Proximity to St Andrew S Junior 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 St Andrew S Junior 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 St Andrew S Junior 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: St. Andrew's Junior School (Primary)
- Condos within 1km: 49
- Condos within 2km: 233
- Family-friendly (3BR+): 3
Condos Within 1km
Condos within the priority admission zone (1km) of St. Andrew's Junior School.
| Condo | Distance | District | Tenure | Avg PSF |
|---|---|---|---|---|
| JALAN BESAR PLAZA | 320m | D8 | — | — |
| CITYLIGHTS | 340m | D8 | 99 yrs lease commencing from 2004 | $1,767 psf |
| TEXTILE CENTRE | 360m | D7 | 99 yrs lease commencing from 1970 | $1,108 psf |
| FUQING BUILDING | 440m | D8 | — | — |
| SOUTHBANK | 440m | D7 | 99 yrs lease commencing from 2006 | $1,828 psf |
| CAVAN SUITES | 460m | D8 | Freehold | $1,709 psf |
| SAM LEONG MANSION | 480m | D8 | — | — |
| LE SOMME | 520m | D8 | Freehold | $1,615 psf |
| TYRWHITT 139 | 530m | D8 | Freehold | $1,509 psf |
| PARC SOMME | 540m | D8 | 99 yrs lease commencing from 2008 | $1,576 psf |
| CITY GATE | 550m | D7 | 99 yrs lease commencing from 2014 | $2,052 psf |
| CITY SQUARE RESIDENCES | 550m | D8 | Freehold | $1,891 psf |
| RESIDENCES @ SOMME | 550m | D8 | Freehold | $1,502 psf |
| VERDUN HOUSE | 570m | D8 | — | — |
| DESKER ROAD CONSERVATION AREA | 580m | D8 | — | — |
| SPA BUILDING | 610m | D8 | — | — |
| HOA NAM BUILDING | 650m | D8 | Freehold | $1,407 psf |
| SULTAN GATE PLACE | 650m | D7 | — | — |
| STURDEE RESIDENCES | 690m | D8 | 99 yrs lease commencing from 2015 | $1,999 psf |
| CONCOURSE SKYLINE | 710m | D7 | 99 yrs lease commencing from 2008 | $1,961 psf |
| KAMPONG GLAM CONSERVATION AREA | 720m | D7 | — | — |
| AUREA | 730m | D7 | 99 yrs lease commencing from 2024 | $2,899 psf |
| KALLANG RIVERSIDE | 750m | D12 | Freehold | $2,421 psf |
| KERRISDALE | 750m | D8 | 99 yrs lease commencing from 1998 | $1,395 psf |
| PETAIN RD/TYRWHITT RD CONSERVATION AREA | 760m | D8 | — | — |
| STUDIOS @ MARNE | 770m | D8 | Freehold | $1,397 psf |
| THE PLAZA | 790m | D7 | 99 yrs lease commencing from 1968 | $1,257 psf |
| STURDEE VIEW | 820m | D8 | Freehold | $1,119 psf |
| ZAMAN CENTRE | 820m | D8 | — | — |
| WU DE BUILDING | 830m | D8 | Freehold | $1,032 psf |
| UPTOWN @ FARRER | 850m | D8 | 99 yrs lease commencing from 2017 | $1,899 psf |
| GOODLAND BUILDING | 860m | D8 | — | — |
| LAVENDER RESIDENCE | 870m | D12 | Freehold | $1,984 psf |
| 28 RC SUITES | 890m | D8 | — | $1,619 psf |
| KINTA SUITES | 890m | D8 | — | — |
| DUO RESIDENCES | 900m | D7 | 99 yrs lease commencing from 2011 | $2,203 psf |
| WISMA M.T.F.A. | 910m | D8 | — | — |
| CITY STUDIOS | 920m | D8 | Freehold | $1,291 psf |
| LITTLE INDIA CONSERVATION AREA | 920m | D8 | 9999 yrs lease commencing from 1958 | $979 psf |
| SOHO 188 | 920m | D8 | Freehold | $1,693 psf |
| SOHO @ FARRER | 930m | D8 | Freehold | $1,397 psf |
| RITZ @ FARRER | 950m | D8 | Freehold | $1,380 psf |
| RACE COURSE 138 | 960m | D8 | Freehold | $1,124 psf |
| THE BLISS | 960m | D8 | Freehold | $1,356 psf |
| MIDTOWN MODERN | 970m | D7 | 99 yrs lease commencing from 2019 | $2,837 psf |
| RACE COURSE MANSION | 970m | D8 | Freehold | $990 psf |
| THE BENCOOLEN | 970m | D7 | 99 yrs lease commencing from 1995 | $1,573 psf |
| BURLINGTON SQUARE | 1 km | D7 | 99 yrs lease commencing from 1996 | $1,444 psf |
| CITY LOFT | 1 km | D8 | Freehold | $1,673 psf |
Condos 1\u{2013}2km Away
| Condo | Distance | District | Avg PSF |
|---|---|---|---|
| HERITAGE PLACE | 1 km | D7 | — |
| PICCADILLY GRAND | 1 km | D8 | $2,167 psf |
| THE RIVERINE BY THE PARK | 1 km | D12 | $1,968 psf |
| R66 APARTMENTS | 1 km | D8 | $1,438 psf |
| RANGOON APARTMENTS | 1 km | D8 | $1,274 psf |
| FARRER PARK SUITES | 1 km | D8 | $1,521 psf |
| SUITES @ OWEN | 1 km | D8 | $1,493 psf |
| TANQUEELAN SUITES | 1 km | D7 | $1,792 psf |
| HEAP SENG HOUSE | 1.1 km | D7 | — |
| OWEN 88 | 1.1 km | D8 | — |
| BEACH ROAD CONSERVATION AREA | 1.1 km | D7 | — |
| RANGOON 88 | 1.1 km | D8 | $1,516 psf |
| THE 101 | 1.1 km | D7 | — |
| URBAN LOFTS | 1.1 km | D8 | $1,401 psf |
| WATERLOO VIEW | 1.1 km | D7 | $901 psf |
| 8 FARRER SUITES | 1.1 km | D8 | $1,611 psf |
| LIANG SEAH PLACE | 1.1 km | D7 | — |
| 1953 | 1.1 km | D8 | $1,904 psf |
| JOOL SUITES | 1.1 km | D8 | $1,634 psf |
| OWEN COURT | 1.1 km | D8 | — |
| SIN THAI HIN BUILDING | 1.1 km | D7 | — |
| RANGOON COURT | 1.1 km | D8 | — |
| THE M | 1.2 km | D7 | $2,755 psf |
| KENG SOON BLDG | 1.2 km | D7 | — |
| 75BR | 1.2 km | D7 | $1,542 psf |
| LOFT @ RANGOON | 1.2 km | D8 | $1,482 psf |
| MAPLE LEAF ELITE 1 | 1.2 km | D8 | — |
| SUITES 123 | 1.2 km | D8 | $1,507 psf |
| MIDTOWN BAY | 1.2 km | D7 | $3,222 psf |
| NIVEN LOFT | 1.2 km | D9 | — |
| BLISS REGALIA | 1.2 km | D8 | $1,280 psf |
| MACKENZIE REGENCY | 1.2 km | D9 | $1,525 psf |
| KENTISH COURT | 1.3 km | D8 | $1,198 psf |
| MAPLE LEAF ELITE 2 | 1.3 km | D8 | — |
| TALIB COURT | 1.3 km | D7 | — |
| THE POST | 1.3 km | D7 | — |
| EMILY RESIDENCE | 1.3 km | D9 | $1,542 psf |
| KENTISH LODGE | 1.3 km | D8 | $1,179 psf |
| OXFORD SUITES | 1.3 km | D8 | $1,573 psf |
| SUNSHINE PLAZA | 1.3 km | D7 | $1,479 psf |
| COSTA RHU | 1.3 km | D15 | $1,485 psf |
| TALIB CENTRE | 1.3 km | D7 | — |
| AN CHUAN BUILDING | 1.3 km | D7 | — |
| PARC EMILY | 1.3 km | D9 | $1,985 psf |
| WILKIE REGENCY | 1.3 km | D9 | $1,699 psf |
| CITIGATE RESIDENCE | 1.3 km | D8 | $1,385 psf |
| VOGX | 1.4 km | D8 | $1,392 psf |
| KENTISH GREEN | 1.4 km | D8 | $1,195 psf |
| NIVEN SUITES | 1.4 km | D9 | — |
| CHERRYLOFT | 1.4 km | D8 | — |
| DORSET MANSIONS | 1.4 km | D8 | $1,271 psf |
| KENT RESIDENCES | 1.4 km | D8 | $1,391 psf |
| LILY TAN MANSION | 1.4 km | D8 | — |
| LIV ON WILKIE | 1.4 km | D9 | $2,216 psf |
| SOPHIA FLATS | 1.4 km | D9 | — |
| PARC MACKENZIE | 1.4 km | D9 | $1,563 psf |
| HOCK MANSION | 1.4 km | D9 | $1,315 psf |
| THE COLLECTIVE AT ONE SOPHIA | 1.4 km | D9 | $2,758 psf |
| MACKENZIE 88 | 1.4 km | D9 | $1,666 psf |
| WILKIE 48 | 1.4 km | D9 | $1,567 psf |
| BRISTOL LODGE | 1.4 km | D8 | $1,385 psf |
| HERTFORD COLLECTION | 1.5 km | D8 | $1,377 psf |
| SOPHIA RESIDENCE | 1.5 km | D9 | $1,788 psf |
| WHARTON VALE | 1.5 km | D9 | $1,612 psf |
| HONG BUILDING | 1.5 km | D8 | $1,041 psf |
| LE WILKIE | 1.5 km | D9 | $1,511 psf |
| PRISTINE HEIGHTS | 1.5 km | D8 | $1,572 psf |
| WILKIE VALE | 1.5 km | D9 | — |
| CITYVALE | 1.5 km | D9 | $1,616 psf |
| CLYDES RESIDENCE | 1.5 km | D8 | $1,441 psf |
| SOUTH BEACH RESIDENCES | 1.5 km | D7 | $3,689 psf |
| WILKIE 80 | 1.5 km | D9 | $1,865 psf |
| BENCOOLEN HOUSE | 1.5 km | D7 | — |
| HERTFORD MANSION | 1.5 km | D8 | $1,378 psf |
| SOPHIA CREST | 1.5 km | D9 | — |
| STUDIO8 | 1.5 km | D14 | $1,566 psf |
| WILKIE APARTMENTS | 1.5 km | D9 | — |
| WILKIE STUDIO | 1.5 km | D9 | $1,746 psf |
| MACKENZIE 138 | 1.5 km | D9 | $1,602 psf |
| SOPHIA LODGE | 1.5 km | D9 | $1,632 psf |
| MERGUI MANSIONS | 1.5 km | D8 | — |
| JIA | 1.5 km | D9 | $1,353 psf |
| LIV ON SOPHIA | 1.5 km | D9 | $2,147 psf |
| RANGOON VIEW | 1.5 km | D8 | $1,057 psf |
| STARFIRE @ SOPHIA | 1.5 km | D9 | — |
| THE URBANITE | 1.5 km | D8 | $1,503 psf |
| FORTE SUITES | 1.5 km | D8 | $1,827 psf |
| THE MKZ | 1.5 km | D9 | $1,807 psf |
| 70@TRURO | 1.5 km | D8 | — |
| ESTILO | 1.5 km | D9 | $1,718 psf |
| CARLISLE COURT | 1.6 km | D8 | — |
| CARLYX RESIDENCE | 1.6 km | D8 | $1,270 psf |
| PARC SOPHIA | 1.6 km | D9 | $1,747 psf |
| SOPHIA 98 | 1.6 km | D9 | $1,868 psf |
| VANADIUM | 1.6 km | D8 | $1,480 psf |
| WILKIE 87 | 1.6 km | D9 | $1,561 psf |
| CARLYX GREEN | 1.6 km | D8 | $1,560 psf |
| CITYSCAPE @FARRER PARK | 1.6 km | D8 | $1,559 psf |
| D'CAMBRIDGE | 1.6 km | D8 | $1,330 psf |
| SOPHIA VIEW | 1.6 km | D9 | — |
| WILKIE COURT | 1.6 km | D9 | $1,388 psf |
| KENG LEE COURT | 1.6 km | D8 | $1,504 psf |
| SOPHIA HILLS | 1.6 km | D9 | $2,088 psf |
| 1919 | 1.6 km | D9 | $2,032 psf |
| PARKSHORE | 1.6 km | D15 | $1,906 psf |
| CAMBRIDGE VILLAGE | 1.6 km | D8 | $1,483 psf |
| MOUNT SOPHIA SUITES | 1.6 km | D9 | $1,810 psf |
| SUITES @ SOPHIA | 1.6 km | D9 | — |
| ORCHARD SOPHIA | 1.6 km | D9 | $2,830 psf |
| SAPPHIRE 99 | 1.6 km | D9 | — |
| THE CATHAY RESIDENCE | 1.6 km | D9 | — |
| CANNE LODGE | 1.7 km | D14 | $1,369 psf |
| EQUITY HEIGHTS | 1.7 km | D9 | — |
| CANNE VILLE | 1.7 km | D14 | — |
| SANCTUARY GREEN | 1.7 km | D15 | $1,529 psf |
| PEBBLE BAY | 1.7 km | D15 | $1,699 psf |
| THE LUXE | 1.7 km | D9 | — |
| EIGHT RIVERSUITES | 1.7 km | D12 | $1,643 psf |
| NOMU | 1.7 km | D9 | $2,452 psf |
| 8 @ MOUNT SOPHIA | 1.7 km | D9 | $1,593 psf |
| HAUS ON HANDY | 1.7 km | D9 | $2,695 psf |
| THE MEZZO | 1.8 km | D12 | $1,548 psf |
| MERA SPRINGS | 1.8 km | D8 | $1,807 psf |
| MOULMEIN COURT | 1.8 km | D11 | $1,548 psf |
| SUITES AT ORCHARD | 1.8 km | D9 | $1,991 psf |
| THE MERLOT | 1.8 km | D8 | $1,386 psf |
| TREASURE LOFT | 1.8 km | D11 | $1,378 psf |
| KENG LEE VIEW | 1.8 km | D8 | $1,586 psf |
| KING'S COURT | 1.8 km | D8 | $1,015 psf |
| SUITES @ SHREWSBURY | 1.8 km | D11 | $1,921 psf |
| WANG LODGE | 1.8 km | D14 | $1,140 psf |
| WATER PLACE | 1.8 km | D15 | $1,627 psf |
| ANGSANA@21 | 1.8 km | D14 | — |
| FERN LODGE | 1.8 km | D14 | $879 psf |
| ROCCA BALESTIER | 1.8 km | D12 | $1,415 psf |
| ROYCE RESIDENCES | 1.8 km | D14 | $1,340 psf |
| SUNFLOWER COURT | 1.8 km | D14 | $987 psf |
| CENTRA RESIDENCE | 1.8 km | D14 | $1,333 psf |
| CITY SUITES | 1.8 km | D12 | $1,583 psf |
| URBAN HERITAGE | 1.8 km | D12 | $1,355 psf |
| CANBERLIN LODGE | 1.9 km | D14 | $1,001 psf |
| THE ARCADY AT BOON KENG | 1.9 km | D12 | $2,598 psf |
| TORIEVILLE | 1.9 km | D14 | $981 psf |
| TREASURES@G6 | 1.9 km | D14 | $1,388 psf |
| CRYSTAL MANSIONS | 1.9 km | D14 | $947 psf |
| EDEN RESIDENCES CAPITOL | 1.9 km | D6 | $3,394 psf |
| KIM COURT | 1.9 km | D14 | — |
| OKIO | 1.9 km | D12 | $1,724 psf |
| SCENIC HEIGHTS | 1.9 km | D12 | $1,482 psf |
| CASUARINA COVE | 1.9 km | D15 | $1,478 psf |
| THE DIAMOND | 1.9 km | D14 | $1,076 psf |
| 6 DERBYSHIRE | 1.9 km | D11 | $2,119 psf |
| ADRIA | 1.9 km | D11 | $2,042 psf |
| ASTON LODGE | 1.9 km | D14 | $1,040 psf |
| IKIGAI | 1.9 km | D11 | $2,231 psf |
| WING FONG BUILDING | 1.9 km | D14 | $919 psf |
| GOODVIEW APARTMENTS | 1.9 km | D14 | $830 psf |
| PASADENA | 1.9 km | D11 | $929 psf |
| ST RESIDENCES NOVENA | 1.9 km | D11 | — |
| SUFFOLK PREMIER | 1.9 km | D11 | $1,675 psf |
| TANJONG RIA CONDOMINIUM | 1.9 km | D15 | $1,465 psf |
| CANAAN | 1.9 km | D14 | $1,734 psf |
| FAMILIE MANSIONS | 1.9 km | D14 | $919 psf |
| LUCIDA | 1.9 km | D11 | $1,625 psf |
| MOULMEIN STUDIOS | 1.9 km | D11 | — |
| VICTORY POINT | 1.9 km | D12 | — |
| CAVENAGH COURT | 1.9 km | D9 | $1,867 psf |
| FYVE DERBYSHIRE | 1.9 km | D11 | $2,503 psf |
| LA NOUVELLE | 1.9 km | D11 | — |
| AVA TOWERS | 2 km | D12 | $1,414 psf |
| DERBYSHIRE HEIGHTS | 2 km | D11 | $1,655 psf |
| TEN @ SUFFOLK | 2 km | D11 | $1,664 psf |
| CAMELOT BY-THE-WATER | 2 km | D15 | $1,688 psf |
| HOKIEN KIU LEONG TONG BUILDING | 2 km | D14 | — |
| PARC CENTENNIAL | 2 km | D9 | $1,600 psf |
| BALESTIER 288 | 2 km | D12 | $1,130 psf |
| REGENT RESIDENCES | 2 km | D12 | $1,581 psf |
| ST FRANCIS COURT | 2 km | D12 | $1,006 psf |
| CALARASI | 2 km | D12 | $1,405 psf |
| THE SPINNAKER | 2 km | D11 | $1,717 psf |
| BALESTIER POINT | 2 km | D12 | $1,180 psf |
| BLISS LOFT | 2 km | D12 | $1,331 psf |
| LION TOWERS | 2 km | D11 | $1,801 psf |
| TOWNHOUSE APARTMENTS | 2 km | D9 | $1,057 psf |
Family-Friendly Condos (3BR+ Available)
Condos near St. Andrew's Junior School with 3-bedroom or larger units suitable for families.
| Condo | Distance | District |
|---|---|---|
| CITYLIGHTS | 340m | D8 |
| TEXTILE CENTRE | 360m | D7 |
| SOUTHBANK | 440m | D7 |
The private condos list ranked by distance to St Andrew S Junior 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 St Andrew S Junior 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 St. Andrew's Junior School?
How is the distance to St Andrew S Junior 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 St Andrew S Junior 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 St Andrew S Junior 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.