Proximity to Pasir Ris Secondary 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 Pasir Ris Secondary 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 Pasir Ris Secondary 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: Pasir Ris Secondary School (Secondary)
- Condos within 1km: 21
- Cheapest recorded entry within 1km: $575,000
- Within-1km avg PSF vs district: -23.4%
Location Map
Map shows Pasir Ris Secondary School (centre) with nearby condos, to gauge distance and route.
- Pasir Ris Secondary School
- PASIR RIS 8
- EASTVALE
- COCO PALMS
- D'
- NV RESIDENCES
- THE PALETTE
- LIVIA
- THE RIVERINA
- ELIAS GREEN
- ELIAS TERRACE
- D'
- OCEAN FRONT SUITES
What Proximity Means Here
Admission to Pasir Ris Secondary School is by PSLE score, DSA, or affiliation — not home-school distance. There is no P1-style 1km priority at secondary level. Buying nearby still cuts the daily commute, and if your child attends an affiliated primary, that affiliation (not proximity) is what boosts admission odds.
Cheapest Units Within 1km
The most affordable way into Pasir Ris Secondary School’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.
| Condo | Distance | Cheapest (recorded) | Cheapest PSF | Avg PSF | Tenure |
|---|---|---|---|---|---|
| OCEAN FRONT SUITES | 920m | $575,000 | $970 psf | $1,450 psf | 946 yrs lease commencing from 1937 |
| D'NEST | 650m | $583,000 | $918 psf | $1,324 psf | 99 yrs lease commencing from 2010 |
| THE PALETTE | 750m | $622,000 | $944 psf | $1,331 psf | 99 yrs lease commencing from 2010 |
| COCO PALMS | 500m | $632,000 | $971 psf | $1,470 psf | 99 yrs lease commencing from 2008 |
| NV RESIDENCES | 730m | $650,000 | $870 psf | $1,185 psf | 99 yrs lease commencing from 2008 |
| OASIS @ ELIAS | 1 km | $755,000 | $745 psf | $1,016 psf | 99 yrs lease commencing from 2008 |
| LIVIA | 850m | $805,000 | $811 psf | $1,138 psf | 99 yrs lease commencing from 2008 |
| BELYSA | 970m | $810,000 | $874 psf | $1,235 psf | 99 yrs lease commencing from 2011 |
| EASTVALE | 470m | $825,000 | $689 psf | $929 psf | 99 yrs lease commencing from 1996 |
| CELADON VIEW | 980m | $840,000 | $867 psf | $1,115 psf | 999 yrs lease commencing from 1885 |
| PASIR RIS 8 | 350m | $842,000 | $1,411 psf | $1,684 psf | 99 yrs lease commencing from 2021 |
| LE LOYANG | 960m | $999,000 | $928 psf | $1,033 psf | 999 yrs lease commencing from 1885 |
| ELIAS GREEN | 890m | $1,000,000 | $645 psf | $861 psf | 99 yrs lease commencing from 1991 |
| TENET | 970m | $1,108,000 | $1,185 psf | $1,386 psf | 99 yrs lease commencing from 2021 |
| CASA AL MARE | 990m | $1,128,000 | $1,540 psf | $1,651 psf | Freehold |
All Condos Within 1km
Every condominium within the catchment (within 1km) of Pasir Ris Secondary School, closest first.
| Condo | Distance | District | Tenure | Avg PSF | Walkability |
|---|---|---|---|---|---|
| PASIR RIS 8 | 350m | D18 | 99 yrs lease commencing from 2021 | $1,684 psf | 100/100 |
| EASTVALE | 470m | D18 | 99 yrs lease commencing from 1996 | $929 psf | 90/100 |
| COCO PALMS | 500m | D18 | 99 yrs lease commencing from 2008 | $1,470 psf | 100/100 |
| D'NEST | 650m | D18 | 99 yrs lease commencing from 2010 | $1,324 psf | 85/100 |
| NV RESIDENCES | 730m | D18 | 99 yrs lease commencing from 2008 | $1,185 psf | 81/100 |
| THE PALETTE | 750m | D18 | 99 yrs lease commencing from 2010 | $1,331 psf | 85/100 |
| LIVIA | 850m | D18 | 99 yrs lease commencing from 2008 | $1,138 psf | 81/100 |
| THE RIVERINA | 880m | D18 | 99 yrs lease commencing from 1996 | $1,283 psf | 90/100 |
| ELIAS GREEN | 890m | D18 | 99 yrs lease commencing from 1991 | $861 psf | 81/100 |
| ELIAS TERRACE | 890m | D18 | 999 yrs lease commencing from 1881 | $1,600 psf | 81/100 |
| D'ELIAS | 910m | D18 | 999 yrs lease commencing from 1881 | $705 psf | 81/100 |
| OCEAN FRONT SUITES | 920m | D17 | 946 yrs lease commencing from 1937 | $1,450 psf | 85/100 |
| COASTAL CABANA | 940m | D17 | 99 years leasehold | $1,793 psf | 85/100 |
| LE LOYANG | 960m | D17 | 999 yrs lease commencing from 1885 | $1,033 psf | 85/100 |
| TENET | 970m | D18 | 99 yrs lease commencing from 2021 | $1,386 psf | 86/100 |
| BELYSA | 970m | D18 | 99 yrs lease commencing from 2011 | $1,235 psf | 81/100 |
| LOYANG GARDENS | 980m | D17 | 999 yrs lease commencing from 1885 | $905 psf | 85/100 |
| CELADON VIEW | 980m | D17 | 999 yrs lease commencing from 1885 | $1,115 psf | 85/100 |
| CASA AL MARE | 990m | D17 | Freehold | $1,651 psf | 78/100 |
| OASIS @ ELIAS | 1 km | D18 | 99 yrs lease commencing from 2008 | $1,016 psf | 90/100 |
| PASIR RIS BEACH PARK | 1 km | D18 | 999 yrs lease commencing from 1874 | $1,058 psf | 81/100 |
Condos 1–2km Away
Condominiums between 1km and 2km from Pasir Ris Secondary School.
| Condo | Distance | District | Tenure | Avg PSF |
|---|---|---|---|---|
| WATERCREST | 1 km | D17 | 999 yrs lease commencing from 1885 | $1,036 psf |
| STRATUM | 1 km | D18 | 99 yrs lease commencing from 2012 | $1,244 psf |
| AURELLE OF TAMPINES | 1.1 km | D18 | 99 yrs lease commencing from 2024 | $1,769 psf |
| COASTAL BREEZE RESIDENCES | 1.1 km | D17 | 99 yrs lease commencing from 2008 | $954 psf |
| SEA HORIZON | 1.1 km | D18 | 99 yrs lease commencing from 2013 | $1,166 psf |
| THE ESPARIS | 1.1 km | D18 | 99 yrs lease commencing from 2002 | $989 psf |
| RIS GRANDEUR | 1.1 km | D18 | Freehold | $1,187 psf |
| WATERCOLOURS | 1.1 km | D18 | 99 yrs lease commencing from 2012 | $1,064 psf |
| LIGHTHOUSE | 1.2 km | D17 | 99 yrs lease commencing from 1993 | $835 psf |
| SEA ESTA | 1.3 km | D18 | 99 yrs lease commencing from 2012 | $1,209 psf |
| LOYANG COURT | 1.3 km | D17 | 99 yrs lease commencing from 1994 | $775 psf |
| SEASTRAND | 1.3 km | D18 | 99 yrs lease commencing from 2011 | $1,170 psf |
| SANDY PALM | 1.3 km | D17 | 99 yrs lease commencing from 1996 | $847 psf |
| THE SHOREFRONT | 1.3 km | D17 | 999 yrs lease commencing from 1937 | $1,915 psf |
| JLB RESIDENCES | 1.4 km | D17 | 946 yrs lease commencing from 1937 | $1,149 psf |
| COASTAL VIEW RESIDENCES | 1.4 km | D17 | 999 yrs lease commencing from 1885 | $1,119 psf |
| RIPPLE BAY | 1.5 km | D18 | 99 yrs lease commencing from 2011 | $1,283 psf |
| CLYDESCOVE | 1.5 km | D17 | 946 yrs lease commencing from 1937 | $1,412 psf |
| PARKTOWN RESIDENCE | 1.5 km | D18 | 99 yrs lease commencing from 2023 | $2,367 psf |
| VUE 8 RESIDENCE | 1.5 km | D18 | 99 yrs lease commencing from 2012 | $1,291 psf |
| RIZ HAVEN | 1.6 km | D17 | 946 yrs lease commencing from 1938 | $1,182 psf |
| BLUWATERS | 1.7 km | D17 | 946 yrs lease commencing from 1938 | $1,066 psf |
| CASA PASIR RIS | 1.7 km | D17 | 946 yrs lease commencing from 1938 | $1,017 psf |
| LOYANG GROVE | 1.7 km | D17 | 99 yrs lease commencing from 1994 | $1,475 psf |
| CITYLIFE@TAMPINES | 1.7 km | D18 | 99 yrs lease commencing from 2012 | $1,306 psf |
| LOYANG GREEN | 1.7 km | D17 | — | — |
| BLUWATERS 2 | 1.8 km | D17 | 946 yrs lease commencing from 1938 | $992 psf |
| LOYANG TOWNHOUSES | 1.8 km | D17 | 946 yrs lease commencing from 1938 | $1,110 psf |
| THE TAMPINES TRILLIANT | 1.8 km | D18 | 99 yrs lease commencing from 2011 | $1,413 psf |
| ASTON RESIDENCE | 1.8 km | D17 | 946 yrs lease commencing from 1938 | $646 psf |
| THE EDGEWATER | 1.9 km | D17 | Freehold | $1,041 psf |
| WHITEWATER | 1.9 km | D18 | 99 yrs lease commencing from 2002 | $986 psf |
| LOYANG VILLAS | 2 km | D17 | 99 yrs lease commencing from 1993 | $1,208 psf |
| AZALEA PARK CONDOMINIUM | 2 km | D17 | 999 yrs lease commencing from 1885 | $1,052 psf |
Family-Friendly Condos (3BR+ Available)
Condos within 1km of Pasir Ris Secondary School with a track record of 3-bedroom or larger transactions — the layouts most families actually need.
| Condo | Distance | District | Avg PSF |
|---|---|---|---|
| PASIR RIS 8 | 350m | D18 | $1,684 psf |
| EASTVALE | 470m | D18 | $929 psf |
| COCO PALMS | 500m | D18 | $1,470 psf |
| D'NEST | 650m | D18 | $1,324 psf |
| NV RESIDENCES | 730m | D18 | $1,185 psf |
| THE PALETTE | 750m | D18 | $1,331 psf |
| LIVIA | 850m | D18 | $1,138 psf |
| THE RIVERINA | 880m | D18 | $1,283 psf |
| ELIAS GREEN | 890m | D18 | $861 psf |
| ELIAS TERRACE | 890m | D18 | $1,600 psf |
| D'ELIAS | 910m | D18 | $705 psf |
| OCEAN FRONT SUITES | 920m | D17 | $1,450 psf |
Overlapping School Catchments
Sitting near several schools broadens your options and supports rental demand. Other schools whose catchment overlaps Pasir Ris Secondary School:
- White Sands Primary School (Primary) — 180m
- Pasir Ris Primary School (Primary) — 190m
- Pasir Ris Crest Secondary School (Secondary) — 340m
- Brighton College (Singapore) (International) — 340m
- Elias Park Primary School (Primary) — 380m
- Stamford American International School (International) — 500m
The private condos list ranked by distance to Pasir Ris Secondary 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 (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 Pasir Ris Secondary 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 within 1km of Pasir Ris Secondary School?
Does living near Pasir Ris Secondary School help with admission?
What is the cheapest condo near Pasir Ris Secondary School?
Do condos near Pasir Ris Secondary School cost more?
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.
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.