Proximity to Opera Estate 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 Opera Estate 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 Opera Estate 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: Opera Estate Primary School (Primary)
- Condos within 1km: 39
- Condos within 2km: 153
- Family-friendly (3BR+): 9
Condos Within 1km
Condos within the priority admission zone (1km) of Opera Estate Primary School.
| Condo | Distance | District | Tenure | Avg PSF |
|---|---|---|---|---|
| LUCKY COURT | 490m | D16 | Freehold | $1,394 psf |
| EAST COAST HILL | 610m | D16 | Freehold | $1,775 psf |
| BEDOK COURT | 630m | D16 | 99 yrs lease commencing from 1982 | $977 psf |
| THE TANAMERA | 630m | D16 | 99 yrs lease commencing from 1990 | $1,107 psf |
| THE SUMMIT | 670m | D16 | Freehold | $1,616 psf |
| ECO | 680m | D16 | 99 yrs lease commencing from 2012 | $1,447 psf |
| PARBURY HILL CONDOMINIUM | 700m | D16 | Freehold | $1,509 psf |
| RIVIERE | 700m | D3 | 99 yrs lease commencing from 2018 | $2,847 psf |
| LUCKY VILLAS | 740m | D16 | — | — |
| THE BAYCOURT | 750m | D16 | Freehold | $1,523 psf |
| GRANDEUR PARK RESIDENCES | 770m | D16 | 99 yrs lease commencing from 2016 | $1,814 psf |
| RIVIERA RESIDENCES | 780m | D16 | Freehold | $1,715 psf |
| EVERGREEN GARDEN | 800m | D16 | Freehold | $1,695 psf |
| SKY EDEN@BEDOK | 800m | D16 | 99 yrs lease commencing from 2022 | $2,115 psf |
| EASTERN GROVE | 810m | D16 | 999 yrs lease commencing from 1878 | $1,469 psf |
| SPRING PARK ESTATE | 840m | D16 | Freehold | $1,680 psf |
| BAYSHORE TERRACE | 850m | D16 | — | — |
| URBAN VISTA | 850m | D16 | 99 yrs lease commencing from 2012 | $1,495 psf |
| COASTAL VILLAS | 870m | D16 | Freehold | $1,033 psf |
| EASTERN GARDEN | 870m | D16 | Freehold | $1,440 psf |
| TECK GUAN VILLE | 870m | D16 | Freehold | $1,390 psf |
| EAST COAST RESIDENCES | 880m | D16 | Freehold | $1,545 psf |
| VILLAS LAGUNA | 880m | D16 | Freehold | $1,329 psf |
| BALCON EAST | 900m | D16 | Freehold | $1,402 psf |
| SEA PAVILION RESIDENCES | 900m | D16 | Freehold | $2,170 psf |
| TANAH MERAH MANSION | 900m | D16 | Freehold | $1,146 psf |
| EAST MEADOWS | 910m | D16 | 99 yrs lease commencing from 1998 | $1,149 psf |
| RICH EAST GARDEN | 910m | D16 | Freehold | $1,470 psf |
| VENEZIO | 910m | D16 | Freehold | $1,172 psf |
| BREEZE BY THE EAST | 930m | D16 | Freehold | $1,446 psf |
| THE CALYPSO | 930m | D16 | Freehold | $1,515 psf |
| THE TROPIC GARDENS | 930m | D16 | Freehold | $1,462 psf |
| UBER 388 | 930m | D16 | Freehold | $1,620 psf |
| FORTUNA SEAVIEW VILLAS | 940m | D16 | Freehold | $1,452 psf |
| CASAFINA | 950m | D16 | 99 yrs lease commencing from 1996 | $1,099 psf |
| SCENECA RESIDENCE | 970m | D16 | 99 yrs lease commencing from 2021 | $2,084 psf |
| THE BAYSHORE | 970m | D16 | 99-year leasehold | $1,232 psf |
| BLEU @ EAST COAST | 980m | D16 | Freehold | $1,398 psf |
| LIMAU PARK | 1 km | D16 | Freehold | $1,181 psf |
Condos 1\u{2013}2km Away
| Condo | Distance | District | Avg PSF |
|---|---|---|---|
| TANAH MERAH GREEN | 1 km | D16 | $1,231 psf |
| THE DAFFODIL | 1 km | D16 | $1,441 psf |
| IDYLLIC EAST | 1 km | D16 | $1,280 psf |
| LANDBAY CONDOMINIUM | 1 km | D16 | $1,651 psf |
| BEDOKVILLE | 1 km | D16 | $1,431 psf |
| CASA MERAH | 1.1 km | D16 | $1,343 psf |
| OPTIMA @ TANAH MERAH | 1.1 km | D16 | $1,395 psf |
| BEDOK RESIDENCES | 1.1 km | D16 | $1,643 psf |
| EAST TUDOR | 1.1 km | D16 | $1,664 psf |
| KEW RESIDENCIA | 1.1 km | D16 | $753 psf |
| SIGLAP PARK | 1.1 km | D15 | $2,028 psf |
| LAGUNA GREEN | 1.1 km | D16 | $1,315 psf |
| SUITES @ EASTCOAST | 1.1 km | D15 | $1,568 psf |
| COSTA DEL SOL | 1.2 km | D16 | $1,677 psf |
| KEW GATE | 1.2 km | D16 | $824 psf |
| THE TAIPAN | 1.2 km | D16 | $1,250 psf |
| PEAKVIEW ESTATE | 1.2 km | D16 | $1,773 psf |
| TANAMERA CREST | 1.2 km | D16 | $1,008 psf |
| LIMAU VILLAS | 1.2 km | D16 | $1,367 psf |
| RICHMOND VILLE | 1.2 km | D16 | $1,898 psf |
| BEDOK PARK | 1.2 km | D16 | $1,539 psf |
| SIEW LIM PARK | 1.2 km | D16 | $944 psf |
| THE GLADES | 1.2 km | D16 | $1,613 psf |
| EASTERN LAGOON | 1.3 km | D15 | $1,639 psf |
| CASA FLORA | 1.3 km | D16 | $1,152 psf |
| BAYSHORE PARK | 1.3 km | D16 | $1,230 psf |
| D'MANOR | 1.3 km | D16 | $835 psf |
| EAST PALM | 1.3 km | D15 | $1,515 psf |
| ENGLISH VILLAS | 1.3 km | D16 | $541 psf |
| LUCKY HILL | 1.3 km | D16 | $1,815 psf |
| JIN DING GARDEN | 1.3 km | D16 | $1,199 psf |
| KEW COTTAGES | 1.3 km | D16 | $1,423 psf |
| KEW GREEN | 1.3 km | D16 | $820 psf |
| OPERA ESTATE | 1.3 km | D15 | $2,058 psf |
| TAIPAN GRAND | 1.3 km | D15 | $1,463 psf |
| EAST VILLAGE | 1.3 km | D16 | $1,302 psf |
| FORTUNE SPRING | 1.3 km | D15 | — |
| EAST SIGNATURE | 1.4 km | D15 | $1,400 psf |
| HUA XIN COURT | 1.4 km | D15 | $1,576 psf |
| EASTWOOD PARK | 1.4 km | D16 | $1,042 psf |
| KEW PLACE | 1.4 km | D16 | $1,515 psf |
| LAGOON VIEW | 1.4 km | D15 | $1,120 psf |
| CASA NALLUR | 1.4 km | D15 | — |
| LIMAU GROVE | 1.4 km | D16 | $946 psf |
| GRACE COURT | 1.4 km | D15 | $1,245 psf |
| WOO MON CHEW COURT | 1.4 km | D15 | $1,268 psf |
| BEDOK SHOPPING COMPLEX | 1.4 km | D16 | $280 psf |
| PEAKVILLE PARK | 1.4 km | D16 | $2,105 psf |
| POH HENG COURT | 1.4 km | D15 | $1,378 psf |
| PALMWOODS | 1.5 km | D16 | $1,004 psf |
| CAMELODGE | 1.5 km | D15 | $1,276 psf |
| EASTBAY | 1.5 km | D15 | $1,528 psf |
| ELLIOT AT THE EAST COAST | 1.5 km | D15 | $1,585 psf |
| KEW GROVE | 1.5 km | D16 | $1,523 psf |
| SIGLAP LODGE | 1.5 km | D15 | $1,432 psf |
| CHIANG'S COURT | 1.5 km | D15 | — |
| EXCELSIOR GARDENS | 1.5 km | D16 | $2,239 psf |
| SPRINGWELL MANSIONS | 1.5 km | D16 | — |
| CANARY PARK | 1.5 km | D16 | $1,641 psf |
| CAPRI VIEW | 1.5 km | D16 | — |
| DONG XING COURT | 1.5 km | D15 | — |
| PALM TREE NINES | 1.5 km | D16 | $1,345 psf |
| AQUARINE GARDENS | 1.5 km | D15 | $1,498 psf |
| PICARDY GARDENS | 1.5 km | D16 | $1,457 psf |
| PROSPER GARDENS | 1.6 km | D16 | $2,088 psf |
| STRATFORD COURT | 1.6 km | D16 | $1,025 psf |
| MANILA GARDENS | 1.6 km | D15 | $1,767 psf |
| YUGI GARDEN | 1.6 km | D16 | $1,291 psf |
| THE HACIENDA | 1.6 km | D15 | $1,637 psf |
| GOODWILL COURT | 1.6 km | D15 | $1,317 psf |
| HELICONA LODGE | 1.6 km | D16 | — |
| THE SPRINGFIELD | 1.6 km | D16 | $818 psf |
| EASTWOOD GARDENS | 1.6 km | D15 | $1,847 psf |
| 77 @ EAST COAST | 1.6 km | D15 | $1,787 psf |
| EAST COAST TERRACE | 1.6 km | D16 | — |
| SUMMER GARDENS | 1.6 km | D16 | $762 psf |
| FIGARO GARDENS | 1.6 km | D15 | — |
| BEDOK GROVE | 1.6 km | D16 | $2,063 psf |
| ELITE COURT | 1.7 km | D15 | $1,568 psf |
| PARK EAST | 1.7 km | D15 | $1,568 psf |
| BEDOK RIA | 1.7 km | D16 | $1,844 psf |
| GEMINI APARTMENTS | 1.7 km | D15 | $1,256 psf |
| CRESCENDO PARK | 1.7 km | D15 | $1,495 psf |
| FAME COURT | 1.7 km | D15 | $1,674 psf |
| CRESCENDO BUILDING | 1.7 km | D15 | $1,253 psf |
| THE CLEARWATER | 1.7 km | D16 | $1,206 psf |
| VILLA MARINA | 1.7 km | D15 | $1,235 psf |
| EASTWOOD GREEN | 1.8 km | D16 | $1,156 psf |
| COUNTRY PARK CONDOMINIUM | 1.8 km | D16 | $1,570 psf |
| JI CHANG VILLA | 1.8 km | D15 | $1,385 psf |
| BAGNALL HAUS | 1.8 km | D16 | $2,505 psf |
| ELITE RESIDENCES | 1.8 km | D15 | $817 psf |
| SOUTH UNION PARK | 1.8 km | D15 | $2,057 psf |
| LAGUNA PARK | 1.8 km | D15 | $1,177 psf |
| AQUARIUS BY THE PARK | 1.8 km | D16 | $1,156 psf |
| BAYWATER | 1.8 km | D16 | $1,197 psf |
| BEDOK PESARI | 1.8 km | D16 | $1,430 psf |
| EASTWOOD CENTRE | 1.8 km | D16 | $962 psf |
| SUNNY TERRACE | 1.9 km | D15 | — |
| FLAMINGO VALLEY | 1.9 km | D15 | $1,636 psf |
| EASTWOOD GREEN TERRACES | 1.9 km | D16 | $1,188 psf |
| FAIRMOUNT CONDOMINIUM | 1.9 km | D16 | $991 psf |
| SPRINGVALE | 1.9 km | D15 | $1,470 psf |
| WATERFRONT KEY | 1.9 km | D16 | $1,441 psf |
| SIGLAP GARDEN | 1.9 km | D15 | $1,724 psf |
| CASA FIDELIO | 1.9 km | D15 | $1,161 psf |
| MARINE GARDEN | 1.9 km | D15 | $1,509 psf |
| HOMES AT EASTWOOD PLACE | 2 km | D16 | $1,151 psf |
| EAST COAST PARK | 2 km | D15 | $2,035 psf |
| THE DOMAIN | 2 km | D15 | $1,629 psf |
| EASTWOOD WALK GARDENS | 2 km | D16 | $1,395 psf |
| SIGLAP V | 2 km | D15 | $1,458 psf |
| SIGLAP COURT | 2 km | D15 | — |
| EASTWOOD LODGE | 2 km | D16 | $1,090 psf |
Family-Friendly Condos (3BR+ Available)
Condos near Opera Estate Primary School with 3-bedroom or larger units suitable for families.
| Condo | Distance | District |
|---|---|---|
| LUCKY COURT | 490m | D16 |
| EAST COAST HILL | 610m | D16 |
| BEDOK COURT | 630m | D16 |
| THE TANAMERA | 630m | D16 |
| THE SUMMIT | 670m | D16 |
| ECO | 680m | D16 |
| PARBURY HILL CONDOMINIUM | 700m | D16 |
| RIVIERE | 700m | D3 |
| THE BAYCOURT | 750m | D16 |
The private condos list ranked by distance to Opera Estate 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 Opera Estate 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 Opera Estate Primary School?
How is the distance to Opera Estate 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 Opera Estate 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 Opera Estate 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.