Condos Near Rosyth School

School Proximity 19 min read 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.

TL;DR
Condos near Rosyth School (Primary). 73 within 1km, 215 within 2km, from $560,000.
Key Takeaways
  • School: Rosyth School (Primary)
  • Condos within 1km: 73
  • Cheapest recorded entry within 1km: $560,000
  • Within-1km avg PSF vs district: -29.2%
Condos within 1km
73
Cheapest entry
$560,000
Median PSF (1km)
$1,398 psf
Premium vs district
-29.2%
Walkability
81/100

Location Map

Map shows Rosyth 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.

  • Rosyth School
  • TERRASSE
  • NOUVELLE PARK
  • PARK VILLAS
  • PRINCETON VALE
  • PARRY PARK
  • THE WATERLINE
  • FONTAINE PARRY
  • PARKWOOD RESIDENCES
  • POH HUAT GARDENS
  • HUNDRED PALMS RESIDENCES
  • PARRY GREEN
  • JEWEL @ CHUAN HOE

What the 1km Rule Actually Means

Living within 1km of Rosyth 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 Rosyth 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 Rosyth School
CondoDistanceCheapest (recorded)Cheapest PSFAvg PSFTenure
D'ZIRE470m$560,000$1,122 psf$1,379 psf999 yrs lease commencing from 1875
GLASGOW RESIDENCE790m$565,000$1,052 psf$1,371 psf999 yrs lease commencing from 1886
ISUITES @ TANI850m$580,000$1,250 psf$1,376 psf999 yrs lease commencing from 1883
ISUITES @ PALM890m$602,000$1,159 psf$1,376 psf999 yrs lease commencing from 1878
THE WATERLINE310m$640,000$1,004 psf$1,281 psfFreehold
TERRASSE190m$645,000$774 psf$1,334 psf99 yrs lease commencing from 2010
21 RICHARDS880m$690,000$1,290 psf$1,558 psf—
3@SANDILANDS820m$700,000$1,039 psf$1,298 psf—
THE FLORENCE RESIDENCES890m$720,000$1,355 psf$1,751 psf99 yrs lease commencing from 2018
JANSEN 28980m$730,000$858 psf$1,121 psf999 yrs lease commencing from 1876
AFFINITY AT SERANGOON570m$740,000$1,096 psf$1,699 psf99 yrs lease commencing from 2018
REGENTVILLE620m$755,000$662 psf$986 psf99 yrs lease commencing from 1996
THE GARDEN RESIDENCES900m$755,000$1,489 psf$1,811 psf99 yrs lease commencing from 2017
TREASURE GARDENS860m$758,000$891 psf$1,154 psfFreehold
BLISS@KOVAN890m$765,000$1,003 psf$1,471 psfFreehold

All Condos Within 1km

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

Condos within 1km of Rosyth School
CondoDistanceDistrictTenureAvg PSFWalkability
TERRASSE190mD1999 yrs lease commencing from 2010$1,334 psf83/100
NOUVELLE PARK200mD19Freehold$1,279 psf74/100
PARK VILLAS210mD1999 yrs lease commencing from 1994$1,396 psf83/100
PRINCETON VALE240mD1999 yrs lease commencing from 1996$1,352 psf79/100
PARRY PARK300mD19999 yrs lease commencing from 1877$2,044 psf74/100
THE WATERLINE310mD19Freehold$1,281 psf76/100
FONTAINE PARRY370mD19999 yrs lease commencing from 1877$1,341 psf81/100
PARKWOOD RESIDENCES370mD1999 yrs lease commencing from 2018$1,562 psf76/100
POH HUAT GARDENS380mD19999 yrs lease commencing from 1883$1,439 psf90/100
HUNDRED PALMS RESIDENCES420mD1999 yrs lease commencing from 2016$1,842 psf75/100
PARRY GREEN430mD1999 yrs lease commencing from 1996$1,333 psf67/100
JEWEL @ CHUAN HOE440mD19999 yrs lease commencing from 1886$634 psf81/100
CHEN JING JUE MANSIONS450mD19——74/100
D'ZIRE470mD19999 yrs lease commencing from 1875$1,379 psf90/100
ONEROBEY490mD19999 yrs lease commencing from 1875$1,400 psf86/100
JADE GARDEN510mD10Freehold$1,711 psf81/100
PARRYVILLE520mD19999 yrs lease commencing from 1883$2,007 psf81/100
HENLEY GARDENS560mD1999 yrs lease commencing from 1996$1,363 psf90/100
SANDILANDS RESIDENCES570mD19999 yrs lease commencing from 1886$1,888 psf81/100
AFFINITY AT SERANGOON570mD1999 yrs lease commencing from 2018$1,699 psf83/100
JADE VINE GARDENS580mD19999 yrs lease commencing from 1883$1,912 psf81/100
PHILLIPS RESIDENCE590mD19999 yrs lease commencing from 1886$713 psf85/100
SUMMER SCENT590mD19999 yrs lease commencing from 1883$1,184 psf81/100
NANYANG PARK610mD19999 yrs lease commencing from 1881$1,473 psf71/100
REGENTVILLE620mD1999 yrs lease commencing from 1996$986 psf75/100
PARRY COURT630mD19999 yrs lease commencing from 1886$831 psf81/100
THE TOP RESIDENCE660mD19999 yrs lease commencing from 1884$1,031 psf81/100
SOVEREIGN @ SIMON670mD19——81/100
D' SILVA TERRACE680mD19——81/100
GILLENIA690mD19999 yrs lease commencing from 1886$1,181 psf81/100
ROSYTH RESIDENCE690mD19999 yrs lease commencing from 1886$1,338 psf81/100
SIMON TERRACE700mD19——81/100
FORTUNA GARDEN720mD19Freehold$2,021 psf81/100
3@PHILLIPS730mD19—$1,182 psf71/100
KJ MANSION750mD19——71/100
BREEZY MANSIONS760mD19999 yrs lease commencing from 1886$1,349 psf85/100
ROSYTH LODGE760mD19999 yrs lease commencing from 1886$1,236 psf71/100
GLASGOW TERRACE770mD19——85/100
ROSYTH VILLE770mD19999 yrs lease commencing from 1886$1,182 psf71/100
FORTUNA GARDENS770mD19999 yrs lease commencing from 1883$1,921 psf81/100
GLASGOW RESIDENCE790mD19999 yrs lease commencing from 1886$1,371 psf81/100
ONE ROSYTH800mD19999 yrs lease commencing from 1886$1,217 psf78/100
SERANGOON GARDEN VIEW800mD19999 yrs lease commencing from 1879$1,098 psf78/100
GLASGOW GREEN810mD19999 yrs lease commencing from 1876$2,077 psf71/100
TREASURE MANSIONS820mD19Freehold$1,177 psf85/100
3@SANDILANDS820mD19—$1,298 psf85/100
RICH.RESIDENCE820mD19Freehold$836 psf81/100
DA SILVA VILLAS820mD19Freehold$2,070 psf91/100
CHEPSTOW VILLE820mD19999 yrs lease commencing from 1953$845 psf78/100
INFINIUM840mD19Freehold$752 psf91/100
ISUITES @ TANI850mD19999 yrs lease commencing from 1883$1,376 psf81/100
TREASURE GARDENS860mD19Freehold$1,154 psf81/100
FLORENCE TERRACE860mD19999 yrs lease commencing from 1875$1,335 psf81/100
LEITH GROVE870mD19Freehold$1,078 psf71/100
21 RICHARDS880mD19—$1,558 psf95/100
LEITH PARK880mD19Freehold$1,538 psf71/100
ISUITES @ PALM890mD19999 yrs lease commencing from 1878$1,376 psf81/100
BLISS@KOVAN890mD19Freehold$1,471 psf95/100
THE FLORENCE RESIDENCES890mD1999 yrs lease commencing from 2018$1,751 psf81/100
LE ROYCE @ LEITH PARK900mD19Freehold$743 psf71/100
THE GARDEN RESIDENCES900mD1999 yrs lease commencing from 2017$1,811 psf75/100
THE SILVA GARDENS910mD19——95/100
THE FLORENTINE910mD19947 yrs lease commencing from 1934$1,197 psf81/100
PALM HAVEN930mD19999 yrs lease commencing from 1876$1,324 psf85/100
PALM GROVE REGENCY930mD19999 yrs lease commencing from 1878$867 psf85/100
PALM GROVE TERRACE930mD19999 yrs lease commencing from 1878$2,084 psf81/100
LEGEND @ JANSEN930mD19999 yrs lease commencing from 1876$1,244 psf78/100
LOWLAND VIEW940mD19Freehold$1,864 psf100/100
FLORENCE GARDENS940mD19947 yrs lease commencing from 1934$1,730 psf81/100
HILBRE28970mD19999 yrs lease commencing from 1876$1,501 psf78/100
LOWLAND TERRACE970mD19Freehold$1,995 psf100/100
JANSEN 28980mD19999 yrs lease commencing from 1876$1,121 psf85/100
KENSINGTON PARK CONDOMINIUM980mD19999 yrs lease commencing from 1878$1,566 psf75/100

Condos 1–2km Away

Condominiums between 1km and 2km from Rosyth 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 Rosyth School
CondoDistanceDistrictTenureAvg PSF
MINT RESIDENCES @ JANSEN1 kmD19999 yrs lease commencing from 1878$1,170 psf
RESIDENCES @ JANSEN1 kmD19999 yrs lease commencing from 1876$1,197 psf
PIN MANSIONS1 kmD19Freehold$1,370 psf
JANSEN MANSIONS1 kmD19999 yrs lease commencing from 1876$1,264 psf
JANSEN HOUSE1 kmD19999 yrs lease commencing from 1876$2,049 psf
PALM GROVE CONDOMINIUM1.1 kmD19999 yrs lease commencing from 1878$1,362 psf
D'HIRO@HILLSIDE1.1 kmD19999 yrs lease commencing from 1876$1,228 psf
BRIGHTON VIEW1.1 kmD19——
KOVAN REGENCY1.1 kmD1999 yrs lease commencing from 2012$1,671 psf
JANSEN SPRING1.1 kmD19——
KOVAN GARDENS1.1 kmD19Freehold$1,678 psf
FIORENZA1.1 kmD19Freehold$1,302 psf
HIGHLAND CONDOMINIUM1.1 kmD19Freehold$1,105 psf
JANSEN 81.1 kmD19Freehold$816 psf
HIGHLAND COTTAGES1.1 kmD19Freehold$1,237 psf
SIMON PLAZA1.1 kmD19Freehold$1,298 psf
LANGE 281.1 kmD19999 yrs lease commencing from 1878$1,095 psf
FORTUNA HILL1.1 kmD19999 yrs lease commencing from 1876$1,830 psf
ALWYN PARK1.1 kmD19Freehold$1,975 psf
THE SILVER SPURZ1.1 kmD19Freehold$1,007 psf
THE COURTYARD1.1 kmD19Freehold$1,287 psf
JANSEN VIEW1.2 kmD19——
KOVAN RESIDENCES1.2 kmD1999 yrs lease commencing from 2007$1,564 psf
JAZZ RESIDENCES1.2 kmD19Freehold$981 psf
KOVAN GARDEN1.2 kmD19——
FLORENCE GROVE1.2 kmD19Freehold$2,131 psf
HILLSIDE MANSIONS1.2 kmD19Freehold$1,277 psf
HIGHLAND TERRACE1.2 kmD19——
KOVAN MELODY1.2 kmD1999-year leasehold$1,491 psf
YIO CHU KANG TERRACE1.2 kmD19Freehold$2,210 psf
THE BENTLY RESIDENCES@KOVAN1.2 kmD19Freehold$1,470 psf
MARLENE VILLE1.2 kmD19Freehold$1,186 psf
SUITES @ KOVAN1.2 kmD19Freehold$1,560 psf
SANFORD PARK1.3 kmD19Freehold$2,048 psf
THE STRADIA1.3 kmD19Freehold$916 psf
KOVAN ESQUIRE1.3 kmD19Freehold$1,430 psf
KOVAN CREST1.3 kmD19Freehold$1,340 psf
THE OLD HOUSE1.3 kmD19Freehold$1,226 psf
HARMONY @ 1A1.3 kmD19Freehold$1,218 psf
SERANGOON GARDEN ESTATE1.3 kmD19Freehold$1,759 psf
KOVAN JEWEL1.3 kmD19Freehold$2,140 psf
WATER VILLAS1.3 kmD19Freehold$819 psf
KOVAN APARTMENTS1.3 kmD19Freehold$950 psf
KOVANA1.3 kmD19Freehold$1,267 psf
PARK RESIDENCES KOVAN1.3 kmD19Freehold$1,770 psf
LUXUS HILLS1.3 kmD28999 yrs lease commencing from 1879$2,463 psf
RESIDENCES BOTANIQUE1.3 kmD19Freehold$1,432 psf
57 @ KOVAN1.3 kmD19—$1,240 psf
STARS OF KOVAN1.3 kmD1999 yrs lease commencing from 2015$1,802 psf
VINA LODGE1.4 kmD19Freehold$1,092 psf
SANCTUARY @ 8131.4 kmD19Freehold$1,400 psf
CHOON KIM HOUSE1.4 kmD19Freehold$1,468 psf
MONDO MANSION BUILDING1.4 kmD19Freehold$1,144 psf
BRIGHTON CREST1.4 kmD19Freehold$1,459 psf
THE MORNING GLORY1.4 kmD19Freehold$1,219 psf
HIGHLAND ROW1.4 kmD19Freehold$1,544 psf
TAI PENG GARDENS1.4 kmD19Freehold$1,842 psf
GRAND REGALIA1.4 kmD19Freehold$1,031 psf
PEOPLE'S GARDEN1.4 kmD19999 yrs lease commencing from 1879$1,757 psf
WEMBLY RESIDENCES1.4 kmD19Freehold$1,313 psf
GOLDEN CHUAN VILLE1.4 kmD19Freehold$1,636 psf
CHARLTON 181.4 kmD19Freehold$956 psf
VALVISTA1.4 kmD1999 yrs lease commencing from 2001$1,483 psf
D'PAVILION1.4 kmD19Freehold$1,372 psf
PARKWOOD COLLECTION1.4 kmD1999 yrs lease commencing from 2017$798 psf
CHUAN TERRACE1.5 kmD19Freehold$1,770 psf
FOH PIN GARDEN1.5 kmD19Freehold$2,079 psf
TAI YUAN GARDEN1.5 kmD19Freehold$1,629 psf
HILLSGROVE1.5 kmD19999 yrs lease commencing from 1878$748 psf
CHARLTON RESIDENCES1.5 kmD19Freehold$592 psf
CHARLTON VILLAS1.5 kmD19Freehold$1,109 psf
CHUAN YUAN1.5 kmD1999 yrs lease commencing from 2002$1,786 psf
STADIA1.5 kmD19Freehold$1,378 psf
HIGHLAND CENTRE1.5 kmD19Freehold$956 psf
THE TEMBUSU1.5 kmD19Freehold$1,820 psf
VERDANA VILLAS1.5 kmD19Freehold$832 psf
CHISELHURST GREEN1.5 kmD1999 yrs lease commencing from 2001$1,492 psf
CAMBIO SUITES1.5 kmD19Freehold$1,342 psf
CHARLTON CORNER1.5 kmD19Freehold$1,023 psf
CHUAN VALE1.6 kmD1999 yrs lease commencing from 2001$1,388 psf
CHUAN VISTA II1.6 kmD1999 yrs lease commencing from 1997$1,202 psf
CHUAN VILLE1.6 kmD1999 yrs lease commencing from 2001$1,451 psf
8 ON CHUAN1.6 kmD1999 yrs lease commencing from 2001$1,731 psf
KOVAN PRIMERA1.6 kmD19Freehold$1,274 psf
SAI HO BUILDING1.6 kmD19——
CHUAN SEVEN1.6 kmD19——
VIBES @ KOVAN1.6 kmD19Freehold$1,469 psf
SPACE @ KOVAN1.6 kmD19Freehold$1,437 psf
SPAZIO @ KOVAN1.6 kmD19Freehold$1,429 psf
CHARLTON 271.6 kmD19Freehold$743 psf
ICB SHOPPING CENTRE1.6 kmD19——
MACHUAN TERRACE1.6 kmD19Freehold$2,141 psf
HOUGANG GREEN1.6 kmD1999 yrs lease commencing from 1994$864 psf
GREEN PARK1.6 kmD16999 yrs lease commencing from 1878$1,666 psf
ONE SURIN1.6 kmD19Freehold$835 psf
SURIN VILLAS1.6 kmD19Freehold$622 psf
CASA RIVIERA1.6 kmD19Freehold$1,236 psf
CHUAN VISTA1.6 kmD19——
CHUAN GREEN1.6 kmD1999 yrs lease commencing from 2001$1,424 psf
NAUNG RESIDENCE1.6 kmD19999 yrs lease commencing from 1883$1,467 psf
FORTUNE PARK1.6 kmD19Freehold$1,250 psf
KOVAN 811.7 kmD19999 yrs lease commencing from 1878$1,084 psf
MIRAMAR GARDENS1.7 kmD19999 yrs lease commencing from 1883$1,839 psf
KUAN MING GARDENS1.7 kmD19Freehold$1,888 psf
TRILIVE1.7 kmD19Freehold$1,731 psf
CASA CAMBIO1.7 kmD19Freehold$1,553 psf
SURIN GARDENS1.7 kmD19Freehold$2,212 psf
CHARLTON PARK1.7 kmD19Freehold$1,665 psf
SUMMER PLACE1.7 kmD19Freehold$1,655 psf
CHUAN PARK (DEMOLISHED)1.7 kmD1999 yrs lease commencing from 1980$1,100 psf
THE JARDINE RESIDENCES1.7 kmD19Freehold$2,764 psf
SILVER HILL1.7 kmD19945 yrs lease commencing from 1936$1,954 psf
UPPER SERANGOON SHOPPING CENTRE1.7 kmD19Freehold$1,108 psf
KELULUT HILL1.7 kmD28999 yrs lease commencing from 1879$1,921 psf
SELETAR VIEW1.7 kmD28—$1,008 psf
COLCHESTER PARK1.8 kmD19999 yrs lease commencing from 1956$2,264 psf
BOUNDARY GARDENS1.8 kmD19——
CENTRAL VIEW1.8 kmD1999 yrs lease commencing from 1998$1,145 psf
LA QUINTA PARK1.8 kmD19999 yrs lease commencing from 1877$1,660 psf
HAI SING PARK1.8 kmD19999 yrs lease commencing from 1876$1,627 psf
STRATTON PARK1.8 kmD28Freehold$1,448 psf
BELGRAVIA PARK1.8 kmD28Freehold$1,489 psf
SELETAR HILLS ESTATE1.8 kmD28999 yrs lease commencing from 1879$1,507 psf
GARDEN VIEW ESTATE1.8 kmD19Freehold$1,515 psf
KOVAN GRANDEUR1.8 kmD1999 yrs lease commencing from 2010$1,379 psf
BELGRAVIA VILLAS1.8 kmD28Freehold$994 psf
THE GARDENS AT GERALD1.8 kmD28999 yrs lease commencing from 1879$833 psf
D' KENARIS1.9 kmD28999 yrs lease commencing from 1879$1,048 psf
GERALD MUGLISTON ESTATE1.9 kmD28Freehold$1,334 psf
THE PROMENADE@PELIKAT1.9 kmD19Freehold$1,309 psf
SUMMER GROVE1.9 kmD19Freehold$2,212 psf
PRIMO RESIDENCES1.9 kmD19Freehold$1,302 psf
HAUS@SERANGOON GARDEN1.9 kmD1999 yrs lease commencing from 2011$1,709 psf
MIDTOWN RESIDENCES1.9 kmD1999 yrs lease commencing from 2013$1,477 psf
FOREST WOODS1.9 kmD1999 yrs lease commencing from 2016$1,896 psf
THE MINTON1.9 kmD1999-year leasehold$1,370 psf
BELGRAVIA GREEN2 kmD28Freehold$1,130 psf
GREEN SPRINGS2 kmD28999 yrs lease commencing from 1879$2,269 psf
PARC VERA2 kmD1999 yrs lease commencing from 2010$1,269 psf
BELGRAVIA ACE2 kmD28Freehold$1,086 psf
GERALD MUGLISTON2 kmD28999 yrs lease commencing from 1879$1,558 psf
MUGLISTON HILL2 kmD28999 yrs lease commencing from 1886$1,665 psf

Family-Friendly Condos (3BR+ Available)

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

Family-sized condos near Rosyth School
CondoDistanceDistrictAvg PSF
TERRASSE190mD19$1,334 psf
NOUVELLE PARK200mD19$1,279 psf
PARK VILLAS210mD19$1,396 psf
PRINCETON VALE240mD19$1,352 psf
PARRY PARK300mD19$2,044 psf
THE WATERLINE310mD19$1,281 psf
FONTAINE PARRY370mD19$1,341 psf
PARKWOOD RESIDENCES370mD19$1,562 psf
POH HUAT GARDENS380mD19$1,439 psf
HUNDRED PALMS RESIDENCES420mD19$1,842 psf
PARRY GREEN430mD19$1,333 psf
JEWEL @ CHUAN HOE440mD19$634 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 Rosyth School:

The School-Proximity Premium

Condos within 1km of Rosyth School transact at an average $1,398 psf PSF — about -29.2% below the surrounding district average of $1,973 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.

Why This School Drives Demand

Rosyth School is a GEP centre and perennially one of Singapore's most oversubscribed schools.

School programmes and affiliations change — confirm current status on the MOE school-information service before relying on it.

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 Rosyth School? Model both with the Buy-vs-Rent calculator→

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 (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 within 1km of Rosyth School?
There are 73 condominiums within 1km of Rosyth School and 215 within 2km. The cheapest recorded entry within 1km is around $560,000.
Does living within 1km of Rosyth 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 Rosyth 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 Rosyth 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 Rosyth School cost more?
Condos within 1km average about $1,398 psf PSF, roughly -29.2% below the district average of $1,973 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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