Proximity to Singapore University Of Social Sciences 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 University Of Social Sciences 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 University Of Social Sciences.
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 University of Social Sciences (Tertiary)
- Condos within 1km: 13
- Cheapest recorded entry within 1km: $885,000
- Within-1km avg PSF vs district: -22.7%
Location Map
Map shows Singapore University of Social Sciences (centre) with nearby condos, to gauge distance and route.
- Singapore University of Social Sciences
- ROSEDALE
- CLEMENTI GREEN
- CLEMENTI GARDENS
- KI RESIDENCES AT BROOKVALE
- KING ALBERT PARK
- EWART PARK
- HOLLAND GREEN
- PINETREE HILL
- SUMMERLEA GREEN
- NAVA GROVE
- 1 KING ALBERT PARK
- CHENG SOON GARDEN
What Proximity Means Here
Singapore University of Social Sciences admits by academic results, not location, so there is no distance priority. Proximity matters instead for rental demand: campus-adjacent condos draw a steady stream of students and staff, which is the angle most buyers here are really weighing.
Cheapest Units Within 1km
The most affordable way into Singapore University of Social Sciences’s 1km band, ranked by the lowest recorded transacted price. When you are buying for catchment on a budget, the entry quantum matters more than headline PSF.
| Condo | Distance | Cheapest (recorded) | Cheapest PSF | Avg PSF | Tenure |
|---|---|---|---|---|---|
| KAP RESIDENCES | 1 km | $885,000 | $1,566 psf | $1,818 psf | Freehold |
| PINETREE HILL | 960m | $1,236,000 | $2,139 psf | $2,486 psf | 99 yrs lease commencing from 2022 |
| KI RESIDENCES AT BROOKVALE | 730m | $1,265,000 | $1,594 psf | $1,956 psf | 999 yrs lease commencing from 1885 |
| NAVA GROVE | 990m | $1,388,000 | $2,209 psf | $2,493 psf | 99 yrs lease commencing from 2024 |
| 1 KING ALBERT PARK | 1 km | $1,450,000 | $1,573 psf | $1,842 psf | Freehold |
| SUMMERLEA GREEN | 970m | $2,300,000 | $1,078 psf | $1,457 psf | 99 yrs lease commencing from 1995 |
| CHENG SOON GARDEN | 1 km | $3,200,000 | $1,159 psf | $1,513 psf | Freehold |
| HOLLAND GREEN | 960m | $3,750,000 | $868 psf | $1,065 psf | 99 yrs lease commencing from 1995 |
| CLEMENTI GREEN | 610m | $4,718,888 | $1,056 psf | $1,560 psf | Freehold |
| CLEMENTI GARDENS | 620m | $7,100,000 | $2,102 psf | $2,102 psf | Freehold |
All Condos Within 1km
Every condominium within the nearby zone (within 1km) of Singapore University of Social Sciences, closest first.
| Condo | Distance | District | Tenure | Avg PSF | Walkability |
|---|---|---|---|---|---|
| ROSEDALE | 190m | D21 | — | — | 67/100 |
| CLEMENTI GREEN | 610m | D21 | Freehold | $1,560 psf | 76/100 |
| CLEMENTI GARDENS | 620m | D21 | Freehold | $2,102 psf | 76/100 |
| KI RESIDENCES AT BROOKVALE | 730m | D21 | 999 yrs lease commencing from 1885 | $1,956 psf | 51/100 |
| KING ALBERT PARK | 870m | D21 | — | — | 95/100 |
| EWART PARK | 920m | D10 | — | — | 49/100 |
| HOLLAND GREEN | 960m | D10 | 99 yrs lease commencing from 1995 | $1,065 psf | 47/100 |
| PINETREE HILL | 960m | D21 | 99 yrs lease commencing from 2022 | $2,486 psf | 74/100 |
| SUMMERLEA GREEN | 970m | D21 | 99 yrs lease commencing from 1995 | $1,457 psf | 81/100 |
| NAVA GROVE | 990m | D21 | 99 yrs lease commencing from 2024 | $2,493 psf | 74/100 |
| 1 KING ALBERT PARK | 1 km | D21 | Freehold | $1,842 psf | 95/100 |
| CHENG SOON GARDEN | 1 km | D21 | Freehold | $1,513 psf | 90/100 |
| KAP RESIDENCES | 1 km | D21 | Freehold | $1,818 psf | 95/100 |
Condos 1–2km Away
Condominiums between 1km and 2km from Singapore University of Social Sciences.
| Condo | Distance | District | Tenure | Avg PSF |
|---|---|---|---|---|
| CASA ESPERANZA | 1 km | D21 | Freehold | $1,846 psf |
| ENG KONG PARK | 1 km | D21 | Freehold | $1,929 psf |
| HAMPSTEAD | 1 km | D21 | — | — |
| MAPLE WOODS | 1 km | D21 | Freehold | $2,066 psf |
| TOH YI COURT | 1 km | D21 | Freehold | $1,080 psf |
| AMSTERDAM APARTMENTS | 1 km | D10 | — | — |
| THE STERLING | 1 km | D21 | Freehold | $2,068 psf |
| PANDAN VALLEY | 1.1 km | D21 | Freehold | $1,385 psf |
| SAVOY PARK | 1.1 km | D21 | Freehold | $1,588 psf |
| JARDIN | 1.1 km | D21 | Freehold | $1,862 psf |
| ALLSWORTH PARK | 1.1 km | D10 | 999 yrs lease commencing from 1885 | $1,857 psf |
| CLEMENTI PARK | 1.1 km | D21 | Freehold | $1,548 psf |
| ENG KONG GREEN | 1.1 km | D21 | Freehold | $1,488 psf |
| GARDENVISTA | 1.1 km | D21 | 99 yrs lease commencing from 1999 | $1,747 psf |
| PINE GROVE | 1.1 km | D21 | 99 yrs lease commencing from 1984 | $1,046 psf |
| TOH TUCK HILL | 1.1 km | D21 | — | — |
| MAYFAIR MODERN | 1.2 km | D21 | 99 yrs lease commencing from 2018 | $2,162 psf |
| THE BLOSSOMVALE | 1.2 km | D21 | 999 yrs lease commencing from 1884 | $2,023 psf |
| THE SERENADE @ HOLLAND | 1.2 km | D10 | 99 yrs lease commencing from 2001 | $1,457 psf |
| ASTOR GREEN | 1.2 km | D21 | 99 yrs lease commencing from 1991 | $1,348 psf |
| FLORIDIAN | 1.2 km | D21 | Freehold | $2,218 psf |
| TRANQUILIA @ KISMIS | 1.2 km | D21 | Freehold | $896 psf |
| QUINTERRA | 1.2 km | D10 | 99 yrs lease commencing from 2006 | $1,587 psf |
| ASHLEY GREEN | 1.2 km | D10 | — | — |
| FREESIA WOODS | 1.2 km | D21 | Freehold | $1,618 psf |
| KISMIS COURT | 1.2 km | D21 | 99 yrs lease commencing from 1981 | $882 psf |
| MAYFAIR GARDENS | 1.2 km | D21 | 99 yrs lease commencing from 2018 | $2,067 psf |
| UNIQUE GARDEN | 1.2 km | D21 | 99 yrs lease commencing from 1972 | $593 psf |
| CARMINE COLLECTION | 1.2 km | D21 | Freehold | $2,243 psf |
| THE SIERRA | 1.2 km | D10 | 947 yrs lease commencing from 1937 | $1,696 psf |
| THE TRIZON | 1.2 km | D10 | Freehold | $1,968 psf |
| BAN GUAN PARK | 1.3 km | D10 | Freehold | $2,376 psf |
| RIDGEWOOD | 1.3 km | D10 | 999 yrs lease commencing from 1885 | $1,727 psf |
| SHERWOOD TOWER | 1.3 km | D21 | 99 yrs lease commencing from 1976 | $995 psf |
| SUITES DE LAUREL | 1.3 km | D21 | 999 yrs lease commencing from 1885 | $1,594 psf |
| SUNSET LODGE | 1.3 km | D21 | Freehold | $1,031 psf |
| VIEW AT KISMIS | 1.3 km | D21 | 99 yrs lease commencing from 2019 | $1,932 psf |
| HIGH OAK CONDOMINIUM | 1.3 km | D21 | 99 yrs lease commencing from 1996 | $1,254 psf |
| KISMIS RESIDENCES | 1.3 km | D21 | Freehold | $2,893 psf |
| THE NEXUS | 1.3 km | D21 | Freehold | $2,155 psf |
| GREENRIDGE | 1.3 km | D21 | Freehold | $1,708 psf |
| BRIZAY PARK | 1.3 km | D10 | — | — |
| MONTVIEW | 1.3 km | D10 | Freehold | $1,946 psf |
| CAVENDISH PARK | 1.3 km | D21 | 99 yrs lease commencing from 1991 | $1,457 psf |
| THE RESERVE RESIDENCES | 1.3 km | D21 | 99 yrs lease commencing from 2021 | $2,494 psf |
| HUA GUAN GARDENS | 1.4 km | D21 | 999 yrs lease commencing from 1883 | $2,944 psf |
| THE LINQ @ BEAUTY WORLD | 1.4 km | D21 | Freehold | $2,738 psf |
| JK BUILDING | 1.4 km | D21 | Freehold | $1,365 psf |
| SUITES AT BUKIT TIMAH | 1.4 km | D21 | Freehold | $1,703 psf |
| BEAVERTON COURT | 1.4 km | D10 | Freehold | $1,816 psf |
| DAINTREE RESIDENCE | 1.4 km | D21 | 99 yrs lease commencing from 2017 | $2,008 psf |
| HOLLAND GARDENS | 1.4 km | D10 | 999 yrs lease commencing from 1885 | $2,082 psf |
| KILAT COURT | 1.4 km | D21 | Freehold | $971 psf |
| KILAT 19 | 1.4 km | D21 | Freehold | $1,128 psf |
| MAYFAIR PARK | 1.4 km | D21 | 99 yrs lease commencing from 1952 | $374 psf |
| NOTTINGHILL SUITES | 1.4 km | D21 | Freehold | $1,633 psf |
| KILBURN ESTATE | 1.4 km | D21 | 999 yrs lease commencing from 1879 | $1,503 psf |
| LINK RESIDENCE @ HOLLAND | 1.4 km | D10 | Freehold | $2,842 psf |
| THE CASCADIA | 1.4 km | D21 | Freehold | $1,969 psf |
| GOLDEN RISE ESTATE | 1.4 km | D21 | Freehold | $1,810 psf |
| MARYLAND ESTATE | 1.4 km | D10 | — | — |
| SUN COURT | 1.4 km | D21 | Freehold | $274 psf |
| VILLAS HOLLAND | 1.4 km | D10 | — | — |
| 8@BT | 1.4 km | D21 | 99 yrs lease commencing from 2023 | $2,735 psf |
| THE CREEK @ BUKIT | 1.5 km | D21 | Freehold | $1,741 psf |
| FONTANA HEIGHTS | 1.5 km | D10 | Freehold | $1,945 psf |
| BEAUTY WORLD PLAZA | 1.5 km | D21 | 999 yrs lease commencing from 1884 | $1,570 psf |
| MEADOWLODGE | 1.5 km | D21 | 99 yrs lease commencing from 1997 | $1,394 psf |
| MOUNT SINAI | 1.5 km | D10 | 999 yrs lease commencing from 1885 | $2,618 psf |
| ELEVEN @ HOLLAND | 1.5 km | D10 | 99 yrs lease commencing from 2010 | $948 psf |
| KILAT CENTRE | 1.5 km | D21 | Freehold | $1,345 psf |
| SEVEN OAKS | 1.5 km | D10 | Freehold | $1,400 psf |
| LEIGHWOODS | 1.5 km | D10 | Freehold | $1,664 psf |
| PARKSUITES | 1.5 km | D10 | 110 yrs lease commencing from 2017 | $2,365 psf |
| TERRENE AT BUKIT TIMAH | 1.5 km | D21 | 999 yrs lease commencing from 1885 | $1,773 psf |
| VILLAGE TOWER | 1.5 km | D10 | Freehold | $1,896 psf |
| CHUN TIN COURT | 1.5 km | D21 | — | — |
| HOCK SENG PARK | 1.5 km | D21 | Freehold | $2,271 psf |
| HOOVER PARK | 1.5 km | D21 | Freehold | $2,016 psf |
| TOH TUCK LODGE | 1.5 km | D21 | Freehold | $1,064 psf |
| BEAUTY WORLD CENTRE | 1.6 km | D21 | 99 yrs lease commencing from 1979 | $1,058 psf |
| THE BEVERLY | 1.6 km | D21 | Freehold | $1,263 psf |
| THE TENERIFFE | 1.6 km | D10 | 99 yrs lease commencing from 1996 | $1,010 psf |
| THE MARBELLA | 1.6 km | D10 | Freehold | $2,204 psf |
| UOB CENTRE | 1.6 km | D21 | — | — |
| ILLOURA | 1.6 km | D10 | Freehold | $1,367 psf |
| FORETT@BUKIT TIMAH | 1.6 km | D21 | Freehold | $2,131 psf |
| HOLLLAND GROVE PARK | 1.6 km | D10 | Freehold | $2,129 psf |
| THE TESSARINA | 1.6 km | D10 | Freehold | $2,108 psf |
| TOH TUCK GARDEN | 1.6 km | D21 | Freehold | $1,990 psf |
| SIGNATURE PARK | 1.7 km | D21 | Freehold | $1,605 psf |
| HOLLAND GROVE PARK | 1.7 km | D10 | Freehold | $2,327 psf |
| TECK HIANG GARDENS | 1.7 km | D21 | — | — |
| BINJAI PARK | 1.7 km | D21 | 999 yrs lease commencing from 1875 | $1,658 psf |
| GLENTREES | 1.7 km | D10 | 999 yrs lease commencing from 1885 | $1,693 psf |
| MING TECK PARK | 1.7 km | D10 | 999 yrs lease commencing from 1876 | $2,454 psf |
| OAK VILLAS | 1.7 km | D10 | Freehold | $2,466 psf |
| VISTA GARDEN | 1.7 km | D21 | Freehold | $1,325 psf |
| HONG KONG PARK | 1.7 km | D21 | 999 yrs lease commencing from 1879 | $2,077 psf |
| MOUNT SINAI RESIDENCES | 1.7 km | D10 | 999 yrs lease commencing from 1885 | $611 psf |
| AIRVIEW PARK | 1.7 km | D21 | Freehold | $2,047 psf |
| HIGHGATE PARK | 1.7 km | D21 | Freehold | $2,411 psf |
| MANDARIN PARK | 1.7 km | D21 | Freehold | $1,876 psf |
| EDEN PARK | 1.8 km | D10 | Freehold | $2,520 psf |
| REGENT VILLAS | 1.8 km | D10 | 99 yrs lease commencing from 1991 | $1,369 psf |
| GARLICK VILLE | 1.8 km | D10 | — | — |
| MCMAHON PARK | 1.8 km | D10 | 999 yrs lease commencing from 1877 | $2,314 psf |
| PALM RESIDENCE | 1.8 km | D21 | Freehold | $1,149 psf |
| SELANTING GREEN | 1.8 km | D21 | Freehold | $1,392 psf |
| THE SIXTH AVENUE RESIDENCES | 1.8 km | D10 | Freehold | $1,942 psf |
| DYNASTY GARDEN | 1.8 km | D10 | Freehold | $1,635 psf |
| GRAND REGENCY | 1.8 km | D21 | Freehold | $1,555 psf |
| SHAN YAO GARDEN | 1.8 km | D21 | Freehold | $1,308 psf |
| HIGHGATE | 1.9 km | D21 | Freehold | $1,451 psf |
| HOLLAND GROVE | 1.9 km | D10 | 99 yrs lease commencing from 1994 | $1,548 psf |
| QUEEN ASTRID GARDENS | 1.9 km | D10 | 999 yrs lease commencing from 1876 | $2,281 psf |
| REGIS MANSIONS | 1.9 km | D21 | Freehold | $1,290 psf |
| DYNASTY LODGE | 1.9 km | D10 | Freehold | $1,536 psf |
| GARLICK PARK | 1.9 km | D10 | Freehold | $2,932 psf |
| PATENT PLACE | 1.9 km | D21 | — | — |
| ROYAL COURT | 1.9 km | D21 | Freehold | $1,303 psf |
| VILLA AZURA | 1.9 km | D10 | Freehold | $1,612 psf |
| PALMS @ SIXTH AVENUE | 1.9 km | D10 | Freehold | $1,115 psf |
| RADIANCE @ BUKIT TIMAH | 1.9 km | D21 | Freehold | $876 psf |
| GRAND CHATEAU | 1.9 km | D21 | Freehold | $1,326 psf |
| LUCKY PARK | 1.9 km | D10 | Freehold | $2,391 psf |
| THE MONDRIAN | 1.9 km | D21 | 999 yrs lease commencing from 1884 | $2,614 psf |
| THE TRILINQ | 1.9 km | D5 | 99 yrs lease commencing from 2012 | $1,665 psf |
| VENTURA HEIGHTS | 1.9 km | D10 | Freehold | $819 psf |
| SELBY GARDENS | 1.9 km | D10 | Freehold | $1,622 psf |
| HANSVILLE | 2 km | D10 | — | — |
| SWISS CLUB PARK | 2 km | D11 | Freehold | $1,689 psf |
| THE HILLFORD | 2 km | D21 | 60 yrs lease commencing from 2013 | $1,359 psf |
| HENRY PARK | 2 km | D10 | Freehold | $2,420 psf |
| QUEEN ASTRID PARK | 2 km | D10 | 999 yrs lease commencing from 1876 | $2,704 psf |
| CHARISMA VIEW | 2 km | D21 | Freehold | $1,474 psf |
| BURGUNDY HILL | 2 km | D23 | 99 yrs lease commencing from 1995 | $1,148 psf |
| VERDALE | 2 km | D21 | 99 yrs lease commencing from 2018 | $1,824 psf |
Family-Friendly Condos (3BR+ Available)
Condos within 1km of Singapore University of Social Sciences with a track record of 3-bedroom or larger transactions — the layouts most families actually need.
| Condo | Distance | District | Avg PSF |
|---|---|---|---|
| CLEMENTI GREEN | 610m | D21 | $1,560 psf |
| CLEMENTI GARDENS | 620m | D21 | $2,102 psf |
| KI RESIDENCES AT BROOKVALE | 730m | D21 | $1,956 psf |
| HOLLAND GREEN | 960m | D10 | $1,065 psf |
| PINETREE HILL | 960m | D21 | $2,486 psf |
| SUMMERLEA GREEN | 970m | D21 | $1,457 psf |
| NAVA GROVE | 990m | D21 | $2,493 psf |
| 1 KING ALBERT PARK | 1 km | D21 | $1,842 psf |
| CHENG SOON GARDEN | 1 km | D21 | $1,513 psf |
| KAP RESIDENCES | 1 km | D21 | $1,818 psf |
Overlapping School Catchments
Sitting near several schools broadens your options and supports rental demand. Other schools whose catchment overlaps Singapore University of Social Sciences:
- Henry Park Primary School (Primary) — 310m
- Ngee Ann Polytechnic (Tertiary) — 490m
- Anglo-Chinese Junior College (Jc) — 920m
- Australian International School (International) — 950m
The private condos list ranked by distance to Singapore University Of Social Sciences 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 (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 University Of Social Sciences 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 within 1km of Singapore University of Social Sciences?
Does living near Singapore University of Social Sciences help with admission?
What is the cheapest condo near Singapore University of Social Sciences?
Do condos near Singapore University of Social Sciences cost more?
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.
Where can I verify transacted prices for private condos in this list?
The official source is URA for private residential caveats. ShiokNest aggregates this data into per-project transacted history.
Methodology & Sources
Numbers in this article reflect the latest available data and update as new data becomes available.
Transaction data sourced from URA.
- Distances use the haversine (straight-line) formula, matching how MOE measures home-school distance.
- School locations from MOE; condo prices from URA caveats.
- P1 phases, 1km/2km priority and balloting outcomes: always verify on the official MOE and OneMap School Query pages.
Outlier-resistant medians anchor every PSF figure shown above. Volume counts are exact transaction tallies, not estimates.