Proximity to Paya Lebar Methodist Girls 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 Paya Lebar Methodist Girls 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 Paya Lebar Methodist Girls 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: Paya Lebar Methodist Girls' School (Secondary)
- Condos within 1km: 8
- Condos within 2km: 164
- Family-friendly (3BR+): 6
Condos Within 1km
Condos within the priority admission zone (1km) of Paya Lebar Methodist Girls' School.
| Condo | Distance | District | Tenure | Avg PSF |
|---|---|---|---|---|
| LE CRESCENDO | 180m | D14 | Freehold | $1,507 psf |
| SKY GREEN | 500m | D13 | Freehold | $1,694 psf |
| THE ANTARES | 740m | D14 | 99 yrs lease commencing from 2018 | $1,833 psf |
| SALLIM LODGE | 800m | D14 | Freehold | $1,092 psf |
| GRACE APARTMENTS | 850m | D14 | — | — |
| HAPPY GARDENS | 880m | D13 | Freehold | $1,654 psf |
| MATTAR RESIDENCES | 890m | D14 | Freehold | $2,230 psf |
| HAPPY MANSION | 1 km | D13 | Freehold | $1,075 psf |
Condos 1\u{2013}2km Away
| Condo | Distance | District | Avg PSF |
|---|---|---|---|
| MACPHERSON GARDEN ESTATE | 1.2 km | D13 | $2,441 psf |
| THE ARECA | 1.2 km | D19 | $957 psf |
| OASIS GARDEN | 1.3 km | D19 | $1,575 psf |
| OASIS @ MULBERRY | 1.3 km | D13 | $2,399 psf |
| SIMSVILLE | 1.3 km | D14 | $1,286 psf |
| SENNETT ESTATE | 1.4 km | D13 | $1,928 psf |
| SIMS URBAN OASIS | 1.4 km | D14 | $1,762 psf |
| BARTLEY VUE | 1.4 km | D19 | $1,964 psf |
| TRE RESIDENCES | 1.4 km | D14 | $1,702 psf |
| SIMS EDGE | 1.4 km | D14 | $1,636 psf |
| CENTRA HEIGHTS | 1.4 km | D14 | $1,647 psf |
| SUNFLOWER GRANDEUR | 1.4 km | D14 | $1,326 psf |
| PENROSE | 1.5 km | D14 | $1,928 psf |
| SIMS RESIDENCES | 1.5 km | D14 | $993 psf |
| FUYUEN COURT | 1.5 km | D14 | $1,237 psf |
| GUILIN MANSIONS | 1.5 km | D14 | $1,070 psf |
| SIMS DORADO | 1.5 km | D14 | $1,336 psf |
| CARMI MANSIONS | 1.5 km | D14 | $859 psf |
| REGAL 35 | 1.5 km | D14 | $1,198 psf |
| REZI 35 | 1.5 km | D14 | $1,641 psf |
| SUNNY GROVE | 1.5 km | D14 | $1,083 psf |
| CRYSTAL DEW | 1.5 km | D14 | $1,090 psf |
| SIXTEEN35 RESIDENCES | 1.5 km | D14 | $1,570 psf |
| CALIN MANSIONS | 1.5 km | D14 | $819 psf |
| CENTRAL GROVE | 1.5 km | D14 | $1,269 psf |
| D'WEAVE | 1.5 km | D14 | $1,599 psf |
| LOTUS AT PAYA LEBAR (EAST WING) | 1.5 km | D14 | — |
| LOTUS AT PAYA LEBAR (WEST WING) | 1.5 km | D14 | — |
| CHEN FANG MANSIONS | 1.5 km | D14 | $1,217 psf |
| CHOON MOEY MANSIONS | 1.5 km | D14 | — |
| GEYLANG MANSION | 1.5 km | D14 | — |
| MORO MANSIONS | 1.5 km | D14 | $1,247 psf |
| PARK PLACE RESIDENCES AT PLQ | 1.5 km | D14 | $2,193 psf |
| PAYA LEBAR RESIDENCES | 1.5 km | D14 | $1,673 psf |
| BAODE BUILDING | 1.5 km | D14 | $1,572 psf |
| TIVOLI LODGE | 1.5 km | D14 | — |
| CAMELLIA LODGE | 1.5 km | D14 | $1,119 psf |
| MANSIONS 28 | 1.5 km | D14 | — |
| PALM LODGE | 1.5 km | D14 | $1,233 psf |
| DELIGHT COURT | 1.6 km | D14 | $1,239 psf |
| COSY LODGE | 1.6 km | D14 | $1,163 psf |
| EVER LODGE | 1.6 km | D14 | — |
| BARTLEY RIDGE | 1.6 km | D13 | $1,708 psf |
| CENTRA LOFT | 1.6 km | D14 | $1,426 psf |
| SIMS MEADOWS | 1.6 km | D14 | $1,206 psf |
| ATHENA VILLE | 1.6 km | D14 | — |
| BOTANIQUE AT BARTLEY | 1.6 km | D19 | $1,792 psf |
| PLATINUM RESIDENCE | 1.6 km | D14 | — |
| SMART SUITES | 1.6 km | D14 | $1,399 psf |
| SUITES @ SIMS | 1.6 km | D14 | $1,643 psf |
| TORIEVIEW MANSIONS | 1.7 km | D14 | $1,159 psf |
| CITY PLAZA | 1.7 km | D14 | $1,530 psf |
| GRANDLINK SQUARE | 1.7 km | D14 | $1,275 psf |
| PARK 1 SUITES | 1.7 km | D14 | $1,430 psf |
| ASTON MANSIONS | 1.7 km | D14 | $1,045 psf |
| YINCHUAN BUILDING | 1.7 km | D14 | — |
| SIMS GREEN | 1.7 km | D14 | $987 psf |
| THE WATER EDGE | 1.7 km | D14 | $1,530 psf |
| BALMY COURT | 1.7 km | D14 | $1,029 psf |
| CENTRA SUITES | 1.7 km | D14 | $1,551 psf |
| EVERGREEN VIEW | 1.7 km | D14 | $1,092 psf |
| MILL AT 32 | 1.7 km | D14 | — |
| SUNFLOWER LODGE | 1.7 km | D14 | $907 psf |
| THE ARIZON | 1.7 km | D14 | $762 psf |
| KATONG REGENCY | 1.7 km | D15 | $1,894 psf |
| THE ETAGE | 1.7 km | D14 | — |
| EXCELLENCE MANSIONS | 1.7 km | D14 | — |
| PENANG SERVICE APARTMENTS | 1.7 km | D14 | $1,116 psf |
| SKT MANSIONS | 1.7 km | D14 | $1,119 psf |
| ATRIUM RESIDENCES | 1.8 km | D14 | $1,277 psf |
| METRO LOFT | 1.8 km | D14 | $1,510 psf |
| THE SANCTUARY @ GEYLANG | 1.8 km | D14 | $1,272 psf |
| BARTLEY RESIDENCES | 1.8 km | D19 | $1,613 psf |
| EAST 25 APARTMENTS | 1.8 km | D14 | $1,225 psf |
| ESTA RUBY | 1.8 km | D14 | $1,737 psf |
| THE ALCOVE | 1.8 km | D14 | $983 psf |
| THE WATERINA | 1.8 km | D14 | $1,679 psf |
| BLUWEL APARTMENTS | 1.8 km | D14 | — |
| CENTRO MANSIONS | 1.8 km | D14 | $1,239 psf |
| ENG APARTMENTS | 1.8 km | D14 | — |
| THE CENTREN | 1.8 km | D14 | $1,476 psf |
| CENTRA STUDIOS | 1.8 km | D14 | $1,627 psf |
| SUNFLOWER VIEW | 1.8 km | D14 | $1,234 psf |
| THE SUNFLOWER | 1.8 km | D14 | $1,213 psf |
| ZYANYA | 1.8 km | D14 | $1,891 psf |
| CRYSTAL DE AZURE | 1.8 km | D19 | $1,062 psf |
| GEYLANG HERITAGE | 1.8 km | D14 | $1,067 psf |
| GREEN COURT | 1.8 km | D14 | $1,156 psf |
| THE AMARELLE | 1.8 km | D15 | $1,575 psf |
| THE GATZ | 1.8 km | D14 | $1,866 psf |
| GALAXY TOWERS | 1.8 km | D15 | $1,373 psf |
| IDYLLIC SUITES | 1.8 km | D14 | $1,432 psf |
| LOFT 33 | 1.8 km | D14 | $1,442 psf |
| THE MIDAS | 1.8 km | D14 | $1,138 psf |
| TIVOLI GARDENS | 1.8 km | D19 | $1,380 psf |
| EDENZ SUITES | 1.8 km | D14 | $1,415 psf |
| NESS | 1.8 km | D14 | $1,423 psf |
| REZI 26 | 1.8 km | D14 | $1,378 psf |
| SILVERSCAPE | 1.8 km | D14 | $1,541 psf |
| COSY 23 | 1.8 km | D14 | $1,131 psf |
| PRIMEDGE | 1.8 km | D14 | $1,451 psf |
| SUITES 28 | 1.8 km | D14 | $1,165 psf |
| KATONG VILLE | 1.9 km | D15 | $1,657 psf |
| CENTRAL MEADOWS | 1.9 km | D14 | $1,274 psf |
| EASTELLAR | 1.9 km | D15 | — |
| SUITES @ GUILLEMARD | 1.9 km | D15 | $1,539 psf |
| SUNFLOWER RESIDENCE | 1.9 km | D14 | $1,142 psf |
| AVANT RESIDENCES | 1.9 km | D14 | $1,481 psf |
| THE SUNNY SPRING | 1.9 km | D14 | $1,421 psf |
| URBAN TREASURES | 1.9 km | D14 | $1,998 psf |
| GRAY MANSIONS | 1.9 km | D15 | — |
| MELOSA | 1.9 km | D14 | $1,439 psf |
| CASA EMERALD | 1.9 km | D14 | $1,203 psf |
| LE ARC | 1.9 km | D14 | $967 psf |
| VIENTO | 1.9 km | D14 | $1,469 psf |
| # 1 LOFT | 1.9 km | D14 | $1,258 psf |
| REZI 3TWO | 1.9 km | D14 | $1,566 psf |
| 33 RESIDENCES | 1.9 km | D14 | $1,601 psf |
| CASA AERATA | 1.9 km | D14 | $1,424 psf |
| GEYLANG CONSERVATION AREA | 1.9 km | D14 | $2,182 psf |
| LA FLEUR | 1.9 km | D14 | $1,438 psf |
| SIGNATURE CREST | 1.9 km | D15 | $1,473 psf |
| GUILIN COURT | 1.9 km | D14 | $1,095 psf |
| GUILLEMARD EDGE | 1.9 km | D14 | $1,543 psf |
| PAYA LEBAR GARDENS | 1.9 km | D19 | $2,398 psf |
| BELLAVILLE | 1.9 km | D13 | $785 psf |
| SUNFLOWER MANSIONS | 1.9 km | D14 | $1,045 psf |
| VERSAILLES | 1.9 km | D15 | $1,449 psf |
| BUTTERWORTH VIEW | 1.9 km | D15 | $1,498 psf |
| DAWN VILLE | 1.9 km | D15 | $1,491 psf |
| FENG LAI MANSION | 1.9 km | D14 | — |
| GRANDVIEW SUITES | 1.9 km | D14 | $1,249 psf |
| LA BRISA | 1.9 km | D14 | $1,431 psf |
| PARK COURT | 1.9 km | D15 | $1,242 psf |
| SANDY EIGHT | 1.9 km | D15 | $1,834 psf |
| THE NAVIAN | 1.9 km | D14 | $1,741 psf |
| THE SILVER FIR | 1.9 km | D15 | $1,591 psf |
| BUTTERWORTH 33 | 2 km | D15 | $1,815 psf |
| OLLOI | 2 km | D15 | $1,859 psf |
| EDENZ LOFT | 2 km | D14 | $1,389 psf |
| JUPITER 18 | 2 km | D15 | $1,473 psf |
| WORTHINGTON | 2 km | D15 | $1,322 psf |
| 28 IMPERIAL RESIDENCES | 2 km | D14 | $1,548 psf |
| CASSIA EDGE | 2 km | D14 | $1,416 psf |
| KENSINGTON SQUARE | 2 km | D19 | $1,482 psf |
| THE OCTET | 2 km | D14 | $1,446 psf |
| BLOSSOM VIEW | 2 km | D14 | $1,024 psf |
| GPL TERRACE | 2 km | D13 | $2,208 psf |
| BUTTERWORTH 8 | 2 km | D15 | $1,798 psf |
| GUILLEMARD APARTMENTS | 2 km | D14 | — |
| KEMBANGAN ESTATE | 2 km | D14 | $1,776 psf |
| RESERVOIR VILLAS | 2 km | D14 | $1,239 psf |
| SPRING @ LANGSAT | 2 km | D15 | $1,405 psf |
| THE LATTIZ | 2 km | D14 | $1,351 psf |
| NOMA | 2 km | D14 | $1,691 psf |
| SHEBA LODGE | 2 km | D15 | $1,411 psf |
Family-Friendly Condos (3BR+ Available)
Condos near Paya Lebar Methodist Girls' School with 3-bedroom or larger units suitable for families.
| Condo | Distance | District |
|---|---|---|
| LE CRESCENDO | 180m | D14 |
| SKY GREEN | 500m | D13 |
| THE ANTARES | 740m | D14 |
| SALLIM LODGE | 800m | D14 |
| HAPPY GARDENS | 880m | D13 |
| HAPPY MANSION | 1 km | D13 |
The private condos list ranked by distance to Paya Lebar Methodist Girls 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 Paya Lebar Methodist Girls 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 Paya Lebar Methodist Girls' School?
How is the distance to Paya Lebar Methodist Girls 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 Paya Lebar Methodist Girls 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 Paya Lebar Methodist Girls 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.