Proximity to Qifa 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 Qifa 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 Qifa 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: Qifa Primary School (Primary)
- Condos within 1km: 20
- Cheapest recorded entry within 1km: $678,000
- Within-1km avg PSF vs district: -27.0%
Location Map
Map shows Qifa Primary School (centre) with nearby condos. MOE measures the 1km/2km priority band as a straight line to the school’s central point — confirm any address on the official OneMap School Query, not a walking-route estimate.
- Qifa Primary School
- MONTEREY PARK CONDOMINIUM
- BOTANNIA
- TWIN VEW
- WHISTLER GRAND
- PARC RIVIERA
- THE INFINITI
- WEST COAST GARDENS
- CARABELLE
- NEWEST
- FABER RESIDENCE
- SUNGROVE
- WATERFRONT @ FABER
What the 1km Rule Actually Means
Living within 1km of Qifa Primary School gives Singapore-citizen children the top distance-priority tier in the MOE Primary 1 (P1) ballot (Phase 2C). Three things buyers most often get wrong:
- Distance is measured as a straight line to the school’s central point — not walking or driving distance. Verify any address on the official OneMap School Query.
- Within 1km is not a guarantee. The most sought-after schools ballot even within the 1km citizen tier.
- To use home-based priority you must live at the address for at least 30 months from the start of the exercise; MOE spot-checks and prosecutes false addresses.
Full mechanics — phases, balloting and the residency rule — are in the P1 registration & 1km-rule property guide.
Cheapest Units Within 1km
The most affordable way into Qifa Primary 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 |
|---|---|---|---|---|---|
| PARC RIVIERA | 440m | $678,000 | $1,124 psf | $1,576 psf | 99 yrs lease commencing from 2015 |
| HUNDRED TREES | 880m | $730,000 | $1,290 psf | $1,629 psf | 956 yrs lease commencing from 1928 |
| WHISTLER GRAND | 390m | $745,000 | $1,293 psf | $1,820 psf | 99 yrs lease commencing from 2018 |
| NEWEST | 610m | $745,000 | $692 psf | $1,177 psf | 956 yrs lease commencing from 1928 |
| TWIN VEW | 350m | $800,000 | $1,321 psf | $1,719 psf | 99 yrs lease commencing from 2017 |
| PARC CLEMATIS | 810m | $830,000 | $1,076 psf | $1,896 psf | 99 yrs lease commencing from 2019 |
| REGENT PARK | 1 km | $880,000 | $973 psf | $1,249 psf | 99 yrs lease commencing from 1993 |
| FABER CREST | 960m | $950,000 | $844 psf | $1,118 psf | 99 yrs lease commencing from 1996 |
| WATERFRONT @ FABER | 770m | $970,000 | $899 psf | $1,447 psf | 99 yrs lease commencing from 2013 |
| THE INFINITI | 440m | $1,168,000 | $1,104 psf | $1,422 psf | Freehold |
| CARABELLE | 490m | $1,235,000 | $1,243 psf | $1,605 psf | 956 yrs lease commencing from 1928 |
| BOTANNIA | 310m | $1,240,000 | $1,071 psf | $1,583 psf | 956 yrs lease commencing from 1928 |
| FABER RESIDENCE | 670m | $1,277,000 | $1,976 psf | $2,159 psf | 99 yrs lease commencing from 2025 |
| MONTEREY PARK CONDOMINIUM | 80m | $1,710,000 | $1,250 psf | $1,561 psf | 999 yrs lease commencing from 1885 |
| FABER HILLS | 820m | $1,990,000 | $895 psf | $1,562 psf | Freehold |
All Condos Within 1km
Every condominium within the priority-admission zone (1km) of Qifa Primary School, closest first.
| Condo | Distance | District | Tenure | Avg PSF | Walkability |
|---|---|---|---|---|---|
| MONTEREY PARK CONDOMINIUM | 80m | D5 | 999 yrs lease commencing from 1885 | $1,561 psf | 72/100 |
| BOTANNIA | 310m | D5 | 956 yrs lease commencing from 1928 | $1,583 psf | 67/100 |
| TWIN VEW | 350m | D5 | 99 yrs lease commencing from 2017 | $1,719 psf | 61/100 |
| WHISTLER GRAND | 390m | D5 | 99 yrs lease commencing from 2018 | $1,820 psf | 64/100 |
| PARC RIVIERA | 440m | D5 | 99 yrs lease commencing from 2015 | $1,576 psf | 61/100 |
| THE INFINITI | 440m | D5 | Freehold | $1,422 psf | 67/100 |
| WEST COAST GARDENS | 460m | D5 | 956 yrs lease commencing from 1928 | $1,786 psf | 74/100 |
| CARABELLE | 490m | D5 | 956 yrs lease commencing from 1928 | $1,605 psf | 74/100 |
| NEWEST | 610m | D5 | 956 yrs lease commencing from 1928 | $1,177 psf | 81/100 |
| FABER RESIDENCE | 670m | D5 | 99 yrs lease commencing from 2025 | $2,159 psf | 64/100 |
| SUNGROVE | 700m | D5 | 99 yrs lease commencing from 1994 | $436 psf | 83/100 |
| WATERFRONT @ FABER | 770m | D5 | 99 yrs lease commencing from 2013 | $1,447 psf | 56/100 |
| GREEN GARDENS | 790m | D5 | — | — | 90/100 |
| PARC CLEMATIS | 810m | D5 | 99 yrs lease commencing from 2019 | $1,896 psf | 85/100 |
| FABER HILLS | 820m | D5 | Freehold | $1,562 psf | 81/100 |
| WOODVIEW VILLAS | 860m | D5 | — | — | 90/100 |
| HUNDRED TREES | 880m | D5 | 956 yrs lease commencing from 1928 | $1,629 psf | 90/100 |
| WEST POINT PEARL GARDEN | 890m | D5 | Freehold | $1,413 psf | 90/100 |
| FABER CREST | 960m | D5 | 99 yrs lease commencing from 1996 | $1,118 psf | 67/100 |
| REGENT PARK | 1 km | D5 | 99 yrs lease commencing from 1993 | $1,249 psf | 90/100 |
Condos 1–2km Away
Condominiums between 1km and 2km from Qifa Primary School. Homes 1–2km away still outrank beyond-2km applicants in the citizen tier, so they remain a credible second option.
| Condo | Distance | District | Tenure | Avg PSF |
|---|---|---|---|---|
| THE TRILINQ | 1.1 km | D5 | 99 yrs lease commencing from 2012 | $1,665 psf |
| THE PARC CONDOMINIUM | 1.3 km | D5 | Freehold | $1,699 psf |
| WESTPEAK TERRACE | 1.4 km | D5 | Freehold | $1,937 psf |
| PASIR PANJANG GARDENS | 1.7 km | D5 | Freehold | $2,139 psf |
| THE CLEMENTVALE | 1.7 km | D5 | 99 yrs lease commencing from 1997 | $1,281 psf |
| SUNSET LODGE | 1.7 km | D21 | Freehold | $1,031 psf |
| FREESIA WOODS | 1.8 km | D21 | Freehold | $1,618 psf |
| CLAVON | 1.9 km | D5 | 99 yrs lease commencing from 2019 | $1,870 psf |
Family-Friendly Condos (3BR+ Available)
Condos within 1km of Qifa Primary School with a track record of 3-bedroom or larger transactions — the layouts most families actually need.
| Condo | Distance | District | Avg PSF |
|---|---|---|---|
| MONTEREY PARK CONDOMINIUM | 80m | D5 | $1,561 psf |
| BOTANNIA | 310m | D5 | $1,583 psf |
| TWIN VEW | 350m | D5 | $1,719 psf |
| WHISTLER GRAND | 390m | D5 | $1,820 psf |
| PARC RIVIERA | 440m | D5 | $1,576 psf |
| THE INFINITI | 440m | D5 | $1,422 psf |
| WEST COAST GARDENS | 460m | D5 | $1,786 psf |
| CARABELLE | 490m | D5 | $1,605 psf |
| NEWEST | 610m | D5 | $1,177 psf |
| FABER RESIDENCE | 670m | D5 | $2,159 psf |
| SUNGROVE | 700m | D5 | $436 psf |
| WATERFRONT @ FABER | 770m | D5 | $1,447 psf |
Rent vs Buy Within 1km
Some families rent within 1km purely to secure the P1 distance tier. It is legitimate, but weigh it carefully:
- The 30-month residency rule applies to renters too — you must genuinely live at the address for about 30 months from the start of the exercise.
- MOE runs address spot-checks and has prosecuted parents for false declarations.
- A caregiver’s address within 1km is downgraded to the 1–2km tier — it does not buy you the top band.
- Buying instead locks the address in permanently and captures any catchment appreciation, but ties up capital and stamp duty.
The private condos list ranked by distance to Qifa 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 (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 Qifa 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 within 1km of Qifa Primary School?
Does living within 1km of Qifa Primary School guarantee a Primary 1 place?
How is the 1km distance to Qifa Primary School measured?
Can I rent within 1km of Qifa Primary School just to secure priority?
Do condos near Qifa Primary 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.