Proximity to Raffles Institution 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 Institution 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 Institution.
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 Institution (Secondary)
- Condos within 1km: 17
- Cheapest recorded entry within 1km: $600,000
- Within-1km avg PSF vs district: -19.0%
Location Map
Map shows Raffles Institution (centre) with nearby condos, to gauge distance and route.
- Raffles Institution
- WESTLAKE GARDENS
- THOMSON 800
- BRADDELL VIEW
- YEW LIAN PARK
- 183 LONGHAUS
- THOMSON IMPERIAL COURT
- SIN MING PLAZA
- TRESALVEO
- RAFFLESIA CONDOMINIUM
- CLOVER PARK
- THOMSON RIDGE
- THOMSON RIDGE ESTATE
What Proximity Means Here
Admission to Raffles Institution is by PSLE score, DSA, or affiliation — not home-school distance. There is no P1-style 1km priority at secondary level. Buying nearby still cuts the daily commute, and if your child attends an affiliated primary, that affiliation (not proximity) is what boosts admission odds.
Cheapest Units Within 1km
The most affordable way into Raffles Institution’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 |
|---|---|---|---|---|---|
| THOMSON V ONE | 970m | $600,000 | $1,148 psf | $1,426 psf | 99 yrs lease commencing from 2001 |
| THOMSON V TWO | 990m | $688,000 | $1,383 psf | $1,630 psf | Freehold |
| TRESALVEO | 920m | $900,000 | $1,520 psf | $1,795 psf | Freehold |
| JADESCAPE | 980m | $905,000 | $1,552 psf | $2,107 psf | 99 yrs lease commencing from 2018 |
| 183 LONGHAUS | 720m | $938,000 | $1,467 psf | $1,762 psf | — |
| RAFFLESIA CONDOMINIUM | 930m | $1,070,000 | $1,023 psf | $1,411 psf | 99 yrs lease commencing from 1997 |
| BRADDELL VIEW | 660m | $1,200,000 | $739 psf | $1,015 psf | 103 yrs lease commencing from 1977 |
| SIN MING PLAZA | 890m | $1,480,000 | $1,050 psf | $1,451 psf | Freehold |
| THOMSON IMPERIAL COURT | 810m | $1,588,888 | $1,085 psf | $1,291 psf | Freehold |
| THOMSON 800 | 500m | $2,000,000 | $1,285 psf | $1,799 psf | Freehold |
| CLOVER PARK | 940m | $3,100,000 | $1,326 psf | $2,077 psf | Freehold |
| YEW LIAN PARK | 700m | $3,306,000 | $1,253 psf | $2,027 psf | Freehold |
| NEW SOO CHOW GARDENS | 970m | $3,550,000 | $1,865 psf | $2,173 psf | Freehold |
| THOMSON RIDGE | 950m | $4,100,000 | $1,282 psf | $1,846 psf | Freehold |
| WESTLAKE GARDENS | 230m | $4,600,000 | $1,060 psf | $1,515 psf | Freehold |
All Condos Within 1km
Every condominium within the catchment (within 1km) of Raffles Institution, closest first.
| Condo | Distance | District | Tenure | Avg PSF | Walkability |
|---|---|---|---|---|---|
| WESTLAKE GARDENS | 230m | D20 | Freehold | $1,515 psf | 74/100 |
| THOMSON 800 | 500m | D11 | Freehold | $1,799 psf | 81/100 |
| BRADDELL VIEW | 660m | D20 | 103 yrs lease commencing from 1977 | $1,015 psf | 74/100 |
| YEW LIAN PARK | 700m | D20 | Freehold | $2,027 psf | 100/100 |
| 183 LONGHAUS | 720m | D20 | — | $1,762 psf | 100/100 |
| THOMSON IMPERIAL COURT | 810m | D20 | Freehold | $1,291 psf | 100/100 |
| SIN MING PLAZA | 890m | D20 | Freehold | $1,451 psf | 100/100 |
| TRESALVEO | 920m | D20 | Freehold | $1,795 psf | 96/100 |
| RAFFLESIA CONDOMINIUM | 930m | D20 | 99 yrs lease commencing from 1997 | $1,411 psf | 96/100 |
| CLOVER PARK | 940m | D20 | Freehold | $2,077 psf | 96/100 |
| THOMSON RIDGE | 950m | D20 | Freehold | $1,846 psf | 100/100 |
| THOMSON RIDGE ESTATE | 960m | D20 | — | — | 100/100 |
| NEW SOO CHOW GARDENS | 970m | D20 | Freehold | $2,173 psf | 100/100 |
| THOMSON V ONE | 970m | D20 | 99 yrs lease commencing from 2001 | $1,426 psf | 100/100 |
| JADESCAPE | 980m | D20 | 99 yrs lease commencing from 2018 | $2,107 psf | 100/100 |
| THOMSON V TWO | 990m | D20 | Freehold | $1,630 psf | 100/100 |
| CALDECOTT HILL ESTATE | 1 km | D11 | Freehold | $1,546 psf | 58/100 |
Condos 1–2km Away
Condominiums between 1km and 2km from Raffles Institution.
| Condo | Distance | District | Tenure | Avg PSF |
|---|---|---|---|---|
| ARTISAN 8 | 1 km | D20 | Freehold | $2,392 psf |
| BOONVIEW | 1 km | D20 | Freehold | $1,619 psf |
| SEASONS VIEW | 1.1 km | D20 | 99 yrs lease commencing from 1996 | $1,335 psf |
| MARYMOUNT VIEW | 1.1 km | D20 | Freehold | $1,543 psf |
| SOO CHOW GARDEN | 1.1 km | D20 | Freehold | $2,311 psf |
| THOMSON GARDEN ESTATE | 1.1 km | D20 | Freehold | $2,632 psf |
| GRANDIOSO 8 | 1.2 km | D20 | Freehold | $987 psf |
| KELIVILLE | 1.2 km | D20 | — | — |
| CENTURION 12 | 1.3 km | D20 | Freehold | $1,058 psf |
| THOMSON PLAZA | 1.3 km | D20 | 99 yrs lease commencing from 1976 | $709 psf |
| LAUW & SONS GARDEN | 1.3 km | D20 | Freehold | $2,165 psf |
| THOMSON PARK | 1.3 km | D20 | Freehold | $1,992 psf |
| CORAL PARK | 1.3 km | D20 | Freehold | $2,258 psf |
| BRIGHTHILL RESIDENCES | 1.3 km | D20 | Freehold | $2,580 psf |
| BISHAN 8 | 1.3 km | D20 | 99 yrs lease commencing from 1996 | $1,566 psf |
| 3BHC | 1.4 km | D20 | — | $817 psf |
| ADELPHI PARK ESTATE | 1.4 km | D20 | Freehold | $1,991 psf |
| THOMSON RISE ESTATE | 1.4 km | D20 | Freehold | $1,810 psf |
| TREVISTA | 1.4 km | D12 | 99 yrs lease commencing from 2008 | $1,709 psf |
| THOMSON THREE | 1.5 km | D20 | 99 yrs lease commencing from 2012 | $1,840 psf |
| OLEANDER TOWERS | 1.6 km | D12 | 99 yrs lease commencing from 1995 | $1,369 psf |
| THREE 11 | 1.6 km | D20 | Freehold | $1,975 psf |
| THOMSON VIEW CONDOMINIUM | 1.6 km | D20 | 99 yrs lease commencing from 1975 | $1,309 psf |
| MING PARK | 1.6 km | D20 | Freehold | $2,127 psf |
| SKY@ELEVEN | 1.6 km | D11 | Freehold | $2,093 psf |
| CHOON SING GARDEN | 1.6 km | D20 | Freehold | $1,979 psf |
| THE WINDSOR | 1.6 km | D20 | Freehold | $1,528 psf |
| THE ORIE | 1.7 km | D12 | 99 yrs lease commencing from 2024 | $2,730 psf |
| BISHAN POINT | 1.7 km | D20 | 99 yrs lease commencing from 1997 | $1,425 psf |
| LORNIE GARDENS | 1.8 km | D11 | Freehold | $1,858 psf |
| TRELLIS TOWERS | 1.8 km | D12 | Freehold | $1,875 psf |
| COUNTRY ESQUIRE | 1.8 km | D20 | Freehold | $1,686 psf |
| GEM RESIDENCES | 1.8 km | D12 | 99 yrs lease commencing from 2015 | $1,845 psf |
| PRIVE | 1.8 km | D19 | 99 yrs lease commencing from 2010 | $1,315 psf |
| SIN MING CENTRE | 1.8 km | D20 | Freehold | $3,177 psf |
| THOMSON IMPRESSIONS | 1.8 km | D20 | 99 yrs lease commencing from 2015 | $1,847 psf |
| BISHAN LOFT | 1.8 km | D20 | 99 yrs lease commencing from 2000 | $1,540 psf |
| WINDSOR PARK | 1.8 km | D20 | Freehold | $1,599 psf |
| LORNIE 18 | 1.9 km | D11 | Freehold | $1,293 psf |
| COUNTRY GRANDEUR | 1.9 km | D20 | Freehold | $1,834 psf |
| WINDSOR PARK ESTATE | 1.9 km | D20 | Freehold | $1,882 psf |
| SKY VUE | 1.9 km | D20 | 99-year leasehold | $1,973 psf |
| CUBE 8 | 1.9 km | D11 | Freehold | $1,769 psf |
| FULTON HILL | 1.9 km | D20 | Freehold | $1,817 psf |
| THE ARTE | 1.9 km | D12 | Freehold | $1,713 psf |
| THE INGLEWOOD | 2 km | D20 | Freehold | $1,834 psf |
| CLOVER BY THE PARK | 2 km | D20 | 99 yrs lease commencing from 2007 | $1,671 psf |
| TAN TONG MENG TOWER | 2 km | D11 | Freehold | $1,188 psf |
| FLAME TREE PARK | 2 km | D20 | Freehold | $1,728 psf |
| WHITLEYVILLE | 2 km | D11 | Freehold | $1,544 psf |
| SKY HABITAT | 2 km | D20 | 99 yrs lease commencing from 2011 | $1,759 psf |
Family-Friendly Condos (3BR+ Available)
Condos within 1km of Raffles Institution with a track record of 3-bedroom or larger transactions — the layouts most families actually need.
| Condo | Distance | District | Avg PSF |
|---|---|---|---|
| WESTLAKE GARDENS | 230m | D20 | $1,515 psf |
| THOMSON 800 | 500m | D11 | $1,799 psf |
| BRADDELL VIEW | 660m | D20 | $1,015 psf |
| YEW LIAN PARK | 700m | D20 | $2,027 psf |
| 183 LONGHAUS | 720m | D20 | $1,762 psf |
| THOMSON IMPERIAL COURT | 810m | D20 | $1,291 psf |
| SIN MING PLAZA | 890m | D20 | $1,451 psf |
| TRESALVEO | 920m | D20 | $1,795 psf |
| RAFFLESIA CONDOMINIUM | 930m | D20 | $1,411 psf |
| CLOVER PARK | 940m | D20 | $2,077 psf |
| THOMSON RIDGE | 950m | D20 | $1,846 psf |
| NEW SOO CHOW GARDENS | 970m | D20 | $2,173 psf |
Overlapping School Catchments
Sitting near several schools broadens your options and supports rental demand. Other schools whose catchment overlaps Raffles Institution:
- Raffles Institution (JC) (Jc) — 0m
- Millennia Institute (Jc) — 100m
- Ngee Ann Secondary School (Secondary) — 340m
- Ngee Ann Primary School (Primary) — 390m
- Zhangde Primary School (Primary) — 420m
- Bishan Park Secondary School (Secondary) — 430m
The private condos list ranked by distance to Raffles Institution 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 Raffles Institution 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 Raffles Institution?
Does living near Raffles Institution help with admission?
What is the cheapest condo near Raffles Institution?
Do condos near Raffles Institution cost more?
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.
Where can I verify transacted prices for private condos in this list?
The official source is URA for private residential caveats. ShiokNest aggregates this data into per-project transacted history.
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.