Condos Near Rosyth School

School Proximity Last reviewed

Proximity to Rosyth 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 Rosyth 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 Rosyth 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.

By ShiokNest Data TeamUpdated
Key Takeaways
  • School: Rosyth School (Primary)
  • Condos within 1km: 73
  • Condos within 2km: 203
  • Family-friendly (3BR+): 10

Condos Within 1km

Condos within the priority admission zone (1km) of Rosyth School.

Condos within 1km of Rosyth School
CondoDistanceDistrictTenureAvg PSF
TERRASSE190mD1999 yrs lease commencing from 2010$1,330 psf
NOUVELLE PARK200mD19Freehold$1,279 psf
PARK VILLAS210mD1999 yrs lease commencing from 1994$1,373 psf
PRINCETON VALE240mD1999 yrs lease commencing from 1996$1,352 psf
PARRY PARK290mD19999 yrs lease commencing from 1877$2,018 psf
THE WATERLINE310mD19Freehold$1,280 psf
FONTAINE PARRY370mD19999 yrs lease commencing from 1877$1,341 psf
PARKWOOD RESIDENCES370mD1999 yrs lease commencing from 2018$1,562 psf
POH HUAT GARDENS380mD19999 yrs lease commencing from 1883$1,439 psf
HUNDRED PALMS RESIDENCES420mD1999 yrs lease commencing from 2016$1,839 psf
PARRY GREEN430mD1999 yrs lease commencing from 1996$1,333 psf
JEWEL @ CHUAN HOE440mD19999 yrs lease commencing from 1886$634 psf
CHEN JING JUE MANSIONS450mD19——
D'ZIRE470mD19999 yrs lease commencing from 1875$1,379 psf
ONEROBEY490mD19999 yrs lease commencing from 1875$1,400 psf
JADE GARDEN510mD10Freehold$1,711 psf
PARRYVILLE520mD19999 yrs lease commencing from 1883$2,007 psf
HENLEY GARDENS560mD1999 yrs lease commencing from 1996$1,262 psf
SANDILANDS RESIDENCES570mD19999 yrs lease commencing from 1886$1,888 psf
AFFINITY AT SERANGOON570mD1999 yrs lease commencing from 2018$1,699 psf
JADE VINE GARDENS580mD19999 yrs lease commencing from 1883$1,912 psf
PHILLIPS RESIDENCE590mD19999 yrs lease commencing from 1886$713 psf
SUMMER SCENT590mD19999 yrs lease commencing from 1883$1,184 psf
NANYANG PARK610mD19999 yrs lease commencing from 1881$1,473 psf
REGENTVILLE620mD1999 yrs lease commencing from 1996$982 psf
PARRY COURT630mD19999 yrs lease commencing from 1886$831 psf
THE TOP RESIDENCE660mD19999 yrs lease commencing from 1884$978 psf
SOVEREIGN @ SIMON670mD19——
D' SILVA TERRACE680mD19——
GILLENIA690mD19999 yrs lease commencing from 1886$1,181 psf
ROSYTH RESIDENCE690mD19999 yrs lease commencing from 1886$1,338 psf
SIMON TERRACE700mD19——
FORTUNA GARDEN720mD19Freehold$2,021 psf
3@PHILLIPS730mD19—$1,182 psf
KJ MANSION750mD19——
BREEZY MANSIONS760mD19999 yrs lease commencing from 1886$1,349 psf
ROSYTH LODGE760mD19999 yrs lease commencing from 1886$1,236 psf
GLASGOW TERRACE770mD19——
ROSYTH VILLE770mD19999 yrs lease commencing from 1886$1,145 psf
FORTUNA GARDENS770mD19999 yrs lease commencing from 1883$1,921 psf
GLASGOW RESIDENCE790mD19999 yrs lease commencing from 1886$1,371 psf
ONE ROSYTH800mD19999 yrs lease commencing from 1886$1,217 psf
SERANGOON GARDEN VIEW800mD19999 yrs lease commencing from 1879$1,098 psf
GLASGOW GREEN810mD19999 yrs lease commencing from 1876$2,077 psf
TREASURE MANSIONS820mD19Freehold$1,177 psf
3@SANDILANDS820mD19—$1,276 psf
RICH.RESIDENCE820mD19Freehold$836 psf
DA SILVA VILLAS820mD19Freehold$2,070 psf
CHEPSTOW VILLE820mD19999 yrs lease commencing from 1953$845 psf
INFINIUM840mD19Freehold$752 psf
ISUITES @ TANI850mD19999 yrs lease commencing from 1883$1,376 psf
TREASURE GARDENS860mD19Freehold$1,154 psf
LEITH GROVE870mD19Freehold$1,078 psf
21 RICHARDS880mD19—$1,558 psf
LEITH PARK880mD19Freehold$1,538 psf
ISUITES @ PALM890mD19999 yrs lease commencing from 1878$1,375 psf
BLISS@KOVAN890mD19Freehold$1,465 psf
THE FLORENCE RESIDENCES890mD1999 yrs lease commencing from 2018$1,746 psf
THE MINTON890mD1999-year leasehold$1,367 psf
LE ROYCE @ LEITH PARK900mD19Freehold$743 psf
THE GARDEN RESIDENCES900mD1999 yrs lease commencing from 2017$1,809 psf
THE SILVA GARDENS910mD19——
THE FLORENTINE910mD19947 yrs lease commencing from 1934$1,197 psf
PALM HAVEN930mD19999 yrs lease commencing from 1876$1,324 psf
PALM GROVE REGENCY930mD19999 yrs lease commencing from 1878$867 psf
PALM GROVE TERRACE930mD19999 yrs lease commencing from 1878$2,084 psf
LEGEND @ JANSEN930mD19999 yrs lease commencing from 1876$1,244 psf
LOWLAND VIEW940mD19Freehold$1,864 psf
FLORENCE GARDENS940mD19947 yrs lease commencing from 1934$1,730 psf
HILBRE28970mD19999 yrs lease commencing from 1876$1,501 psf
LOWLAND TERRACE970mD19Freehold$1,995 psf
JANSEN 28980mD19999 yrs lease commencing from 1876$1,121 psf
KENSINGTON PARK CONDOMINIUM980mD19999 yrs lease commencing from 1878$1,552 psf
💡
Family-Friendly Tip
Living within 1km of Rosyth School gives your child priority admission. There are 73 condos in this zone with 10 offering 3-bedroom+ units.
🧮Can you afford a home near Rosyth School? Try the Affordability Calculator→

Condos 1\u{2013}2km Away

Condos 1–2km from Rosyth School
CondoDistanceDistrictAvg PSF
MINT RESIDENCES @ JANSEN1 kmD19$1,170 psf
RESIDENCES @ JANSEN1 kmD19$1,197 psf
PIN MANSIONS1 kmD19$1,339 psf
FLORENCE TERRACE1 kmD19$1,335 psf
JANSEN HOUSE1 kmD19$2,044 psf
PALM GROVE CONDOMINIUM1.1 kmD19$1,362 psf
D'HIRO@HILLSIDE1.1 kmD19$1,228 psf
BRIGHTON VIEW1.1 kmD19—
KOVAN REGENCY1.1 kmD19$1,666 psf
JANSEN SPRING1.1 kmD19—
KOVAN GARDENS1.1 kmD19$1,678 psf
FIORENZA1.1 kmD19$1,302 psf
HIGHLAND CONDOMINIUM1.1 kmD19$1,105 psf
JANSEN 81.1 kmD19$816 psf
HIGHLAND COTTAGES1.1 kmD19$1,237 psf
SIMON PLAZA1.1 kmD19$1,298 psf
LANGE 281.1 kmD19$1,095 psf
FORTUNA HILL1.1 kmD19$1,830 psf
THE SILVER SPURZ1.1 kmD19$1,007 psf
THE COURTYARD1.1 kmD19$1,287 psf
JANSEN VIEW1.2 kmD19—
KOVAN RESIDENCES1.2 kmD19$1,559 psf
JAZZ RESIDENCES1.2 kmD19$981 psf
KOVAN GARDEN1.2 kmD19—
FLORENCE GROVE1.2 kmD19$2,131 psf
HILLSIDE MANSIONS1.2 kmD19$1,277 psf
YIO CHU KANG TERRACE1.2 kmD19$2,210 psf
MARLENE VILLE1.2 kmD19$1,165 psf
CHUAN GARDEN1.2 kmD19$1,396 psf
SUITES @ KOVAN1.2 kmD19$1,560 psf
SANFORD PARK1.3 kmD19$2,048 psf
THE STRADIA1.3 kmD19$916 psf
KOVAN ESQUIRE1.3 kmD19$1,430 psf
KOVAN CREST1.3 kmD19$1,340 psf
THE OLD HOUSE1.3 kmD19$1,226 psf
HARMONY @ 1A1.3 kmD19$1,218 psf
SERANGOON GARDEN ESTATE1.3 kmD19$1,735 psf
KOVAN JEWEL1.3 kmD19$2,140 psf
WATER VILLAS1.3 kmD19$819 psf
KOVAN APARTMENTS1.3 kmD19$950 psf
KOVAN MELODY1.3 kmD19$1,478 psf
KOVANA1.3 kmD19$1,267 psf
PARK RESIDENCES KOVAN1.3 kmD19$1,770 psf
LUXUS HILLS1.3 kmD28$2,432 psf
RESIDENCES BOTANIQUE1.3 kmD19$1,432 psf
57 @ KOVAN1.3 kmD19$1,240 psf
STARS OF KOVAN1.3 kmD19$1,796 psf
VINA LODGE1.4 kmD19$1,092 psf
SANCTUARY @ 8131.4 kmD19$1,370 psf
BRIGHTON CREST1.4 kmD19$1,459 psf
THE MORNING GLORY1.4 kmD19$1,219 psf
HIGHLAND ROW1.4 kmD19$1,544 psf
TAI PENG GARDENS1.4 kmD19$1,842 psf
GRAND REGALIA1.4 kmD19$1,031 psf
PEOPLE'S GARDEN1.4 kmD19$1,709 psf
WEMBLY RESIDENCES1.4 kmD19$1,313 psf
GOLDEN CHUAN VILLE1.4 kmD19$1,636 psf
CHARLTON 181.4 kmD19$956 psf
D'PAVILION1.4 kmD19$1,372 psf
PARKWOOD COLLECTION1.4 kmD19$795 psf
CHUAN TERRACE1.5 kmD19$1,770 psf
FOH PIN GARDEN1.5 kmD19$2,079 psf
TAI YUAN GARDEN1.5 kmD19$1,629 psf
HILLSGROVE1.5 kmD19$734 psf
CHARLTON RESIDENCES1.5 kmD19$592 psf
CHARLTON VILLAS1.5 kmD19$1,109 psf
CHUAN YUAN1.5 kmD19$1,786 psf
STADIA1.5 kmD19$1,378 psf
HIGHLAND CENTRE1.5 kmD19$956 psf
THE TEMBUSU1.5 kmD19$1,812 psf
VERDANA VILLAS1.5 kmD19$832 psf
CAMBIO SUITES1.5 kmD19$1,342 psf
CHARLTON CORNER1.5 kmD19$1,023 psf
CHUAN VILLE1.6 kmD19$1,451 psf
8 ON CHUAN1.6 kmD19$1,731 psf
KOVAN PRIMERA1.6 kmD19$1,274 psf
SAI HO BUILDING1.6 kmD19—
CHUAN SEVEN1.6 kmD19—
VIBES @ KOVAN1.6 kmD19$1,448 psf
GRACE PARK1.6 kmD19$1,706 psf
SPACE @ KOVAN1.6 kmD19$1,434 psf
SPAZIO @ KOVAN1.6 kmD19$1,429 psf
CHARLTON 271.6 kmD19$743 psf
ICB SHOPPING CENTRE1.6 kmD19—
MACHUAN TERRACE1.6 kmD19$2,141 psf
HOUGANG GREEN1.6 kmD19$864 psf
GREEN PARK1.6 kmD16$1,666 psf
ONE SURIN1.6 kmD19$835 psf
SURIN VILLAS1.6 kmD19$622 psf
CASA RIVIERA1.6 kmD19$1,236 psf
CHUAN VISTA1.6 kmD19—
CHUAN GREEN1.6 kmD19$1,424 psf
NAUNG RESIDENCE1.6 kmD19$1,467 psf
CHARLTON PARK1.6 kmD19$1,665 psf
FORTUNE PARK1.6 kmD19$1,250 psf
KOVAN 811.7 kmD19$1,084 psf
MIRAMAR GARDENS1.7 kmD19$1,839 psf
TRILIVE1.7 kmD19$1,724 psf
CASA CAMBIO1.7 kmD19$1,548 psf
SURIN GARDENS1.7 kmD19$2,212 psf
SUMMER PLACE1.7 kmD19$1,655 psf
SILVER HILL1.7 kmD19$1,954 psf
UPPER SERANGOON SHOPPING CENTRE1.7 kmD19$1,080 psf
KELULUT HILL1.7 kmD28$1,877 psf
SELETAR VIEW1.7 kmD28$1,008 psf
COLCHESTER PARK1.8 kmD19$2,264 psf
BOUNDARY GARDENS1.8 kmD19—
CENTRAL VIEW1.8 kmD19$1,131 psf
LA QUINTA PARK1.8 kmD19$1,660 psf
HAI SING PARK1.8 kmD19$1,627 psf
STRATTON PARK1.8 kmD28$1,251 psf
BELGRAVIA PARK1.8 kmD28$1,489 psf
SELETAR HILLS ESTATE1.8 kmD28$1,494 psf
GARDEN VIEW ESTATE1.8 kmD19$1,515 psf
KOVAN GRANDEUR1.8 kmD19$1,384 psf
BELGRAVIA VILLAS1.8 kmD28$991 psf
THE GARDENS AT GERALD1.8 kmD28$833 psf
D' KENARIS1.9 kmD28$1,048 psf
GERALD MUGLISTON ESTATE1.9 kmD28$1,334 psf
THE PROMENADE@PELIKAT1.9 kmD19$1,310 psf
SUMMER GROVE1.9 kmD19$2,212 psf
HAUS@SERANGOON GARDEN1.9 kmD19$1,693 psf
MIDTOWN RESIDENCES1.9 kmD19$1,470 psf
FOREST WOODS1.9 kmD19$1,888 psf
BELGRAVIA GREEN2 kmD28$1,125 psf
GREEN SPRINGS2 kmD28$2,269 psf
PARC VERA2 kmD19$1,257 psf
BELGRAVIA ACE2 kmD28$1,086 psf
GERALD MUGLISTON2 kmD28$1,558 psf
MUGLISTON HILL2 kmD28$1,665 psf

Family-Friendly Condos (3BR+ Available)

Condos near Rosyth School with 3-bedroom or larger units suitable for families.

CondoDistanceDistrict
TERRASSE190mD19
NOUVELLE PARK200mD19
PARK VILLAS210mD19
PRINCETON VALE240mD19
PARRY PARK290mD19
THE WATERLINE310mD19
FONTAINE PARRY370mD19
PARKWOOD RESIDENCES370mD19
POH HUAT GARDENS380mD19
HUNDRED PALMS RESIDENCES420mD19

The private condos list ranked by distance to Rosyth 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 Rosyth 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 Rosyth School?
73 condos within 1km and 203 within 2km.
How is the distance to Rosyth 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 Rosyth 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 Rosyth 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.

Outlier-resistant medians anchor every PSF figure shown above. Volume counts are exact transaction tallies, not estimates.

Tags: Primary School Proximity

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