Proximity to Singapore Polytechnic 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 Polytechnic 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 Polytechnic.
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 Polytechnic (Tertiary)
- Condos within 1km: 26
- Condos within 2km: 69
- Family-friendly (3BR+): 10
Condos Within 1km
Condos within the priority admission zone (1km) of Singapore Polytechnic.
| Condo | Distance | District | Tenure | Avg PSF |
|---|---|---|---|---|
| HOLLAND GROVE PARK | 420m | D10 | Freehold | $2,180 psf |
| THE MARBELLA | 440m | D10 | Freehold | $2,184 psf |
| HOLLAND GROVE | 470m | D10 | 99 yrs lease commencing from 1994 | $1,547 psf |
| VILLAGE TOWER | 510m | D10 | Freehold | $1,896 psf |
| LEIGHWOODS | 520m | D10 | Freehold | $1,664 psf |
| FONTANA HEIGHTS | 570m | D10 | Freehold | $1,945 psf |
| BEAVERTON COURT | 670m | D10 | Freehold | $1,816 psf |
| MONTVIEW | 700m | D10 | Freehold | $1,946 psf |
| MOUNT SINAI | 700m | D10 | 999 yrs lease commencing from 1885 | $2,578 psf |
| CAVENDISH PARK | 750m | D21 | 99 yrs lease commencing from 1991 | $1,455 psf |
| THE TRIZON | 780m | D10 | Freehold | $1,964 psf |
| RIDGEWOOD | 830m | D10 | 999 yrs lease commencing from 1885 | $1,727 psf |
| ASTOR GREEN | 840m | D21 | 99 yrs lease commencing from 1991 | $1,342 psf |
| HENRY PARK | 860m | D10 | Freehold | $2,432 psf |
| GROVE RESIDENCE | 870m | D10 | Freehold | $2,992 psf |
| THE SIERRA | 890m | D10 | 947 yrs lease commencing from 1937 | $1,696 psf |
| DOVER PARKVIEW | 900m | D5 | 99 yrs lease commencing from 1993 | $1,316 psf |
| PARKSUITES | 920m | D10 | 110 yrs lease commencing from 2017 | $2,365 psf |
| HOLLAND GARDENS | 930m | D10 | 999 yrs lease commencing from 1885 | $2,082 psf |
| THE SERENADE @ HOLLAND | 930m | D10 | 99 yrs lease commencing from 2001 | $1,457 psf |
| GLENTREES | 960m | D10 | 999 yrs lease commencing from 1885 | $1,693 psf |
| QUINTERRA | 960m | D10 | 99 yrs lease commencing from 2006 | $1,573 psf |
| HERITAGE VIEW | 970m | D5 | 99 yrs lease commencing from 1996 | $1,451 psf |
| PANDAN VALLEY | 970m | D21 | Freehold | $1,380 psf |
| PINE GROVE | 980m | D21 | 99 yrs lease commencing from 1984 | $1,047 psf |
| ALLSWORTH PARK | 1 km | D10 | 999 yrs lease commencing from 1885 | $1,841 psf |
Condos 1\u{2013}2km Away
| Condo | Distance | District | Avg PSF |
|---|---|---|---|
| PINETREE HILL | 1.1 km | D21 | $2,486 psf |
| NAVA GROVE | 1.1 km | D21 | $2,489 psf |
| MOUNT SINAI RESIDENCES | 1.1 km | D10 | $611 psf |
| THE CLEMENT CANOPY | 1.1 km | D5 | $1,807 psf |
| ELTA | 1.2 km | D5 | $2,556 psf |
| CLAVON | 1.2 km | D5 | $1,865 psf |
| THE ROCHESTER RESIDENCES | 1.3 km | D5 | $1,492 psf |
| VILLAS HOLLAND | 1.3 km | D10 | — |
| MCMAHON PARK | 1.3 km | D10 | $2,314 psf |
| MARYLAND ESTATE | 1.4 km | D10 | — |
| QUEEN ASTRID PARK | 1.4 km | D10 | $2,704 psf |
| ASHLEY GREEN | 1.4 km | D10 | — |
| BLOSSOMS BY THE PARK | 1.4 km | D5 | $2,447 psf |
| AMSTERDAM APARTMENTS | 1.4 km | D10 | — |
| ONE-NORTH EDEN | 1.5 km | D5 | $2,050 psf |
| KENT VALE | 1.5 km | D5 | — |
| PASIR PANJANG GARDENS | 1.5 km | D5 | $2,124 psf |
| CLEMENTI GREEN | 1.6 km | D21 | $1,418 psf |
| THE CLEMENTVALE | 1.6 km | D5 | $1,272 psf |
| LINK RESIDENCE @ HOLLAND | 1.6 km | D10 | $2,842 psf |
| ONE-NORTH RESIDENCES | 1.6 km | D5 | $1,546 psf |
| MING TECK PARK | 1.6 km | D10 | $2,454 psf |
| QUEEN ASTRID GARDENS | 1.6 km | D10 | $2,281 psf |
| VILLAEA VISTA | 1.6 km | D10 | $1,759 psf |
| SKYE AT HOLLAND | 1.7 km | D10 | $2,946 psf |
| HOLLAND RESIDENCES | 1.7 km | D10 | $1,985 psf |
| ONE HOLLAND VILLAGE RESIDENCES | 1.7 km | D10 | $2,838 psf |
| OEI TIONG HAM PARK RESIDENCES | 1.7 km | D10 | — |
| THE PARC CONDOMINIUM | 1.8 km | D5 | $1,693 psf |
| EWART PARK | 1.8 km | D10 | — |
| THE FORD @ HOLLAND | 1.8 km | D10 | $1,994 psf |
| WEST BAY CONDOMINIUM | 1.8 km | D5 | $1,063 psf |
| HOLLAND GREEN | 1.8 km | D10 | $1,065 psf |
| BAN GUAN PARK | 1.8 km | D10 | $2,325 psf |
| URBAN EDGE @ HOLLAND V | 1.9 km | D10 | $1,825 psf |
| WESTPEAK TERRACE | 1.9 km | D5 | $1,937 psf |
| HOLLAND VILLAGE | 1.9 km | D10 | — |
| VAN HOLLAND | 1.9 km | D10 | $2,872 psf |
| VENTURA HEIGHTS | 1.9 km | D10 | $819 psf |
| WESTCOVE CONDOMINIUM | 1.9 km | D5 | $1,052 psf |
| OEI TIONG HAM PARK | 2 km | D10 | $2,219 psf |
| FREESIA WOODS | 2 km | D21 | $1,618 psf |
| FORD PLACE | 2 km | D10 | — |
Family-Friendly Condos (3BR+ Available)
Condos near Singapore Polytechnic with 3-bedroom or larger units suitable for families.
| Condo | Distance | District |
|---|---|---|
| HOLLAND GROVE PARK | 420m | D10 |
| THE MARBELLA | 440m | D10 |
| HOLLAND GROVE | 470m | D10 |
| VILLAGE TOWER | 510m | D10 |
| LEIGHWOODS | 520m | D10 |
| FONTANA HEIGHTS | 570m | D10 |
| BEAVERTON COURT | 670m | D10 |
| MONTVIEW | 700m | D10 |
| MOUNT SINAI | 700m | D10 |
| CAVENDISH PARK | 750m | D21 |
The private condos list ranked by distance to Singapore Polytechnic 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 Polytechnic 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 Polytechnic?
How is the distance to Singapore Polytechnic 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 Polytechnic?
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 Polytechnic?
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.