Proximity to Sembawang 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 Sembawang 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 Sembawang 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: Sembawang Primary School (Primary)
- Condos within 1km: 16
- Condos within 2km: 31
- Family-friendly (3BR+): 9
Condos Within 1km
Condos within the priority admission zone (1km) of Sembawang Primary School.
| Condo | Distance | District | Tenure | Avg PSF |
|---|---|---|---|---|
| SUN PLAZA | 220m | D27 | 99 yrs lease commencing from 1996 | $867 psf |
| PARC LIFE | 350m | D27 | 99 yrs lease commencing from 2014 | $1,304 psf |
| SKYPARK RESIDENCES | 390m | D27 | 99 yrs lease commencing from 2013 | $1,198 psf |
| CANBERRA RESIDENCES | 530m | D27 | 99 yrs lease commencing from 2010 | $1,058 psf |
| SEMBAWANG GARDEN ARCADE | 600m | D27 | Freehold | $1,238 psf |
| THE NAUTICAL | 620m | D27 | 99 yrs lease commencing from 2011 | $1,165 psf |
| D'BANYAN | 620m | D27 | 999 yrs lease commencing from 1885 | $1,020 psf |
| VICTORY 8 | 630m | D27 | — | — |
| KINDOL GARDENS | 660m | D27 | 999 yrs lease commencing from 1885 | $549 psf |
| SPRINGHILL | 690m | D27 | 99 yrs lease commencing from 2002 | $720 psf |
| THE VISIONAIRE | 700m | D27 | 99 yrs lease commencing from 2015 | $1,366 psf |
| THE BROWNSTONE | 730m | D27 | 99 yrs lease commencing from 2014 | $1,357 psf |
| PROVENCE RESIDENCE | 780m | D27 | 99 yrs lease commencing from 2020 | $1,182 psf |
| PARC CANBERRA | 930m | D27 | 99 yrs lease commencing from 2018 | $1,121 psf |
| GOLDWOOD GARDENS | 940m | D27 | Freehold | $1,052 psf |
| THE COMMODORE | 1 km | D27 | 99 yrs lease commencing from 2020 | $1,543 psf |
Condos 1\u{2013}2km Away
| Condo | Distance | District | Avg PSF |
|---|---|---|---|
| SEMBAWANG VILLAS | 1 km | D27 | $1,053 psf |
| SEMBAWANG SQUARE ESTATE | 1 km | D27 | $1,033 psf |
| THE WATERGARDENS AT CANBERRA | 1.1 km | D27 | $1,491 psf |
| CANBERRA CRESCENT RESIDENCES | 1.1 km | D27 | $1,989 psf |
| COUNTRYVIEW | 1.1 km | D27 | $1,061 psf |
| NORTHWAVE | 1.1 km | D25 | $1,257 psf |
| THE SENSORIA | 1.2 km | D27 | $1,059 psf |
| SELETARIS | 1.3 km | D27 | $1,150 psf |
| SEMBAWANG SPRINGS ESTATE | 1.3 km | D27 | $1,349 psf |
| YISHUN SAPPHIRE | 1.3 km | D27 | $975 psf |
| YISHUN EMERALD | 1.4 km | D27 | $932 psf |
| EIGHT COURTYARDS | 1.5 km | D27 | $1,195 psf |
| 1 CANBERRA | 1.5 km | D27 | $1,096 psf |
| NORTHOAKS | 1.6 km | D25 | $815 psf |
| WOODSVALE | 1.7 km | D25 | $797 psf |
Family-Friendly Condos (3BR+ Available)
Condos near Sembawang Primary School with 3-bedroom or larger units suitable for families.
| Condo | Distance | District |
|---|---|---|
| SUN PLAZA | 220m | D27 |
| PARC LIFE | 350m | D27 |
| SKYPARK RESIDENCES | 390m | D27 |
| CANBERRA RESIDENCES | 530m | D27 |
| SEMBAWANG GARDEN ARCADE | 600m | D27 |
| THE NAUTICAL | 620m | D27 |
| D'BANYAN | 620m | D27 |
| KINDOL GARDENS | 660m | D27 |
| SPRINGHILL | 690m | D27 |
The private condos list ranked by distance to Sembawang 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 Sembawang 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 Sembawang Primary School?
How is the distance to Sembawang 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 Sembawang 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 Sembawang 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.