Condos Near River Valley High School

School Proximity 12 min read Last reviewed

Proximity to River Valley 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 River Valley 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 River Valley 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.

TL;DR
Condos near River Valley High School (Secondary). 6 within 1km, 85 within 2km, from $852,000.
Key Takeaways
  • School: River Valley High School (Secondary)
  • Condos within 1km: 6
  • Cheapest recorded entry within 1km: $852,000
  • Within-1km avg PSF vs district: -4.5%
Condos within 1km
6
Cheapest entry
$852,000
Median PSF (1km)
$2,243 psf
Premium vs district
-4.5%
Walkability
89/100

Location Map

Map shows River Valley High School (centre) with nearby condos, to gauge distance and route.

  • River Valley High School
  • MICHAEL APARTMENT
  • BLOOMSBURY RESIDENCES
  • HUDSON PLACE RESIDENCES
  • MARGARET VILLE
  • ONE-NORTH RESIDENCES
  • THE HILL @ONE-NORTH

What Proximity Means Here

Admission to River Valley High School 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 River Valley High 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.

Cheapest condos within 1km of River Valley High School
CondoDistanceCheapest (recorded)Cheapest PSFAvg PSFTenure
ONE-NORTH RESIDENCES890m$852,000$1,136 psf$1,545 psf99 yrs lease commencing from 2005
MARGARET VILLE680m$920,000$1,934 psf$2,182 psf99 yrs lease commencing from 2017
BLOOMSBURY RESIDENCES450m$1,339,570$2,348 psf$2,522 psf99 yrs lease commencing from 2024
HUDSON PLACE RESIDENCES570m$1,455,000$2,253 psf$2,471 psf99 years leasehold
THE HILL @ONE-NORTH910m$1,819,020$2,073 psf$2,494 psf99 yrs lease commencing from 2022

All Condos Within 1km

Every condominium within the catchment (within 1km) of River Valley High School, closest first.

Condos within 1km of River Valley High School
CondoDistanceDistrictTenureAvg PSFWalkability
MICHAEL APARTMENT220mD10——93/100
BLOOMSBURY RESIDENCES450mD599 yrs lease commencing from 2024$2,522 psf81/100
HUDSON PLACE RESIDENCES570mD599 years leasehold$2,471 psf74/100
MARGARET VILLE680mD399 yrs lease commencing from 2017$2,182 psf83/100
ONE-NORTH RESIDENCES890mD599 yrs lease commencing from 2005$1,545 psf100/100
THE HILL @ONE-NORTH910mD599 yrs lease commencing from 2022$2,494 psf100/100

Condos 1–2km Away

Condominiums between 1km and 2km from River Valley High School.

Condos 1–2km from River Valley High School
CondoDistanceDistrictTenureAvg PSF
ONE-NORTH EDEN1 kmD599 yrs lease commencing from 2019$2,054 psf
COMMONWEALTH TOWERS1.1 kmD399 yrs lease commencing from 2013$2,081 psf
QUEENSWAY TOWER1.1 kmD3Freehold$1,281 psf
BLOSSOMS BY THE PARK1.1 kmD599 yrs lease commencing from 2022$2,446 psf
STIRLING RESIDENCES1.2 kmD399 yrs lease commencing from 2017$2,285 psf
LYNDENWOODS1.2 kmD599 yrs lease commencing from 2025$2,462 psf
QUEENS PEAK1.2 kmD399 yrs lease commencing from 2015$2,109 psf
THE ROCHESTER RESIDENCES1.2 kmD599 yrs lease commencing from 2005$1,496 psf
QUEENS1.3 kmD399 yrs lease commencing from 1998$1,552 psf
HOLLAND TOWER1.3 kmD10Freehold$1,611 psf
LUSH ON HOLLAND HILL1.3 kmD10Freehold$1,985 psf
VIZ AT HOLLAND1.3 kmD10Freehold$1,800 psf
NORMANTON PARK1.3 kmD599 yrs lease commencing from 2019$1,868 psf
PEIRCE VILLAS1.3 kmD10Freehold$2,144 psf
THE ANCHORAGE1.3 kmD3Freehold$1,796 psf
WARNER COURT1.3 kmD10Freehold$1,709 psf
PENRITH1.4 kmD399 yrs lease commencing from 2024$2,796 psf
SHEPHERD'S HILL ESTATE1.4 kmD3Freehold$1,826 psf
15 HOLLAND HILL1.4 kmD10—$3,051 psf
HOLLAND PEAK1.4 kmD10Freehold$1,853 psf
HOLLAND VILLAGE1.4 kmD10——
PARVIS1.4 kmD10Freehold$2,245 psf
ALEXIS1.4 kmD3Freehold$1,675 psf
HOLLAND HILL PARK1.4 kmD10Freehold$1,777 psf
BLISSFUL VIEW1.4 kmD10——
HOLLAND HILL LODGE1.5 kmD10Freehold$1,582 psf
HOLLAND VALE1.5 kmD10——
THE MERASAGA1.5 kmD1099 yrs lease commencing from 1991$1,902 psf
HOLLANDSWOOD COURT1.5 kmD1099 yrs lease commencing from 1975$980 psf
HYLL ON HOLLAND1.5 kmD10Freehold$2,649 psf
WILLYN VILLE1.5 kmD10Freehold$1,895 psf
HERITAGE VIEW1.6 kmD599 yrs lease commencing from 1996$1,460 psf
HOLLAND SUITES1.6 kmD10Freehold$1,920 psf
THE ENCLAVE . HOLLAND1.6 kmD10Freehold$2,184 psf
LOFT@HOLLAND1.6 kmD10Freehold$2,403 psf
CONDOMINIUM DEVELOPMENT1.6 kmD10Freehold$1,700 psf
DOVER PARKVIEW1.6 kmD599 yrs lease commencing from 1993$1,326 psf
LIEN TOWERS1.6 kmD10Freehold$1,657 psf
FAIRLODGE1.6 kmD10Freehold$1,746 psf
CHIP BEE GARDENS1.6 kmD10Freehold$2,089 psf
DE LENTE1.6 kmD10Freehold$1,776 psf
MOOI RESIDENCES1.6 kmD10Freehold$2,468 psf
SYLVAN LODGE1.6 kmD10Freehold$1,470 psf
HOLLAND MANSION1.6 kmD10——
HOLLAND MEWS1.6 kmD10Freehold$1,958 psf
SKYE AT HOLLAND1.6 kmD1099 yrs lease commencing from 2024$2,946 psf
FORD PLACE1.6 kmD10——
HOLLAND 1001.6 kmD10——
HOLLAND RESIDENCES1.6 kmD10Freehold$2,000 psf
ONE HOLLAND VILLAGE RESIDENCES1.6 kmD1099 yrs lease commencing from 2018$2,841 psf
UNIT 81.6 kmD10Freehold$1,673 psf
LEEDON 21.7 kmD10Freehold$2,036 psf
DUET1.7 kmD10Freehold$1,908 psf
THE CORNWALL1.7 kmD10Freehold$1,957 psf
VAN HOLLAND1.7 kmD10Freehold$2,865 psf
YGK GARDEN1.7 kmD10Freehold$2,119 psf
THE COTERIE @ HOLLAND1.7 kmD10Freehold$2,176 psf
URBAN EDGE @ HOLLAND V1.7 kmD10Freehold$1,819 psf
JADE MANSION1.7 kmD10Freehold$1,833 psf
VERDURE1.7 kmD10Freehold$1,852 psf
HOLLAND COURT1.7 kmD10Freehold$1,976 psf
THE BELMONT1.7 kmD10Freehold$1,916 psf
THE HOLLAND COLLECTION1.7 kmD10Freehold$2,254 psf
WILMER PARK1.7 kmD10——
THE FORD @ HOLLAND1.8 kmD10Freehold$2,014 psf
HOLLAND GEMS1.8 kmD10——
OEI TIONG HAM PARK RESIDENCES1.8 kmD10——
BOTANIKA1.8 kmD10Freehold$2,262 psf
LEEDON GREEN1.8 kmD10Freehold$2,786 psf
WATERFALL GARDENS1.8 kmD10Freehold$1,953 psf
LEEDON RESIDENCE1.8 kmD10Freehold$2,621 psf
VILLAEA VISTA1.9 kmD10Freehold$1,759 psf
WILSHIRE RESIDENCES1.9 kmD10Freehold$2,642 psf
SUTTON PLACE1.9 kmD10Freehold$1,659 psf
THE INTERLACE1.9 kmD499 yrs lease commencing from 2009$1,475 psf
VILLA DELLE ROSE1.9 kmD10Freehold$1,697 psf
THE LEVELZ1.9 kmD10Freehold$1,850 psf
SOMMERVILLE PARK2 kmD10Freehold$2,042 psf
D'LEEDON2 kmD1099 yrs lease commencing from 2010$1,869 psf

Family-Friendly Condos (3BR+ Available)

Condos within 1km of River Valley High School with a track record of 3-bedroom or larger transactions — the layouts most families actually need.

Family-sized condos near River Valley High School
CondoDistanceDistrictAvg PSF
BLOOMSBURY RESIDENCES450mD5$2,522 psf
HUDSON PLACE RESIDENCES570mD5$2,471 psf
MARGARET VILLE680mD3$2,182 psf
ONE-NORTH RESIDENCES890mD5$1,545 psf
THE HILL @ONE-NORTH910mD5$2,494 psf

Overlapping School Catchments

Sitting near several schools broadens your options and supports rental demand. Other schools whose catchment overlaps River Valley High School:

The School-Proximity Premium

Condos within 1km of River Valley High School transact at an average $2,243 psf PSF — about -4.5% below the surrounding district average of $2,347 psf.

Be honest with yourself about that premium. Rigorous studies put the pure school effect at roughly 2–4% for most schools (higher for a handful of elite catchments), and MRT access, lease decay and project age routinely move price more than the school does. Buy the home on its own merits first and treat the catchment as a bonus, not the whole thesis.

🧮Can you afford a home near River Valley High School? Try the Affordability Calculator→

The private condos list ranked by distance to River Valley 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 (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 River Valley 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 within 1km of River Valley High School?
There are 6 condominiums within 1km of River Valley High School and 85 within 2km. The cheapest recorded entry within 1km is around $852,000.
Does living near River Valley High School help with admission?
MOE's 1km home-school distance priority applies to primary schools only. For River Valley High School, proximity does not affect admission — it mainly means a shorter commute.
What is the cheapest condo near River Valley High School?
The lowest recorded transacted entry within 1km is around $852,000. See the “Cheapest Units Within 1km” table for the full ranking.
Do condos near River Valley High School cost more?
Condos within 1km average about $2,243 psf PSF, roughly -4.5% below the district average of $2,347 psf. The pure school effect is usually a few percent; MRT access, lease and project age often matter 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.

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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.

Best suited for

Best for — P1 school balloting families Families with young children Tuition-belt families International school families
Tags: School Proximity Secondary

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