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.
- School: River Valley Primary School (Primary)
- Condos within 1km: 60
- Condos within 2km: 215
- Family-friendly (3BR+): 8
Condos Within 1km
Condos within the priority admission zone (1km) of River Valley Primary School.
| Condo | Distance | District | Tenure | Avg PSF |
|---|---|---|---|---|
| SRI MENANTI ESTATE | 10m | D3 | Freehold | $2,407 psf |
| CASA JERVOIS | 80m | D10 | Freehold | $2,107 psf |
| CLYDESVIEW | 90m | D3 | Freehold | $1,638 psf |
| JERVOIS GROVE | 110m | D10 | Freehold | $1,853 psf |
| JERVOIS PRIVE | 120m | D10 | Freehold | $2,989 psf |
| THE CREST | 140m | D3 | 99 yrs lease commencing from 2012 | $1,939 psf |
| JERVOIS COURT | 150m | D10 | — | — |
| TANGLIN VIEW | 250m | D3 | 99 yrs lease commencing from 1997 | $1,647 psf |
| JERVOIS MEADOWS | 260m | D10 | Freehold | $1,611 psf |
| MOUNT ECHO PARK | 270m | D10 | — | — |
| DORMER PARK | 290m | D10 | Freehold | $1,998 psf |
| TANGLIN REGENCY | 340m | D10 | 99 yrs lease commencing from 1994 | $1,620 psf |
| MON JERVOIS | 350m | D10 | 99 yrs lease commencing from 2012 | $1,855 psf |
| JERVOIS REGENCY | 360m | D10 | Freehold | $1,625 psf |
| ALEX RESIDENCES | 380m | D3 | 99 yrs lease commencing from 2013 | $2,101 psf |
| ASCENTIA SKY | 390m | D3 | 99 yrs lease commencing from 2008 | $1,747 psf |
| ECHELON | 390m | D3 | 99 yrs lease commencing from 2012 | $2,069 psf |
| 38 JERVOIS | 420m | D10 | — | $2,305 psf |
| JERVOISVILLE | 430m | D10 | Freehold | $2,187 psf |
| PRINCIPAL GARDEN | 470m | D3 | 99 yrs lease commencing from 2014 | $2,062 psf |
| ARTRA | 480m | D3 | 99 yrs lease commencing from 2016 | $2,275 psf |
| PETIT JERVOIS | 480m | D10 | Freehold | $2,690 psf |
| JERVOIS LODGE | 510m | D10 | Freehold | $1,829 psf |
| THE METROPOLITAN CONDOMINIUM | 510m | D3 | 99 yrs lease commencing from 2006 | $1,738 psf |
| JERVOIS TREASURES | 530m | D10 | Freehold | $2,611 psf |
| ALESSANDREA | 570m | D3 | Freehold | $1,732 psf |
| JERVOIS VIEW | 580m | D10 | Freehold | $1,727 psf |
| JERVOIS MANSION | 610m | D10 | Freehold | $2,578 psf |
| JERVOIS MANSIONS | 610m | D10 | — | — |
| TANGLIN PARK | 670m | D10 | Freehold | $2,326 psf |
| ONE JERVOIS | 700m | D10 | Freehold | $2,066 psf |
| JERVOIS JADE | 720m | D10 | 99 yrs lease commencing from 1998 | $1,283 psf |
| SHEARES VILLE | 730m | D10 | Freehold | $1,993 psf |
| DOMAIN 21 | 740m | D3 | 99 yrs lease commencing from 2004 | $1,760 psf |
| BISHOPSGATE RESIDENCES | 790m | D10 | Freehold | $3,566 psf |
| TANGLIN HILL MEADOWS | 790m | D10 | Freehold | $2,165 psf |
| HOLT RESIDENCES | 800m | D10 | Freehold | $1,855 psf |
| NATHAN PLACE | 840m | D10 | Freehold | $1,899 psf |
| REGENCY PARK | 850m | D10 | Freehold | $2,161 psf |
| TANGLIN HILL CONDOMINIUM | 850m | D10 | Freehold | $1,852 psf |
| ONE CHATSWORTH | 880m | D10 | Freehold | $1,911 psf |
| THE HORIZON | 880m | D10 | Freehold | $2,148 psf |
| BEVERLY HILL | 900m | D10 | Freehold | $2,370 psf |
| CRYSTAL COURT | 900m | D10 | Freehold | $1,493 psf |
| RIVER VALLEY COURT | 900m | D9 | — | — |
| GRANGE ROAD APARTMENTS | 910m | D10 | — | — |
| NATHAN SUITES | 920m | D10 | Freehold | $2,305 psf |
| TANGLIN HILL VILLAS | 920m | D10 | Freehold | $2,507 psf |
| REGENCY LODGE | 930m | D10 | Freehold | $1,852 psf |
| NATHAN RESIDENCES | 950m | D10 | Freehold | $1,861 psf |
| QUEENSBERRY LODGE | 950m | D10 | Freehold | $1,407 psf |
| THE MERCURY | 950m | D10 | Freehold | $2,058 psf |
| PARKVIEW ECLAT | 960m | D10 | Freehold | $3,403 psf |
| SHANGHAI ONE | 960m | D10 | Freehold | $1,857 psf |
| LOFT @ NATHAN | 970m | D10 | Freehold | $1,823 psf |
| RAINBOW MANSION | 970m | D10 | — | — |
| 120 GRANGE | 990m | D10 | — | $2,855 psf |
| ONE TREE HILL RESIDENCE | 990m | D10 | Freehold | $2,316 psf |
| STUDIO 3 | 990m | D10 | Freehold | $1,819 psf |
| CHARLESTON | 1 km | D10 | Freehold | $2,031 psf |
Condos 1\u{2013}2km Away
| Condo | Distance | District | Avg PSF |
|---|---|---|---|
| ROCHALIE RESIDENCES | 1 km | D10 | — |
| DRAGON VIEW PARK | 1 km | D10 | $2,355 psf |
| GRAMERCY PARK | 1 km | D10 | $2,997 psf |
| LATITUDE | 1 km | D10 | $2,592 psf |
| MUTIARA VIEW | 1 km | D10 | $2,095 psf |
| ONE TREE HILL MANSIONS | 1 km | D10 | $1,410 psf |
| THE GRANGE | 1 km | D10 | $2,806 psf |
| RV EDGE | 1 km | D10 | $2,035 psf |
| UPPERHOUSE AT ORCHARD BOULEVARD | 1.1 km | D10 | $3,329 psf |
| CLIVEDEN AT GRANGE | 1.1 km | D10 | $2,798 psf |
| RV RESIDENCES | 1.1 km | D10 | $2,246 psf |
| STELLAR RV | 1.1 km | D10 | $1,871 psf |
| ONE TREE HILL COLLECTION | 1.1 km | D10 | $3,492 psf |
| SPRING GROVE | 1.1 km | D10 | $1,696 psf |
| RIVER VALLEY APARTMENTS | 1.1 km | D10 | $1,695 psf |
| M5 | 1.1 km | D10 | $2,090 psf |
| ORCHARD BEL AIR | 1.2 km | D10 | $1,504 psf |
| PENRITH | 1.2 km | D3 | $2,796 psf |
| THE COLONNADE | 1.2 km | D10 | — |
| THE MONTANA | 1.2 km | D10 | $2,011 psf |
| KIM LIN PARK | 1.2 km | D10 | $3,128 psf |
| RV SUITES | 1.2 km | D10 | $1,882 psf |
| MUTIARA CREST | 1.2 km | D10 | $1,927 psf |
| RESIDENCE 8 | 1.2 km | D10 | $753 psf |
| GRANGE 80 | 1.2 km | D10 | — |
| KELLOCK LODGE | 1.2 km | D10 | $1,799 psf |
| 3 ORCHARD BY-THE-PARK | 1.2 km | D10 | $3,679 psf |
| GRANGE RESIDENCES | 1.2 km | D10 | $3,091 psf |
| THE ASTON | 1.2 km | D10 | $1,825 psf |
| KASTURINA LODGE | 1.2 km | D10 | $1,980 psf |
| MANHATTAN MANSIONS | 1.3 km | D10 | $1,905 psf |
| MERAPRIME | 1.3 km | D3 | $1,864 psf |
| KUM HING COURT | 1.3 km | D10 | $2,465 psf |
| CUSCADEN RESERVE | 1.3 km | D10 | $3,071 psf |
| MELROSE PARK | 1.3 km | D10 | $2,380 psf |
| GRANGE 70 | 1.3 km | D10 | — |
| THE MARQ ON PATERSON HILL | 1.3 km | D9 | $4,509 psf |
| GRANGE 1866 | 1.3 km | D10 | $3,059 psf |
| MILL POINT | 1.3 km | D10 | $2,083 psf |
| ALEXIS | 1.3 km | D3 | $1,672 psf |
| PARK NOVA | 1.3 km | D10 | $4,731 psf |
| QUEENS PEAK | 1.3 km | D3 | $2,104 psf |
| TOMLINSON HEIGHTS | 1.3 km | D10 | $3,720 psf |
| VALLEY HOUSE | 1.3 km | D9 | — |
| ZENITH | 1.3 km | D10 | $2,023 psf |
| EMERALD PARK | 1.4 km | D3 | $1,468 psf |
| TIARA | 1.4 km | D9 | $2,323 psf |
| HANA | 1.4 km | D10 | — |
| QUEENS | 1.4 km | D3 | $1,546 psf |
| CENTRAL GREEN CONDOMINIUM | 1.4 km | D3 | $1,584 psf |
| THE TOMLINSON | 1.4 km | D10 | $2,422 psf |
| ST MARTIN'S | 1.4 km | D10 | $2,355 psf |
| 19 NASSIM | 1.4 km | D10 | $3,401 psf |
| IRWELL HILL RESIDENCES | 1.4 km | D9 | $2,728 psf |
| 8 NAPIER | 1.5 km | D10 | $3,337 psf |
| COMMONWEALTH TOWERS | 1.5 km | D3 | $2,076 psf |
| CUSCADEN RESIDENCES | 1.5 km | D10 | $2,472 psf |
| TANGLIN RESIDENCES | 1.5 km | D10 | $2,000 psf |
| GREAT WORLD CITY | 1.5 km | D9 | — |
| FOUR SEASONS PARK | 1.5 km | D10 | $3,180 psf |
| ST MARTIN RESIDENCE | 1.5 km | D10 | $2,202 psf |
| THE PATERSON | 1.5 km | D9 | $2,381 psf |
| FRASER RESIDENCE ORCHARD SINGAPORE | 1.5 km | D9 | — |
| PATERSON RESIDENCE | 1.5 km | D9 | $2,531 psf |
| THE LOFT | 1.5 km | D10 | $2,090 psf |
| THE NASSIM | 1.5 km | D10 | $4,325 psf |
| TWIN REGENCY | 1.5 km | D3 | $2,079 psf |
| BOULEVARD VUE | 1.5 km | D10 | $3,084 psf |
| HARVEST MANSIONS | 1.5 km | D3 | $1,255 psf |
| ORCHARD VIEW | 1.5 km | D9 | $2,666 psf |
| RIVA LODGE | 1.5 km | D9 | — |
| SHEPHERD'S HILL ESTATE | 1.5 km | D3 | $1,826 psf |
| THE COSMOPOLITAN | 1.5 km | D9 | $2,547 psf |
| LEONIE SUITES | 1.5 km | D9 | $1,867 psf |
| THE PATERSON EDGE | 1.5 km | D9 | $2,382 psf |
| KAI FOOK MANSION | 1.5 km | D3 | $1,025 psf |
| ST REGIS RESIDENCES SINGAPORE | 1.6 km | D10 | $2,522 psf |
| BOULEVARD 88 | 1.6 km | D10 | $3,945 psf |
| PATERSON SUITES | 1.6 km | D9 | $2,664 psf |
| REGENCY SUITES | 1.6 km | D3 | $2,040 psf |
| THE BOULEVARD RESIDENCE | 1.6 km | D10 | $2,642 psf |
| ANGULLIA PARK RESIDENCES @ ORCHARD | 1.6 km | D10 | $2,465 psf |
| BOTANIC GARDENS MANSION | 1.6 km | D10 | $2,118 psf |
| SKYLINE @ ORCHARD BOULEVARD | 1.6 km | D9 | $5,371 psf |
| THE LUMOS | 1.6 km | D9 | $2,354 psf |
| THE TRILLIUM | 1.6 km | D9 | $2,559 psf |
| HORIZON TOWERS | 1.6 km | D9 | $1,389 psf |
| LEONIE TOWERS | 1.6 km | D9 | $1,904 psf |
| 3 CUSCADEN | 1.6 km | D10 | $3,893 psf |
| NASSIM JADE | 1.6 km | D10 | $2,679 psf |
| PATERSON LINC | 1.6 km | D9 | $2,430 psf |
| PROMENADE PEAK | 1.6 km | D3 | $2,981 psf |
| RIVERSHIRE | 1.6 km | D9 | $2,240 psf |
| SAGE | 1.6 km | D10 | $3,063 psf |
| LEONIE GARDENS | 1.6 km | D9 | $1,746 psf |
| NASSIM PARK RESIDENCES | 1.6 km | D10 | $3,896 psf |
| HIGHLINE RESIDENCES | 1.6 km | D3 | $2,293 psf |
| LEONIE HILL RESIDENCES | 1.6 km | D9 | $2,301 psf |
| CENTENNIA SUITES | 1.6 km | D9 | $2,833 psf |
| BOTANIC GARDENS VIEW | 1.7 km | D10 | $2,392 psf |
| NASSIMVILLE | 1.7 km | D10 | — |
| TWENTYONE ANGULLIA PARK | 1.7 km | D9 | $3,786 psf |
| NASSIM LODGE | 1.7 km | D10 | $2,853 psf |
| 1 NASSIM | 1.7 km | D10 | — |
| NASSIM 9 | 1.7 km | D10 | $3,226 psf |
| ZYON GRAND | 1.7 km | D3 | $3,052 psf |
| LEONIE CONDOTEL | 1.7 km | D9 | — |
| NASSIM MANSION | 1.7 km | D10 | $3,012 psf |
| OUE TWIN PEAKS | 1.7 km | D9 | $2,271 psf |
| THE ANCHORAGE | 1.7 km | D3 | $1,785 psf |
| MIRAGE TOWER | 1.7 km | D9 | $2,229 psf |
| 2 RVG | 1.7 km | D9 | $2,103 psf |
| LES MAISONS NASSIM | 1.7 km | D10 | $5,545 psf |
| YONG AN PARK | 1.7 km | D9 | $2,178 psf |
| BEAUFORT ON NASSIM | 1.8 km | D10 | $2,652 psf |
| NEW FUTURA | 1.8 km | D9 | $4,021 psf |
| TRIBECA | 1.8 km | D9 | $2,375 psf |
| LUMA | 1.8 km | D9 | $1,986 psf |
| YONG SIAK VIEW | 1.8 km | D3 | $1,715 psf |
| THE VERV @ RV | 1.8 km | D9 | $2,048 psf |
| YONG SIAK COURT | 1.8 km | D3 | $1,667 psf |
| RIVER GREEN | 1.8 km | D9 | $3,138 psf |
| RIVERIA GARDENS | 1.8 km | D9 | $2,361 psf |
| THE ORCHARD RESIDENCES | 1.8 km | D9 | $3,149 psf |
| LEONIE PARC VIEW | 1.8 km | D9 | $2,451 psf |
| DELFI ORCHARD | 1.8 km | D9 | $1,858 psf |
| RIVERDALE RESIDENCE | 1.8 km | D9 | — |
| PEIRCE VILLAS | 1.8 km | D10 | $2,144 psf |
| RV ALTITUDE | 1.8 km | D9 | $2,735 psf |
| GRANGE HEIGHTS | 1.9 km | D9 | $1,915 psf |
| GRANGE INFINITE | 1.9 km | D9 | $2,574 psf |
| THE REGENCY AT TIONG BAHRU | 1.9 km | D3 | $2,224 psf |
| WILMER HOUSE | 1.9 km | D9 | — |
| MARGARET VILLE | 1.9 km | D3 | $2,175 psf |
| ORION | 1.9 km | D10 | $2,254 psf |
| THE MORNINGSIDE | 1.9 km | D9 | $2,033 psf |
| SAM KIANG MANSIONS | 1.9 km | D9 | $2,064 psf |
| ST THOMAS LODGE | 1.9 km | D9 | — |
| BOTANIC LODGE | 1.9 km | D10 | — |
| ORCHARD TOWERS | 1.9 km | D9 | $1,474 psf |
| THE VANTAGE | 1.9 km | D10 | — |
| SKYPARK | 1.9 km | D9 | $1,792 psf |
| D'GROVE VILLAS | 1.9 km | D10 | $2,342 psf |
| ST THOMAS VILLE | 1.9 km | D9 | — |
| 8 SAINT THOMAS | 2 km | D9 | $2,743 psf |
| ST THOMAS SUITES | 2 km | D9 | $2,221 psf |
| THE LADYHILL | 2 km | D10 | $2,493 psf |
| RIVERGATE | 2 km | D9 | $2,735 psf |
| NASSIM REGENCY | 2 km | D10 | — |
| SHANGRI-LA RESIDENCES | 2 km | D10 | — |
| ST THOMAS COURT | 2 km | D9 | $1,921 psf |
| THE AVENIR | 2 km | D9 | $3,190 psf |
| ARDMORE II | 2 km | D10 | $3,190 psf |
| HERITAGE APARTMENTS | 2 km | D10 | — |
| TIONG BAHRU ESTATE | 2 km | D3 | $4,188 psf |
Family-Friendly Condos (3BR+ Available)
Condos near River Valley Primary School with 3-bedroom or larger units suitable for families.
| Condo | Distance | District |
|---|---|---|
| SRI MENANTI ESTATE | 10m | D3 |
| CASA JERVOIS | 80m | D10 |
| CLYDESVIEW | 90m | D3 |
| JERVOIS GROVE | 110m | D10 |
| JERVOIS PRIVE | 120m | D10 |
| THE CREST | 140m | D3 |
| TANGLIN VIEW | 250m | D3 |
| JERVOIS MEADOWS | 260m | D10 |
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 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 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 near River Valley Primary School?
How is the distance to River Valley 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 River Valley 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 River Valley 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.