Proximity to Singapore American 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 Singapore American 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 Singapore American 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: Singapore American School (International)
- Condos within 1km: 18
- Condos within 2km: 52
- Family-friendly (3BR+): 10
Condos Within 1km
Condos within the priority admission zone (1km) of Singapore American School.
| Condo | Distance | District | Tenure | Avg PSF |
|---|---|---|---|---|
| POETS VILLAS | 270m | D26 | 99 yrs lease commencing from 2010 | $706 psf |
| MEADOWS @ PEIRCE | 350m | D26 | Freehold | $1,469 psf |
| PEIRCE VALE | 400m | D26 | 999 yrs lease commencing from 1885 | $2,251 psf |
| RAINTREE VALLEY | 450m | D26 | Freehold | $1,345 psf |
| MUN WAH GARDEN | 610m | D26 | Freehold | $1,476 psf |
| LIBERTE | 630m | D10 | — | $1,586 psf |
| LENTOR CENTRAL RESIDENCES | 670m | D26 | 99 yrs lease commencing from 2023 | $2,222 psf |
| ATELIER VILLAS | 700m | D26 | Freehold | $936 psf |
| LENTOR MANSION | 700m | D26 | 99 yrs lease commencing from 2023 | $2,266 psf |
| HAPPY ESTATE | 750m | D20 | Freehold | $1,425 psf |
| HILLOCK GREEN | 800m | D26 | 99 yrs lease commencing from 2022 | $2,187 psf |
| SEMBAWANG HILLS ESTATE | 820m | D20 | Freehold | $1,941 psf |
| LENTOR HILLS RESIDENCES | 820m | D26 | 99 yrs lease commencing from 2022 | $2,116 psf |
| LENTORIA | 880m | D26 | 99 yrs lease commencing from 2022 | $2,223 psf |
| ISLAND COUNTRY VILLAS | 890m | D20 | 99 yrs lease commencing from 1995 | $954 psf |
| LENTOR MODERN | 900m | D26 | 99 yrs lease commencing from 2021 | $2,137 psf |
| RED BRICK VILLAS | 910m | D20 | — | — |
| THOMSON HILLS ESTATE | 1 km | D20 | Freehold | $1,615 psf |
Condos 1\u{2013}2km Away
| Condo | Distance | District | Avg PSF |
|---|---|---|---|
| HAPPY PARK | 1 km | D20 | $1,854 psf |
| HORIZON GREEN | 1 km | D20 | $805 psf |
| THOMSON GROVE | 1.1 km | D26 | $1,579 psf |
| LENTOR VIEW | 1.1 km | D26 | $1,377 psf |
| FLORISSA PARK | 1.1 km | D26 | $1,608 psf |
| THE CALROSE | 1.1 km | D26 | $1,696 psf |
| HORIZON GARDENS | 1.2 km | D20 | $844 psf |
| THE PANORAMA | 1.2 km | D20 | $1,835 psf |
| LATTICE ONE | 1.2 km | D20 | $1,886 psf |
| PRESIDENT GARDENS | 1.3 km | D26 | $1,598 psf |
| PEIRCE VIEW | 1.3 km | D20 | $1,366 psf |
| FUDU PARK | 1.3 km | D26 | $1,416 psf |
| FAR HORIZON GARDENS | 1.3 km | D20 | $1,052 psf |
| LENTOR VILLAS | 1.3 km | D26 | $1,578 psf |
| CHIP THYE GARDEN | 1.3 km | D20 | $1,715 psf |
| ST NICHOLAS VIEW | 1.4 km | D20 | $1,302 psf |
| MELODY VILLAS | 1.4 km | D26 | $1,607 psf |
| BULLION PARK | 1.4 km | D26 | $1,434 psf |
| SEASONS PARK | 1.4 km | D26 | $1,106 psf |
| BANYAN VILLAS | 1.4 km | D26 | $1,960 psf |
| WELLINGTON PARK | 1.4 km | D20 | $1,842 psf |
| ADANA @ THOMSON | 1.5 km | D20 | $1,849 psf |
| SHANGRI-LA PARK | 1.6 km | D20 | $1,405 psf |
| CASTLE GREEN | 1.7 km | D26 | $1,162 psf |
| AMO RESIDENCE | 1.7 km | D20 | $2,139 psf |
| NUOVO | 1.7 km | D20 | $1,123 psf |
| SPRINGLEAF RESIDENCE | 1.7 km | D26 | $2,178 psf |
| MAYFLOWER GARDENS | 1.8 km | D20 | $1,664 psf |
| SPRINGLEAF GARDEN | 1.8 km | D26 | $1,315 psf |
| MAYFLOWER VILLE | 1.9 km | D20 | $1,788 psf |
| HEETON PARK | 1.9 km | D26 | $1,847 psf |
| SPRINGLEAF VILLAS | 1.9 km | D26 | $832 psf |
| DALLA VALE | 2 km | D26 | $940 psf |
| SPRINGLEAF GREEN | 2 km | D26 | $1,600 psf |
Family-Friendly Condos (3BR+ Available)
Condos near Singapore American School with 3-bedroom or larger units suitable for families.
| Condo | Distance | District |
|---|---|---|
| POETS VILLAS | 270m | D26 |
| MEADOWS @ PEIRCE | 350m | D26 |
| PEIRCE VALE | 400m | D26 |
| RAINTREE VALLEY | 450m | D26 |
| MUN WAH GARDEN | 610m | D26 |
| LIBERTE | 630m | D10 |
| LENTOR CENTRAL RESIDENCES | 670m | D26 |
| ATELIER VILLAS | 700m | D26 |
| LENTOR MANSION | 700m | D26 |
| HAPPY ESTATE | 750m | D20 |
The private condos list ranked by distance to Singapore American 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 Singapore American 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 Singapore American School?
How is the distance to Singapore American 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 Singapore American 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 Singapore American 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.