Proximity to Singapore Management University 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 Management University 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 Management University.
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 Management University (Tertiary)
- Condos within 1km: 87
- Condos within 2km: 326
- Family-friendly (3BR+): 6
Condos Within 1km
Condos within the priority admission zone (1km) of Singapore Management University.
| Condo | Distance | District | Tenure | Avg PSF |
|---|---|---|---|---|
| BENCOOLEN HOUSE | 230m | D7 | — | — |
| THE CATHAY RESIDENCE | 400m | D9 | — | — |
| EDEN RESIDENCES CAPITOL | 430m | D6 | 99 yrs lease commencing from 2011 | $3,394 psf |
| SUNSHINE PLAZA | 430m | D7 | 99 yrs lease commencing from 1997 | $1,479 psf |
| THE LUXE | 430m | D9 | — | — |
| NOMU | 460m | D9 | Freehold | $2,452 psf |
| SOPHIA HILLS | 480m | D9 | 99 yrs lease commencing from 2013 | $2,088 psf |
| HAUS ON HANDY | 520m | D9 | 99 yrs lease commencing from 2018 | $2,695 psf |
| LIV ON SOPHIA | 530m | D9 | Freehold | $2,147 psf |
| THE COLLECTIVE AT ONE SOPHIA | 530m | D9 | 99 yrs lease commencing from 2023 | $2,758 psf |
| SOPHIA RESIDENCE | 560m | D9 | Freehold | $1,788 psf |
| WATERLOO VIEW | 560m | D7 | Freehold | $901 psf |
| KENG SOON BLDG | 570m | D7 | — | — |
| SOPHIA CREST | 570m | D9 | — | — |
| TALIB CENTRE | 570m | D7 | — | — |
| TALIB COURT | 580m | D7 | — | — |
| SOPHIA LODGE | 590m | D9 | Freehold | $1,632 psf |
| SUITES AT ORCHARD | 590m | D9 | 99 yrs lease commencing from 2007 | $1,991 psf |
| THE POST | 590m | D7 | — | — |
| AN CHUAN BUILDING | 610m | D7 | — | — |
| PARC SOPHIA | 610m | D9 | Freehold | $1,747 psf |
| WHARTON VALE | 610m | D9 | Freehold | $1,612 psf |
| CITYVALE | 620m | D9 | Freehold | $1,616 psf |
| SIN THAI HIN BUILDING | 620m | D7 | — | — |
| SOPHIA FLATS | 620m | D9 | — | — |
| STARFIRE @ SOPHIA | 620m | D9 | — | — |
| 8 @ MOUNT SOPHIA | 640m | D9 | — | $1,593 psf |
| NIVEN SUITES | 640m | D9 | — | — |
| HOCK MANSION | 650m | D9 | Freehold | $1,315 psf |
| WILKIE 48 | 660m | D9 | Freehold | $1,567 psf |
| WILKIE APARTMENTS | 660m | D9 | — | — |
| THE M | 670m | D7 | 99 yrs lease commencing from 2019 | $2,755 psf |
| WILKIE REGENCY | 670m | D9 | Freehold | $1,699 psf |
| JIA | 680m | D9 | Freehold | $1,353 psf |
| MOUNT SOPHIA SUITES | 680m | D9 | Freehold | $1,810 psf |
| SUITES @ SOPHIA | 680m | D9 | — | — |
| BURLINGTON SQUARE | 690m | D7 | 99 yrs lease commencing from 1996 | $1,444 psf |
| LIV ON WILKIE | 690m | D9 | Freehold | $2,216 psf |
| SOPHIA 98 | 690m | D9 | Freehold | $1,868 psf |
| THE BENCOOLEN | 690m | D7 | 99 yrs lease commencing from 1995 | $1,573 psf |
| WILKIE VALE | 690m | D9 | — | — |
| BEACH ROAD CONSERVATION AREA | 710m | D7 | — | — |
| EQUITY HEIGHTS | 710m | D9 | — | — |
| LE WILKIE | 710m | D9 | Freehold | $1,511 psf |
| SAPPHIRE 99 | 710m | D9 | — | — |
| SOPHIA VIEW | 710m | D9 | — | — |
| ESTILO | 720m | D9 | Freehold | $1,718 psf |
| HEAP SENG HOUSE | 730m | D7 | — | — |
| LIANG SEAH PLACE | 730m | D7 | — | — |
| 75BR | 740m | D7 | — | $1,542 psf |
| SOUTH BEACH RESIDENCES | 740m | D7 | 99 yrs lease commencing from 2007 | $3,689 psf |
| THE OXLEY | 740m | D9 | — | — |
| HIGH STREET CENTRE | 750m | D6 | 99 yrs lease commencing from 1969 | $1,801 psf |
| WILKIE 80 | 750m | D9 | Freehold | $1,865 psf |
| HERITAGE PLACE | 760m | D7 | — | — |
| 1919 | 770m | D9 | — | $2,032 psf |
| VISIONCREST | 770m | D9 | Freehold | $2,255 psf |
| WILKIE 87 | 780m | D9 | Freehold | $1,561 psf |
| WILKIE STUDIO | 780m | D9 | Freehold | $1,746 psf |
| HOLLYWOOD APARTMENTS | 790m | D9 | Freehold | $1,919 psf |
| TANQUEELAN SUITES | 790m | D7 | 999 yrs lease commencing from 1827 | $1,792 psf |
| CANNINGHILL PIERS | 800m | D6 | 99 yrs lease commencing from 2021 | $2,946 psf |
| THE 101 | 800m | D7 | — | — |
| WILKIE COURT | 800m | D9 | Freehold | $1,388 psf |
| MIDTOWN MODERN | 810m | D7 | 99 yrs lease commencing from 2019 | $2,837 psf |
| NIVEN LOFT | 810m | D9 | — | — |
| ORCHARD SOPHIA | 810m | D9 | Freehold | $2,830 psf |
| EMILY RESIDENCE | 830m | D9 | Freehold | $1,542 psf |
| MIDTOWN BAY | 850m | D7 | 99 yrs lease commencing from 2018 | $3,222 psf |
| OXLEY GARDEN | 860m | D9 | Freehold | $1,882 psf |
| PARC EMILY | 860m | D9 | Freehold | $1,985 psf |
| THE IMPERIAL | 860m | D9 | Freehold | $2,353 psf |
| BELLE VUE RESIDENCES | 870m | D9 | Freehold | $1,994 psf |
| MACKENZIE REGENCY | 890m | D9 | Freehold | $1,525 psf |
| RV POINT | 910m | D9 | 999 yrs lease commencing from 1841 | $2,056 psf |
| OXLEY EDGE | 920m | D9 | Freehold | $2,005 psf |
| VILLE ROYALE | 920m | D9 | Freehold | $1,851 psf |
| ORCHARD COURT | 930m | D9 | 993 yrs lease commencing from 1973 | $1,622 psf |
| DUO RESIDENCES | 940m | D7 | 99 yrs lease commencing from 2011 | $2,203 psf |
| ONE OXLEY RISE | 940m | D9 | Freehold | $2,007 psf |
| RIVER VALLEY CONSERVATION AREA | 940m | D9 | — | — |
| UE SQUARE | 940m | D9 | 929 yrs lease commencing from 1953 | $2,048 psf |
| VALLEY PARK | 950m | D10 | 999 yrs lease commencing from 1877 | $2,078 psf |
| OXLEY RESIDENCE | 960m | D9 | Freehold | $1,996 psf |
| VALLEY LODGE | 960m | D9 | — | — |
| OXLEY NEO RESIDENCES | 970m | D9 | — | — |
| ACORN | 980m | D9 | — | — |
Condos 1\u{2013}2km Away
| Condo | Distance | District | Avg PSF |
|---|---|---|---|
| OXLEY MANSION | 1 km | D9 | — |
| ASPEN HEIGHTS | 1 km | D9 | $2,138 psf |
| LLOYD MANSION | 1.1 km | D9 | — |
| VALLEY MANSION | 1.1 km | D9 | $1,764 psf |
| DUBLIN ROAD FLATS | 1.1 km | D9 | $1,991 psf |
| THE ROBERTSON OPUS | 1.1 km | D9 | $3,367 psf |
| BRENTWOOD | 1.1 km | D9 | — |
| EBER GARDENS | 1.1 km | D9 | — |
| BOAT QUAY CONSERVATION AREA | 1.1 km | D1 | $5,695 psf |
| DUBLIN LODGE | 1.1 km | D9 | $2,527 psf |
| PARC MACKENZIE | 1.1 km | D9 | $1,563 psf |
| VIVACE | 1.1 km | D9 | $2,058 psf |
| MACKENZIE 88 | 1.1 km | D9 | $1,666 psf |
| PINE RESIDENCES | 1.1 km | D9 | — |
| ROBERTSON EDGE | 1.1 km | D9 | $2,034 psf |
| THE WHARF RESIDENCE | 1.1 km | D9 | $2,253 psf |
| TWO8ONE STUDIO | 1.1 km | D9 | $2,323 psf |
| 283 STUDIO | 1.1 km | D9 | $1,953 psf |
| ASPEN LINQ | 1.1 km | D9 | $1,835 psf |
| TEOCHEW SAIHO RESIDENCE | 1.1 km | D9 | — |
| THE RIVERSIDE PIAZZA | 1.1 km | D1 | $1,586 psf |
| HILL HOUSE | 1.1 km | D9 | $3,094 psf |
| LLOYD COURT | 1.1 km | D9 | $1,780 psf |
| KAMPONG GLAM CONSERVATION AREA | 1.2 km | D7 | — |
| THE BOTANIC ON LLOYD | 1.2 km | D9 | $2,219 psf |
| THE MKZ | 1.2 km | D9 | $1,807 psf |
| WATERFORD RESIDENCE | 1.2 km | D9 | $1,861 psf |
| MACKENZIE 138 | 1.2 km | D9 | $1,602 psf |
| GAMBIER COURT | 1.2 km | D9 | $1,628 psf |
| UNION SQUARE RESIDENCES | 1.2 km | D1 | $3,159 psf |
| LITTLE INDIA CONSERVATION AREA | 1.2 km | D8 | $979 psf |
| THE PIER AT ROBERTSON | 1.2 km | D9 | $2,155 psf |
| LLOYD SIXTYFIVE | 1.2 km | D9 | $3,801 psf |
| ATTITUDE AT KIM YAM | 1.2 km | D9 | $2,129 psf |
| HIJAUAN | 1.2 km | D9 | $2,006 psf |
| LA VILLE | 1.2 km | D15 | $2,321 psf |
| LANGSTON VILLE | 1.2 km | D9 | $1,846 psf |
| RIVER PLACE | 1.2 km | D3 | $1,651 psf |
| THE BOUTIQ | 1.3 km | D9 | $1,977 psf |
| THE IVERIA | 1.3 km | D9 | $2,586 psf |
| 336 RIVER VALLEY | 1.3 km | D9 | — |
| OLEANAS RESIDENCE | 1.3 km | D9 | $2,007 psf |
| THE CENTREPOINT | 1.3 km | D9 | $2,682 psf |
| THE PLAZA | 1.3 km | D7 | $1,257 psf |
| KILLINEY 118 | 1.3 km | D9 | $2,095 psf |
| RESIDENCES @ KILLINEY | 1.3 km | D9 | $2,266 psf |
| RIVERSIDE 48 | 1.3 km | D9 | $1,973 psf |
| WATERSCAPE AT CAVENAGH | 1.3 km | D9 | $1,994 psf |
| RESIDENCES AT 338A | 1.3 km | D9 | $2,066 psf |
| DEVONSHIRE 12 | 1.3 km | D9 | $2,075 psf |
| DEVONSHIRE BUILDING | 1.3 km | D9 | — |
| SULTAN GATE PLACE | 1.3 km | D7 | — |
| THE INSPIRA | 1.3 km | D9 | $2,174 psf |
| CAVENAGH GARDENS | 1.3 km | D9 | $1,524 psf |
| MARTIN PLACE RESIDENCES | 1.3 km | D9 | $2,547 psf |
| URBANA | 1.3 km | D9 | $2,378 psf |
| FOOK HAI BUILDING | 1.4 km | D1 | $986 psf |
| THE ABODE AT DEVONSHIRE | 1.4 km | D9 | $2,009 psf |
| CLAREMONT | 1.4 km | D9 | $1,989 psf |
| EURO-ASIA COURT | 1.4 km | D9 | $1,994 psf |
| ONE DEVONSHIRE | 1.4 km | D9 | $2,726 psf |
| PEOPLE'S PARK CENTRE | 1.4 km | D1 | $837 psf |
| THE QUAYSIDE | 1.4 km | D9 | $1,583 psf |
| DEVONSHIRE RESIDENCES | 1.4 km | D9 | $2,088 psf |
| MARTIN MODERN | 1.4 km | D9 | $2,739 psf |
| MARTIN NO 38 | 1.4 km | D9 | $2,519 psf |
| THE BAYRON | 1.4 km | D9 | — |
| 8 HULLET | 1.4 km | D9 | $3,079 psf |
| CONCOURSE SKYLINE | 1.4 km | D7 | $1,961 psf |
| EMERALD HILL CONSERVATION AREA | 1.4 km | D9 | $4,178 psf |
| SKYLINE 360 @ SAINT THOMAS WALK | 1.4 km | D9 | $2,494 psf |
| STARLIGHT SUITES | 1.4 km | D9 | $2,002 psf |
| DESKER ROAD CONSERVATION AREA | 1.4 km | D8 | — |
| LA CRYSTAL | 1.4 km | D9 | $2,059 psf |
| THE REGALIA | 1.4 km | D9 | $2,209 psf |
| TOP TEN | 1.4 km | D9 | $1,755 psf |
| CAVENAGH LODGE | 1.5 km | D9 | — |
| MARTIN EDGE | 1.5 km | D9 | $1,612 psf |
| THE METZ | 1.5 km | D9 | $2,618 psf |
| EMERALD APARTMENTS | 1.5 km | D9 | — |
| ESPADA | 1.5 km | D9 | $2,398 psf |
| HULLET RISE | 1.5 km | D9 | — |
| RACE COURSE MANSION | 1.5 km | D8 | $990 psf |
| ILLUMINAIRE ON DEVONSHIRE | 1.5 km | D9 | $2,238 psf |
| ROBERTSON 100 | 1.5 km | D9 | $2,118 psf |
| THE BLISS | 1.5 km | D8 | $1,356 psf |
| URBAN SUITES | 1.5 km | D9 | $2,906 psf |
| RACE COURSE 138 | 1.5 km | D8 | $1,124 psf |
| THE AVENIR | 1.5 km | D9 | $3,190 psf |
| THE SUITES AT CENTRAL | 1.5 km | D9 | $2,493 psf |
| CAVENAGH FORTUNA | 1.5 km | D9 | — |
| THE PLATINUM | 1.5 km | D1 | — |
| 111 EMERALD HILL | 1.5 km | D9 | $2,318 psf |
| 8 SAINT THOMAS | 1.5 km | D9 | $2,743 psf |
| CAIRNHILL CONSERVATION AREA | 1.5 km | D9 | $3,891 psf |
| RITZ @ FARRER | 1.5 km | D8 | $1,380 psf |
| ST THOMAS COURT | 1.5 km | D9 | $1,921 psf |
| 28 RC SUITES | 1.5 km | D8 | $1,619 psf |
| CITY GATE | 1.5 km | D7 | $2,052 psf |
| THE BEAUMONT | 1.5 km | D9 | $2,473 psf |
| CITY STUDIOS | 1.5 km | D8 | $1,291 psf |
| RESIDENCES AT EMERALD HILL | 1.5 km | D9 | $2,335 psf |
| UP@ROBERTSON QUAY | 1.5 km | D9 | $2,133 psf |
| WATERMARK ROBERTSON QUAY | 1.5 km | D9 | $2,139 psf |
| 8 RODYK | 1.5 km | D9 | $2,300 psf |
| SKYPARK | 1.5 km | D9 | $1,792 psf |
| ST THOMAS VILLE | 1.5 km | D9 | — |
| TEXTILE CENTRE | 1.5 km | D7 | $1,108 psf |
| ST THOMAS SUITES | 1.6 km | D9 | $2,221 psf |
| THE MORNINGSIDE | 1.6 km | D9 | $2,033 psf |
| CAIRNHILL NINE | 1.6 km | D9 | $2,471 psf |
| ROBERTSON BLUE | 1.6 km | D9 | $2,101 psf |
| ST THOMAS LODGE | 1.6 km | D9 | — |
| ZAMAN CENTRE | 1.6 km | D8 | — |
| KINTA SUITES | 1.6 km | D8 | — |
| RIVERGATE | 1.6 km | D9 | $2,735 psf |
| URBAN RESORT CONDOMINIUM | 1.6 km | D9 | $2,406 psf |
| SAM LEONG MANSION | 1.6 km | D8 | — |
| WILMER HOUSE | 1.6 km | D9 | — |
| CAIRNHILL ASTORIA | 1.6 km | D9 | $1,859 psf |
| TOWNHOUSE APARTMENTS | 1.6 km | D9 | $1,057 psf |
| CAVENAGH HOUSE | 1.6 km | D9 | $1,900 psf |
| SAM KIANG MANSIONS | 1.6 km | D9 | $2,064 psf |
| SOHO @ FARRER | 1.6 km | D8 | $1,397 psf |
| THE BOX | 1.6 km | D1 | — |
| WISMA M.T.F.A. | 1.6 km | D8 | — |
| GOODLAND BUILDING | 1.6 km | D8 | — |
| JALAN BESAR PLAZA | 1.6 km | D8 | — |
| PEOPLE'S PARK COMPLEX | 1.6 km | D1 | $1,148 psf |
| RV ALTITUDE | 1.6 km | D9 | $2,735 psf |
| VERDUN HOUSE | 1.6 km | D8 | — |
| ALLAN VILLE | 1.6 km | D1 | — |
| CAIRNHILL CREST | 1.6 km | D9 | $2,191 psf |
| SPA BUILDING | 1.6 km | D8 | — |
| THE LANDMARK | 1.6 km | D3 | $2,593 psf |
| ALBA | 1.6 km | D9 | $3,160 psf |
| CAVENAGH COURT | 1.6 km | D9 | $1,867 psf |
| GRANGE HEIGHTS | 1.6 km | D9 | $1,915 psf |
| THE LAURELS | 1.7 km | D9 | $2,675 psf |
| RIVERDALE RESIDENCE | 1.7 km | D9 | — |
| SOHO 188 | 1.7 km | D8 | $1,693 psf |
| TAN CHIN TUAN MANSION | 1.7 km | D9 | — |
| THE LIGHT @ CAIRNHILL | 1.7 km | D9 | $2,266 psf |
| TELOK AYER CONSERVATION AREA | 1.7 km | D1 | — |
| RIVER GREEN | 1.7 km | D9 | $3,138 psf |
| RIVERIA GARDENS | 1.7 km | D9 | $2,361 psf |
| THE VERV @ RV | 1.7 km | D9 | $2,048 psf |
| GRANGE INFINITE | 1.7 km | D9 | $2,574 psf |
| LUMA | 1.7 km | D9 | $1,986 psf |
| KRETA AYER CONSERVATION AREA | 1.7 km | D1 | — |
| PICCADILLY GRAND | 1.7 km | D8 | $2,167 psf |
| 2 RVG | 1.7 km | D9 | $2,103 psf |
| CASA CAIRNHILL | 1.7 km | D9 | $2,180 psf |
| HILLTOPS | 1.7 km | D9 | $3,337 psf |
| YONG AN PARK | 1.7 km | D9 | $2,178 psf |
| EMERALD GARDEN | 1.7 km | D1 | $2,166 psf |
| HELIOS RESIDENCES | 1.7 km | D9 | $2,379 psf |
| LEONIE PARC VIEW | 1.7 km | D9 | $2,451 psf |
| CITY SQUARE RESIDENCES | 1.8 km | D8 | $1,891 psf |
| NEW FUTURA | 1.8 km | D9 | $4,021 psf |
| RICHMOND PARK | 1.8 km | D9 | $3,062 psf |
| LEONIE CONDOTEL | 1.8 km | D9 | — |
| ROBINSON SUITES | 1.8 km | D1 | $2,325 psf |
| CAIRNHILL PLAZA | 1.8 km | D9 | $1,889 psf |
| CAIRNHILL RESIDENCES | 1.8 km | D9 | $2,492 psf |
| HERTFORD MANSION | 1.8 km | D8 | $1,378 psf |
| THE PROMONT | 1.8 km | D9 | $2,155 psf |
| VIDA | 1.8 km | D9 | $2,113 psf |
| MIRAGE TOWER | 1.8 km | D9 | $2,229 psf |
| THE PEAK @ CAIRNHILL I | 1.8 km | D9 | $2,058 psf |
| VANADIUM | 1.8 km | D8 | $1,480 psf |
| TRIBECA | 1.8 km | D9 | $2,375 psf |
| THE PEAK @ CAIRNHILL II | 1.8 km | D9 | $2,110 psf |
| ELIZABETH TOWER | 1.8 km | D9 | $1,884 psf |
| KENG LEE COURT | 1.8 km | D8 | $1,504 psf |
| MARINA BAY SUITES | 1.8 km | D1 | $1,929 psf |
| OUE TWIN PEAKS | 1.8 km | D9 | $2,271 psf |
| CAMBRIDGE VILLAGE | 1.9 km | D8 | $1,483 psf |
| CARLYX GREEN | 1.9 km | D8 | $1,560 psf |
| CENTENNIA SUITES | 1.9 km | D9 | $2,833 psf |
| HERTFORD COLLECTION | 1.9 km | D8 | $1,377 psf |
| LEONIE HILL RESIDENCES | 1.9 km | D9 | $2,301 psf |
| CAIRNHILL 16 | 1.9 km | D9 | $2,868 psf |
| CARLYX RESIDENCE | 1.9 km | D8 | $1,270 psf |
| LILY TAN MANSION | 1.9 km | D8 | — |
| CARLISLE COURT | 1.9 km | D8 | — |
| DORSET MANSIONS | 1.9 km | D8 | $1,271 psf |
| RIVERSHIRE | 1.9 km | D9 | $2,240 psf |
| THE CAIRNHILL | 1.9 km | D9 | — |
| THE URBANITE | 1.9 km | D8 | $1,503 psf |
| THE VERMONT ON CAIRNHILL | 1.9 km | D9 | $2,401 psf |
| LE SOMME | 1.9 km | D8 | $1,615 psf |
| RHAPSODY ON MOUNT ELIZABETH | 1.9 km | D9 | $2,098 psf |
| BRISTOL LODGE | 1.9 km | D8 | $1,385 psf |
| FARRER PARK SUITES | 1.9 km | D8 | $1,521 psf |
| FUQING BUILDING | 1.9 km | D8 | — |
| ONE PEARL BANK | 1.9 km | D3 | $2,569 psf |
| SUITES @ OWEN | 1.9 km | D8 | $1,493 psf |
| THE TRILLIUM | 1.9 km | D9 | $2,559 psf |
| CASA NOVACREST | 1.9 km | D9 | $1,886 psf |
| COSTA RHU | 1.9 km | D15 | $1,485 psf |
| ELIZABETH HEIGHTS | 1.9 km | D9 | $1,998 psf |
| HORIZON TOWERS | 1.9 km | D9 | $1,389 psf |
| LEONIE TOWERS | 1.9 km | D9 | $1,904 psf |
| OAKWOOD STUDIOS SINGAPORE | 1.9 km | D9 | — |
| PARC SOMME | 1.9 km | D8 | $1,576 psf |
| LEONIE GARDENS | 1.9 km | D9 | $1,746 psf |
| NUTMEG COURT | 1.9 km | D9 | — |
| OWEN 88 | 1.9 km | D8 | — |
| UPTOWN @ FARRER | 1.9 km | D8 | $1,899 psf |
| VOGX | 1.9 km | D8 | $1,392 psf |
| ZYON GRAND | 1.9 km | D3 | $3,052 psf |
| AUREA | 1.9 km | D7 | $2,899 psf |
| ORCHARD SCOTTS | 1.9 km | D9 | $1,753 psf |
| RESIDENCES @ SOMME | 1.9 km | D8 | $1,502 psf |
| CITYVISTA RESIDENCES | 1.9 km | D9 | $2,011 psf |
| SOUTHBANK | 1.9 km | D7 | $1,828 psf |
| ONE SHENTON | 1.9 km | D1 | $1,774 psf |
| OWEN COURT | 1.9 km | D8 | — |
| PROMENADE PEAK | 1.9 km | D3 | $2,981 psf |
| THE CLIFT | 1.9 km | D1 | $1,977 psf |
| THE COSMOPOLITAN | 1.9 km | D9 | $2,547 psf |
| PARC CENTENNIAL | 2 km | D9 | $1,600 psf |
| THE EDGE ON CAIRNHILL | 2 km | D9 | $2,305 psf |
| CITYLIGHTS | 2 km | D8 | $1,767 psf |
| LUCKY PLAZA | 2 km | D9 | $2,019 psf |
| RIVA LODGE | 2 km | D9 | — |
| KENG LEE VIEW | 2 km | D8 | $1,586 psf |
| STUDIOS @ MARNE | 2 km | D8 | $1,397 psf |
| THE RITZ-CARLTON RESIDENCES SINGAPORE CAIRNHILL | 2 km | D9 | $4,152 psf |
| D'CAMBRIDGE | 2 km | D8 | $1,330 psf |
| R66 APARTMENTS | 2 km | D8 | $1,438 psf |
| RANGOON APARTMENTS | 2 km | D8 | $1,274 psf |
| THE MERLOT | 2 km | D8 | $1,386 psf |
| MARINA BAY RESIDENCES | 2 km | D1 | $2,275 psf |
| NEWTON EDGE | 2 km | D9 | $1,930 psf |
| THE LUMOS | 2 km | D9 | $2,354 psf |
| KIM SIA COURT | 2 km | D9 | $2,088 psf |
| URBAN LOFTS | 2 km | D8 | $1,401 psf |
Family-Friendly Condos (3BR+ Available)
Condos near Singapore Management University with 3-bedroom or larger units suitable for families.
| Condo | Distance | District |
|---|---|---|
| EDEN RESIDENCES CAPITOL | 430m | D6 |
| SUNSHINE PLAZA | 430m | D7 |
| NOMU | 460m | D9 |
| SOPHIA HILLS | 480m | D9 |
| HAUS ON HANDY | 520m | D9 |
| THE COLLECTIVE AT ONE SOPHIA | 530m | D9 |
The private condos list ranked by distance to Singapore Management University 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 Management University 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 Management University?
How is the distance to Singapore Management University 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 Management University?
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 Management University?
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.