Proximity to Raffles Girls 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 Raffles Girls 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 Raffles Girls 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: Raffles Girls' Primary School (Primary)
- Condos within 1km: 60
- Condos within 2km: 233
- Family-friendly (3BR+): 6
Condos Within 1km
Condos within the priority admission zone (1km) of Raffles Girls' Primary School.
| Condo | Distance | District | Tenure | Avg PSF |
|---|---|---|---|---|
| GALLOP PARK | 40m | D10 | — | — |
| GALLOP VILLAS | 120m | D10 | Freehold | $2,394 psf |
| CHIP HOCK GARDENS | 330m | D10 | Freehold | $2,396 psf |
| CLUNY PARK | 350m | D10 | — | — |
| WOOLLERTON PARK | 350m | D10 | Freehold | $2,282 psf |
| CAMWOOD PARK | 380m | D10 | — | — |
| THE SIENA | 380m | D10 | 99 yrs lease commencing from 2013 | $1,767 psf |
| GALLOP GREEN | 390m | D10 | Freehold | $2,393 psf |
| DUKES RESIDENCE | 440m | D10 | Freehold | $1,965 psf |
| GALLOP COURT | 450m | D10 | — | — |
| GALLOP GABLES | 450m | D10 | Freehold | $2,083 psf |
| THE ASANA | 480m | D10 | Freehold | $2,431 psf |
| SOMMERVILLE GRANDEUR | 490m | D10 | Freehold | $2,092 psf |
| KINGSVILLE | 500m | D10 | 102 yrs lease commencing from 1996 | $1,577 psf |
| LUTHERAN TOWERS | 500m | D10 | 103 yrs lease commencing from 1974 | $1,090 psf |
| KING'S LODGE | 520m | D10 | Freehold | $1,933 psf |
| GALLOP GARDENS | 530m | D10 | — | — |
| KING'S 8 | 540m | D10 | Freehold | $997 psf |
| CLUNY PARK RESIDENCE | 590m | D10 | Freehold | $2,720 psf |
| CROWN CENTRE | 600m | D10 | — | — |
| KING'S ARCADE | 620m | D10 | — | — |
| CORONATION ARCADE | 630m | D10 | Freehold | $1,490 psf |
| SERENE CENTRE | 630m | D10 | — | — |
| SPANISH VILLAGE | 630m | D10 | Freehold | $2,057 psf |
| CLUNY COURT | 670m | D10 | — | — |
| CORONATION SHOPPING PLAZA | 700m | D10 | Freehold | $1,453 psf |
| PRINCESS OF WALES PARK | 720m | D10 | 999 yrs lease commencing from 1875 | $2,456 psf |
| BOTANIC @ CLUNY PARK | 740m | D10 | Freehold | $1,397 psf |
| DUNEARN 386 | 760m | D11 | Freehold | $2,371 psf |
| KING'S GARDEN | 770m | D10 | Freehold | $2,408 psf |
| VILLA DELLE ROSE | 770m | D10 | Freehold | $1,631 psf |
| DUNEARN REGENCY | 780m | D11 | — | — |
| VICTORIA PARK | 780m | D10 | — | — |
| DUNEARN SUITES | 790m | D11 | Freehold | $2,015 psf |
| SHELFORD GREEN | 790m | D11 | Freehold | $1,759 psf |
| THE LEVELZ | 790m | D10 | Freehold | $1,850 psf |
| CORONATION VILLE | 800m | D10 | 999 yrs lease commencing from 1875 | $2,385 psf |
| DUKE'S GARDEN | 800m | D10 | 999 yrs lease commencing from 1875 | $2,663 psf |
| SUTTON PLACE | 800m | D10 | Freehold | $1,659 psf |
| THE TRESOR | 800m | D10 | 999 yrs lease commencing from 1875 | $2,434 psf |
| CHARMING GARDEN | 810m | D10 | 999 yrs lease commencing from 1875 | $1,880 psf |
| CORONATION GARDENS | 810m | D10 | 999 yrs lease commencing from 1875 | $2,928 psf |
| DUNEARN LODGE | 820m | D11 | 99 yrs lease commencing from 1993 | $1,361 psf |
| ONE DUCHESS | 840m | D10 | 999 yrs lease commencing from 1875 | $2,312 psf |
| D'LEEDON | 850m | D10 | 99 yrs lease commencing from 2010 | $1,858 psf |
| WILSHIRE RESIDENCES | 850m | D10 | Freehold | $2,642 psf |
| WATERFALL GARDENS | 860m | D10 | Freehold | $1,953 psf |
| ADAM PLACE | 880m | D11 | Freehold | $1,783 psf |
| DUCHESS MANOR | 880m | D10 | 999 yrs lease commencing from 1875 | $2,260 psf |
| ADAM GREEN | 890m | D11 | — | — |
| DUCHESS ROYALE | 890m | D10 | 999 yrs lease commencing from 1875 | $2,060 psf |
| WATTEN ESTATE | 890m | D11 | Freehold | $2,574 psf |
| SOMMERVILLE PARK | 900m | D10 | Freehold | $2,039 psf |
| BOTANIKA | 920m | D10 | Freehold | $2,262 psf |
| HOLLAND GEMS | 920m | D10 | — | — |
| 10 SHELFORD | 930m | D11 | — | $1,718 psf |
| CORONATION VILLAGE | 950m | D10 | 999 yrs lease commencing from 1875 | $2,861 psf |
| LEEDON GREEN | 960m | D10 | Freehold | $2,785 psf |
| SHELFORD REGENCY | 1 km | D11 | Freehold | $1,885 psf |
| VERDURE | 1 km | D10 | Freehold | $1,852 psf |
Condos 1\u{2013}2km Away
| Condo | Distance | District | Avg PSF |
|---|---|---|---|
| THE COTERIE @ HOLLAND | 1 km | D10 | $2,176 psf |
| THE SHELFORD | 1 km | D11 | $2,249 psf |
| DUET | 1 km | D10 | $1,908 psf |
| SHELFORD SUITES | 1 km | D11 | $1,855 psf |
| UNIVERSITY PARK | 1 km | D11 | $1,407 psf |
| VICTORIA PARK VILLAS | 1 km | D10 | $2,322 psf |
| THE HOLLAND COLLECTION | 1 km | D10 | $2,254 psf |
| UNIT 8 | 1 km | D10 | $1,673 psf |
| CAPITOL PARK | 1 km | D11 | $2,519 psf |
| HOLLAND MEWS | 1.1 km | D10 | $1,919 psf |
| BOTANIC LODGE | 1.1 km | D10 | — |
| LIEN TOWERS | 1.1 km | D10 | $1,657 psf |
| LEEDON RESIDENCE | 1.1 km | D10 | $2,613 psf |
| 18 SHELFORD | 1.1 km | D11 | $1,934 psf |
| 21 SHELFORD | 1.1 km | D11 | $2,086 psf |
| CORONATION GROVE | 1.1 km | D10 | $1,828 psf |
| SHELFORD 23 | 1.1 km | D11 | $1,736 psf |
| HOLLAND 100 | 1.2 km | D10 | — |
| HOLLANDSWOOD COURT | 1.2 km | D10 | $980 psf |
| DUCHESS CREST | 1.2 km | D10 | $1,716 psf |
| NASSIM REGENCY | 1.2 km | D10 | — |
| D'CHATEAU @ SHELFORD | 1.2 km | D11 | $1,792 psf |
| ADAM PARK CONDOMINIUM | 1.2 km | D11 | $1,712 psf |
| REBECCA PARK | 1.2 km | D10 | $1,763 psf |
| SHELFORD MANSIONS | 1.2 km | D11 | $1,142 psf |
| DE LENTE | 1.2 km | D10 | $1,776 psf |
| HYLL ON HOLLAND | 1.2 km | D10 | $2,648 psf |
| HOLLAND VALE | 1.2 km | D10 | — |
| FAIRLODGE | 1.2 km | D10 | $1,746 psf |
| DUCHESS PLACE | 1.2 km | D10 | — |
| HOLLAND HILL LODGE | 1.2 km | D10 | $1,582 psf |
| HOLLAND MANSION | 1.2 km | D10 | — |
| WATTEN RESIDENCES | 1.2 km | D11 | $1,094 psf |
| BLISSFUL VIEW | 1.3 km | D10 | — |
| DALVEY VILLAS | 1.3 km | D10 | $2,382 psf |
| DUCHESS GARDEN | 1.3 km | D10 | $2,348 psf |
| SHELFORD VIEW | 1.3 km | D11 | $1,632 psf |
| THE CORNWALL | 1.3 km | D10 | $1,957 psf |
| D' DALVEY | 1.3 km | D10 | $1,951 psf |
| TREVOSE 12 | 1.3 km | D11 | — |
| DUCHESS RESIDENCES | 1.3 km | D10 | $1,921 psf |
| WATTEN HOUSE | 1.3 km | D11 | $3,236 psf |
| HOLLAND HILL PARK | 1.3 km | D10 | $1,777 psf |
| THE GLENCAIRD RESIDENCES | 1.3 km | D10 | — |
| 28 SHELFORD | 1.3 km | D11 | $1,990 psf |
| BIN TONG PARK | 1.3 km | D10 | $2,235 psf |
| HILLCREST VILLA | 1.3 km | D11 | $1,213 psf |
| CAMDEN PARK | 1.3 km | D11 | $1,781 psf |
| DALVEY COURT | 1.3 km | D10 | $1,551 psf |
| LEWIS LODGE | 1.3 km | D10 | — |
| WHITE HOUSE PARK | 1.3 km | D10 | $3,017 psf |
| HOLLAND PEAK | 1.3 km | D10 | $1,837 psf |
| MARGOLIOUTH VILLAS | 1.3 km | D10 | — |
| POINT LOMA | 1.3 km | D11 | — |
| NASSIM MANSION | 1.4 km | D10 | $3,012 psf |
| TUDOR VIEW | 1.4 km | D11 | — |
| BOTANIC GARDENS VIEW | 1.4 km | D10 | $2,392 psf |
| THE LEGACY | 1.4 km | D10 | $1,875 psf |
| THE PARK VALE | 1.4 km | D11 | $1,773 psf |
| TUDOR TEN | 1.4 km | D11 | $661 psf |
| YGK GARDEN | 1.4 km | D10 | $2,119 psf |
| 15 HOLLAND HILL | 1.4 km | D10 | $3,051 psf |
| CASABELLA | 1.4 km | D10 | $1,800 psf |
| HOLLAND TOWER | 1.4 km | D10 | $1,621 psf |
| SIGNATURE AT LEWIS | 1.4 km | D10 | $1,910 psf |
| VIZ AT HOLLAND | 1.4 km | D10 | $1,792 psf |
| HOLLAND SUITES | 1.4 km | D10 | $1,920 psf |
| WATTEN HILL | 1.4 km | D11 | $1,737 psf |
| BOTANIC GARDENS MANSION | 1.4 km | D10 | $2,118 psf |
| FERNHILL COTTAGE | 1.5 km | D10 | $1,864 psf |
| THE BELMONT | 1.5 km | D10 | $1,916 psf |
| THE ENCLAVE . HOLLAND | 1.5 km | D10 | $2,184 psf |
| FERNHILL COURT | 1.5 km | D10 | — |
| PARVIS | 1.5 km | D10 | $2,245 psf |
| JAYA TOWER | 1.5 km | D10 | $2,043 psf |
| MOOI RESIDENCES | 1.5 km | D10 | $2,468 psf |
| HOLLAND COURT | 1.5 km | D10 | $1,976 psf |
| LUSH ON HOLLAND HILL | 1.5 km | D10 | $1,985 psf |
| THE GLYNDEBOURNE | 1.5 km | D11 | $2,130 psf |
| THE TREVOSE | 1.5 km | D11 | $1,596 psf |
| PEIRCE VILLAS | 1.5 km | D10 | $2,144 psf |
| SYLVAN LODGE | 1.5 km | D10 | $1,470 psf |
| CHATELET | 1.6 km | D10 | $1,987 psf |
| FERNHILL GARDEN | 1.6 km | D10 | — |
| CHIP BEE GARDENS | 1.6 km | D10 | $2,089 psf |
| JADE MANSION | 1.6 km | D10 | $1,833 psf |
| FERNHILL RESIDENCES | 1.6 km | D10 | — |
| THE EQUATORIAL | 1.6 km | D10 | $2,052 psf |
| TREVOSE PLACE | 1.6 km | D11 | — |
| DALVEY HAUS | 1.6 km | D10 | $3,503 psf |
| DLV. | 1.6 km | D10 | $1,627 psf |
| 8 NAPIER | 1.6 km | D10 | $3,337 psf |
| GREENDALE COURT | 1.6 km | D11 | $1,335 psf |
| LEEDON 2 | 1.6 km | D10 | $2,036 psf |
| LOFT@HOLLAND | 1.6 km | D10 | $2,403 psf |
| WHITE HOUSE RESIDENCES | 1.6 km | D10 | — |
| WILMER PARK | 1.6 km | D10 | — |
| KHEAM HOCK GARDENS | 1.6 km | D11 | $1,553 psf |
| CASA PERLA | 1.6 km | D11 | — |
| LADYHILL PARK | 1.6 km | D10 | $1,859 psf |
| ORANGE GROVE RESIDENCES | 1.6 km | D10 | $2,134 psf |
| FERNHILL PLACE | 1.7 km | D10 | — |
| NAMLY COURT | 1.7 km | D10 | $1,582 psf |
| STEVENS SUITES | 1.7 km | D10 | $1,728 psf |
| ORANGE REGENCY | 1.7 km | D10 | — |
| THE MERASAGA | 1.7 km | D10 | $1,895 psf |
| SHAMROCK VILLAS | 1.7 km | D10 | $773 psf |
| STEVEN'S COURT | 1.7 km | D10 | $1,397 psf |
| 19 NASSIM | 1.7 km | D10 | $3,401 psf |
| CASA UNO | 1.7 km | D10 | — |
| KUIE PONG LOFT | 1.7 km | D10 | $2,483 psf |
| DUNEARN ESTATE | 1.7 km | D11 | $2,569 psf |
| GARDEN APARTMENTS | 1.7 km | D10 | $1,979 psf |
| THE CAPRI | 1.7 km | D10 | $1,650 psf |
| LOFT @ STEVENS | 1.7 km | D10 | $2,152 psf |
| THE ELEMENT @ STEVENS | 1.7 km | D10 | $1,926 psf |
| THE LOFT | 1.7 km | D10 | $2,090 psf |
| THE NASSIM | 1.7 km | D10 | $4,325 psf |
| WILLYN VILLE | 1.7 km | D10 | $1,895 psf |
| HILLCREST PARK | 1.7 km | D11 | $2,488 psf |
| LE GROVE | 1.7 km | D10 | — |
| NASSIM PARK RESIDENCES | 1.7 km | D10 | $3,896 psf |
| THE FERNHILL | 1.7 km | D10 | $1,998 psf |
| CORONA COURT | 1.8 km | D10 | — |
| FORD PLACE | 1.8 km | D10 | — |
| STEVENS LOFT | 1.8 km | D10 | $1,743 psf |
| THE ARCADIA | 1.8 km | D11 | $1,118 psf |
| THE LADYHILL | 1.8 km | D10 | $2,493 psf |
| FIFTY-TWO STEVENS | 1.8 km | D10 | $1,827 psf |
| SHANGRI-LA RESIDENCES | 1.8 km | D10 | — |
| LES MAISONS NASSIM | 1.8 km | D10 | $5,545 psf |
| THE ORANGE GROVE | 1.8 km | D10 | $2,076 psf |
| ASTRID MEADOWS | 1.8 km | D10 | $2,157 psf |
| WARNER COURT | 1.8 km | D10 | $1,709 psf |
| ALIAS VILLAS | 1.8 km | D10 | — |
| BEAUFORT ON NASSIM | 1.8 km | D10 | $2,652 psf |
| CORONA VILLE | 1.8 km | D10 | $1,598 psf |
| THE SOLITAIRE | 1.8 km | D10 | $2,201 psf |
| TREVOSE PARK | 1.8 km | D11 | $1,978 psf |
| VAN HOLLAND | 1.8 km | D10 | $2,872 psf |
| LOUIS GARDEN | 1.9 km | D10 | — |
| SECOND AVENUE JUNCTION | 1.9 km | D10 | $1,559 psf |
| GREENWOOD VILLAS | 1.9 km | D11 | $2,736 psf |
| OEI TIONG HAM PARK | 1.9 km | D10 | $2,219 psf |
| TANGLIN HILL VILLAS | 1.9 km | D10 | $2,507 psf |
| JEWEL OF BALMORAL | 1.9 km | D10 | $2,147 psf |
| PARC STEVENS | 1.9 km | D10 | $2,271 psf |
| SHAMROCK PARK | 1.9 km | D10 | $2,447 psf |
| RAFFLES PARK | 1.9 km | D11 | $2,213 psf |
| SANNY PARK | 1.9 km | D11 | $2,644 psf |
| URBAN EDGE @ HOLLAND V | 1.9 km | D10 | $1,825 psf |
| ASTRIDVILLE | 1.9 km | D10 | $1,541 psf |
| BALMORAL HILLS | 1.9 km | D10 | $2,146 psf |
| SAGE | 1.9 km | D10 | $3,063 psf |
| CHELSEA GARDENS | 1.9 km | D10 | $1,863 psf |
| NASSIMVILLE | 1.9 km | D10 | — |
| THE BALMORAL | 1.9 km | D10 | $1,861 psf |
| GARDENVILLE | 1.9 km | D10 | $2,080 psf |
| ST MARTIN RESIDENCE | 1.9 km | D10 | $2,202 psf |
| ROBIN RESIDENCES | 1.9 km | D10 | $2,400 psf |
| HOLLAND VILLAGE | 1.9 km | D10 | — |
| ALLAMANDA GROVE | 2 km | D10 | $2,323 psf |
| TANGLIN HILL CONDOMINIUM | 2 km | D10 | $1,852 psf |
| TANGLIN RESIDENCES | 2 km | D10 | $2,000 psf |
| THE FORD @ HOLLAND | 2 km | D10 | $1,994 psf |
| ROBIN REGALIA | 2 km | D10 | $1,850 psf |
| NASSIM 9 | 2 km | D10 | $3,226 psf |
| FIFTEEN ROBIN | 2 km | D10 | — |
| GRANGE RESIDENCES | 2 km | D10 | $3,091 psf |
| 21 ANDERSON | 2 km | D10 | $4,885 psf |
| AVALON | 2 km | D10 | $2,113 psf |
| TANGLIN HILL MEADOWS | 2 km | D10 | $2,165 psf |
| ONE ROBIN | 2 km | D10 | $1,733 psf |
Family-Friendly Condos (3BR+ Available)
Condos near Raffles Girls' Primary School with 3-bedroom or larger units suitable for families.
| Condo | Distance | District |
|---|---|---|
| GALLOP VILLAS | 120m | D10 |
| CHIP HOCK GARDENS | 330m | D10 |
| WOOLLERTON PARK | 350m | D10 |
| THE SIENA | 380m | D10 |
| GALLOP GREEN | 390m | D10 |
| DUKES RESIDENCE | 440m | D10 |
The private condos list ranked by distance to Raffles Girls 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 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 Raffles Girls 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 near Raffles Girls' Primary School?
How is the distance to Raffles Girls Primary 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 Raffles Girls Primary 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 Raffles Girls Primary 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.