Proximity to Serangoon Garden Secondary 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 Serangoon Garden Secondary 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 Serangoon Garden Secondary 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: Serangoon Garden Secondary School (Secondary)
- Condos within 1km: 44
- Condos within 2km: 194
- Family-friendly (3BR+): 10
Condos Within 1km
Condos within the priority admission zone (1km) of Serangoon Garden Secondary School.
| Condo | Distance | District | Tenure | Avg PSF |
|---|---|---|---|---|
| SERANGOON GARDEN ESTATE | 120m | D19 | Freehold | $1,735 psf |
| CHUAN TERRACE | 300m | D19 | Freehold | $1,770 psf |
| CHUAN YUAN | 310m | D19 | 99 yrs lease commencing from 2002 | $1,786 psf |
| CHUAN GARDEN | 320m | D19 | Freehold | $1,396 psf |
| 8 ON CHUAN | 380m | D19 | 99 yrs lease commencing from 2001 | $1,731 psf |
| THE GARDEN RESIDENCES | 380m | D19 | 99 yrs lease commencing from 2017 | $1,809 psf |
| KENSINGTON PARK CONDOMINIUM | 380m | D19 | 999 yrs lease commencing from 1878 | $1,552 psf |
| GOLDEN CHUAN VILLE | 450m | D19 | Freehold | $1,636 psf |
| CHUAN VILLE | 480m | D19 | 99 yrs lease commencing from 2001 | $1,451 psf |
| CHUAN GREEN | 520m | D19 | 99 yrs lease commencing from 2001 | $1,424 psf |
| CHUAN SEVEN | 530m | D19 | — | — |
| BRIGHTON CREST | 540m | D19 | Freehold | $1,459 psf |
| CHUAN VISTA | 550m | D19 | — | — |
| CHEPSTOW VILLE | 580m | D19 | 999 yrs lease commencing from 1953 | $845 psf |
| TAI YUAN GARDEN | 620m | D19 | Freehold | $1,629 psf |
| GARDEN VIEW ESTATE | 620m | D19 | Freehold | $1,515 psf |
| HAUS@SERANGOON GARDEN | 660m | D19 | 99 yrs lease commencing from 2011 | $1,693 psf |
| SERANGOON GARDEN VIEW | 700m | D19 | 999 yrs lease commencing from 1879 | $1,098 psf |
| VERDANA VILLAS | 710m | D19 | Freehold | $832 psf |
| MACHUAN TERRACE | 720m | D19 | Freehold | $2,141 psf |
| MARLENE VILLE | 720m | D19 | Freehold | $1,165 psf |
| AFFINITY AT SERANGOON | 730m | D19 | 99 yrs lease commencing from 2018 | $1,699 psf |
| ONE ROSYTH | 770m | D19 | 999 yrs lease commencing from 1886 | $1,217 psf |
| LE ROYCE @ LEITH PARK | 790m | D19 | Freehold | $743 psf |
| LEITH GROVE | 800m | D19 | Freehold | $1,078 psf |
| ROSYTH VILLE | 800m | D19 | 999 yrs lease commencing from 1886 | $1,145 psf |
| COLCHESTER PARK | 820m | D19 | 999 yrs lease commencing from 1956 | $2,264 psf |
| GRACE PARK | 830m | D19 | Freehold | $1,706 psf |
| BRIGHTON VIEW | 830m | D19 | — | — |
| ROSYTH LODGE | 830m | D19 | 999 yrs lease commencing from 1886 | $1,236 psf |
| 3@PHILLIPS | 830m | D19 | — | $1,182 psf |
| LEITH PARK | 840m | D19 | Freehold | $1,538 psf |
| KJ MANSION | 860m | D19 | — | — |
| SUMMER PLACE | 880m | D19 | Freehold | $1,655 psf |
| THE SILVER SPURZ | 880m | D19 | Freehold | $1,007 psf |
| NANYANG PARK | 880m | D19 | 999 yrs lease commencing from 1881 | $1,473 psf |
| BURGHLEY DRIVE | 900m | D19 | Freehold | $2,029 psf |
| LA QUINTA PARK | 920m | D19 | 999 yrs lease commencing from 1877 | $1,660 psf |
| GLASGOW GREEN | 960m | D19 | 999 yrs lease commencing from 1876 | $2,077 psf |
| PARRY GREEN | 970m | D19 | 99 yrs lease commencing from 1996 | $1,333 psf |
| PARKWOOD RESIDENCES | 970m | D19 | 99 yrs lease commencing from 2018 | $1,562 psf |
| BOUNDARY GARDENS | 980m | D19 | — | — |
| HILBRE28 | 980m | D19 | 999 yrs lease commencing from 1876 | $1,501 psf |
| LEGEND @ JANSEN | 1 km | D19 | 999 yrs lease commencing from 1876 | $1,244 psf |
Condos 1\u{2013}2km Away
| Condo | Distance | District | Avg PSF |
|---|---|---|---|
| D'HIRO@HILLSIDE | 1 km | D19 | $1,228 psf |
| THE WATERLINE | 1 km | D19 | $1,280 psf |
| TAI HWAN GARDEN | 1.1 km | D19 | $1,721 psf |
| TERRASSE | 1.1 km | D19 | $1,330 psf |
| GLASGOW TERRACE | 1.1 km | D19 | — |
| CARDIFF RESIDENCE | 1.1 km | D19 | $1,428 psf |
| PARRY PARK | 1.1 km | D19 | $2,018 psf |
| PHILLIPS RESIDENCE | 1.1 km | D19 | $713 psf |
| SERANGOON GARDEN PARK | 1.1 km | D19 | $1,590 psf |
| YIO CHU KANG TERRACE | 1.1 km | D19 | $2,210 psf |
| THE STRADIA | 1.2 km | D19 | $916 psf |
| CHEN JING JUE MANSIONS | 1.2 km | D19 | — |
| JANSEN HOUSE | 1.2 km | D19 | $2,044 psf |
| GOLDENHILL VILLAS | 1.2 km | D19 | $2,350 psf |
| JANSEN 28 | 1.2 km | D19 | $1,121 psf |
| JEWEL @ CHUAN HOE | 1.2 km | D19 | $634 psf |
| NOUVELLE PARK | 1.2 km | D19 | $1,279 psf |
| TREASURE MANSIONS | 1.2 km | D19 | $1,177 psf |
| SANDILANDS RESIDENCES | 1.2 km | D19 | $1,888 psf |
| FORTUNA HILL | 1.2 km | D19 | $1,830 psf |
| BREEZY MANSIONS | 1.2 km | D19 | $1,349 psf |
| 3@SANDILANDS | 1.3 km | D19 | $1,276 psf |
| SANFORD PARK | 1.3 km | D19 | $2,048 psf |
| LANGE 28 | 1.3 km | D19 | $1,095 psf |
| MINT RESIDENCES @ JANSEN | 1.3 km | D19 | $1,170 psf |
| RESIDENCES @ JANSEN | 1.3 km | D19 | $1,197 psf |
| PALM HAVEN | 1.3 km | D19 | $1,324 psf |
| PALM GROVE REGENCY | 1.3 km | D19 | $867 psf |
| RESIDENCES BOTANIQUE | 1.3 km | D19 | $1,432 psf |
| GLASGOW RESIDENCE | 1.3 km | D19 | $1,371 psf |
| PRINCETON VALE | 1.3 km | D19 | $1,352 psf |
| GILLENIA | 1.3 km | D19 | $1,181 psf |
| HILLSIDE MANSIONS | 1.3 km | D19 | $1,277 psf |
| ROSYTH RESIDENCE | 1.3 km | D19 | $1,338 psf |
| JANSEN SPRING | 1.4 km | D19 | — |
| ISUITES @ PALM | 1.4 km | D19 | $1,375 psf |
| TAI HWAN PARK | 1.4 km | D19 | $2,209 psf |
| VINA LODGE | 1.4 km | D19 | $1,092 psf |
| WEMBLY RESIDENCES | 1.4 km | D19 | $1,313 psf |
| JANSEN 8 | 1.4 km | D19 | $816 psf |
| KINGSGROVE | 1.4 km | D20 | $1,266 psf |
| THE MORNING GLORY | 1.4 km | D19 | $1,219 psf |
| PALM GROVE CONDOMINIUM | 1.4 km | D19 | $1,362 psf |
| PARK VILLAS | 1.4 km | D19 | $1,373 psf |
| PALM GROVE TERRACE | 1.4 km | D19 | $2,084 psf |
| CHUAN PARK | 1.4 km | D19 | $2,596 psf |
| STADIA | 1.4 km | D19 | $1,378 psf |
| HIGHLAND ROW | 1.4 km | D19 | $1,544 psf |
| JANSEN VIEW | 1.4 km | D19 | — |
| FONTAINE PARRY | 1.4 km | D19 | $1,341 psf |
| HUNDRED PALMS RESIDENCES | 1.5 km | D19 | $1,839 psf |
| CASA RIVIERA | 1.5 km | D19 | $1,236 psf |
| TREASURE GARDENS | 1.5 km | D19 | $1,154 psf |
| GOLDENHILL PARK CONDOMINIUM | 1.5 km | D20 | $1,949 psf |
| PARRY COURT | 1.5 km | D19 | $831 psf |
| JADE GARDEN | 1.5 km | D10 | $1,711 psf |
| CAMBIO SUITES | 1.5 km | D19 | $1,342 psf |
| GOLDEN HILL ESTATE | 1.5 km | D19 | $1,775 psf |
| THE SCALA | 1.5 km | D19 | $1,729 psf |
| HIGHLAND CENTRE | 1.6 km | D19 | $956 psf |
| HIGHLAND COTTAGES | 1.6 km | D19 | $1,237 psf |
| HIGHLAND CONDOMINIUM | 1.6 km | D19 | $1,105 psf |
| CASA CAMBIO | 1.6 km | D19 | $1,548 psf |
| SPACE @ KOVAN | 1.6 km | D19 | $1,434 psf |
| THE SPRINGBLOOM | 1.6 km | D19 | $1,402 psf |
| RICH.RESIDENCE | 1.6 km | D19 | $836 psf |
| POH HUAT GARDENS | 1.6 km | D19 | $1,439 psf |
| WATER VILLAS | 1.6 km | D19 | $819 psf |
| INFINIUM | 1.6 km | D19 | $752 psf |
| PARRYVILLE | 1.6 km | D19 | $2,007 psf |
| KOVAN APARTMENTS | 1.6 km | D19 | $950 psf |
| REGENTVILLE | 1.6 km | D19 | $982 psf |
| VIBES @ KOVAN | 1.6 km | D19 | $1,448 psf |
| 21 RICHARDS | 1.6 km | D19 | $1,558 psf |
| KOVAN PRIMERA | 1.6 km | D19 | $1,274 psf |
| BELGRAVIA VILLAS | 1.6 km | D28 | $991 psf |
| ICB SHOPPING CENTRE | 1.7 km | D19 | — |
| KOVAN GARDEN | 1.7 km | D19 | — |
| JADE VINE GARDENS | 1.7 km | D19 | $1,912 psf |
| ONEROBEY | 1.7 km | D19 | $1,400 psf |
| HILLSGROVE | 1.7 km | D19 | $734 psf |
| SUMMER SCENT | 1.7 km | D19 | $1,184 psf |
| SUMMER GROVE | 1.7 km | D19 | $2,212 psf |
| SPAZIO @ KOVAN | 1.7 km | D19 | $1,429 psf |
| SAI HO BUILDING | 1.7 km | D19 | — |
| FORTUNA GARDEN | 1.7 km | D19 | $2,021 psf |
| CHILTERN PARK | 1.7 km | D19 | $1,343 psf |
| LOWLAND VIEW | 1.7 km | D19 | $1,864 psf |
| AMARANDA GARDENS | 1.7 km | D19 | $1,819 psf |
| 57 @ KOVAN | 1.7 km | D19 | $1,240 psf |
| D'ZIRE | 1.7 km | D19 | $1,379 psf |
| GOLDEN HEIGHTS | 1.7 km | D19 | $1,482 psf |
| LA BELLE | 1.7 km | D19 | $1,144 psf |
| KOVANA | 1.7 km | D19 | $1,267 psf |
| KOVAN JEWEL | 1.7 km | D19 | $2,140 psf |
| KOVAN ESQUIRE | 1.7 km | D19 | $1,430 psf |
| D' SILVA TERRACE | 1.7 km | D19 | — |
| FORTUNA GARDENS | 1.7 km | D19 | $1,921 psf |
| SANCTUARY @ 813 | 1.8 km | D19 | $1,370 psf |
| D'PAVILION | 1.8 km | D19 | $1,372 psf |
| KOVAN CREST | 1.8 km | D19 | $1,340 psf |
| SIMON TERRACE | 1.8 km | D19 | — |
| SOVEREIGN @ SIMON | 1.8 km | D19 | — |
| BELGRAVIA GREEN | 1.8 km | D28 | $1,125 psf |
| KOVAN 81 | 1.8 km | D19 | $1,084 psf |
| KOVAN GARDENS | 1.8 km | D19 | $1,678 psf |
| THE TOP RESIDENCE | 1.8 km | D19 | $978 psf |
| GRAND REGALIA | 1.8 km | D19 | $1,031 psf |
| DA SILVA VILLAS | 1.8 km | D19 | $2,070 psf |
| HENLEY GARDENS | 1.8 km | D19 | $1,262 psf |
| NIM COLLECTION | 1.8 km | D28 | $1,980 psf |
| STRATTON PARK | 1.8 km | D28 | $1,251 psf |
| BRADDELL HEIGHTS ESTATE | 1.8 km | D13 | $1,590 psf |
| CENTRAL VIEW | 1.8 km | D19 | $1,131 psf |
| PARK RESIDENCES KOVAN | 1.8 km | D19 | $1,770 psf |
| THE SUNNYDALE | 1.8 km | D19 | $1,217 psf |
| FOREST WOODS | 1.8 km | D19 | $1,888 psf |
| UPPER SERANGOON SHOPPING CENTRE | 1.8 km | D19 | $1,080 psf |
| ONE SURIN | 1.8 km | D19 | $835 psf |
| NIM GARDENS | 1.8 km | D28 | $1,241 psf |
| SURIN VILLAS | 1.8 km | D19 | $622 psf |
| LOWLAND TERRACE | 1.8 km | D19 | $1,995 psf |
| BLISS@KOVAN | 1.8 km | D19 | $1,465 psf |
| THE CHUAN | 1.8 km | D19 | $1,968 psf |
| CHARLTON RESIDENCES | 1.9 km | D19 | $592 psf |
| SURIN GARDENS | 1.9 km | D19 | $2,212 psf |
| BELGRAVIA ACE | 1.9 km | D28 | $1,086 psf |
| THE SILVA GARDENS | 1.9 km | D19 | — |
| SERANGOON PARK | 1.9 km | D13 | $1,864 psf |
| CHUAN VILLAS | 1.9 km | D19 | $1,452 psf |
| FOH PIN GARDEN | 1.9 km | D19 | $2,079 psf |
| CHARLTON CORNER | 1.9 km | D19 | $1,023 psf |
| CHARLTON 18 | 1.9 km | D19 | $956 psf |
| LUXUS HILLS | 1.9 km | D28 | $2,432 psf |
| SUNGLADE | 1.9 km | D19 | $1,405 psf |
| CHARLTON 27 | 1.9 km | D19 | $743 psf |
| POLLEN COLLECTION II | 1.9 km | D28 | $2,520 psf |
| ONE CHILTERN | 1.9 km | D13 | $624 psf |
| CASTELLO | 1.9 km | D13 | — |
| CHARLTON VILLAS | 1.9 km | D19 | $1,109 psf |
| ESTE VILLA | 1.9 km | D28 | $916 psf |
| BELGRAVIA PARK | 1.9 km | D28 | $1,489 psf |
| LILAC PARK | 2 km | D28 | $1,375 psf |
| STRATTON GREEN | 2 km | D28 | $1,675 psf |
| CHARLTON PARK | 2 km | D19 | $1,665 psf |
| ISUITES @ TANI | 2 km | D19 | $1,376 psf |
| 8 @ STRATTON | 2 km | D28 | $603 psf |
| THE YARDLEY | 2 km | D19 | $1,610 psf |
| CHERRYHILL | 2 km | D19 | $1,371 psf |
| MATLOCK RESIDENCES | 2 km | D13 | $649 psf |
Family-Friendly Condos (3BR+ Available)
Condos near Serangoon Garden Secondary School with 3-bedroom or larger units suitable for families.
| Condo | Distance | District |
|---|---|---|
| SERANGOON GARDEN ESTATE | 120m | D19 |
| CHUAN TERRACE | 300m | D19 |
| CHUAN YUAN | 310m | D19 |
| CHUAN GARDEN | 320m | D19 |
| 8 ON CHUAN | 380m | D19 |
| THE GARDEN RESIDENCES | 380m | D19 |
| KENSINGTON PARK CONDOMINIUM | 380m | D19 |
| GOLDEN CHUAN VILLE | 450m | D19 |
| CHUAN VILLE | 480m | D19 |
| CHUAN GREEN | 520m | D19 |
The private condos list ranked by distance to Serangoon Garden Secondary 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 Serangoon Garden Secondary 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 Serangoon Garden Secondary School?
How is the distance to Serangoon Garden Secondary 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 Serangoon Garden Secondary 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 Serangoon Garden Secondary 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.