Proximity to Ngee Ann 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 Ngee Ann 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 Ngee Ann 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: Ngee Ann Primary School (Primary)
- Condos within 1km: 29
- Condos within 2km: 63
- Family-friendly (3BR+): 9
Condos Within 1km
Condos within the priority admission zone (1km) of Ngee Ann Primary School.
| Condo | Distance | District | Tenure | Avg PSF |
|---|---|---|---|---|
| 183 LONGHAUS | 340m | D20 | — | $1,748 psf |
| YEW LIAN PARK | 350m | D20 | Freehold | $2,027 psf |
| THOMSON IMPERIAL COURT | 420m | D20 | Freehold | $1,247 psf |
| SIN MING PLAZA | 500m | D20 | Freehold | $1,426 psf |
| WESTLAKE GARDENS | 510m | D20 | Freehold | $1,515 psf |
| THOMSON V ONE | 580m | D20 | 99 yrs lease commencing from 2001 | $1,426 psf |
| THOMSON RIDGE | 600m | D20 | Freehold | $1,846 psf |
| THOMSON V TWO | 600m | D20 | Freehold | $1,630 psf |
| JADESCAPE | 620m | D20 | 99 yrs lease commencing from 2018 | $2,101 psf |
| ARTISAN 8 | 630m | D20 | Freehold | $2,392 psf |
| TRESALVEO | 630m | D20 | Freehold | $1,774 psf |
| NEW SOO CHOW GARDENS | 690m | D20 | Freehold | $2,173 psf |
| THOMSON GARDEN ESTATE | 740m | D20 | Freehold | $2,623 psf |
| BOONVIEW | 750m | D20 | Freehold | $1,619 psf |
| CLOVER PARK | 760m | D20 | Freehold | $2,077 psf |
| MARYMOUNT VIEW | 760m | D20 | Freehold | $1,543 psf |
| SEASONS VIEW | 770m | D20 | 99 yrs lease commencing from 1996 | $1,316 psf |
| SOO CHOW GARDEN | 780m | D20 | Freehold | $2,311 psf |
| RAFFLESIA CONDOMINIUM | 810m | D20 | 99 yrs lease commencing from 1997 | $1,399 psf |
| THOMSON 800 | 820m | D11 | Freehold | $1,784 psf |
| GRANDIOSO 8 | 850m | D20 | Freehold | $987 psf |
| BRADDELL VIEW | 870m | D20 | 103 yrs lease commencing from 1977 | $1,015 psf |
| KELIVILLE | 870m | D20 | — | — |
| CENTURION 12 | 880m | D20 | Freehold | $1,058 psf |
| THOMSON PARK | 880m | D20 | Freehold | $2,001 psf |
| BRIGHTHILL RESIDENCES | 940m | D20 | Freehold | $2,580 psf |
| THOMSON PLAZA | 950m | D20 | 99 yrs lease commencing from 1976 | $709 psf |
| CORAL PARK | 960m | D20 | Freehold | $2,244 psf |
| 3BHC | 1 km | D20 | — | $817 psf |
Condos 1\u{2013}2km Away
| Condo | Distance | District | Avg PSF |
|---|---|---|---|
| ADELPHI PARK ESTATE | 1.1 km | D20 | $1,991 psf |
| THOMSON RISE ESTATE | 1.1 km | D20 | $1,810 psf |
| THOMSON THREE | 1.2 km | D20 | $1,828 psf |
| BISHAN 8 | 1.2 km | D20 | $1,556 psf |
| THOMSON VIEW CONDOMINIUM | 1.2 km | D20 | $1,309 psf |
| THREE 11 | 1.3 km | D20 | $1,975 psf |
| MING PARK | 1.3 km | D20 | $2,148 psf |
| THE WINDSOR | 1.3 km | D20 | $1,528 psf |
| BISHAN POINT | 1.4 km | D20 | $1,403 psf |
| CALDECOTT HILL ESTATE | 1.4 km | D11 | $1,546 psf |
| CHOON SING GARDEN | 1.4 km | D20 | $1,840 psf |
| COUNTRY ESQUIRE | 1.4 km | D20 | $1,686 psf |
| PRIVE | 1.4 km | D19 | $1,306 psf |
| SIN MING CENTRE | 1.4 km | D20 | $3,177 psf |
| THOMSON IMPRESSIONS | 1.5 km | D20 | $1,839 psf |
| COUNTRY GRANDEUR | 1.5 km | D20 | $1,834 psf |
| FULTON HILL | 1.5 km | D20 | $1,817 psf |
| WINDSOR PARK | 1.6 km | D20 | $1,599 psf |
| THE INGLEWOOD | 1.6 km | D20 | $1,834 psf |
| CLOVER BY THE PARK | 1.6 km | D20 | $1,670 psf |
| TREVISTA | 1.6 km | D12 | $1,702 psf |
| FLAME TREE PARK | 1.6 km | D20 | $1,710 psf |
| FABER GARDEN CONDOMINIUM | 1.7 km | D20 | $1,769 psf |
| SKY VUE | 1.7 km | D20 | $1,970 psf |
| ISLAND GARDENS | 1.7 km | D20 | $2,032 psf |
| BISHAN LOFT | 1.8 km | D20 | $1,529 psf |
| THE ORIE | 1.8 km | D12 | $2,730 psf |
| SKY HABITAT | 1.8 km | D20 | $1,753 psf |
| OLEANDER TOWERS | 1.9 km | D12 | $1,362 psf |
| FABER GARDEN | 1.9 km | D20 | $1,717 psf |
| SKY@ELEVEN | 1.9 km | D11 | $2,087 psf |
| GEM RESIDENCES | 2 km | D12 | $1,838 psf |
| ISLAND PARK | 2 km | D20 | $1,482 psf |
| THE GARDENS AT BISHAN | 2 km | D20 | $1,476 psf |
Family-Friendly Condos (3BR+ Available)
Condos near Ngee Ann Primary School with 3-bedroom or larger units suitable for families.
| Condo | Distance | District |
|---|---|---|
| 183 LONGHAUS | 340m | D20 |
| YEW LIAN PARK | 350m | D20 |
| THOMSON IMPERIAL COURT | 420m | D20 |
| SIN MING PLAZA | 500m | D20 |
| WESTLAKE GARDENS | 510m | D20 |
| THOMSON V ONE | 580m | D20 |
| THOMSON RIDGE | 600m | D20 |
| JADESCAPE | 620m | D20 |
| ARTISAN 8 | 630m | D20 |
The private condos list ranked by distance to Ngee Ann 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 Ngee Ann 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 Ngee Ann Primary School?
How is the distance to Ngee Ann 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 Ngee Ann 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 Ngee Ann 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.