Proximity to Ping Yi 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 Ping Yi 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 Ping Yi 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: Ping Yi Secondary School (Secondary)
- Condos within 1km: 55
- Condos within 2km: 107
- Family-friendly (3BR+): 10
Condos Within 1km
Condos within the priority admission zone (1km) of Ping Yi Secondary School.
| Condo | Distance | District | Tenure | Avg PSF |
|---|---|---|---|---|
| STRATFORD COURT | 150m | D16 | 99 yrs lease commencing from 1995 | $1,025 psf |
| SUMMER GARDENS | 200m | D16 | 99 yrs lease commencing from 1995 | $762 psf |
| THE SPRINGFIELD | 250m | D16 | 99 yrs lease commencing from 1995 | $818 psf |
| SIEW LIM PARK | 270m | D16 | Freehold | $944 psf |
| JIN DING GARDEN | 290m | D16 | Freehold | $1,199 psf |
| LUCKY HILL | 290m | D16 | Freehold | $1,815 psf |
| THE GLADES | 290m | D16 | 99 yrs lease commencing from 2013 | $1,613 psf |
| ENGLISH VILLAS | 320m | D16 | Freehold | $541 psf |
| BEDOK SHOPPING COMPLEX | 350m | D16 | 60 yrs lease commencing from 1977 | $280 psf |
| BEDOK RIA | 430m | D16 | Freehold | $1,844 psf |
| OPTIMA @ TANAH MERAH | 460m | D16 | 99 yrs lease commencing from 2008 | $1,395 psf |
| YUGI GARDEN | 460m | D16 | Freehold | $1,291 psf |
| PALMWOODS | 470m | D16 | 99 yrs lease commencing from 1996 | $1,004 psf |
| CASA MERAH | 500m | D16 | 99 yrs lease commencing from 2006 | $1,343 psf |
| D'MANOR | 520m | D16 | 99 yrs lease commencing from 1997 | $835 psf |
| BEDOK GROVE | 530m | D16 | Freehold | $2,063 psf |
| EAST VILLAGE | 530m | D16 | Freehold | $1,302 psf |
| SCENECA RESIDENCE | 560m | D16 | 99 yrs lease commencing from 2021 | $2,084 psf |
| EXCELSIOR GARDENS | 590m | D16 | Freehold | $2,239 psf |
| LIMAU VILLAS | 590m | D16 | 99 yrs lease commencing from 1996 | $1,367 psf |
| BEDOKVILLE | 610m | D16 | 999 yrs lease commencing from 1878 | $1,431 psf |
| EASTWOOD PARK | 630m | D16 | 99 yrs lease commencing from 1995 | $1,042 psf |
| KEW COTTAGES | 650m | D16 | Freehold | $1,423 psf |
| CAPRI VIEW | 660m | D16 | — | — |
| URBAN VISTA | 660m | D16 | 99 yrs lease commencing from 2012 | $1,495 psf |
| EAST MEADOWS | 670m | D16 | 99 yrs lease commencing from 1998 | $1,149 psf |
| EAST TUDOR | 670m | D16 | Freehold | $1,664 psf |
| CANARY PARK | 700m | D16 | Freehold | $1,641 psf |
| GRANDEUR PARK RESIDENCES | 720m | D16 | 99 yrs lease commencing from 2016 | $1,814 psf |
| TANAH MERAH GREEN | 720m | D16 | 99 yrs lease commencing from 1997 | $1,231 psf |
| LIMAU GROVE | 730m | D16 | Freehold | $946 psf |
| PROSPER GARDENS | 730m | D16 | Freehold | $2,088 psf |
| PICARDY GARDENS | 750m | D16 | Freehold | $1,457 psf |
| EASTERN GROVE | 770m | D16 | 999 yrs lease commencing from 1878 | $1,469 psf |
| BEDOK PESARI | 790m | D16 | Freehold | $1,430 psf |
| LIMAU PARK | 820m | D16 | Freehold | $1,181 psf |
| PEAKVILLE PARK | 820m | D16 | Freehold | $2,105 psf |
| BEDOK PARK | 830m | D16 | Freehold | $1,539 psf |
| KEW GATE | 860m | D16 | 99 yrs lease commencing from 1994 | $824 psf |
| CASA FLORA | 880m | D16 | Freehold | $1,152 psf |
| SIMEI GARDEN | 880m | D16 | Freehold | $1,377 psf |
| TANAH MERAH MANSION | 900m | D16 | Freehold | $1,146 psf |
| EASTWOOD GREEN | 910m | D16 | 99 yrs lease commencing from 1995 | $1,156 psf |
| FORTUNA SEAVIEW VILLAS | 910m | D16 | Freehold | $1,452 psf |
| PEAKVIEW ESTATE | 910m | D16 | Freehold | $1,773 psf |
| ECO | 920m | D16 | 99 yrs lease commencing from 2012 | $1,447 psf |
| RICHMOND VILLE | 920m | D16 | Freehold | $1,898 psf |
| THE TANAMERA | 920m | D16 | 99 yrs lease commencing from 1990 | $1,107 psf |
| KEW PLACE | 940m | D16 | Freehold | $1,515 psf |
| SEA BREEZE TERRACE | 950m | D16 | Freehold | $1,690 psf |
| TANAMERA CREST | 960m | D16 | 99 yrs lease commencing from 2000 | $1,008 psf |
| ZEPHYR PARK | 960m | D16 | Freehold | $1,422 psf |
| SPRINGWELL MANSIONS | 980m | D16 | — | — |
| EASTWOOD GREEN TERRACES | 990m | D16 | 99 yrs lease commencing from 1995 | $1,188 psf |
| BEDOK COURT | 1 km | D16 | 99 yrs lease commencing from 1982 | $977 psf |
Condos 1\u{2013}2km Away
| Condo | Distance | District | Avg PSF |
|---|---|---|---|
| PALM TREE NINES | 1 km | D16 | $1,345 psf |
| COUNTRY PARK CONDOMINIUM | 1 km | D16 | $1,570 psf |
| EASTWOOD WALK GARDENS | 1 km | D16 | $1,395 psf |
| EASTWOOD CENTRE | 1 km | D16 | $962 psf |
| KEW GROVE | 1 km | D16 | $1,523 psf |
| HOMES AT EASTWOOD PLACE | 1.1 km | D16 | $1,151 psf |
| EASTWOOD TERRACE | 1.1 km | D16 | $1,395 psf |
| GUAN SOON VILLAS | 1.1 km | D16 | $1,450 psf |
| GUAN SOON TERRACE | 1.1 km | D16 | $1,510 psf |
| EASTPOINT GREEN | 1.1 km | D18 | $1,032 psf |
| HELICONA LODGE | 1.1 km | D16 | — |
| FAIRMOUNT CONDOMINIUM | 1.1 km | D16 | $991 psf |
| BAGNALL HAUS | 1.1 km | D16 | $2,505 psf |
| EASTWOOD VILLE | 1.1 km | D16 | $1,116 psf |
| EAST COAST TERRACE | 1.2 km | D16 | — |
| KEW GREEN | 1.2 km | D16 | $820 psf |
| EASTWOOD LODGE | 1.2 km | D16 | $1,090 psf |
| EASTWOOD REGENCY | 1.2 km | D16 | $1,576 psf |
| KEW RESIDENCIA | 1.2 km | D16 | $753 psf |
| LAGUNA 88 | 1.2 km | D16 | $1,089 psf |
| SUNBIRD PARK | 1.3 km | D16 | $1,580 psf |
| MISTRAL PARK | 1.3 km | D16 | $1,561 psf |
| APOLLO GARDENS | 1.3 km | D16 | $1,212 psf |
| SUNBIRD VIEW | 1.3 km | D16 | $1,096 psf |
| HARVEY VIEW | 1.4 km | D16 | $1,695 psf |
| MY MANHATTAN | 1.4 km | D18 | $1,422 psf |
| DOUBLE BAY RESIDENCES | 1.4 km | D18 | $1,273 psf |
| TROPICAL SPRING | 1.5 km | D18 | $1,051 psf |
| PARBURY HILL CONDOMINIUM | 1.5 km | D16 | $1,509 psf |
| IDYLLIC EAST | 1.5 km | D16 | $1,280 psf |
| SIMEI GREEN CONDOMINIUM | 1.6 km | D18 | $949 psf |
| THE DAFFODIL | 1.6 km | D16 | $1,441 psf |
| COASTAL VILLAS | 1.6 km | D16 | $1,033 psf |
| LUCKY COURT | 1.6 km | D16 | $1,394 psf |
| MODENA | 1.6 km | D18 | $1,082 psf |
| BLEU @ EAST COAST | 1.6 km | D16 | $1,398 psf |
| RIVIERE | 1.7 km | D3 | $2,847 psf |
| RIVIERA RESIDENCES | 1.7 km | D16 | $1,715 psf |
| THE BAYSHORE | 1.7 km | D16 | $1,232 psf |
| THE CALYPSO | 1.8 km | D16 | $1,515 psf |
| SEA PAVILION RESIDENCES | 1.8 km | D16 | $2,170 psf |
| GOLDEN SHOWER PARK | 1.8 km | D16 | — |
| THE BAYCOURT | 1.8 km | D16 | $1,523 psf |
| THE SUMMIT | 1.8 km | D16 | $1,616 psf |
| TROPICANA CONDOMINIUM | 1.8 km | D16 | $1,078 psf |
| TREASURE AT TAMPINES | 1.8 km | D18 | $1,588 psf |
| VENEZIO | 1.8 km | D16 | $1,172 psf |
| BALCON EAST | 1.9 km | D16 | $1,402 psf |
| LUCKY VILLAS | 1.9 km | D16 | — |
| AQUARIUS BY THE PARK | 1.9 km | D16 | $1,156 psf |
| THE CLEARWATER | 2 km | D16 | $1,206 psf |
| BAYSHORE TERRACE | 2 km | D16 | — |
Family-Friendly Condos (3BR+ Available)
Condos near Ping Yi Secondary School with 3-bedroom or larger units suitable for families.
| Condo | Distance | District |
|---|---|---|
| STRATFORD COURT | 150m | D16 |
| SUMMER GARDENS | 200m | D16 |
| THE SPRINGFIELD | 250m | D16 |
| SIEW LIM PARK | 270m | D16 |
| JIN DING GARDEN | 290m | D16 |
| LUCKY HILL | 290m | D16 |
| THE GLADES | 290m | D16 |
| ENGLISH VILLAS | 320m | D16 |
| BEDOK SHOPPING COMPLEX | 350m | D16 |
| BEDOK RIA | 430m | D16 |
The private condos list ranked by distance to Ping Yi 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 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 Ping Yi 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 near Ping Yi Secondary School?
How is the distance to Ping Yi Secondary 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 Ping Yi Secondary 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 Ping Yi Secondary 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.