Condos Near Presbyterian High School

School Proximity Last reviewed

Proximity to Presbyterian High 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 Presbyterian High 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 Presbyterian High 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.

By ShiokNest Data TeamUpdated
Key Takeaways
  • School: Presbyterian High School (Secondary)
  • Condos within 1km: 12
  • Condos within 2km: 164
  • Family-friendly (3BR+): 10

Condos Within 1km

Condos within the priority admission zone (1km) of Presbyterian High School.

Condos within 1km of Presbyterian High School
CondoDistanceDistrictTenureAvg PSF
REGENTVILLE160mD1999 yrs lease commencing from 1996$982 psf
HUNDRED PALMS RESIDENCES350mD1999 yrs lease commencing from 2016$1,839 psf
THE MINTON650mD1999-year leasehold$1,367 psf
LUXUS HILLS710mD28999 yrs lease commencing from 1879$2,432 psf
PARK VILLAS860mD1999 yrs lease commencing from 1994$1,373 psf
TERRASSE890mD1999 yrs lease commencing from 2010$1,330 psf
D'ZIRE890mD19999 yrs lease commencing from 1875$1,379 psf
POH HUAT GARDENS910mD19999 yrs lease commencing from 1883$1,439 psf
NOUVELLE PARK940mD19Freehold$1,279 psf
HENLEY GARDENS950mD1999 yrs lease commencing from 1996$1,262 psf
PRINCETON VALE960mD1999 yrs lease commencing from 1996$1,352 psf
GREEN PARK960mD16999 yrs lease commencing from 1878$1,666 psf
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Family-Friendly Tip
Living within 1km of Presbyterian High School gives your child priority admission. There are 12 condos in this zone with 10 offering 3-bedroom+ units.
🧮Can you afford a home near Presbyterian High School? Try the Affordability Calculator→

Condos 1\u{2013}2km Away

Condos 1–2km from Presbyterian High School
CondoDistanceDistrictAvg PSF
THE WATERLINE1 kmD19$1,280 psf
ONEROBEY1 kmD19$1,400 psf
PARRY PARK1 kmD19$2,018 psf
FONTAINE PARRY1 kmD19$1,341 psf
SELETAR VIEW1 kmD28$1,008 psf
HOUGANG GREEN1.1 kmD19$864 psf
PARKWOOD RESIDENCES1.1 kmD19$1,562 psf
PARRYVILLE1.1 kmD19$2,007 psf
KELULUT HILL1.1 kmD28$1,877 psf
THE GARDENS AT GERALD1.1 kmD28$833 psf
SELETAR HILLS ESTATE1.1 kmD28$1,494 psf
PARRY GREEN1.2 kmD19$1,333 psf
JADE VINE GARDENS1.2 kmD19$1,912 psf
SUMMER SCENT1.2 kmD19$1,184 psf
GERALD MUGLISTON ESTATE1.2 kmD28$1,334 psf
JADE GARDEN1.2 kmD10$1,711 psf
THE TOP RESIDENCE1.2 kmD19$978 psf
JEWEL @ CHUAN HOE1.2 kmD19$634 psf
THE FLORENCE RESIDENCES1.2 kmD19$1,746 psf
CHEN JING JUE MANSIONS1.2 kmD19—
SOVEREIGN @ SIMON1.2 kmD19—
AFFINITY AT SERANGOON1.2 kmD19$1,699 psf
D' SILVA TERRACE1.2 kmD19—
MUGLISTON HILL1.2 kmD28$1,665 psf
SIMON TERRACE1.3 kmD19—
GREEN SPRINGS1.3 kmD28$2,269 psf
ISUITES @ TANI1.3 kmD19$1,376 psf
THE FLORENTINE1.3 kmD19$1,197 psf
GERALD MUGLISTON1.3 kmD28$1,558 psf
D' KENARIS1.3 kmD28$1,048 psf
SANDILANDS RESIDENCES1.3 kmD19$1,888 psf
PARRY COURT1.3 kmD19$831 psf
SUMMER VILLAS1.3 kmD28$847 psf
FORTUNA GARDEN1.3 kmD19$2,021 psf
FLORENCE GARDENS1.3 kmD19$1,730 psf
GERALD GARDENS1.3 kmD28$1,398 psf
NANYANG PARK1.3 kmD19$1,473 psf
BELGRAVIA PARK1.3 kmD28$1,489 psf
EATON PARK1.3 kmD28$1,615 psf
PHILLIPS RESIDENCE1.3 kmD19$713 psf
SELETAR SPRINGS CONDOMINIUM1.3 kmD28$943 psf
FORTUNA GARDENS1.4 kmD19$1,921 psf
KECHUBONG TERRACE1.4 kmD28$1,740 psf
GERALD RESIDENCE1.4 kmD28$1,805 psf
DA SILVA VILLAS1.4 kmD19$2,070 psf
KENSINGTON PARK CONDOMINIUM1.4 kmD19$1,552 psf
GILLENIA1.4 kmD19$1,181 psf
ROSYTH RESIDENCE1.4 kmD19$1,338 psf
THE GARDEN RESIDENCES1.4 kmD19$1,809 psf
STRATTON PARK1.4 kmD28$1,251 psf
3@PHILLIPS1.5 kmD19$1,182 psf
PIN MANSIONS1.5 kmD19$1,339 psf
BLISS@KOVAN1.5 kmD19$1,465 psf
CHEPSTOW VILLE1.5 kmD19$845 psf
KJ MANSION1.5 kmD19—
ROSYTH LODGE1.5 kmD19$1,236 psf
THE SILVA GARDENS1.5 kmD19—
ROSYTH VILLE1.5 kmD19$1,145 psf
SERANGOON GARDEN VIEW1.5 kmD19$1,098 psf
BREEZY MANSIONS1.5 kmD19$1,349 psf
RICH.RESIDENCE1.5 kmD19$836 psf
ONE ROSYTH1.5 kmD19$1,217 psf
FLORENCE TERRACE1.5 kmD19$1,335 psf
GLASGOW TERRACE1.5 kmD19—
INFINIUM1.5 kmD19$752 psf
GLASGOW RESIDENCE1.5 kmD19$1,371 psf
SELETAR PARK RESIDENCE1.5 kmD28$1,227 psf
GLASGOW GREEN1.5 kmD19$2,077 psf
FIORENZA1.5 kmD19$1,302 psf
PEOPLE'S GARDEN1.5 kmD19$1,709 psf
21 RICHARDS1.6 kmD19$1,558 psf
KOVAN REGENCY1.6 kmD19$1,666 psf
JEWEL @ BUANGKOK1.6 kmD19$1,581 psf
ESPARINA RESIDENCES1.6 kmD19$1,496 psf
TREASURE MANSIONS1.6 kmD19$1,177 psf
3@SANDILANDS1.6 kmD19$1,276 psf
TREASURE GARDENS1.6 kmD19$1,154 psf
LOWLAND TERRACE1.6 kmD19$1,995 psf
LEITH GROVE1.6 kmD19$1,078 psf
THE COURTYARD1.6 kmD19$1,287 psf
BELGRAVIA VILLAS1.6 kmD28$991 psf
LOWLAND VIEW1.6 kmD19$1,864 psf
LEITH PARK1.6 kmD19$1,538 psf
JAZZ RESIDENCES1.6 kmD19$981 psf
LE ROYCE @ LEITH PARK1.6 kmD19$743 psf
ISUITES @ PALM1.6 kmD19$1,375 psf
THE GREENWICH1.6 kmD28$1,229 psf
BELGRAVIA ACE1.6 kmD28$1,086 psf
STRATTON GREEN1.6 kmD28$1,675 psf
SIMON PLAZA1.7 kmD19$1,298 psf
PARKWOOD COLLECTION1.7 kmD19$795 psf
PALM GROVE TERRACE1.7 kmD19$2,084 psf
LEGEND @ JANSEN1.7 kmD19$1,244 psf
PALM HAVEN1.7 kmD19$1,324 psf
PALM GROVE REGENCY1.7 kmD19$867 psf
THE TOPIARY1.7 kmD28$1,219 psf
HARMONY @ 1A1.7 kmD19$1,218 psf
BELGRAVIA GREEN1.7 kmD28$1,125 psf
THE QUARTZ1.7 kmD19$1,312 psf
SENGKANG GRAND RESIDENCES1.7 kmD19$1,817 psf
HILBRE281.7 kmD19$1,501 psf
FLORENCE GROVE1.7 kmD19$2,131 psf
KOVAN RESIDENCES1.7 kmD19$1,559 psf
THE OLD HOUSE1.7 kmD19$1,226 psf
JANSEN 281.7 kmD19$1,121 psf
MIRAMAR GARDENS1.7 kmD19$1,839 psf
KOVAN GARDENS1.7 kmD19$1,678 psf
SUITES @ KOVAN1.7 kmD19$1,560 psf
NAUNG RESIDENCE1.7 kmD19$1,467 psf
SILVER HILL1.7 kmD19$1,954 psf
8 @ STRATTON1.7 kmD28$603 psf
MINT RESIDENCES @ JANSEN1.8 kmD19$1,170 psf
RESIDENCES @ JANSEN1.8 kmD19$1,197 psf
BRIGHTON VIEW1.8 kmD19—
PALM GROVE CONDOMINIUM1.8 kmD19$1,362 psf
JANSEN HOUSE1.8 kmD19$2,044 psf
JANSEN SPRING1.8 kmD19—
HIGHLAND CONDOMINIUM1.8 kmD19$1,105 psf
D'HIRO@HILLSIDE1.8 kmD19$1,228 psf
TAI PENG GARDENS1.8 kmD19$1,842 psf
ESTE VILLA1.8 kmD28$916 psf
PARC GREENWICH1.8 kmD28$1,234 psf
SERANGOON GARDEN ESTATE1.8 kmD19$1,735 psf
HIGHLAND COTTAGES1.8 kmD19$1,237 psf
CHUAN GARDEN1.8 kmD19$1,396 psf
STARS OF KOVAN1.8 kmD19$1,796 psf
JANSEN 81.8 kmD19$816 psf
LANGE 281.9 kmD19$1,095 psf
THE SILVER SPURZ1.9 kmD19$1,007 psf
FORTUNA HILL1.9 kmD19$1,830 psf
MIDTOWN RESIDENCES1.9 kmD19$1,470 psf
NIM GARDENS1.9 kmD28$1,241 psf
JANSEN VIEW1.9 kmD19—
KOVAN GARDEN1.9 kmD19—
NIM COLLECTION1.9 kmD28$1,980 psf
H2O RESIDENCES1.9 kmD28$1,261 psf
KOVAN MELODY1.9 kmD19$1,478 psf
MARLENE VILLE1.9 kmD19$1,165 psf
THE TEMBUSU1.9 kmD19$1,812 psf
HILLSIDE MANSIONS1.9 kmD19$1,277 psf
MIMOSA PARK1.9 kmD28$1,230 psf
KOVAN ESQUIRE2 kmD19$1,430 psf
KOVAN CREST2 kmD19$1,340 psf
YIO CHU KANG TERRACE2 kmD19$2,210 psf
RIVERCOVE RESIDENCES2 kmD19$1,588 psf
DEDAP GARDENS2 kmD28$1,299 psf
KOVAN JEWEL2 kmD19$2,140 psf
SANFORD PARK2 kmD19$2,048 psf
PARK RESIDENCES KOVAN2 kmD19$1,770 psf
THE STRADIA2 kmD19$916 psf
BRIGHTON CREST2 kmD19$1,459 psf
HAI SING PARK2 kmD19$1,627 psf

Family-Friendly Condos (3BR+ Available)

Condos near Presbyterian High School with 3-bedroom or larger units suitable for families.

CondoDistanceDistrict
REGENTVILLE160mD19
HUNDRED PALMS RESIDENCES350mD19
THE MINTON650mD19
LUXUS HILLS710mD28
PARK VILLAS860mD19
TERRASSE890mD19
D'ZIRE890mD19
POH HUAT GARDENS910mD19
NOUVELLE PARK940mD19
HENLEY GARDENS950mD19

The private condos list ranked by distance to Presbyterian High 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 Presbyterian High 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 Presbyterian High School?
12 condos within 1km and 164 within 2km.
How is the distance to Presbyterian High 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 Presbyterian High 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 Presbyterian High 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.

Outlier-resistant medians anchor every PSF figure shown above. Volume counts are exact transaction tallies, not estimates.

Tags: School Proximity Secondary

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