Proximity to Sji International 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 Sji International 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 Sji International 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: SJI International School (International)
- Condos within 1km: 13
- Condos within 2km: 91
- Family-friendly (3BR+): 8
Condos Within 1km
Condos within the priority admission zone (1km) of SJI International School.
| Condo | Distance | District | Tenure | Avg PSF |
|---|---|---|---|---|
| LORNIE 18 | 500m | D11 | Freehold | $1,293 psf |
| KHEAM HOCK GARDENS | 630m | D11 | Freehold | $1,553 psf |
| CAMDEN PARK | 750m | D11 | Freehold | $1,781 psf |
| TREVOSE PLACE | 760m | D11 | — | — |
| TUDOR VIEW | 810m | D11 | — | — |
| TUDOR TEN | 830m | D11 | Freehold | $661 psf |
| THE ARCADIA | 860m | D11 | 99 yrs lease commencing from 1979 | $1,118 psf |
| ADAM PARK CONDOMINIUM | 930m | D11 | Freehold | $1,712 psf |
| 28 SHELFORD | 950m | D11 | — | $1,990 psf |
| THE PARK VALE | 950m | D11 | 999 yrs lease commencing from 1874 | $1,773 psf |
| POINT LOMA | 960m | D11 | — | — |
| SHELFORD VIEW | 970m | D11 | Freehold | $1,632 psf |
| CASA PERLA | 1 km | D11 | — | — |
Condos 1\u{2013}2km Away
| Condo | Distance | District | Avg PSF |
|---|---|---|---|
| 18 SHELFORD | 1 km | D11 | $1,934 psf |
| CAPITOL PARK | 1 km | D11 | $2,519 psf |
| D'CHATEAU @ SHELFORD | 1 km | D11 | $1,792 psf |
| SHELFORD 23 | 1 km | D11 | $1,736 psf |
| SHELFORD MANSIONS | 1 km | D11 | $1,142 psf |
| 21 SHELFORD | 1.1 km | D11 | $2,086 psf |
| WATTEN HOUSE | 1.1 km | D11 | $3,236 psf |
| SHELFORD SUITES | 1.1 km | D11 | $1,855 psf |
| WATTEN HILL | 1.1 km | D11 | $1,737 psf |
| HILLCREST ARCADIA | 1.1 km | D11 | $1,182 psf |
| 10 SHELFORD | 1.2 km | D11 | $1,718 psf |
| ADAM GREEN | 1.2 km | D11 | — |
| UNIVERSITY PARK | 1.2 km | D11 | $1,407 psf |
| ADAM PLACE | 1.2 km | D11 | $1,783 psf |
| SHELFORD REGENCY | 1.2 km | D11 | $1,885 psf |
| TREVOSE PARK | 1.2 km | D11 | $1,978 psf |
| SANNY PARK | 1.2 km | D11 | $2,644 psf |
| THE SHELFORD | 1.2 km | D11 | $2,249 psf |
| DUNEARN ESTATE | 1.3 km | D11 | $2,569 psf |
| TREVOSE 12 | 1.3 km | D11 | — |
| SHELFORD GREEN | 1.3 km | D11 | $1,759 psf |
| WATTEN RESIDENCES | 1.3 km | D11 | $1,094 psf |
| DUNEARN 386 | 1.4 km | D11 | $2,371 psf |
| GREENDALE COURT | 1.4 km | D11 | $1,335 psf |
| BOTANIC @ CLUNY PARK | 1.4 km | D10 | $1,397 psf |
| CLUNY COURT | 1.4 km | D10 | — |
| DUNEARN REGENCY | 1.4 km | D11 | — |
| DUNEARN SUITES | 1.4 km | D11 | $2,015 psf |
| DUNEARN LODGE | 1.4 km | D11 | $1,361 psf |
| HILLCREST PARK | 1.4 km | D11 | $2,488 psf |
| WATTEN ESTATE | 1.4 km | D11 | $2,574 psf |
| SERENE CENTRE | 1.4 km | D10 | — |
| THE GLYNDEBOURNE | 1.4 km | D11 | $2,130 psf |
| THE TREVOSE | 1.4 km | D11 | $1,596 psf |
| D' DALVEY | 1.5 km | D10 | $1,951 psf |
| GREENWOOD VILLAS | 1.5 km | D11 | $2,736 psf |
| CLUNY PARK RESIDENCE | 1.5 km | D10 | $2,720 psf |
| DALVEY COURT | 1.5 km | D10 | $1,551 psf |
| CROWN CENTRE | 1.5 km | D10 | — |
| THE LEGACY | 1.5 km | D10 | $1,875 psf |
| CORONATION SHOPPING PLAZA | 1.5 km | D10 | $1,453 psf |
| GREENWOOD MEWS | 1.5 km | D11 | $1,374 psf |
| KING'S ARCADE | 1.5 km | D10 | — |
| CORONATION ARCADE | 1.5 km | D10 | $1,490 psf |
| LUTHERAN TOWERS | 1.6 km | D10 | $1,090 psf |
| SIGNATURE AT LEWIS | 1.6 km | D10 | $1,910 psf |
| HILLCREST VILLA | 1.6 km | D11 | $1,213 psf |
| ONE DUCHESS | 1.6 km | D10 | $2,312 psf |
| KING'S 8 | 1.6 km | D10 | $997 psf |
| DUKE'S GARDEN | 1.6 km | D10 | $2,663 psf |
| THE GREENWOOD | 1.6 km | D11 | $1,865 psf |
| DUKES RESIDENCE | 1.6 km | D10 | $1,965 psf |
| THE ASANA | 1.6 km | D10 | $2,431 psf |
| CHATELET | 1.6 km | D10 | $1,987 psf |
| JAYA TOWER | 1.7 km | D10 | $2,043 psf |
| THE EQUATORIAL | 1.7 km | D10 | $2,052 psf |
| CALDECOTT HILL ESTATE | 1.7 km | D11 | $1,546 psf |
| THE SIENA | 1.7 km | D10 | $1,767 psf |
| DUCHESS MANOR | 1.7 km | D10 | $2,260 psf |
| KING'S LODGE | 1.7 km | D10 | $1,933 psf |
| RAFFLES PARK | 1.7 km | D11 | $2,213 psf |
| CHIP HOCK GARDENS | 1.7 km | D10 | $2,396 psf |
| LEWIS LODGE | 1.8 km | D10 | — |
| STEVEN'S COURT | 1.8 km | D10 | $1,397 psf |
| THE TRESOR | 1.8 km | D10 | $2,434 psf |
| DUCHESS ROYALE | 1.8 km | D10 | $2,060 psf |
| KUIE PONG LOFT | 1.8 km | D10 | $2,483 psf |
| MARGOLIOUTH VILLAS | 1.8 km | D10 | — |
| CORONATION GARDENS | 1.9 km | D10 | $2,928 psf |
| CLUNY PARK | 1.9 km | D10 | — |
| DALVEY VILLAS | 1.9 km | D10 | $2,382 psf |
| WHITE HOUSE RESIDENCES | 1.9 km | D10 | — |
| GALLOP VILLAS | 1.9 km | D10 | $2,394 psf |
| THE CAPRI | 1.9 km | D10 | $1,650 psf |
| THE ELEMENT @ STEVENS | 2 km | D10 | $1,926 psf |
| PRINCESS OF WALES PARK | 2 km | D10 | $2,456 psf |
| LOFT @ STEVENS | 2 km | D10 | $2,152 psf |
| STEVENS LOFT | 2 km | D10 | $1,743 psf |
Family-Friendly Condos (3BR+ Available)
Condos near SJI International School with 3-bedroom or larger units suitable for families.
| Condo | Distance | District |
|---|---|---|
| LORNIE 18 | 500m | D11 |
| KHEAM HOCK GARDENS | 630m | D11 |
| CAMDEN PARK | 750m | D11 |
| TUDOR TEN | 830m | D11 |
| THE ARCADIA | 860m | D11 |
| ADAM PARK CONDOMINIUM | 930m | D11 |
| 28 SHELFORD | 950m | D11 |
| THE PARK VALE | 950m | D11 |
The private condos list ranked by distance to Sji International 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 Sji International 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 SJI International School?
How is the distance to Sji International 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 Sji International 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 Sji International 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.