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.
- School: Ngee Ann Polytechnic (Tertiary)
- Condos within 1km: 39
- Condos within 2km: 146
- Family-friendly (3BR+): 8
Condos Within 1km
Condos within the priority admission zone (1km) of Ngee Ann Polytechnic.
| Condo | Distance | District | Tenure | Avg PSF |
|---|---|---|---|---|
| ROSEDALE | 340m | D21 | — | — |
| CHENG SOON GARDEN | 530m | D21 | Freehold | $1,513 psf |
| 1 KING ALBERT PARK | 620m | D21 | — | $1,831 psf |
| KING ALBERT PARK | 620m | D21 | — | — |
| TOH YI COURT | 620m | D21 | Freehold | $1,080 psf |
| SUMMERLEA GREEN | 630m | D21 | 99 yrs lease commencing from 1995 | $1,457 psf |
| JARDIN | 690m | D21 | Freehold | $1,849 psf |
| ENG KONG PARK | 720m | D21 | Freehold | $1,929 psf |
| GARDENVISTA | 740m | D21 | 99 yrs lease commencing from 1999 | $1,746 psf |
| THE STERLING | 740m | D21 | Freehold | $2,052 psf |
| TOH TUCK HILL | 770m | D21 | — | — |
| MAYFAIR MODERN | 790m | D21 | 99 yrs lease commencing from 2018 | $2,164 psf |
| SHERWOOD TOWER | 790m | D21 | 99 yrs lease commencing from 1976 | $995 psf |
| KI RESIDENCES AT BROOKVALE | 800m | D21 | 999 yrs lease commencing from 1885 | $1,955 psf |
| CASA ESPERANZA | 810m | D21 | Freehold | $1,846 psf |
| KISMIS COURT | 820m | D21 | 99 yrs lease commencing from 1981 | $882 psf |
| ENG KONG GREEN | 830m | D21 | Freehold | $1,488 psf |
| MAYFAIR GARDENS | 830m | D21 | 99 yrs lease commencing from 2018 | $2,065 psf |
| SUITES DE LAUREL | 830m | D21 | 999 yrs lease commencing from 1885 | $1,608 psf |
| UNIQUE GARDEN | 830m | D21 | 99 yrs lease commencing from 1972 | $593 psf |
| HIGH OAK CONDOMINIUM | 840m | D21 | 99 yrs lease commencing from 1996 | $1,242 psf |
| MAPLE WOODS | 840m | D21 | Freehold | $2,063 psf |
| THE BLOSSOMVALE | 860m | D21 | 999 yrs lease commencing from 1884 | $2,023 psf |
| THE RESERVE RESIDENCES | 860m | D21 | 99 yrs lease commencing from 2021 | $2,494 psf |
| THE LINQ @ BEAUTY WORLD | 870m | D21 | Freehold | $2,738 psf |
| VIEW AT KISMIS | 880m | D21 | 99 yrs lease commencing from 2019 | $1,932 psf |
| JK BUILDING | 890m | D21 | Freehold | $1,242 psf |
| SUITES AT BUKIT TIMAH | 890m | D21 | Freehold | $1,682 psf |
| KILAT COURT | 900m | D21 | Freehold | $971 psf |
| KILAT 19 | 920m | D21 | Freehold | $1,128 psf |
| 8@BT | 950m | D21 | 99 yrs lease commencing from 2023 | $2,732 psf |
| DAINTREE RESIDENCE | 950m | D21 | 99 yrs lease commencing from 2017 | $2,006 psf |
| SUN COURT | 950m | D21 | Freehold | $274 psf |
| KISMIS RESIDENCES | 960m | D21 | Freehold | $2,893 psf |
| CARMINE COLLECTION | 970m | D21 | Freehold | $2,243 psf |
| MAYFAIR PARK | 970m | D21 | 99 yrs lease commencing from 1952 | $357 psf |
| SAVOY PARK | 970m | D21 | Freehold | $1,588 psf |
| BEAUTY WORLD PLAZA | 990m | D21 | 999 yrs lease commencing from 1884 | $1,570 psf |
| MEADOWLODGE | 1 km | D21 | 99 yrs lease commencing from 1997 | $1,394 psf |
Condos 1\u{2013}2km Away
| Condo | Distance | District | Avg PSF |
|---|---|---|---|
| KILBURN ESTATE | 1 km | D21 | $1,503 psf |
| HAMPSTEAD | 1 km | D21 | — |
| NOTTINGHILL SUITES | 1 km | D21 | $1,638 psf |
| KILAT CENTRE | 1 km | D21 | $1,345 psf |
| THE CREEK @ BUKIT | 1 km | D21 | $1,738 psf |
| CHUN TIN COURT | 1 km | D21 | — |
| MANDARIN PARK | 1 km | D21 | $1,859 psf |
| BEAUTY WORLD CENTRE | 1.1 km | D21 | $1,056 psf |
| CLEMENTI GREEN | 1.1 km | D21 | $1,418 psf |
| HOOVER PARK | 1.1 km | D21 | $2,016 psf |
| TERRENE AT BUKIT TIMAH | 1.1 km | D21 | $1,763 psf |
| UOB CENTRE | 1.1 km | D21 | — |
| CLEMENTI PARK | 1.1 km | D21 | $1,547 psf |
| FLORIDIAN | 1.1 km | D21 | $2,211 psf |
| GREENRIDGE | 1.1 km | D21 | $1,708 psf |
| HUA GUAN GARDENS | 1.1 km | D21 | $2,695 psf |
| TOH TUCK LODGE | 1.1 km | D21 | $1,064 psf |
| GOLDEN RISE ESTATE | 1.2 km | D21 | $1,810 psf |
| THE NEXUS | 1.2 km | D21 | $2,129 psf |
| THE BEVERLY | 1.2 km | D21 | $1,236 psf |
| SIGNATURE PARK | 1.2 km | D21 | $1,599 psf |
| FORETT@BUKIT TIMAH | 1.2 km | D21 | $2,130 psf |
| HOLLAND GREEN | 1.2 km | D10 | $1,065 psf |
| AIRVIEW PARK | 1.2 km | D21 | $2,047 psf |
| EWART PARK | 1.2 km | D10 | — |
| THE CASCADIA | 1.3 km | D21 | $1,959 psf |
| BRIZAY PARK | 1.3 km | D10 | — |
| TOH TUCK GARDEN | 1.3 km | D21 | $1,990 psf |
| TECK HIANG GARDENS | 1.3 km | D21 | — |
| SHAN YAO GARDEN | 1.4 km | D21 | $1,308 psf |
| HIGHGATE PARK | 1.4 km | D21 | $2,411 psf |
| HOCK SENG PARK | 1.4 km | D21 | $2,271 psf |
| PALM RESIDENCE | 1.4 km | D21 | $1,149 psf |
| VISTA GARDEN | 1.4 km | D21 | $1,325 psf |
| GRAND REGENCY | 1.4 km | D21 | $1,555 psf |
| SELANTING GREEN | 1.4 km | D21 | $1,392 psf |
| RADIANCE @ BUKIT TIMAH | 1.4 km | D21 | $876 psf |
| THE MONDRIAN | 1.4 km | D21 | $2,614 psf |
| AMSTERDAM APARTMENTS | 1.4 km | D10 | — |
| REGIS MANSIONS | 1.4 km | D21 | $1,290 psf |
| ROYAL COURT | 1.4 km | D21 | $1,303 psf |
| PATENT PLACE | 1.4 km | D21 | — |
| PINETREE HILL | 1.5 km | D21 | $2,486 psf |
| BINJAI PARK | 1.5 km | D21 | $1,658 psf |
| FREESIA WOODS | 1.5 km | D21 | $1,618 psf |
| HIGHGATE | 1.5 km | D21 | $1,453 psf |
| NAVA GROVE | 1.5 km | D21 | $2,489 psf |
| GRAND CHATEAU | 1.5 km | D21 | $1,326 psf |
| SUNSET LODGE | 1.5 km | D21 | $1,031 psf |
| THE HILLFORD | 1.5 km | D21 | $1,355 psf |
| BAN GUAN PARK | 1.5 km | D10 | $2,325 psf |
| HONG KONG PARK | 1.5 km | D21 | $2,024 psf |
| MONT TIMAH | 1.5 km | D21 | $849 psf |
| CHARISMA VIEW | 1.5 km | D21 | $1,474 psf |
| PANDAN VALLEY | 1.5 km | D21 | $1,380 psf |
| SEVEN OAKS | 1.5 km | D10 | $1,400 psf |
| VERDALE | 1.5 km | D21 | $1,824 psf |
| THE TESSARINA | 1.6 km | D10 | $2,107 psf |
| ANGSANA PARK | 1.6 km | D21 | — |
| ELEVEN @ HOLLAND | 1.6 km | D10 | $949 psf |
| LE WOOD | 1.6 km | D21 | $1,155 psf |
| ILLOURA | 1.6 km | D10 | $1,350 psf |
| ALLSWORTH PARK | 1.6 km | D10 | $1,841 psf |
| ASHLEY GREEN | 1.6 km | D10 | — |
| BUKIT REGENCY | 1.6 km | D21 | $1,549 psf |
| JURONG PARK | 1.6 km | D21 | $2,135 psf |
| PINE GROVE | 1.6 km | D21 | $1,047 psf |
| SHERWOOD CONDOMINIUM | 1.6 km | D21 | $1,400 psf |
| SOUTHAVEN II | 1.6 km | D21 | $1,484 psf |
| SOUTHAVEN I | 1.6 km | D21 | $1,127 psf |
| THE SERENADE @ HOLLAND | 1.7 km | D10 | $1,457 psf |
| QUINTERRA | 1.7 km | D10 | $1,573 psf |
| ASTOR GREEN | 1.7 km | D21 | $1,342 psf |
| OAK VILLAS | 1.7 km | D10 | $2,466 psf |
| THE SIERRA | 1.7 km | D10 | $1,696 psf |
| THE TENERIFFE | 1.7 km | D10 | $1,003 psf |
| BURGUNDY HILL | 1.7 km | D23 | $1,148 psf |
| RIDGEVALE GARDENS | 1.7 km | D21 | $1,822 psf |
| RIDGEWOOD | 1.7 km | D10 | $1,727 psf |
| THE TRIZON | 1.7 km | D10 | $1,964 psf |
| LINK RESIDENCE @ HOLLAND | 1.7 km | D10 | $2,842 psf |
| EDEN PARK | 1.8 km | D10 | $2,520 psf |
| REGINA HILL | 1.8 km | D21 | $1,919 psf |
| SWISS CLUB PARK | 1.8 km | D11 | $1,689 psf |
| MARYLAND ESTATE | 1.8 km | D10 | — |
| THE RAINTREE | 1.8 km | D21 | $1,335 psf |
| THE SEN | 1.8 km | D21 | $2,342 psf |
| CAVENDISH PARK | 1.8 km | D21 | $1,455 psf |
| MONTVIEW | 1.8 km | D10 | $1,946 psf |
| SPRINGDALE CONDOMINIUM | 1.8 km | D21 | $1,543 psf |
| SWISS VALLEY | 1.8 km | D11 | — |
| VILLAS HOLLAND | 1.8 km | D10 | — |
| HOLLAND GARDENS | 1.8 km | D10 | $2,082 psf |
| BEAVERTON COURT | 1.9 km | D10 | $1,816 psf |
| VILLA AZURA | 1.9 km | D10 | $1,600 psf |
| BINJAI CREST | 1.9 km | D21 | $763 psf |
| PARK NATURA | 1.9 km | D23 | $1,370 psf |
| PARKVIEW APARTMENTS | 1.9 km | D23 | $908 psf |
| FONTANA HEIGHTS | 2 km | D10 | $1,945 psf |
| MOUNT SINAI | 2 km | D10 | $2,578 psf |
| THE SIXTH AVENUE RESIDENCES | 2 km | D10 | $1,942 psf |
| GARLICK PARK | 2 km | D10 | $2,932 psf |
| PARKSUITES | 2 km | D10 | $2,365 psf |
| GARLICK VILLE | 2 km | D10 | — |
| LEIGHWOODS | 2 km | D10 | $1,664 psf |
| LUCKY PARK | 2 km | D10 | $2,391 psf |
| VILLAGE TOWER | 2 km | D10 | $1,896 psf |
Family-Friendly Condos (3BR+ Available)
Condos near Ngee Ann Polytechnic with 3-bedroom or larger units suitable for families.
| Condo | Distance | District |
|---|---|---|
| CHENG SOON GARDEN | 530m | D21 |
| 1 KING ALBERT PARK | 620m | D21 |
| TOH YI COURT | 620m | D21 |
| SUMMERLEA GREEN | 630m | D21 |
| JARDIN | 690m | D21 |
| ENG KONG PARK | 720m | D21 |
| GARDENVISTA | 740m | D21 |
| THE STERLING | 740m | D21 |
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 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 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 near Ngee Ann Polytechnic?
How is the distance to Ngee Ann Polytechnic 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 Ngee Ann Polytechnic?
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 Ngee Ann Polytechnic?
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.