Condos Near River Valley Primary School

School Proximity 19 min read Last reviewed

Proximity to River Valley 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 River Valley 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 River Valley 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.

TL;DR
Condos near River Valley Primary School (Primary). 65 within 1km, 224 within 2km, from $644,000.
Key Takeaways
  • School: River Valley Primary School (Primary)
  • Condos within 1km: 65
  • Cheapest recorded entry within 1km: $644,000
  • Within-1km avg PSF vs district: -19.4%
Condos within 1km
65
Cheapest entry
$644,000
Median PSF (1km)
$2,073 psf
Premium vs district
-19.4%
Walkability
86/100

Location Map

Map shows River Valley 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.

  • River Valley Primary School
  • SRI MENANTI ESTATE
  • CASA JERVOIS
  • CLYDESVIEW
  • JERVOIS GROVE
  • JERVOIS PRIVE
  • THE CREST
  • JERVOIS COURT
  • TANGLIN VIEW
  • JERVOIS MEADOWS
  • JERVOIS VILLE
  • MOUNT ECHO PARK
  • DORMER PARK

What the 1km Rule Actually Means

Living within 1km of River Valley 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 River Valley 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.

Cheapest condos within 1km of River Valley Primary School
CondoDistanceCheapest (recorded)Cheapest PSFAvg PSFTenure
LOFT @ NATHAN970m$644,000$1,369 psf$1,823 psfFreehold
ECHELON390m$845,000$1,359 psf$2,080 psf99 yrs lease commencing from 2012
PRINCIPAL GARDEN470m$850,000$1,755 psf$2,064 psf99 yrs lease commencing from 2014
ALEX RESIDENCES380m$852,500$1,674 psf$2,109 psf99 yrs lease commencing from 2013
DOMAIN 21740m$930,000$1,080 psf$1,769 psf99 yrs lease commencing from 2004
SHANGHAI ONE960m$950,000$1,697 psf$1,857 psfFreehold
MON JERVOIS350m$970,000$1,320 psf$1,849 psf99 yrs lease commencing from 2012
TANGLIN REGENCY340m$1,020,000$1,398 psf$1,622 psf99 yrs lease commencing from 1994
STUDIO 3990m$1,050,000$1,414 psf$1,819 psfFreehold
THE CREST140m$1,066,000$1,646 psf$1,943 psf99 yrs lease commencing from 2012
NATHAN RESIDENCES950m$1,115,000$1,429 psf$1,884 psfFreehold
THE METROPOLITAN CONDOMINIUM510m$1,180,000$1,394 psf$1,738 psf99 yrs lease commencing from 2006
JERVOIS MANSION610m$1,194,000$2,171 psf$2,585 psfFreehold
38 JERVOIS420m$1,220,000$2,139 psf$2,305 psf—
JERVOIS JADE720m$1,260,000$1,103 psf$1,283 psf99 yrs lease commencing from 1998

All Condos Within 1km

Every condominium within the priority-admission zone (1km) of River Valley Primary School, closest first.

Condos within 1km of River Valley Primary School
CondoDistanceDistrictTenureAvg PSFWalkability
SRI MENANTI ESTATE10mD3Freehold$2,407 psf85/100
CASA JERVOIS80mD10Freehold$2,107 psf81/100
CLYDESVIEW90mD3Freehold$1,638 psf85/100
JERVOIS GROVE110mD10Freehold$1,853 psf81/100
JERVOIS PRIVE120mD10Freehold$2,989 psf81/100
THE CREST140mD399 yrs lease commencing from 2012$1,943 psf95/100
JERVOIS COURT150mD10——81/100
TANGLIN VIEW250mD399 yrs lease commencing from 1997$1,655 psf100/100
JERVOIS MEADOWS260mD10Freehold$1,611 psf81/100
JERVOIS VILLE270mD10Freehold$2,305 psf81/100
MOUNT ECHO PARK270mD10——81/100
DORMER PARK290mD10Freehold$2,001 psf81/100
VILLA DE JERVOIS310mD10——81/100
TANGLIN REGENCY340mD1099 yrs lease commencing from 1994$1,622 psf100/100
MON JERVOIS350mD1099 yrs lease commencing from 2012$1,849 psf81/100
JERVOIS REGENCY360mD10Freehold$1,625 psf81/100
ALEX RESIDENCES380mD399 yrs lease commencing from 2013$2,109 psf100/100
ASCENTIA SKY390mD399 yrs lease commencing from 2008$1,757 psf100/100
ECHELON390mD399 yrs lease commencing from 2012$2,080 psf100/100
38 JERVOIS420mD10—$2,305 psf85/100
JERVOISVILLE430mD10Freehold$2,187 psf85/100
PRINCIPAL GARDEN470mD399 yrs lease commencing from 2014$2,064 psf85/100
ARTRA480mD399 yrs lease commencing from 2016$2,292 psf100/100
PETIT JERVOIS480mD10Freehold$2,690 psf85/100
JERVOIS LODGE510mD10Freehold$1,835 psf85/100
THE METROPOLITAN CONDOMINIUM510mD399 yrs lease commencing from 2006$1,738 psf100/100
JERVOIS TREASURES530mD10Freehold$2,611 psf85/100
ALESSANDREA570mD3Freehold$1,760 psf85/100
JERVOIS VIEW580mD10Freehold$1,727 psf85/100
JERVOIS MANSION610mD10Freehold$2,585 psf85/100
JERVOIS MANSIONS610mD10——85/100
JERVOIS JADE APARTMENTS630mD10——85/100
TANGLIN PARK670mD10Freehold$2,326 psf74/100
ONE JERVOIS700mD10Freehold$2,066 psf85/100
JERVOIS JADE720mD1099 yrs lease commencing from 1998$1,283 psf90/100
SHEARES VILLE730mD10Freehold$1,993 psf85/100
DOMAIN 21740mD399 yrs lease commencing from 2004$1,769 psf90/100
SEVEN HOLT ROAD770mD10Freehold$1,764 psf85/100
BISHOPSGATE RESIDENCES790mD10Freehold$3,518 psf81/100
TANGLIN HILL MEADOWS790mD10Freehold$2,165 psf81/100
HOLT RESIDENCES800mD10Freehold$1,892 psf85/100
NATHAN PLACE840mD10Freehold$1,899 psf85/100
RE CHARGE @ 303850mD9——90/100
REGENCY PARK850mD10Freehold$2,161 psf85/100
TANGLIN HILL CONDOMINIUM850mD10Freehold$1,852 psf76/100
ONE CHATSWORTH880mD10Freehold$1,911 psf81/100
THE HORIZON880mD10Freehold$2,148 psf85/100
BEVERLY HILL900mD10Freehold$2,383 psf81/100
CRYSTAL COURT900mD10Freehold$1,493 psf85/100
GRANGE ROAD APARTMENTS910mD10——81/100
TANGLIN HILL VILLAS/TANGLIN HILL MEADOWS910mD10——81/100
NATHAN SUITES920mD10Freehold$2,305 psf85/100
TANGLIN HILL VILLAS920mD10Freehold$2,507 psf81/100
REGENCY LODGE930mD10Freehold$1,852 psf85/100
NATHAN RESIDENCES950mD10Freehold$1,884 psf90/100
QUEENSBERRY LODGE950mD10Freehold$1,407 psf90/100
THE MERCURY950mD10Freehold$2,058 psf85/100
PARKVIEW ECLAT960mD10Freehold$3,403 psf80/100
SHANGHAI ONE960mD10Freehold$1,857 psf90/100
LOFT @ NATHAN970mD10Freehold$1,823 psf90/100
RAINBOW MANSION970mD10——76/100
120 GRANGE990mD10—$2,855 psf76/100
ONE TREE HILL RESIDENCE990mD10Freehold$2,327 psf80/100
STUDIO 3990mD10Freehold$1,819 psf90/100
CHARLESTON1 kmD10Freehold$2,031 psf90/100

Condos 1–2km Away

Condominiums between 1km and 2km from River Valley Primary School. Homes 1–2km away still outrank beyond-2km applicants in the citizen tier, so they remain a credible second option.

Condos 1–2km from River Valley Primary School
CondoDistanceDistrictTenureAvg PSF
ROCHALIE RESIDENCES1 kmD10——
DRAGON VIEW PARK1 kmD10Freehold$2,355 psf
GRAMERCY PARK1 kmD10Freehold$2,997 psf
LATITUDE1 kmD10Freehold$2,592 psf
ONE TREE HILL MANSIONS1 kmD1099 yrs lease commencing from 1973$1,410 psf
THE GRANGE1 kmD10Freehold$2,806 psf
RV EDGE1 kmD10Freehold$2,017 psf
UPPERHOUSE AT ORCHARD BOULEVARD1.1 kmD1099 yrs lease commencing from 2024$3,336 psf
CLIVEDEN AT GRANGE1.1 kmD10Freehold$2,798 psf
RV RESIDENCES1.1 kmD10999 yrs lease commencing from 1877$2,249 psf
STELLAR RV1.1 kmD10Freehold$1,871 psf
MUTIARA VIEW1.1 kmD10Freehold$2,144 psf
ONE TREE HILL COLLECTION1.1 kmD10Freehold$3,492 psf
SPRING GROVE1.1 kmD1099 yrs lease commencing from 1991$1,704 psf
VALLEY PARK1.1 kmD10999 yrs lease commencing from 1877$2,090 psf
RIVER VALLEY APARTMENTS1.1 kmD10Freehold$1,695 psf
M51.1 kmD10Freehold$2,084 psf
ORCHARD BEL AIR1.2 kmD1099 yrs lease commencing from 1980$1,504 psf
PENRITH1.2 kmD399 yrs lease commencing from 2024$2,796 psf
THE COLONNADE1.2 kmD10——
THE MONTANA1.2 kmD10Freehold$2,011 psf
KIM LIN PARK1.2 kmD10Freehold$3,128 psf
RV SUITES1.2 kmD10Freehold$1,870 psf
MUTIARA CREST1.2 kmD10Freehold$1,927 psf
RESIDENCE 81.2 kmD10Freehold$753 psf
GRANGE 801.2 kmD10——
KELLOCK LODGE1.2 kmD10Freehold$1,799 psf
3 ORCHARD BY-THE-PARK1.2 kmD10—$3,679 psf
GRANGE RESIDENCES1.2 kmD10Freehold$3,115 psf
THE ASTON1.2 kmD10Freehold$1,830 psf
KASTURINA LODGE1.2 kmD10Freehold$1,980 psf
MANHATTAN MANSIONS1.3 kmD10Freehold$1,905 psf
MERAPRIME1.3 kmD399 yrs lease commencing from 2003$1,877 psf
KUM HING COURT1.3 kmD10Freehold$2,465 psf
CUSCADEN RESERVE1.3 kmD1099 yrs lease commencing from 2018$3,071 psf
MELROSE PARK1.3 kmD10999 yrs lease commencing from 1877$2,451 psf
GRANGE 701.3 kmD10——
THE MARQ ON PATERSON HILL1.3 kmD9Freehold$4,521 psf
GRANGE 18661.3 kmD10Freehold$3,059 psf
MILL POINT1.3 kmD10999 yrs lease commencing from 1877$2,083 psf
ALEXIS1.3 kmD3Freehold$1,675 psf
PARK NOVA1.3 kmD10Freehold$4,731 psf
QUEENS PEAK1.3 kmD399 yrs lease commencing from 2015$2,109 psf
TOMLINSON HEIGHTS1.3 kmD10Freehold$3,705 psf
ZENITH1.3 kmD10999-year leasehold$2,023 psf
EMERALD PARK1.4 kmD399 yrs lease commencing from 1991$1,472 psf
TIARA1.4 kmD9Freehold$2,323 psf
HANA1.4 kmD10——
QUEENS1.4 kmD399 yrs lease commencing from 1998$1,552 psf
CENTRAL GREEN CONDOMINIUM1.4 kmD399 yrs lease commencing from 1992$1,595 psf
THE TOMLINSON1.4 kmD10Freehold$2,422 psf
ST MARTIN'S1.4 kmD10Freehold$2,355 psf
19 NASSIM1.4 kmD10—$3,401 psf
IRWELL HILL RESIDENCES1.4 kmD999 yrs lease commencing from 2020$2,730 psf
8 NAPIER1.5 kmD10—$3,337 psf
COMMONWEALTH TOWERS1.5 kmD399 yrs lease commencing from 2013$2,081 psf
CUSCADEN RESIDENCES1.5 kmD10Freehold$2,487 psf
TANGLIN RESIDENCES1.5 kmD10Freehold$2,000 psf
GREAT WORLD CITY1.5 kmD9——
FOUR SEASONS PARK1.5 kmD10Freehold$3,201 psf
ST MARTIN RESIDENCE1.5 kmD10Freehold$2,202 psf
THE PATERSON1.5 kmD9Freehold$2,381 psf
FRASER RESIDENCE ORCHARD SINGAPORE1.5 kmD9——
PATERSON RESIDENCE1.5 kmD9Freehold$2,531 psf
THE LOFT1.5 kmD1099 yrs lease commencing from 1999$2,090 psf
THE NASSIM1.5 kmD10Freehold$4,325 psf
TWIN REGENCY1.5 kmD3Freehold$2,079 psf
BOULEVARD VUE1.5 kmD10Freehold$3,084 psf
HARVEST MANSIONS1.5 kmD399 yrs lease commencing from 1993$1,255 psf
ORCHARD VIEW1.5 kmD9Freehold$2,666 psf
RIVA LODGE1.5 kmD9——
SHEPHERD'S HILL ESTATE1.5 kmD3Freehold$1,826 psf
THE COSMOPOLITAN1.5 kmD9Freehold$2,547 psf
LEONIE SUITES1.5 kmD999 yrs lease commencing from 2002$1,871 psf
THE PATERSON EDGE1.5 kmD9Freehold$2,382 psf
KAI FOOK MANSION1.5 kmD39999 yrs lease commencing from 1960$1,025 psf
ST REGIS RESIDENCES SINGAPORE1.6 kmD10999 yrs lease commencing from 1995$2,522 psf
BOULEVARD 881.6 kmD10Freehold$3,950 psf
PATERSON SUITES1.6 kmD9Freehold$2,661 psf
REGENCY SUITES1.6 kmD3Freehold$2,040 psf
STIRLING RESIDENCES1.6 kmD399 yrs lease commencing from 2017$2,285 psf
THE BOULEVARD RESIDENCE1.6 kmD10Freehold$2,642 psf
ANGULLIA PARK RESIDENCES @ ORCHARD1.6 kmD10Freehold$2,465 psf
BOTANIC GARDENS MANSION1.6 kmD10Freehold$2,121 psf
SKYLINE @ ORCHARD BOULEVARD1.6 kmD9Freehold$5,371 psf
THE LUMOS1.6 kmD9Freehold$2,354 psf
THE TRILLIUM1.6 kmD9Freehold$2,559 psf
HORIZON TOWERS1.6 kmD999 yrs lease commencing from 1979$1,389 psf
LEONIE TOWERS1.6 kmD9Freehold$1,904 psf
3 CUSCADEN1.6 kmD10—$3,893 psf
NASSIM JADE1.6 kmD10Freehold$2,679 psf
PATERSON LINC1.6 kmD9Freehold$2,430 psf
PROMENADE PEAK1.6 kmD399 yrs lease commencing from 2024$2,982 psf
RIVERSHIRE1.6 kmD9Freehold$2,240 psf
SAGE1.6 kmD10Freehold$3,063 psf
LEONIE GARDENS1.6 kmD999 yrs lease commencing from 1990$1,746 psf
NASSIM PARK RESIDENCES1.6 kmD10Freehold$3,897 psf
HIGHLINE RESIDENCES1.6 kmD399 yrs lease commencing from 2013$2,300 psf
LEONIE HILL RESIDENCES1.6 kmD9Freehold$2,301 psf
CENTENNIA SUITES1.6 kmD9Freehold$2,833 psf
BOTANIC GARDENS VIEW1.7 kmD10Freehold$2,394 psf
NASSIMVILLE1.7 kmD10——
TWENTYONE ANGULLIA PARK1.7 kmD9Freehold$3,786 psf
NASSIM LODGE1.7 kmD10Freehold$2,853 psf
1 NASSIM1.7 kmD10——
NASSIM 91.7 kmD10Freehold$3,226 psf
ZYON GRAND1.7 kmD399 yrs lease commencing from 2024$3,056 psf
LEONIE CONDOTEL1.7 kmD9——
NASSIM MANSION1.7 kmD10Freehold$3,012 psf
OUE TWIN PEAKS1.7 kmD999 yrs lease commencing from 2010$2,268 psf
THE ANCHORAGE1.7 kmD3Freehold$1,796 psf
MIRAGE TOWER1.7 kmD9Freehold$2,247 psf
2 RVG1.7 kmD9—$2,103 psf
LES MAISONS NASSIM1.7 kmD10Freehold$5,545 psf
YONG AN PARK1.7 kmD9Freehold$2,178 psf
BEAUFORT ON NASSIM1.8 kmD10Freehold$2,692 psf
NEW FUTURA1.8 kmD9Freehold$4,033 psf
TRIBECA1.8 kmD9Freehold$2,375 psf
LUMA1.8 kmD9Freehold$1,990 psf
RIVER MODERN1.8 kmD999 years leasehold$3,242 psf
YONG SIAK VIEW1.8 kmD3Freehold$1,715 psf
RESIDENTIAL APARTMENTS1.8 kmD39999 yrs lease commencing from 1963$1,585 psf
THE VERV @ RV1.8 kmD9Freehold$2,048 psf
YONG SIAK COURT1.8 kmD3Freehold$1,667 psf
RIVER GREEN1.8 kmD999 yrs lease commencing from 2024$3,138 psf
RIVERIA GARDENS1.8 kmD9Freehold$2,361 psf
THE ORCHARD RESIDENCES1.8 kmD999 yrs lease commencing from 2006$3,195 psf
LEONIE PARC VIEW1.8 kmD9Freehold$2,451 psf
DELFI ORCHARD1.8 kmD9Freehold$1,858 psf
RIVERDALE RESIDENCE1.8 kmD9——
PEIRCE VILLAS1.8 kmD10Freehold$2,144 psf
RV ALTITUDE1.8 kmD9Freehold$2,735 psf
GRANGE HEIGHTS1.9 kmD9Freehold$1,915 psf
GRANGE INFINITE1.9 kmD9Freehold$2,585 psf
THE REGENCY AT TIONG BAHRU1.9 kmD3Freehold$2,266 psf
WILMER HOUSE1.9 kmD9——
ONE CLAYMORE1.9 kmD9Freehold$1,729 psf
MARGARET VILLE1.9 kmD399 yrs lease commencing from 2017$2,182 psf
ORION1.9 kmD10Freehold$2,254 psf
THE MORNINGSIDE1.9 kmD9Freehold$2,033 psf
SAM KIANG MANSIONS1.9 kmD9Freehold$2,064 psf
ST THOMAS LODGE1.9 kmD9——
BOTANIC LODGE1.9 kmD10——
ORCHARD TOWERS1.9 kmD9Freehold$1,474 psf
THE VANTAGE1.9 kmD10——
SKYPARK1.9 kmD9Freehold$1,792 psf
D'GROVE VILLAS1.9 kmD10Freehold$2,342 psf
ST THOMAS VILLE1.9 kmD9——
8 SAINT THOMAS2 kmD9—$2,765 psf
ST THOMAS SUITES2 kmD9Freehold$2,221 psf
THE LADYHILL2 kmD10Freehold$2,493 psf
RIVERGATE2 kmD9Freehold$2,746 psf
NASSIM REGENCY2 kmD10——
SHANGRI-LA RESIDENCES2 kmD10——
ST THOMAS COURT2 kmD9Freehold$1,921 psf
THE AVENIR2 kmD9Freehold$3,191 psf
ARDMORE II2 kmD10Freehold$3,198 psf
HERITAGE APARTMENTS2 kmD10——
TIONG BAHRU ESTATE2 kmD3Freehold$4,188 psf

Family-Friendly Condos (3BR+ Available)

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

Family-sized condos near River Valley Primary School
CondoDistanceDistrictAvg PSF
SRI MENANTI ESTATE10mD3$2,407 psf
CASA JERVOIS80mD10$2,107 psf
CLYDESVIEW90mD3$1,638 psf
JERVOIS GROVE110mD10$1,853 psf
JERVOIS PRIVE120mD10$2,989 psf
THE CREST140mD3$1,943 psf
TANGLIN VIEW250mD3$1,655 psf
JERVOIS MEADOWS260mD10$1,611 psf
JERVOIS VILLE270mD10$2,305 psf
DORMER PARK290mD10$2,001 psf
TANGLIN REGENCY340mD10$1,622 psf
MON JERVOIS350mD10$1,849 psf

Overlapping School Catchments

A home sitting within 1km of two popular primary schools is the strongest catchment play there is — it widens your P1 options and tends to hold demand best on resale. Other schools whose catchment overlaps River Valley Primary School:

The School-Proximity Premium

Condos within 1km of River Valley Primary School transact at an average $2,073 psf PSF — about -19.4% below the surrounding district average of $2,573 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.

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.
🧮Rent or buy near River Valley Primary School? Model both with the Buy-vs-Rent calculator→

The private condos list ranked by distance to River Valley 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 River Valley 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 River Valley Primary School?
There are 65 condominiums within 1km of River Valley Primary School and 224 within 2km. The cheapest recorded entry within 1km is around $644,000.
Does living within 1km of River Valley Primary School guarantee a Primary 1 place?
No. Living within 1km gives Singapore-citizen children the top distance-priority tier in Phase 2C, but the most oversubscribed schools still ballot even within the 1km tier. Proximity improves your odds; it does not guarantee a place.
How is the 1km distance to River Valley Primary School measured?
MOE uses the straight-line (as-the-crow-flies) distance from your home to the school's central reference point — not walking or driving distance, and not a Google Maps estimate. Verify any specific address on the official OneMap School Query tool.
Can I rent within 1km of River Valley Primary School just to secure priority?
You can, but the same 30-month residency rule applies to renters: 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 false declarations, and a caregiver's address within 1km is downgraded to the 1–2km tier.
Do condos near River Valley Primary School cost more?
Condos within 1km average about $2,073 psf PSF, roughly -19.4% below the district average of $2,573 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: Primary School Proximity

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