Condos Near Ngee Ann Polytechnic

School Proximity 15 min read Last reviewed

Proximity to Ngee Ann Polytechnic 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 Ngee Ann Polytechnic 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 Ngee Ann Polytechnic.

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.

TL;DR
Condos near Ngee Ann Polytechnic (Tertiary). 41 within 1km, 150 within 2km, from $400,000.
Key Takeaways
  • School: Ngee Ann Polytechnic (Tertiary)
  • Condos within 1km: 41
  • Cheapest recorded entry within 1km: $400,000
  • Within-1km avg PSF vs district: -23.5%
Condos within 1km
41
Cheapest entry
$400,000
Median PSF (1km)
$1,646 psf
Premium vs district
-23.5%
Walkability
89/100

Location Map

Map shows Ngee Ann Polytechnic (centre) with nearby condos, to gauge distance and route.

  • Ngee Ann Polytechnic
  • ROSEDALE
  • CHENG SOON GARDEN
  • KING ALBERT PARK
  • 1 KING ALBERT PARK
  • KAP RESIDENCES
  • TOH YI COURT
  • SUMMERLEA GREEN
  • JARDIN
  • ENG KONG PARK
  • GARDENVISTA
  • THE STERLING
  • TOH TUCK HILL

What Proximity Means Here

Ngee Ann Polytechnic admits by academic results, not location, so there is no distance priority. Proximity matters instead for rental demand: campus-adjacent condos draw a steady stream of students and staff, which is the angle most buyers here are really weighing.

Cheapest Units Within 1km

The most affordable way into Ngee Ann Polytechnic’s 1km band, ranked by the lowest recorded transacted price. When you are buying for catchment on a budget, the entry quantum matters more than headline PSF.

Cheapest condos within 1km of Ngee Ann Polytechnic
CondoDistanceCheapest (recorded)Cheapest PSFAvg PSFTenure
MAYFAIR PARK970m$400,000$241 psf$374 psf99 yrs lease commencing from 1952
SUN COURT950m$492,633$274 psf$274 psfFreehold
SHERWOOD TOWER790m$535,000$681 psf$995 psf99 yrs lease commencing from 1976
SUITES AT BUKIT TIMAH890m$635,000$1,379 psf$1,703 psfFreehold
SUITES DE LAUREL830m$780,000$1,188 psf$1,594 psf999 yrs lease commencing from 1885
HIGH OAK CONDOMINIUM840m$785,000$983 psf$1,254 psf99 yrs lease commencing from 1996
KAP RESIDENCES620m$885,000$1,566 psf$1,818 psfFreehold
DAINTREE RESIDENCE950m$961,557$1,637 psf$2,008 psf99 yrs lease commencing from 2017
VIEW AT KISMIS880m$991,000$1,609 psf$1,932 psf99 yrs lease commencing from 2019
MAYFAIR MODERN790m$1,010,000$1,828 psf$2,162 psf99 yrs lease commencing from 2018
MAYFAIR GARDENS830m$1,015,740$1,754 psf$2,067 psf99 yrs lease commencing from 2018
BEAUTY WORLD PLAZA990m$1,030,000$1,495 psf$1,570 psf999 yrs lease commencing from 1884
THE RESERVE RESIDENCES860m$1,083,895$2,197 psf$2,494 psf99 yrs lease commencing from 2021
ENG KONG GREEN830m$1,100,000$1,310 psf$1,488 psfFreehold
GARDENVISTA740m$1,150,000$1,283 psf$1,747 psf99 yrs lease commencing from 1999

All Condos Within 1km

Every condominium within the nearby zone (within 1km) of Ngee Ann Polytechnic, closest first.

Condos within 1km of Ngee Ann Polytechnic
CondoDistanceDistrictTenureAvg PSFWalkability
ROSEDALE340mD21——67/100
CHENG SOON GARDEN530mD21Freehold$1,513 psf90/100
KING ALBERT PARK570mD21——95/100
1 KING ALBERT PARK620mD21Freehold$1,842 psf95/100
KAP RESIDENCES620mD21Freehold$1,818 psf95/100
TOH YI COURT620mD21Freehold$1,080 psf90/100
SUMMERLEA GREEN630mD2199 yrs lease commencing from 1995$1,457 psf81/100
JARDIN690mD21Freehold$1,862 psf95/100
ENG KONG PARK720mD21Freehold$1,929 psf74/100
GARDENVISTA740mD2199 yrs lease commencing from 1999$1,747 psf95/100
THE STERLING740mD21Freehold$2,068 psf95/100
TOH TUCK HILL770mD21——90/100
MAYFAIR MODERN790mD2199 yrs lease commencing from 2018$2,162 psf95/100
SHERWOOD TOWER790mD2199 yrs lease commencing from 1976$995 psf100/100
KI RESIDENCES AT BROOKVALE800mD21999 yrs lease commencing from 1885$1,956 psf51/100
CASA ESPERANZA810mD21Freehold$1,846 psf83/100
KISMIS COURT820mD2199 yrs lease commencing from 1981$882 psf90/100
ENG KONG GREEN830mD21Freehold$1,488 psf74/100
MAYFAIR GARDENS830mD2199 yrs lease commencing from 2018$2,067 psf95/100
SUITES DE LAUREL830mD21999 yrs lease commencing from 1885$1,594 psf95/100
UNIQUE GARDEN830mD2199 yrs lease commencing from 1972$593 psf90/100
HIGH OAK CONDOMINIUM840mD2199 yrs lease commencing from 1996$1,254 psf90/100
MAPLE WOODS840mD21Freehold$2,066 psf83/100
THE BLOSSOMVALE860mD21999 yrs lease commencing from 1884$2,023 psf95/100
THE RESERVE RESIDENCES860mD2199 yrs lease commencing from 2021$2,494 psf100/100
THE LINQ @ BEAUTY WORLD870mD21Freehold$2,738 psf100/100
VIEW AT KISMIS880mD2199 yrs lease commencing from 2019$1,932 psf90/100
JK BUILDING890mD21Freehold$1,365 psf100/100
SUITES AT BUKIT TIMAH890mD21Freehold$1,703 psf100/100
KILAT COURT900mD21Freehold$971 psf100/100
KILAT 19920mD21Freehold$1,128 psf100/100
TRANQUILIA @ KISMIS920mD21Freehold$896 psf67/100
8@BT950mD2199 yrs lease commencing from 2023$2,735 psf100/100
DAINTREE RESIDENCE950mD2199 yrs lease commencing from 2017$2,008 psf90/100
SUN COURT950mD21Freehold$274 psf100/100
KISMIS RESIDENCES960mD21Freehold$2,893 psf74/100
CARMINE COLLECTION970mD21Freehold$2,243 psf67/100
MAYFAIR PARK970mD2199 yrs lease commencing from 1952$374 psf85/100
SAVOY PARK970mD21Freehold$1,588 psf62/100
BEAUTY WORLD PLAZA990mD21999 yrs lease commencing from 1884$1,570 psf100/100
MEADOWLODGE1 kmD2199 yrs lease commencing from 1997$1,394 psf100/100

Condos 1–2km Away

Condominiums between 1km and 2km from Ngee Ann Polytechnic.

Condos 1–2km from Ngee Ann Polytechnic
CondoDistanceDistrictTenureAvg PSF
HAMPSTEAD1 kmD21——
NOTTINGHILL SUITES1 kmD21Freehold$1,633 psf
KILAT CENTRE1 kmD21Freehold$1,345 psf
THE CREEK @ BUKIT1 kmD21Freehold$1,741 psf
CHUN TIN COURT1 kmD21——
KILBURN ESTATE1.1 kmD21999 yrs lease commencing from 1879$1,503 psf
BEAUTY WORLD CENTRE1.1 kmD2199 yrs lease commencing from 1979$1,058 psf
CLEMENTI GREEN1.1 kmD21Freehold$1,560 psf
HOOVER PARK1.1 kmD21Freehold$2,016 psf
TERRENE AT BUKIT TIMAH1.1 kmD21999 yrs lease commencing from 1885$1,773 psf
CLEMENTI GARDENS1.1 kmD21Freehold$2,102 psf
UOB CENTRE1.1 kmD21——
CLEMENTI PARK1.1 kmD21Freehold$1,548 psf
FLORIDIAN1.1 kmD21Freehold$2,218 psf
GREENRIDGE1.1 kmD21Freehold$1,708 psf
HUA GUAN GARDENS1.1 kmD21999 yrs lease commencing from 1883$2,944 psf
TOH TUCK LODGE1.1 kmD21Freehold$1,064 psf
GOLDEN RISE ESTATE1.2 kmD21Freehold$1,810 psf
THE NEXUS1.2 kmD21Freehold$2,155 psf
THE BEVERLY1.2 kmD21Freehold$1,263 psf
SIGNATURE PARK1.2 kmD21Freehold$1,605 psf
FORETT@BUKIT TIMAH1.2 kmD21Freehold$2,131 psf
HOLLAND GREEN1.2 kmD1099 yrs lease commencing from 1995$1,065 psf
AIRVIEW PARK1.2 kmD21Freehold$2,047 psf
EWART PARK1.3 kmD10——
MANDARIN PARK1.3 kmD21Freehold$1,876 psf
THE CASCADIA1.3 kmD21Freehold$1,969 psf
BRIZAY PARK1.3 kmD10——
TOH TUCK GARDEN1.3 kmD21Freehold$1,990 psf
HOCK SENG PARK1.3 kmD21Freehold$2,271 psf
TECK HIANG GARDENS1.3 kmD21——
SHAN YAO GARDEN1.4 kmD21Freehold$1,308 psf
HIGHGATE PARK1.4 kmD21Freehold$2,411 psf
HONG KONG PARK1.4 kmD21999 yrs lease commencing from 1879$2,077 psf
PALM RESIDENCE1.4 kmD21Freehold$1,149 psf
VISTA GARDEN1.4 kmD21Freehold$1,325 psf
BINJAI PARK1.4 kmD21999 yrs lease commencing from 1875$1,658 psf
GRAND REGENCY1.4 kmD21Freehold$1,555 psf
SELANTING GREEN1.4 kmD21Freehold$1,392 psf
RADIANCE @ BUKIT TIMAH1.4 kmD21Freehold$876 psf
THE MONDRIAN1.4 kmD21999 yrs lease commencing from 1884$2,614 psf
AMSTERDAM APARTMENTS1.4 kmD10——
REGIS MANSIONS1.4 kmD21Freehold$1,290 psf
ROYAL COURT1.4 kmD21Freehold$1,303 psf
PATENT PLACE1.4 kmD21——
PINETREE HILL1.5 kmD2199 yrs lease commencing from 2022$2,486 psf
FREESIA WOODS1.5 kmD21Freehold$1,618 psf
HIGHGATE1.5 kmD21Freehold$1,451 psf
NAVA GROVE1.5 kmD2199 yrs lease commencing from 2024$2,493 psf
GRAND CHATEAU1.5 kmD21Freehold$1,326 psf
SUNSET LODGE1.5 kmD21Freehold$1,031 psf
THE HILLFORD1.5 kmD2160 yrs lease commencing from 2013$1,359 psf
BAN GUAN PARK1.5 kmD10Freehold$2,376 psf
MONT TIMAH1.5 kmD2199 yrs lease commencing from 2004$849 psf
CHARISMA VIEW1.5 kmD21Freehold$1,474 psf
PANDAN VALLEY1.5 kmD21Freehold$1,385 psf
SEVEN OAKS1.5 kmD10Freehold$1,400 psf
VERDALE1.5 kmD2199 yrs lease commencing from 2018$1,824 psf
THE TESSARINA1.6 kmD10Freehold$2,108 psf
ANGSANA PARK1.6 kmD21——
ELEVEN @ HOLLAND1.6 kmD1099 yrs lease commencing from 2010$948 psf
LE WOOD1.6 kmD2199 yrs lease commencing from 1999$1,155 psf
ILLOURA1.6 kmD10Freehold$1,367 psf
ALLSWORTH PARK1.6 kmD10999 yrs lease commencing from 1885$1,857 psf
ASHLEY GREEN1.6 kmD10——
BUKIT REGENCY1.6 kmD21Freehold$1,549 psf
JURONG PARK1.6 kmD21Freehold$2,135 psf
PINE GROVE1.6 kmD2199 yrs lease commencing from 1984$1,046 psf
SHERWOOD CONDOMINIUM1.6 kmD21Freehold$1,400 psf
SOUTHAVEN II1.6 kmD21999 yrs lease commencing from 1877$1,493 psf
SOUTHAVEN I1.6 kmD2199 yrs lease commencing from 1994$1,127 psf
THE SERENADE @ HOLLAND1.7 kmD1099 yrs lease commencing from 2001$1,457 psf
QUINTERRA1.7 kmD1099 yrs lease commencing from 2006$1,587 psf
ASTOR GREEN1.7 kmD2199 yrs lease commencing from 1991$1,348 psf
OAK VILLAS1.7 kmD10Freehold$2,466 psf
THE SIERRA1.7 kmD10947 yrs lease commencing from 1937$1,696 psf
THE TENERIFFE1.7 kmD1099 yrs lease commencing from 1996$1,010 psf
BURGUNDY HILL1.7 kmD2399 yrs lease commencing from 1995$1,148 psf
RIDGEVALE GARDENS1.7 kmD21Freehold$1,999 psf
RIDGEWOOD1.7 kmD10999 yrs lease commencing from 1885$1,727 psf
THE TRIZON1.7 kmD10Freehold$1,968 psf
LINK RESIDENCE @ HOLLAND1.7 kmD10Freehold$2,842 psf
EDEN PARK1.8 kmD10Freehold$2,520 psf
REGINA HILL1.8 kmD21Freehold$1,919 psf
SWISS CLUB PARK1.8 kmD11Freehold$1,689 psf
MARYLAND ESTATE1.8 kmD10——
THE RAINTREE1.8 kmD2199 yrs lease commencing from 2003$1,339 psf
THE SEN1.8 kmD2199 yrs lease commencing from 2025$2,345 psf
CAVENDISH PARK1.8 kmD2199 yrs lease commencing from 1991$1,457 psf
MONTVIEW1.8 kmD10Freehold$1,946 psf
SPRINGDALE CONDOMINIUM1.8 kmD21999 yrs lease commencing from 1877$1,548 psf
SWISS VALLEY1.8 kmD11——
VILLAS HOLLAND1.8 kmD10——
HOLLAND GARDENS1.8 kmD10999 yrs lease commencing from 1885$2,082 psf
BEAVERTON COURT1.9 kmD10Freehold$1,816 psf
VILLA AZURA1.9 kmD10Freehold$1,612 psf
BINJAI CREST1.9 kmD2199 yrs lease commencing from 1996$763 psf
PARK NATURA1.9 kmD23Freehold$1,382 psf
PARKVIEW APARTMENTS1.9 kmD2399 yrs lease commencing from 1994$912 psf
FONTANA HEIGHTS2 kmD10Freehold$1,945 psf
MOUNT SINAI2 kmD10999 yrs lease commencing from 1885$2,618 psf
THE SIXTH AVENUE RESIDENCES2 kmD10Freehold$1,942 psf
GARLICK PARK2 kmD10Freehold$2,932 psf
PARKSUITES2 kmD10110 yrs lease commencing from 2017$2,365 psf
GARLICK VILLE2 kmD10——
GAO MING HUA YUAN2 kmD21Freehold$1,477 psf
LEIGHWOODS2 kmD10Freehold$1,664 psf
LUCKY PARK2 kmD10Freehold$2,391 psf
VILLAGE TOWER2 kmD10Freehold$1,896 psf

Family-Friendly Condos (3BR+ Available)

Condos within 1km of Ngee Ann Polytechnic with a track record of 3-bedroom or larger transactions — the layouts most families actually need.

Family-sized condos near Ngee Ann Polytechnic
CondoDistanceDistrictAvg PSF
CHENG SOON GARDEN530mD21$1,513 psf
1 KING ALBERT PARK620mD21$1,842 psf
KAP RESIDENCES620mD21$1,818 psf
TOH YI COURT620mD21$1,080 psf
SUMMERLEA GREEN630mD21$1,457 psf
JARDIN690mD21$1,862 psf
ENG KONG PARK720mD21$1,929 psf
GARDENVISTA740mD21$1,747 psf
THE STERLING740mD21$2,068 psf
MAYFAIR MODERN790mD21$2,162 psf
SHERWOOD TOWER790mD21$995 psf
KI RESIDENCES AT BROOKVALE800mD21$1,956 psf

Overlapping School Catchments

Sitting near several schools broadens your options and supports rental demand. Other schools whose catchment overlaps Ngee Ann Polytechnic:

The School-Proximity Premium

Condos within 1km of Ngee Ann Polytechnic transact at an average $1,646 psf PSF — about -23.5% below the surrounding district average of $2,152 psf.

Be honest with yourself about that premium. Rigorous studies put the pure school effect at roughly 2–4% for most schools (higher for a handful of elite catchments), and MRT access, lease decay and project age routinely move price more than the school does. Buy the home on its own merits first and treat the catchment as a bonus, not the whole thesis.

🧮Can you afford a home near Ngee Ann Polytechnic? Try the Affordability Calculator→

The private condos list ranked by distance to Ngee Ann Polytechnic 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 (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 Ngee Ann Polytechnic 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 within 1km of Ngee Ann Polytechnic?
There are 41 condominiums within 1km of Ngee Ann Polytechnic and 150 within 2km. The cheapest recorded entry within 1km is around $400,000.
Does living near Ngee Ann Polytechnic help with admission?
MOE's 1km home-school distance priority applies to primary schools only. For Ngee Ann Polytechnic, proximity does not affect admission — it mainly means a shorter commute and stronger rental demand from students and staff.
What is the cheapest condo near Ngee Ann Polytechnic?
The lowest recorded transacted entry within 1km is around $400,000. See the “Cheapest Units Within 1km” table for the full ranking.
Do condos near Ngee Ann Polytechnic cost more?
Condos within 1km average about $1,646 psf PSF, roughly -23.5% below the district average of $2,152 psf. The pure school effect is usually a few percent; MRT access, lease and project age often matter more.
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.

Where can I verify transacted prices for private condos in this list?

The official source is URA for private residential caveats. ShiokNest aggregates this data into per-project transacted history.

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Methodology & Sources

Numbers in this article reflect the latest available data and update as new data becomes available.

Transaction data sourced from URA.

  • Distances use the haversine (straight-line) formula, matching how MOE measures home-school distance.
  • School locations from MOE; condo prices from URA caveats.
  • P1 phases, 1km/2km priority and balloting outcomes: always verify on the official MOE and OneMap School Query pages.

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

Best suited for

Best for — P1 school balloting families Families with young children Tuition-belt families International school families
Tags: School Proximity Tertiary

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