | — |
| THOMSON VALE | 700m | D11 | — | — |
| NOVENA LODGE | 720m | D11 | Freehold | $1,872 psf |
| ENG AUN PARK | 750m | D11 | Freehold | $2,820 psf |
| ENG AUN MANSION | 780m | D11 | Freehold | $1,404 psf |
| ROSIE VIEW | 810m | D11 | Freehold | $2,642 psf |
| OLEANDER TOWERS | 820m | D12 | 99 yrs lease commencing from 1995 | $1,362 psf |
| THE BELLEFORTE | 820m | D12 | Freehold | $1,453 psf |
| MONTROSE TERRACE | 830m | D11 | — | — |
| CALDECOTT HILL ESTATE | 840m | D11 | Freehold | $1,546 psf |
| NOVENA COURT | 850m | D11 | Freehold | $1,513 psf |
| NOVENA HILL | 860m | D11 | Freehold | $1,623 psf |
| MONVILLE MANSIONS | 870m | D12 | Freehold | $1,133 psf |
| BARKER TERRACES | 890m | D11 | — | — |
| GENTLE VILLAS | 890m | D11 | 99 yrs lease commencing from 1993 | $1,494 psf |
| MOUNT ROSIE VILLAS | 890m | D11 | — | — |
| LOTUS AT BARKER | 900m | D11 | — | — |
| MOUNT ROSIE TERRACE | 910m | D11 | — | — |
| RESIDENCES @ NOVENA | 910m | D11 | 99 yrs lease commencing from 2000 | $1,687 psf |
| VIIO @ BALESTIER | 910m | D12 | Freehold | $1,802 psf |
| DOMUS | 920m | D12 | Freehold | $1,725 psf |
| IRESIDENCES | 950m | D12 | Freehold | $1,632 psf |
| THE MARQUE @ IRRAWADDY | 970m | D12 | Freehold | $1,537 psf |
| MOUNT ROSIE GARDEN | 980m | D11 | Freehold | $1,595 psf |
| NOVENA REGENCY | 1 km | D11 | Freehold | $1,729 psf |
| THE CENTRIO | 1 km | D12 | Freehold | $1,616 psf |
Condos 1\u{2013}2km Away
| Condo | Distance | District | Avg PSF |
|---|---|---|---|
| ASIMONT VILLAS | 1 km | D11 | — |
| HILLS APARTMENT | 1 km | D11 | $1,832 psf |
| CASA IRRAWADDY | 1 km | D12 | $1,640 psf |
| LE SHANTIER | 1 km | D12 | $1,338 psf |
| PINNACLE 16 | 1.1 km | D12 | $1,588 psf |
| SHAN GATE APARTMENTS | 1.1 km | D12 | $1,358 psf |
| THE RESIDENCES AT BARKER | 1.1 km | D11 | $2,161 psf |
| WAI WING CENTRE | 1.1 km | D12 | — |
| NOVENA GARDENS | 1.1 km | D11 | — |
| SKYSUITES17 | 1.1 km | D12 | $1,796 psf |
| GOLDHILL TOWERS | 1.1 km | D11 | $2,226 psf |
| BARKER VILLE | 1.1 km | D11 | $904 psf |
| NADIA MANSIONS | 1.1 km | D12 | $1,187 psf |
| CHANCERY PARK | 1.1 km | D11 | $1,767 psf |
| GILSTEAD MANSION | 1.1 km | D11 | $1,734 psf |
| CASA FORTUNA | 1.1 km | D12 | $1,463 psf |
| GENTLE REFLECTIONS | 1.1 km | D11 | $1,146 psf |
| GOLDHILL GARDENS | 1.1 km | D11 | $2,330 psf |
| THE VERVE | 1.1 km | D12 | $1,384 psf |
| BARKER 9 | 1.2 km | D11 | $1,026 psf |
| FIVE CHANCERY | 1.2 km | D11 | $1,097 psf |
| ASCENT @ 456 | 1.2 km | D12 | $1,478 psf |
| MINBU VILLA | 1.2 km | D11 | $1,263 psf |
| GILSTEAD 68 | 1.2 km | D11 | — |
| GILSTEAD BROOKS | 1.2 km | D11 | $1,181 psf |
| GILSTEAD COURT | 1.2 km | D11 | $1,897 psf |
| LEONG HIN BUILDING | 1.2 km | D12 | — |
| VILLAS @ GILSTEAD | 1.2 km | D11 | $763 psf |
| THE ARMADALE | 1.2 km | D11 | $1,749 psf |
| THE GILSTEAD | 1.2 km | D11 | — |
| MINBU COURT | 1.2 km | D11 | $1,420 psf |
| PUBLIC MANSION | 1.2 km | D12 | $1,084 psf |
| RAJAH TOWERS | 1.2 km | D12 | $1,275 psf |
| GILSTEAD 38 | 1.3 km | D11 | $1,601 psf |
| PAVILION 11 | 1.3 km | D11 | $1,924 psf |
| BUCKLEY 18 | 1.3 km | D11 | $1,862 psf |
| DE ROYALE | 1.3 km | D12 | $1,790 psf |
| PAPILLON | 1.3 km | D12 | $1,447 psf |
| BUCKLEY CLASSIQUE | 1.3 km | D11 | $2,092 psf |
| CHANCERY CORNER | 1.3 km | D11 | — |
| GIFFARD MANSIONS | 1.3 km | D12 | $1,140 psf |
| GOLDHILL GARDEN | 1.3 km | D11 | $2,688 psf |
| 8 BASSEIN | 1.3 km | D11 | $1,785 psf |
| PEPPERMINT GROVE | 1.3 km | D11 | — |
| CHANCERY ESQUIRE | 1.3 km | D11 | $1,905 psf |
| ONE AKYAB | 1.3 km | D11 | $1,301 psf |
| PASTORAL VIEW | 1.3 km | D11 | — |
| 32 GILSTEAD | 1.3 km | D11 | $3,484 psf |
| THOMSON 800 | 1.3 km | D11 | $1,784 psf |
| NOVA 48 | 1.3 km | D12 | $1,708 psf |
| SUMMER GREEN | 1.3 km | D12 | $1,287 psf |
| VA RESIDENCES | 1.3 km | D12 | $1,505 psf |
| BASSEIN COURT | 1.3 km | D11 | $1,453 psf |
| D'MIRA | 1.3 km | D12 | $1,505 psf |
| KINGSLEY MANSIONS | 1.3 km | D12 | $1,313 psf |
| D' IXORAS | 1.4 km | D11 | $1,502 psf |
| MANDALAY TOWERS | 1.4 km | D11 | $1,269 psf |
| NEWTON LODGE | 1.4 km | D11 | $1,631 psf |
| SOLEIL @ SINARAN | 1.4 km | D11 | $1,970 psf |
| ZEDGE | 1.4 km | D11 | $1,716 psf |
| 35 GILSTEAD | 1.4 km | D11 | $2,543 psf |
| BUCKLEY RESIDENCE | 1.4 km | D11 | $1,965 psf |
| NEWTON SUITES | 1.4 km | D11 | $2,240 psf |
| THE ANSLEY | 1.4 km | D11 | $1,786 psf |
| BOON TECK TOWER | 1.4 km | D12 | $1,198 psf |
| NOVA 88 | 1.4 km | D12 | $1,502 psf |
| NOVENA SUITES | 1.4 km | D11 | $2,034 psf |
| THREE BUCKLEY | 1.4 km | D11 | $1,519 psf |
| TREVISTA | 1.4 km | D12 | $1,702 psf |
| D'EVELYN | 1.4 km | D11 | $1,844 psf |
| MANDALAY MANSION | 1.4 km | D11 | $1,221 psf |
| NEU AT NOVENA | 1.4 km | D11 | $2,644 psf |
| NEWTON GEMS | 1.4 km | D11 | — |
| BALMORAL GATE | 1.4 km | D10 | $2,153 psf |
| MANDALE HEIGHTS | 1.4 km | D11 | $1,534 psf |
| MARTINA MANSIONS | 1.4 km | D10 | $2,350 psf |
| SANNY PARK | 1.4 km | D11 | $2,644 psf |
| BOON TECK APARTMENTS | 1.4 km | D12 | $1,196 psf |
| RICH MANSIONS | 1.4 km | D10 | $1,707 psf |
| THE HUNTINGTON | 1.4 km | D11 | $1,929 psf |
| EVELYN MANSIONS | 1.4 km | D11 | $1,969 psf |
| M21 | 1.4 km | D11 | $1,623 psf |
| THE AXIS | 1.4 km | D11 | $1,620 psf |
| BALESTIER PLAZA | 1.4 km | D12 | $1,163 psf |
| FERRELL RESIDENCES | 1.4 km | D10 | $2,052 psf |
| MONARCHY APARTMENTS | 1.4 km | D11 | $1,247 psf |
| APLETON VIEW | 1.5 km | D11 | $1,876 psf |
| BALMORAL PLACE | 1.5 km | D10 | — |
| CITY EDGE | 1.5 km | D11 | $1,804 psf |
| LINCOLN SUITES | 1.5 km | D11 | $2,189 psf |
| THOMSON EURO-ASIA | 1.5 km | D11 | $2,134 psf |
| VERTICUS | 1.5 km | D12 | $2,122 psf |
| BALMORAL PLAZA | 1.5 km | D10 | $1,627 psf |
| BRADDELL VIEW | 1.5 km | D20 | $1,015 psf |
| CHANCERY COURT | 1.5 km | D11 | — |
| HONOLULU TOWER | 1.5 km | D10 | $1,855 psf |
| TREVOSE PARK | 1.5 km | D11 | $1,978 psf |
| BIRCHWOOD MANSIONS | 1.5 km | D12 | $1,301 psf |
| MORIMASA GARDENS | 1.5 km | D11 | $1,669 psf |
| 10 EVELYN | 1.5 km | D11 | $2,633 psf |
| BALMORAL TOWER | 1.5 km | D10 | — |
| LA MAISON | 1.5 km | D11 | $1,859 psf |
| MONTEBLEU | 1.5 km | D11 | $1,806 psf |
| PERFECT TEN | 1.5 km | D10 | $3,060 psf |
| RESIDENCES @ EVELYN | 1.5 km | D11 | $2,245 psf |
| CYAN | 1.5 km | D10 | $2,478 psf |
| MADISON RESIDENCES | 1.5 km | D10 | $2,407 psf |
| SUITES @ NEWTON | 1.5 km | D11 | $1,916 psf |
| SUITES @ SURREY | 1.5 km | D11 | $1,879 psf |
| THE SPRINGS | 1.5 km | D11 | $1,902 psf |
| WING ON LIFE GARDEN | 1.5 km | D10 | $2,341 psf |
| AMPAS APARTMENTS | 1.5 km | D12 | $1,325 psf |
| BIRMINGHAM MANSIONS | 1.5 km | D11 | $1,779 psf |
| SETIA RESIDENCES | 1.5 km | D11 | $2,031 psf |
| SUI GENERIS | 1.5 km | D10 | $2,355 psf |
| ENCHANT?‰ | 1.5 km | D11 | $2,807 psf |
| METRORESIDENCES NEWTON | 1.5 km | D11 | — |
| 1 MOULMEIN RISE | 1.5 km | D11 | $2,098 psf |
| DE PARADISO | 1.5 km | D12 | $1,414 psf |
| THE PRINCETON | 1.5 km | D10 | $1,943 psf |
| THE SENTINEL | 1.5 km | D11 | — |
| BALMORAL POINT | 1.5 km | D10 | $1,754 psf |
| CASA MELWANI | 1.5 km | D11 | — |
| MEDGE | 1.5 km | D11 | $1,660 psf |
| NEEM TREE | 1.5 km | D12 | $1,797 psf |
| SANCTUARY@NEWTON | 1.5 km | D11 | $2,701 psf |
| STRATA | 1.5 km | D11 | $1,847 psf |
| BALMORAL CREST | 1.6 km | D10 | $1,930 psf |
| MULBERRY TREE | 1.6 km | D11 | $1,741 psf |
| ONE ROBIN | 1.6 km | D10 | $1,733 psf |
| THE LEGEND | 1.6 km | D10 | $1,789 psf |
| 26 NEWTON | 1.6 km | D11 | $2,230 psf |
| ECOVILLE | 1.6 km | D12 | $1,578 psf |
| SHAW PLAZA - TWIN HEIGHTS | 1.6 km | D12 | $1,471 psf |
| THE VIRIDIAN | 1.6 km | D12 | $1,595 psf |
| CHELSEA GROVE | 1.6 km | D12 | $1,293 psf |
| L'VIV | 1.6 km | D11 | $2,160 psf |
| VISIN APARTMENTS | 1.6 km | D11 | — |
| PALM SPRING | 1.6 km | D10 | $2,159 psf |
| SURREY COURT | 1.6 km | D11 | — |
| VENTUNO BALMORAL | 1.6 km | D10 | $1,853 psf |
| BALMORAL RESIDENCES | 1.6 km | D10 | $2,289 psf |
| GILSTEAD TWO | 1.6 km | D11 | $2,189 psf |
| ROBIN VILLAGE | 1.6 km | D10 | $2,417 psf |
| THE BALMORAL SPRING | 1.6 km | D10 | $2,180 psf |
| BALESTIER REGENCY | 1.6 km | D12 | $1,428 psf |
| BELLERIVE | 1.6 km | D10 | $2,007 psf |
| DUNEARN ESTATE | 1.6 km | D11 | $2,569 psf |
| MOULMEIN STUDIOS | 1.6 km | D11 | — |
| NEWTON IMPERIAL | 1.6 km | D11 | $1,858 psf |
| ROSEVALE | 1.6 km | D11 | $1,805 psf |
| WESTLAKE GARDENS | 1.6 km | D20 | $1,515 psf |
| BELMONDO VIEW | 1.6 km | D12 | $1,466 psf |
| LA NOUVELLE | 1.6 km | D11 | — |
| THE TIER | 1.6 km | D12 | $1,529 psf |
| BALMORAL HEIGHTS | 1.6 km | D10 | $2,207 psf |
| CLIFTEN | 1.6 km | D10 | $2,000 psf |
| THE LINCOLN RESIDENCES | 1.6 km | D11 | $2,098 psf |
| FIFTEEN ROBIN | 1.6 km | D10 | — |
| LION TOWERS | 1.6 km | D11 | $1,801 psf |
| NEWTON 21 | 1.6 km | D11 | $2,111 psf |
| PULLMAN RESIDENCES NEWTON | 1.6 km | D11 | $3,074 psf |
| ROBIN RESIDENCES | 1.6 km | D10 | $2,400 psf |
| ST RESIDENCES NOVENA | 1.6 km | D11 | — |
| SURREY 21 | 1.6 km | D11 | — |
| IKIGAI | 1.6 km | D11 | $2,231 psf |
| SLOANE RESIDENCES | 1.6 km | D10 | $2,903 psf |
| THE CLAYTON | 1.6 km | D10 | — |
| THE HERMITAGE | 1.6 km | D10 | $1,949 psf |
| CHIVERTON | 1.7 km | D10 | $1,825 psf |
| EWE BOON REGENT | 1.7 km | D10 | $1,862 psf |
| ROBIN SUITES | 1.7 km | D10 | $2,283 psf |
| IRIDIUM | 1.7 km | D11 | $1,792 psf |
| PRESTIGE HEIGHTS | 1.7 km | D12 | $1,666 psf |
| THE LINCOLN MODERN | 1.7 km | D11 | $1,760 psf |
| TRILIGHT | 1.7 km | D11 | $2,254 psf |
| AMARYLLIS VILLE | 1.7 km | D11 | $1,903 psf |
| GOODWOOD GRAND | 1.7 km | D10 | $2,554 psf |
| PROXIMO | 1.7 km | D10 | $2,194 psf |
| THE TWINS | 1.7 km | D10 | $1,668 psf |
| VIVA | 1.7 km | D11 | $2,501 psf |
| FYVE DERBYSHIRE | 1.7 km | D11 | $2,503 psf |
| GISBORNE LIGHT | 1.7 km | D10 | $1,698 psf |
| GOODWOOD GARDENS | 1.7 km | D10 | $2,322 psf |
| GOODWOOD RESIDENCE | 1.7 km | D10 | $2,659 psf |
| JUNIPER HILL | 1.7 km | D10 | $2,849 psf |
| RISING SUITES | 1.7 km | D10 | $2,114 psf |
| COLIWOO BALESTIER 320 | 1.7 km | D12 | — |
| DERBYSHIRE HEIGHTS | 1.7 km | D11 | $1,655 psf |
| BELMOND GREEN | 1.7 km | D10 | $2,356 psf |
| HMLET@PORTOFINO | 1.7 km | D10 | — |
| RITZ MANSIONS | 1.7 km | D12 | $1,328 psf |
| VOLARI | 1.7 km | D10 | $2,383 psf |
| ADRIA | 1.7 km | D11 | $2,042 psf |
| HALLMARK RESIDENCES | 1.7 km | D10 | $2,055 psf |
| KIM KEAT LODGE | 1.7 km | D12 | $1,262 psf |
| NEWTON 18 | 1.7 km | D11 | $2,038 psf |
| NEWTON ONE | 1.7 km | D11 | $2,266 psf |
| SPRING RESIDENCES | 1.7 km | D10 | — |
| VICTORY HEIGHTS | 1.7 km | D12 | $1,175 psf |
| BALESTIER POINT | 1.7 km | D12 | $1,180 psf |
| CHATEAU LE FAME | 1.7 km | D10 | $1,998 psf |
| THE LINC | 1.7 km | D11 | $2,030 psf |
| AVA TOWERS | 1.7 km | D12 | $1,414 psf |
| REGAL COURT | 1.7 km | D12 | $1,272 psf |
| STEVEN'S COURT | 1.7 km | D10 | $1,397 psf |
| SUITES @ SHREWSBURY | 1.7 km | D11 | $1,921 psf |
| THE INTERWEAVE | 1.7 km | D12 | $1,614 psf |
| THREE THREE ROBIN | 1.7 km | D10 | $2,222 psf |
| KIM KEAT GARDENS | 1.7 km | D12 | $891 psf |
| 6 DERBYSHIRE | 1.8 km | D11 | $2,119 psf |
| KUIE PONG LOFT | 1.8 km | D10 | $2,483 psf |
| SARKIES GARDENS | 1.8 km | D10 | — |
| SARKIES GREEN | 1.8 km | D10 | — |
| D'LOTUS | 1.8 km | D12 | $1,496 psf |
| GLOUCESTER MANSIONS | 1.8 km | D11 | $1,938 psf |
| HANSON COURT | 1.8 km | D12 | — |
| PARK INFINIA AT WEE NAM | 1.8 km | D11 | $2,313 psf |
| ROBIN REGALIA | 1.8 km | D10 | $1,850 psf |
| ROCHELLE AT NEWTON | 1.8 km | D11 | $1,783 psf |
| THE OLIV | 1.8 km | D10 | $2,278 psf |
| TREASURE LOFT | 1.8 km | D11 | $1,378 psf |
| BALMORAL 8 | 1.8 km | D10 | $2,054 psf |
| MOULMEIN COURT | 1.8 km | D11 | $1,548 psf |
| PINEWOOD GARDENS | 1.8 km | D10 | $2,196 psf |
| THE ORIE | 1.8 km | D12 | $2,730 psf |
| MIRO | 1.8 km | D11 | $1,586 psf |
| PASADENA | 1.8 km | D11 | $929 psf |
| SARKIES MANSIONS | 1.8 km | D10 | — |
| THE EQUATORIAL | 1.8 km | D10 | $2,052 psf |
| THE GLYNDEBOURNE | 1.8 km | D11 | $2,130 psf |
| THE TREVOSE | 1.8 km | D11 | $1,596 psf |
| BALESTIER 288 | 1.8 km | D12 | $1,130 psf |
| BLISS LOFT | 1.8 km | D12 | $1,331 psf |
| PINE SPRINGS | 1.8 km | D10 | — |
| TEN @ SUFFOLK | 1.8 km | D11 | $1,664 psf |
| VICTORY POINT | 1.8 km | D12 | — |
| CHATELET | 1.8 km | D10 | $1,987 psf |
| LUCIDA | 1.8 km | D11 | $1,625 psf |
| SCENIC HEIGHTS | 1.8 km | D12 | $1,482 psf |
| STEVENS LOFT | 1.8 km | D10 | $1,743 psf |
| THE CAPRI | 1.8 km | D10 | $1,650 psf |
| BALMORAL LUCK | 1.8 km | D10 | — |
| CITY SUITES | 1.8 km | D12 | $1,583 psf |
| THE ELEMENT @ STEVENS | 1.8 km | D10 | $1,926 psf |
| PARC STEVENS | 1.8 km | D10 | $2,271 psf |
| THE SPINNAKER | 1.8 km | D11 | $1,717 psf |
| KIM KEAT HOUSE | 1.8 km | D12 | $1,078 psf |
| LOFT @ STEVENS | 1.8 km | D10 | $2,152 psf |
| CRADELS | 1.8 km | D12 | $1,621 psf |
| GEM RESIDENCES | 1.8 km | D12 | $1,838 psf |
| ROCCA BALESTIER | 1.8 km | D12 | $1,415 psf |
| SUFFOLK PREMIER | 1.8 km | D11 | $1,675 psf |
| THE HYDE | 1.8 km | D10 | $3,001 psf |
| BALMORAL HILLS | 1.9 km | D10 | $2,146 psf |
| JAYA TOWER | 1.9 km | D10 | $2,043 psf |
| PINETREE CONDOMINIUM | 1.9 km | D10 | $1,860 psf |
| KOPAR AT NEWTON | 1.9 km | D9 | $2,511 psf |
| OKIO | 1.9 km | D12 | $1,724 psf |
| WHITE HOUSE RESIDENCES | 1.9 km | D10 | — |
| KING'S COURT | 1.9 km | D8 | $1,015 psf |
| MERA SPRINGS | 1.9 km | D8 | $1,807 psf |
| NEWTON EDGE | 1.9 km | D9 | $1,930 psf |
| PARC HAVEN | 1.9 km | D12 | $1,360 psf |
| SCOTTS HIGHPARK | 1.9 km | D9 | $2,295 psf |
| THE ATELIER | 1.9 km | D9 | $2,684 psf |
| THE MEZZO | 1.9 km | D12 | $1,548 psf |
| JEWEL OF BALMORAL | 1.9 km | D10 | $2,147 psf |
| TREVOSE PLACE | 1.9 km | D11 | — |
| URBAN HERITAGE | 1.9 km | D12 | $1,355 psf |
| PARC CENTENNIAL | 1.9 km | D9 | $1,600 psf |
| SIGNATURE AT LEWIS | 1.9 km | D10 | $1,910 psf |
| TREASURE ON BALMORAL | 1.9 km | D10 | $2,541 psf |
| THREE BALMORAL | 1.9 km | D10 | $2,050 psf |
| CALARASI | 1.9 km | D12 | $1,405 psf |
| KENG LEE VIEW | 1.9 km | D8 | $1,586 psf |
| THE MERLOT | 1.9 km | D8 | $1,386 psf |
| LOUIS GARDEN | 1.9 km | D10 | — |
| THE LEGACY | 1.9 km | D10 | $1,875 psf |
| KHEAM HOCK GARDENS | 2 km | D11 | $1,553 psf |
| THE BALMORAL | 2 km | D10 | $1,861 psf |
| CITYSCAPE @FARRER PARK | 2 km | D8 | $1,559 psf |
| ONE BALMORAL | 2 km | D10 | $2,545 psf |
| THE SOLITAIRE | 2 km | D10 | $2,201 psf |
| DALVEY COURT | 2 km | D10 | $1,551 psf |
Family-Friendly Condos (3BR+ Available)
Condos near New Town Primary School with 3-bedroom or larger units suitable for families.
| Condo | Distance | District |
|---|---|---|
| WHITLEYVILLE | 270m | D11 |
| WHITLEY VILLAS | 300m | D11 |
| THE WHITLEY RESIDENCES | 330m | D11 |
| CUBE 8 | 390m | D11 |
| MONTCLAIR @ WHITLEY | 390m | D11 |
| SKY@ELEVEN | 400m | D11 |
| TAN TONG MENG TOWER | 430m | D11 |
| CHANCERY HILL VILLAS | 450m | D11 |
The private condos list ranked by distance to New Town 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 New Town 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 New Town Primary School?
How is the distance to New Town 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 New Town 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 New Town 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.