Proximity to St Margaret S Primary 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 Margaret S Primary 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 Margaret S Primary 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. Margaret's Primary School (Primary)
- Condos within 1km: 164
- Condos within 2km: 607
- Family-friendly (3BR+): 10
Condos Within 1km
Condos within the priority admission zone (1km) of St. Margaret's Primary School.
| Condo | Distance | District | Tenure | Avg PSF |
|---|---|---|---|---|
| PARC CENTENNIAL | 20m | D9 | Freehold | $1,600 psf |
| THE SPINNAKER | 120m | D11 | Freehold | $1,717 psf |
| PARK INFINIA AT WEE NAM | 150m | D11 | Freehold | $2,313 psf |
| MIRO | 160m | D11 | Freehold | $1,586 psf |
| NEWTON EDGE | 170m | D9 | Freehold | $1,930 psf |
| SUFFOLK PREMIER | 170m | D11 | Freehold | $1,675 psf |
| TEN @ SUFFOLK | 190m | D11 | Freehold | $1,664 psf |
| THE LINC | 200m | D11 | Freehold | $2,030 psf |
| LUCIDA | 210m | D11 | Freehold | $1,625 psf |
| ROCHELLE AT NEWTON | 210m | D11 | 99 yrs lease commencing from 2008 | $1,783 psf |
| THE ATELIER | 240m | D9 | Freehold | $2,684 psf |
| IRIDIUM | 250m | D11 | Freehold | $1,792 psf |
| THE LINCOLN MODERN | 250m | D11 | Freehold | $1,760 psf |
| AMARYLLIS VILLE | 260m | D11 | 99 yrs lease commencing from 1997 | $1,903 psf |
| KENG LEE VIEW | 280m | D8 | Freehold | $1,586 psf |
| THE LINCOLN RESIDENCES | 290m | D11 | Freehold | $2,098 psf |
| NEWTON 18 | 300m | D11 | Freehold | $2,038 psf |
| SURREY 21 | 300m | D11 | — | — |
| VIVA | 300m | D11 | Freehold | $2,501 psf |
| KOPAR AT NEWTON | 310m | D9 | 99 yrs lease commencing from 2019 | $2,511 psf |
| PASADENA | 310m | D11 | Freehold | $929 psf |
| ROSEVALE | 320m | D11 | Freehold | $1,805 psf |
| THE MERLOT | 320m | D8 | Freehold | $1,386 psf |
| SURREY COURT | 330m | D11 | — | — |
| KING'S COURT | 340m | D8 | Freehold | $1,015 psf |
| VISIN APARTMENTS | 340m | D11 | — | — |
| NEWTON IMPERIAL | 350m | D11 | Freehold | $1,858 psf |
| 26 NEWTON | 360m | D11 | — | $2,230 psf |
| CAVENAGH COURT | 360m | D9 | Freehold | $1,867 psf |
| GLOUCESTER MANSIONS | 360m | D11 | Freehold | $1,938 psf |
| CASA MELWANI | 370m | D11 | — | — |
| 6 DERBYSHIRE | 390m | D11 | — | $2,119 psf |
| DERBYSHIRE HEIGHTS | 390m | D11 | Freehold | $1,655 psf |
| MERA SPRINGS | 390m | D8 | Freehold | $1,807 psf |
| SANCTUARY@NEWTON | 390m | D11 | Freehold | $2,701 psf |
| THE SENTINEL | 390m | D11 | — | — |
| METRORESIDENCES NEWTON | 400m | D11 | — | — |
| NEWTON 21 | 400m | D11 | Freehold | $2,111 psf |
| CAMBRIDGE VILLAGE | 420m | D8 | Freehold | $1,483 psf |
| SUITES @ NEWTON | 420m | D11 | Freehold | $1,916 psf |
| SUITES @ SURREY | 420m | D11 | Freehold | $1,879 psf |
| FYVE DERBYSHIRE | 430m | D11 | Freehold | $2,503 psf |
| LION TOWERS | 430m | D11 | Freehold | $1,801 psf |
| KENG LEE COURT | 440m | D8 | Freehold | $1,504 psf |
| L'VIV | 440m | D11 | Freehold | $2,160 psf |
| TRILIGHT | 440m | D11 | Freehold | $2,254 psf |
| TOWNHOUSE APARTMENTS | 450m | D9 | 99 yrs lease commencing from 1977 | $1,057 psf |
| VANADIUM | 450m | D8 | Freehold | $1,480 psf |
| LINCOLN SUITES | 460m | D11 | Freehold | $2,189 psf |
| ADRIA | 470m | D11 | Freehold | $2,042 psf |
| CARLYX GREEN | 470m | D8 | Freehold | $1,560 psf |
| NEWTON ONE | 470m | D11 | Freehold | $2,266 psf |
| ENCHANT?‰ | 480m | D11 | Freehold | $2,807 psf |
| 10 EVELYN | 490m | D11 | — | $2,633 psf |
| CARLYX RESIDENCE | 490m | D8 | Freehold | $1,270 psf |
| CARLISLE COURT | 500m | D8 | — | — |
| STRATA | 500m | D11 | Freehold | $1,847 psf |
| NEWTON GEMS | 510m | D11 | — | — |
| SETIA RESIDENCES | 520m | D11 | Freehold | $2,031 psf |
| BIRMINGHAM MANSIONS | 530m | D11 | Freehold | $1,779 psf |
| HERTFORD MANSION | 540m | D8 | Freehold | $1,378 psf |
| NEWTON SUITES | 540m | D11 | Freehold | $2,240 psf |
| PULLMAN RESIDENCES NEWTON | 540m | D11 | Freehold | $3,074 psf |
| THE URBANITE | 540m | D8 | Freehold | $1,503 psf |
| RESIDENCES @ EVELYN | 560m | D11 | Freehold | $2,245 psf |
| BUCKLEY RESIDENCE | 570m | D11 | Freehold | $1,965 psf |
| D'CAMBRIDGE | 570m | D8 | Freehold | $1,330 psf |
| NEWTON LODGE | 570m | D11 | Freehold | $1,631 psf |
| THOMSON EURO-ASIA | 570m | D11 | Freehold | $2,134 psf |
| D'EVELYN | 600m | D11 | Freehold | $1,844 psf |
| HERTFORD COLLECTION | 600m | D8 | Freehold | $1,377 psf |
| THREE BUCKLEY | 600m | D11 | Freehold | $1,519 psf |
| GILSTEAD TWO | 610m | D11 | Freehold | $2,189 psf |
| PEPPERMINT GROVE | 610m | D11 | — | — |
| EVELYN MANSIONS | 630m | D11 | Freehold | $1,969 psf |
| 70@TRURO | 640m | D8 | — | — |
| BUCKLEY 18 | 640m | D11 | Freehold | $1,862 psf |
| LA NOUVELLE | 650m | D11 | — | — |
| MORIMASA GARDENS | 650m | D11 | Freehold | $1,669 psf |
| MULBERRY TREE | 650m | D11 | Freehold | $1,741 psf |
| BRISTOL LODGE | 660m | D8 | Freehold | $1,385 psf |
| BUCKLEY CLASSIQUE | 660m | D11 | Freehold | $2,092 psf |
| NOVENA SUITES | 660m | D11 | Freehold | $2,034 psf |
| THE HUNTINGTON | 660m | D11 | Freehold | $1,929 psf |
| CAVENAGH HOUSE | 670m | D9 | Freehold | $1,900 psf |
| IKIGAI | 680m | D11 | Freehold | $2,231 psf |
| ORCHARD SCOTTS | 690m | D9 | 99 yrs lease commencing from 2001 | $1,753 psf |
| 32 GILSTEAD | 700m | D11 | Freehold | $3,484 psf |
| GILSTEAD 68 | 700m | D11 | — | — |
| LILY TAN MANSION | 700m | D8 | — | — |
| VIDA | 700m | D9 | Freehold | $2,113 psf |
| DORSET MANSIONS | 710m | D8 | Freehold | $1,271 psf |
| THE ARMADALE | 710m | D11 | Freehold | $1,749 psf |
| THE GILSTEAD | 710m | D11 | — | — |
| APLETON VIEW | 720m | D11 | Freehold | $1,876 psf |
| CASA CAIRNHILL | 720m | D9 | Freehold | $2,180 psf |
| CHANCERY COURT | 730m | D11 | — | — |
| GILSTEAD 38 | 740m | D11 | Freehold | $1,601 psf |
| MOULMEIN STUDIOS | 740m | D11 | — | — |
| ST RESIDENCES NOVENA | 740m | D11 | — | — |
| THE CAIRNHILL | 740m | D9 | — | — |
| THE VERMONT ON CAIRNHILL | 740m | D9 | Freehold | $2,401 psf |
| GILSTEAD COURT | 750m | D11 | Freehold | $1,897 psf |
| SOLEIL @ SINARAN | 750m | D11 | 99 yrs lease commencing from 2006 | $1,970 psf |
| THE SPRINGS | 750m | D11 | Freehold | $1,902 psf |
| CAVENAGH FORTUNA | 760m | D9 | — | — |
| THE HERMITAGE | 760m | D10 | Freehold | $1,949 psf |
| 1 MOULMEIN RISE | 770m | D11 | — | $2,098 psf |
| 35 GILSTEAD | 770m | D11 | — | $2,543 psf |
| ALBA | 770m | D9 | Freehold | $3,160 psf |
| CAIRNHILL RESIDENCES | 770m | D9 | Freehold | $2,492 psf |
| CASA NOVACREST | 770m | D9 | Freehold | $1,886 psf |
| NEU AT NOVENA | 770m | D11 | Freehold | $2,644 psf |
| SCOTTS HIGHPARK | 770m | D9 | Freehold | $2,295 psf |
| VILLAS @ GILSTEAD | 770m | D11 | Freehold | $763 psf |
| VOGX | 770m | D8 | Freehold | $1,392 psf |
| CITY EDGE | 790m | D11 | Freehold | $1,804 psf |
| MACKENZIE 138 | 790m | D9 | Freehold | $1,602 psf |
| RISING SUITES | 790m | D10 | Freehold | $2,114 psf |
| SARKIES GARDENS | 790m | D10 | — | — |
| THE PEAK @ CAIRNHILL I | 790m | D9 | Freehold | $2,058 psf |
| CITYVISTA RESIDENCES | 800m | D9 | Freehold | $2,011 psf |
| CAIRNHILL 16 | 810m | D9 | Freehold | $2,868 psf |
| CAIRNHILL ASTORIA | 810m | D9 | Freehold | $1,859 psf |
| GILSTEAD MANSION | 810m | D11 | Freehold | $1,734 psf |
| LA MAISON | 810m | D11 | Freehold | $1,859 psf |
| SARKIES MANSIONS | 810m | D10 | — | — |
| THE MKZ | 810m | D9 | Freehold | $1,807 psf |
| HMLET@PORTOFINO | 820m | D10 | — | — |
| SUITES @ SHREWSBURY | 820m | D11 | Freehold | $1,921 psf |
| GILSTEAD BROOKS | 830m | D11 | Freehold | $1,181 psf |
| CAVENAGH LODGE | 840m | D9 | — | — |
| NOVENA GARDENS | 840m | D11 | — | — |
| THE PEAK @ CAIRNHILL II | 840m | D9 | Freehold | $2,110 psf |
| SARKIES GREEN | 850m | D10 | — | — |
| GENTLE REFLECTIONS | 860m | D11 | Freehold | $1,146 psf |
| GOODWOOD RESIDENCE | 860m | D10 | Freehold | $2,659 psf |
| HILLTOPS | 860m | D9 | Freehold | $3,337 psf |
| MACKENZIE 88 | 860m | D9 | Freehold | $1,666 psf |
| SUITES @ CAIRNHILL | 860m | D9 | — | — |
| THE PROMONT | 860m | D9 | Freehold | $2,155 psf |
| REIGNWOOD HAMILTON SCOTTS | 870m | D9 | Freehold | $2,799 psf |
| THE EDGE ON CAIRNHILL | 870m | D9 | Freehold | $2,305 psf |
| PARC MACKENZIE | 890m | D9 | Freehold | $1,563 psf |
| CHANCERY CORNER | 900m | D11 | — | — |
| NOVENA REGENCY | 920m | D11 | Freehold | $1,729 psf |
| TREASURE LOFT | 920m | D11 | Freehold | $1,378 psf |
| CHANCERY ESQUIRE | 940m | D11 | Freehold | $1,905 psf |
| THE LIGHT @ CAIRNHILL | 940m | D9 | Freehold | $2,266 psf |
| TRENDALE TOWER | 940m | D9 | — | — |
| DEANS PROPERTY CENTRE | 950m | D9 | — | — |
| KENTISH GREEN | 950m | D8 | 99 yrs lease commencing from 1995 | $1,195 psf |
| KLIMT CAIRNHILL | 960m | D9 | Freehold | $3,553 psf |
| THE SCOTTS TOWER | 960m | D9 | 103 yrs lease commencing from 2010 | $2,075 psf |
| BALMORAL PLAZA | 970m | D10 | Freehold | $1,627 psf |
| HELIOS RESIDENCES | 970m | D9 | Freehold | $2,379 psf |
| MOULMEIN COURT | 970m | D11 | Freehold | $1,548 psf |
| BALMORAL RESIDENCES | 980m | D10 | Freehold | $2,289 psf |
| CAVENAGH GARDENS | 980m | D9 | Freehold | $1,524 psf |
| EMERALD APARTMENTS | 990m | D9 | — | — |
| RESIDENCES AT EMERALD HILL | 990m | D9 | Freehold | $2,335 psf |
| KENT RESIDENCES | 1 km | D8 | Freehold | $1,391 psf |
| KENTISH COURT | 1 km | D8 | 99 yrs lease commencing from 1995 | $1,198 psf |
| THE RITZ-CARLTON RESIDENCES SINGAPORE CAIRNHILL | 1 km | D9 | Freehold | $4,152 psf |
Condos 1\u{2013}2km Away
| Condo | Distance | District | Avg PSF |
|---|---|---|---|
| BALMORAL HEIGHTS | 1 km | D10 | $2,207 psf |
| ELIZABETH HEIGHTS | 1 km | D9 | $1,998 psf |
| FIVE CHANCERY | 1 km | D11 | $1,097 psf |
| MERGUI MANSIONS | 1 km | D8 | — |
| PICCADILLY GRAND | 1 km | D8 | $2,167 psf |
| PRISTINE HEIGHTS | 1 km | D8 | $1,572 psf |
| 111 EMERALD HILL | 1 km | D9 | $2,318 psf |
| GENTLE VILLAS | 1 km | D11 | $1,494 psf |
| OXFORD SUITES | 1 km | D8 | $1,573 psf |
| RACE COURSE MANSION | 1 km | D8 | $990 psf |
| THE TWINS | 1 km | D10 | $1,668 psf |
| TOP TEN | 1 km | D9 | $1,755 psf |
| CAIRNHILL CREST | 1 km | D9 | $2,191 psf |
| CHANCERY PARK | 1 km | D11 | $1,767 psf |
| RACE COURSE 138 | 1 km | D8 | $1,124 psf |
| SCOTTS 28 | 1 km | D9 | $2,285 psf |
| THE BLISS | 1 km | D8 | $1,356 psf |
| BALMORAL PLACE | 1 km | D10 | — |
| CITYSCAPE @FARRER PARK | 1 km | D8 | $1,559 psf |
| HIGH POINT | 1 km | D9 | — |
| RITZ @ FARRER | 1 km | D8 | $1,380 psf |
| BARKER VILLE | 1.1 km | D11 | $904 psf |
| EMERALD HILL CONSERVATION AREA | 1.1 km | D9 | $4,178 psf |
| SUI GENERIS | 1.1 km | D10 | $2,355 psf |
| CAIRNHILL PLAZA | 1.1 km | D9 | $1,889 psf |
| CLYDES RESIDENCE | 1.1 km | D8 | $1,441 psf |
| GOODWOOD GARDENS | 1.1 km | D10 | $2,322 psf |
| WATERSCAPE AT CAVENAGH | 1.1 km | D9 | $1,994 psf |
| FORTE SUITES | 1.1 km | D8 | $1,827 psf |
| KENTISH LODGE | 1.1 km | D8 | $1,179 psf |
| OAKWOOD STUDIOS SINGAPORE | 1.1 km | D9 | — |
| OWEN COURT | 1.1 km | D8 | — |
| THE BALMORAL SPRING | 1.1 km | D10 | $2,180 psf |
| CITY STUDIOS | 1.1 km | D8 | $1,291 psf |
| SOHO @ FARRER | 1.1 km | D8 | $1,397 psf |
| HIJAUAN | 1.1 km | D9 | $2,006 psf |
| RANGOON VIEW | 1.1 km | D8 | $1,057 psf |
| RESIDENCES @ NOVENA | 1.1 km | D11 | $1,687 psf |
| RHAPSODY ON MOUNT ELIZABETH | 1.1 km | D9 | $2,098 psf |
| TAN CHIN TUAN MANSION | 1.1 km | D9 | — |
| 28 RC SUITES | 1.1 km | D8 | $1,619 psf |
| NOVENA COURT | 1.1 km | D11 | $1,513 psf |
| OWEN 88 | 1.1 km | D8 | — |
| SOHO 188 | 1.1 km | D8 | $1,693 psf |
| WISMA M.T.F.A. | 1.1 km | D8 | — |
| BALMORAL CREST | 1.1 km | D10 | $1,930 psf |
| ELIZABETH TOWER | 1.1 km | D9 | $1,884 psf |
| FARRER PARK SUITES | 1.1 km | D8 | $1,521 psf |
| KINTA SUITES | 1.1 km | D8 | — |
| SUITES @ OWEN | 1.1 km | D8 | $1,493 psf |
| BALMORAL GATE | 1.1 km | D10 | $2,153 psf |
| GOODWOOD GRAND | 1.1 km | D10 | $2,554 psf |
| SUITES 123 | 1.1 km | D8 | $1,507 psf |
| LOFT @ RANGOON | 1.1 km | D8 | $1,482 psf |
| PARC EMILY | 1.1 km | D9 | $1,985 psf |
| MACKENZIE REGENCY | 1.1 km | D9 | $1,525 psf |
| RANGOON COURT | 1.1 km | D8 | — |
| CHERRYLOFT | 1.2 km | D8 | — |
| CITIGATE RESIDENCE | 1.2 km | D8 | $1,385 psf |
| GOODLAND BUILDING | 1.2 km | D8 | — |
| HONG BUILDING | 1.2 km | D8 | $1,041 psf |
| LITTLE INDIA CONSERVATION AREA | 1.2 km | D8 | $979 psf |
| MAPLE LEAF ELITE 2 | 1.2 km | D8 | — |
| ORCHARD SOPHIA | 1.2 km | D9 | $2,830 psf |
| THE LAURELS | 1.2 km | D9 | $2,675 psf |
| URBAN LOFTS | 1.2 km | D8 | $1,401 psf |
| MAPLE LEAF ELITE 1 | 1.2 km | D8 | — |
| ONE AKYAB | 1.2 km | D11 | $1,301 psf |
| WILKIE COURT | 1.2 km | D9 | $1,388 psf |
| ZEDGE | 1.2 km | D11 | $1,716 psf |
| WILKIE 87 | 1.2 km | D9 | $1,561 psf |
| WILKIE STUDIO | 1.2 km | D9 | $1,746 psf |
| BALMORAL TOWER | 1.2 km | D10 | — |
| EMILY RESIDENCE | 1.2 km | D9 | $1,542 psf |
| ENG AUN MANSION | 1.2 km | D11 | $1,404 psf |
| ZAMAN CENTRE | 1.2 km | D8 | — |
| 1919 | 1.2 km | D9 | $2,032 psf |
| BASSEIN COURT | 1.2 km | D11 | $1,453 psf |
| NOVENA HILL | 1.2 km | D11 | $1,623 psf |
| RANGOON 88 | 1.2 km | D8 | $1,516 psf |
| URBAN RESORT CONDOMINIUM | 1.2 km | D9 | $2,406 psf |
| M21 | 1.2 km | D11 | $1,623 psf |
| NOVENA LODGE | 1.2 km | D11 | $1,872 psf |
| PASTORAL VIEW | 1.2 km | D11 | — |
| R66 APARTMENTS | 1.2 km | D8 | $1,438 psf |
| RANGOON APARTMENTS | 1.2 km | D8 | $1,274 psf |
| RICHMOND PARK | 1.2 km | D9 | $3,062 psf |
| URBAN SUITES | 1.2 km | D9 | $2,906 psf |
| WILKIE 80 | 1.2 km | D9 | $1,865 psf |
| BALMORAL POINT | 1.2 km | D10 | $1,754 psf |
| MOUNT ROSIE VILLAS | 1.2 km | D11 | — |
| RICH MANSIONS | 1.2 km | D10 | $1,707 psf |
| VOLARI | 1.2 km | D10 | $2,383 psf |
| NIVEN LOFT | 1.2 km | D9 | — |
| VENTUNO BALMORAL | 1.2 km | D10 | $1,853 psf |
| BLISS REGALIA | 1.2 km | D8 | $1,280 psf |
| ESTILO | 1.2 km | D9 | $1,718 psf |
| ASIMONT VILLAS | 1.2 km | D11 | — |
| ENG AUN PARK | 1.2 km | D11 | $2,820 psf |
| LE WILKIE | 1.2 km | D9 | $1,511 psf |
| LOTUS AT BARKER | 1.2 km | D11 | — |
| THOMSON VALE | 1.2 km | D11 | — |
| 8 FARRER SUITES | 1.3 km | D8 | $1,611 psf |
| 8 HULLET | 1.3 km | D9 | $3,079 psf |
| KIM SIA COURT | 1.3 km | D9 | $2,088 psf |
| MARTINA MANSIONS | 1.3 km | D10 | $2,350 psf |
| SOPHIA VIEW | 1.3 km | D9 | — |
| 8 BASSEIN | 1.3 km | D11 | $1,785 psf |
| CAIRNHILL CONSERVATION AREA | 1.3 km | D9 | $3,891 psf |
| EQUITY HEIGHTS | 1.3 km | D9 | — |
| HULLET RISE | 1.3 km | D9 | — |
| SAPPHIRE 99 | 1.3 km | D9 | — |
| SOPHIA 98 | 1.3 km | D9 | $1,868 psf |
| THE THOMSON DUPLEX | 1.3 km | D11 | — |
| CAIRNHILL NINE | 1.3 km | D9 | $2,471 psf |
| JIA | 1.3 km | D9 | $1,353 psf |
| MONTROSE TERRACE | 1.3 km | D11 | — |
| THE ANSLEY | 1.3 km | D11 | $1,786 psf |
| WILKIE VALE | 1.3 km | D9 | — |
| ALEGRIA | 1.3 km | D11 | $1,573 psf |
| BALMORAL 8 | 1.3 km | D10 | $2,054 psf |
| DRAYCOTT EIGHT | 1.3 km | D10 | $2,062 psf |
| JOOL SUITES | 1.3 km | D8 | $1,634 psf |
| LIV ON WILKIE | 1.3 km | D9 | $2,216 psf |
| MOUNT SOPHIA SUITES | 1.3 km | D9 | $1,810 psf |
| SUITES @ SOPHIA | 1.3 km | D9 | — |
| THE MEZZO | 1.3 km | D12 | $1,548 psf |
| THE PRINCETON | 1.3 km | D10 | $1,943 psf |
| VILLA CHANCERY | 1.3 km | D11 | $2,015 psf |
| CHANCERY GROVE | 1.3 km | D11 | — |
| SLOANE RESIDENCES | 1.3 km | D10 | $2,903 psf |
| WILKIE 48 | 1.3 km | D9 | $1,567 psf |
| WILKIE APARTMENTS | 1.3 km | D9 | — |
| PINNACLE 16 | 1.3 km | D12 | $1,588 psf |
| BARKER TERRACES | 1.3 km | D11 | — |
| BELMOND GREEN | 1.3 km | D10 | $2,356 psf |
| HOCK MANSION | 1.3 km | D9 | $1,315 psf |
| BALMORAL LUCK | 1.3 km | D10 | — |
| CITY SUITES | 1.3 km | D12 | $1,583 psf |
| MANDALAY TOWERS | 1.3 km | D11 | $1,269 psf |
| PERFECT TEN | 1.3 km | D10 | $3,060 psf |
| THE CENTREPOINT | 1.3 km | D9 | $2,682 psf |
| WILKIE REGENCY | 1.3 km | D9 | $1,699 psf |
| CITYVALE | 1.3 km | D9 | $1,616 psf |
| NIVEN SUITES | 1.3 km | D9 | — |
| PALM SPRING | 1.3 km | D10 | $2,159 psf |
| STARFIRE @ SOPHIA | 1.3 km | D9 | — |
| UPTOWN @ FARRER | 1.3 km | D8 | $1,899 psf |
| AMANINDA | 1.3 km | D11 | $1,662 psf |
| BARKER 9 | 1.3 km | D11 | $1,026 psf |
| CASA IRRAWADDY | 1.3 km | D12 | $1,640 psf |
| SCENIC HEIGHTS | 1.3 km | D12 | $1,482 psf |
| WHARTON VALE | 1.3 km | D9 | $1,612 psf |
| EDEN | 1.4 km | D10 | $5,040 psf |
| KIMSIA PARK | 1.4 km | D9 | $3,704 psf |
| MANDALAY MANSION | 1.4 km | D11 | $1,221 psf |
| PARC SOPHIA | 1.4 km | D9 | $1,747 psf |
| ROCCA BALESTIER | 1.4 km | D12 | $1,415 psf |
| ROSIE VIEW | 1.4 km | D11 | $2,642 psf |
| SOPHIA FLATS | 1.4 km | D9 | — |
| THE OLIV | 1.4 km | D10 | $2,278 psf |
| THE RESIDENCES AT BARKER | 1.4 km | D11 | $2,161 psf |
| AVA TOWERS | 1.4 km | D12 | $1,414 psf |
| D' IXORAS | 1.4 km | D11 | $1,502 psf |
| FERRELL RESIDENCES | 1.4 km | D10 | $2,052 psf |
| SOPHIA LODGE | 1.4 km | D9 | $1,632 psf |
| THE COMPASS AT CHANCERY | 1.4 km | D11 | — |
| 8 @ MOUNT SOPHIA | 1.4 km | D9 | $1,593 psf |
| IRESIDENCES | 1.4 km | D12 | $1,632 psf |
| MEDGE | 1.4 km | D11 | $1,660 psf |
| NUTMEG COURT | 1.4 km | D9 | — |
| THE TIER | 1.4 km | D12 | $1,529 psf |
| PAVILION 11 | 1.4 km | D11 | $1,924 psf |
| SOPHIA CREST | 1.4 km | D9 | — |
| THE CENTRIO | 1.4 km | D12 | $1,616 psf |
| THE CHANCERY RESIDENCE | 1.4 km | D11 | $941 psf |
| MONTEBLEU | 1.4 km | D11 | $1,806 psf |
| PEAK RESIDENCE | 1.4 km | D11 | $2,489 psf |
| SOPHIA RESIDENCE | 1.4 km | D9 | $1,788 psf |
| THE DRAYCOTT | 1.4 km | D10 | $2,132 psf |
| GOLDHILL TOWERS | 1.4 km | D11 | $2,226 psf |
| THE HYDE | 1.4 km | D10 | $3,001 psf |
| BELMONDO VIEW | 1.4 km | D12 | $1,466 psf |
| DESKER ROAD CONSERVATION AREA | 1.4 km | D8 | — |
| HILLS APARTMENT | 1.4 km | D11 | $1,832 psf |
| SPA BUILDING | 1.4 km | D8 | — |
| DOMUS | 1.4 km | D12 | $1,725 psf |
| GOLDHILL GARDENS | 1.4 km | D11 | $2,330 psf |
| LIV ON SOPHIA | 1.4 km | D9 | $2,147 psf |
| MANDALE HEIGHTS | 1.4 km | D11 | $1,534 psf |
| SCOTTS SQUARE | 1.4 km | D9 | $3,393 psf |
| WING ON LIFE GARDEN | 1.4 km | D10 | $2,341 psf |
| BALESTIER POINT | 1.4 km | D12 | $1,180 psf |
| LUCKY PLAZA | 1.4 km | D9 | $2,019 psf |
| MOUNT ROSIE GARDEN | 1.4 km | D11 | $1,595 psf |
| MOUNT ROSIE TERRACE | 1.4 km | D11 | — |
| VICTORY POINT | 1.4 km | D12 | — |
| ECOVILLE | 1.4 km | D12 | $1,578 psf |
| HALLMARK RESIDENCES | 1.4 km | D10 | $2,055 psf |
| SUITES AT ORCHARD | 1.4 km | D9 | $1,991 psf |
| THE COLLECTIVE AT ONE SOPHIA | 1.4 km | D9 | $2,758 psf |
| CHANCERY HILL VILLAS | 1.5 km | D11 | $808 psf |
| DE PARADISO | 1.5 km | D12 | $1,414 psf |
| J C DRAYCOTT | 1.5 km | D10 | $2,149 psf |
| NOVA 88 | 1.5 km | D12 | $1,502 psf |
| PINE SPRINGS | 1.5 km | D10 | — |
| THE MARQUE @ IRRAWADDY | 1.5 km | D12 | $1,537 psf |
| URBAN HERITAGE | 1.5 km | D12 | $1,355 psf |
| VERDUN HOUSE | 1.5 km | D8 | — |
| LE SHANTIER | 1.5 km | D12 | $1,338 psf |
| NOVA 48 | 1.5 km | D12 | $1,708 psf |
| OKIO | 1.5 km | D12 | $1,724 psf |
| THE AXIS | 1.5 km | D11 | $1,620 psf |
| CHELSEA GROVE | 1.5 km | D12 | $1,293 psf |
| CITY LOFT | 1.5 km | D8 | $1,673 psf |
| ONE DRAYCOTT | 1.5 km | D10 | $3,184 psf |
| SHAN GATE APARTMENTS | 1.5 km | D12 | $1,358 psf |
| SOPHIA HILLS | 1.5 km | D9 | $2,088 psf |
| THREE BALMORAL | 1.5 km | D10 | $2,050 psf |
| ESPANA | 1.5 km | D11 | — |
| MINBU COURT | 1.5 km | D11 | $1,420 psf |
| STUDIOS @ MARNE | 1.5 km | D8 | $1,397 psf |
| THE ARC AT DRAYCOTT | 1.5 km | D10 | $2,564 psf |
| CHANCERY LODGE | 1.5 km | D11 | — |
| MONARCHY APARTMENTS | 1.5 km | D11 | $1,247 psf |
| VILLA DES FLORES | 1.5 km | D11 | $1,569 psf |
| BALESTIER 288 | 1.5 km | D12 | $1,130 psf |
| EWE BOON REGENT | 1.5 km | D10 | $1,862 psf |
| HAUS ON HANDY | 1.5 km | D9 | $2,695 psf |
| HONOLULU TOWER | 1.5 km | D10 | $1,855 psf |
| MINBU VILLA | 1.5 km | D11 | $1,263 psf |
| SPRING RESIDENCES | 1.5 km | D10 | — |
| TREASURE ON BALMORAL | 1.5 km | D10 | $2,541 psf |
| VILLA CHANCERITA | 1.5 km | D11 | — |
| WAI WING CENTRE | 1.5 km | D12 | — |
| CLAYMORE PLAZA | 1.5 km | D9 | $1,727 psf |
| GISBORNE LIGHT | 1.5 km | D10 | $1,698 psf |
| GOLDHILL GARDEN | 1.5 km | D11 | $2,688 psf |
| THE CLAYMORE | 1.5 km | D9 | $3,221 psf |
| BELLERIVE | 1.5 km | D10 | $2,007 psf |
| EASTPAC BUILDING | 1.5 km | D12 | $1,010 psf |
| ONE BALMORAL | 1.5 km | D10 | $2,545 psf |
| SAM LEONG MANSION | 1.5 km | D8 | — |
| BLISS LOFT | 1.5 km | D12 | $1,331 psf |
| CITY SQUARE RESIDENCES | 1.5 km | D8 | $1,891 psf |
| COLIWOO BALESTIER 320 | 1.5 km | D12 | — |
| LEONG HIN BUILDING | 1.5 km | D12 | — |
| NOMU | 1.5 km | D9 | $2,452 psf |
| THE TATE RESIDENCES | 1.5 km | D9 | $2,886 psf |
| KIM KEAT GARDENS | 1.5 km | D12 | $891 psf |
| SIN THAI HIN BUILDING | 1.5 km | D7 | — |
| ARDMORE PARK | 1.6 km | D10 | $3,978 psf |
| KENG SOON BLDG | 1.6 km | D7 | — |
| ONE DUSUN RESIDENCES | 1.6 km | D12 | $1,717 psf |
| THE LUXE | 1.6 km | D9 | — |
| ONE OXLEY RISE | 1.6 km | D9 | $2,007 psf |
| SCULPTURA ARDMORE | 1.6 km | D10 | $5,074 psf |
| 368 THOMSON | 1.6 km | D11 | $1,825 psf |
| 8 RAJA | 1.6 km | D12 | $1,283 psf |
| JUNIPER HILL | 1.6 km | D10 | $2,849 psf |
| KERRISDALE | 1.6 km | D8 | $1,395 psf |
| THE CATHAY RESIDENCE | 1.6 km | D9 | — |
| VIIO @ BALESTIER | 1.6 km | D12 | $1,802 psf |
| BURLINGTON SQUARE | 1.6 km | D7 | $1,444 psf |
| CYAN | 1.6 km | D10 | $2,478 psf |
| GIFFARD MANSIONS | 1.6 km | D12 | $1,140 psf |
| KIM KEAT LODGE | 1.6 km | D12 | $1,262 psf |
| MONVILLE MANSIONS | 1.6 km | D12 | $1,133 psf |
| PUBLIC MANSION | 1.6 km | D12 | $1,084 psf |
| SHAW PLAZA - TWIN HEIGHTS | 1.6 km | D12 | $1,471 psf |
| STURDEE VIEW | 1.6 km | D8 | $1,119 psf |
| THE BELLEFORTE | 1.6 km | D12 | $1,453 psf |
| THE CITRINE | 1.6 km | D12 | $1,494 psf |
| ASCENT @ 456 | 1.6 km | D12 | $1,478 psf |
| BALESTIER PLAZA | 1.6 km | D12 | $1,163 psf |
| HANSON COURT | 1.6 km | D12 | — |
| THE WHITLEY RESIDENCES | 1.6 km | D11 | $840 psf |
| MONTCLAIR @ WHITLEY | 1.6 km | D11 | $882 psf |
| PINETREE CONDOMINIUM | 1.6 km | D10 | $1,860 psf |
| SUNSHINE PLAZA | 1.6 km | D7 | $1,479 psf |
| WU DE BUILDING | 1.6 km | D8 | $1,032 psf |
| GALLERY FIFTEEN | 1.6 km | D12 | $1,302 psf |
| GLOBAL VILLE | 1.6 km | D12 | $1,381 psf |
| VICTORY HEIGHTS | 1.6 km | D12 | $1,175 psf |
| 1953 | 1.6 km | D8 | $1,904 psf |
| ORCHARD COURT | 1.6 km | D9 | $1,622 psf |
| BALESTIER REGENCY | 1.6 km | D12 | $1,428 psf |
| BIRCHWOOD MANSIONS | 1.6 km | D12 | $1,301 psf |
| GAIA | 1.6 km | D12 | $1,587 psf |
| JUNIPER AT ARDMORE | 1.6 km | D10 | $2,864 psf |
| MADISON RESIDENCES | 1.6 km | D10 | $2,407 psf |
| EBER GARDENS | 1.6 km | D9 | — |
| OXLEY MANSION | 1.6 km | D9 | — |
| THE CLAYTON | 1.6 km | D10 | — |
| WHITLEY VILLAS | 1.6 km | D11 | $1,253 psf |
| WHITLEYVILLE | 1.6 km | D11 | $1,544 psf |
| CHATEAU LE FAME | 1.7 km | D10 | $1,998 psf |
| REGAL COURT | 1.7 km | D12 | $1,272 psf |
| RITZ MANSIONS | 1.7 km | D12 | $1,328 psf |
| TAN TONG MENG TOWER | 1.7 km | D11 | $1,188 psf |
| VISIONCREST | 1.7 km | D9 | $2,255 psf |
| VISTA RESIDENCES | 1.7 km | D12 | $1,872 psf |
| PAPILLON | 1.7 km | D12 | $1,447 psf |
| PINEWOOD GARDENS | 1.7 km | D10 | $2,196 psf |
| VA RESIDENCES | 1.7 km | D12 | $1,505 psf |
| CHIVERTON | 1.7 km | D10 | $1,825 psf |
| LE SOMME | 1.7 km | D8 | $1,615 psf |
| NEW COURT | 1.7 km | D12 | $1,337 psf |
| PRESTIGE HEIGHTS | 1.7 km | D12 | $1,666 psf |
| SKYSUITES17 | 1.7 km | D12 | $1,796 psf |
| THE BENCOOLEN | 1.7 km | D7 | $1,573 psf |
| AMPAS APARTMENTS | 1.7 km | D12 | $1,325 psf |
| CLIFTEN | 1.7 km | D10 | $2,000 psf |
| DUBLIN ROAD FLATS | 1.7 km | D9 | $1,991 psf |
| HERITAGE APARTMENTS | 1.7 km | D10 | — |
| JALAN BESAR PLAZA | 1.7 km | D8 | — |
| ORCHARD TOWERS | 1.7 km | D9 | $1,474 psf |
| PARC SOMME | 1.7 km | D8 | $1,576 psf |
| THE LEGEND | 1.7 km | D10 | $1,789 psf |
| THE ORCHARD RESIDENCES | 1.7 km | D9 | $3,149 psf |
| VERTICUS | 1.7 km | D12 | $2,122 psf |
| CALARASI | 1.7 km | D12 | $1,405 psf |
| RESIDENCES @ SOMME | 1.7 km | D8 | $1,502 psf |
| SUMMER GREEN | 1.7 km | D12 | $1,287 psf |
| THE METZ | 1.7 km | D9 | $2,618 psf |
| THE VIRIDIAN | 1.7 km | D12 | $1,595 psf |
| ARDMORE RESIDENCE | 1.7 km | D10 | — |
| OXLEY GARDEN | 1.7 km | D9 | $1,882 psf |
| OXLEY NEO RESIDENCES | 1.7 km | D9 | — |
| THE VERVE | 1.7 km | D12 | $1,384 psf |
| THREE THREE ROBIN | 1.7 km | D10 | $2,222 psf |
| WATERLOO VIEW | 1.7 km | D7 | $901 psf |
| PROXIMO | 1.7 km | D10 | $2,194 psf |
| STURDEE RESIDENCES | 1.7 km | D8 | $1,999 psf |
| AVALON | 1.7 km | D10 | $2,113 psf |
| CRADELS | 1.7 km | D12 | $1,621 psf |
| CUBE 8 | 1.7 km | D11 | $1,758 psf |
| KINGSLEY MANSIONS | 1.7 km | D12 | $1,313 psf |
| NADIA MANSIONS | 1.7 km | D12 | $1,187 psf |
| NOUVEL 18 | 1.7 km | D10 | $3,185 psf |
| PARC HAVEN | 1.7 km | D12 | $1,360 psf |
| RAJAH TOWERS | 1.7 km | D12 | $1,275 psf |
| ROBIN SUITES | 1.7 km | D10 | $2,283 psf |
| THE ARTE | 1.7 km | D12 | $1,695 psf |
| 21 ANDERSON | 1.7 km | D10 | $4,885 psf |
| BENCOOLEN HOUSE | 1.7 km | D7 | — |
| DEVONSHIRE RESIDENCES | 1.7 km | D9 | $2,088 psf |
| ILLUMINAIRE ON DEVONSHIRE | 1.7 km | D9 | $2,238 psf |
| THE INTERWEAVE | 1.7 km | D12 | $1,614 psf |
| ROBIN REGALIA | 1.7 km | D10 | $1,850 psf |
| ROBIN VILLAGE | 1.7 km | D10 | $2,417 psf |
| BOON TECK APARTMENTS | 1.8 km | D12 | $1,196 psf |
| D'MIRA | 1.8 km | D12 | $1,505 psf |
| DUBLIN LODGE | 1.8 km | D9 | $2,527 psf |
| FIFTEEN ROBIN | 1.8 km | D10 | — |
| THE OXLEY | 1.8 km | D9 | — |
| ARDMORE II | 1.8 km | D10 | $3,190 psf |
| DE ROYALE | 1.8 km | D12 | $1,790 psf |
| DEVONSHIRE BUILDING | 1.8 km | D9 | — |
| LE NOUVEL ARDMORE | 1.8 km | D10 | $4,884 psf |
| THE BALMORAL | 1.8 km | D10 | $1,861 psf |
| THE BEAUMONT | 1.8 km | D9 | $2,473 psf |
| DEVONSHIRE 12 | 1.8 km | D9 | $2,075 psf |
| FUQING BUILDING | 1.8 km | D8 | — |
| KILLINEY 118 | 1.8 km | D9 | $2,095 psf |
| LLOYD COURT | 1.8 km | D9 | $1,780 psf |
| ONE ROBIN | 1.8 km | D10 | $1,733 psf |
| BALMORAL HILLS | 1.8 km | D10 | $2,146 psf |
| BOON TECK TOWER | 1.8 km | D12 | $1,198 psf |
| CASA FORTUNA | 1.8 km | D12 | $1,463 psf |
| KIM KEAT HOUSE | 1.8 km | D12 | $1,078 psf |
| BRENTWOOD | 1.8 km | D9 | — |
| CHELSEA GARDENS | 1.8 km | D10 | $1,863 psf |
| DELFI ORCHARD | 1.8 km | D9 | $1,858 psf |
| PETAIN RD/TYRWHITT RD CONSERVATION AREA | 1.8 km | D8 | — |
| THE SUITES AT CENTRAL | 1.8 km | D9 | $2,493 psf |
| THE VANTAGE | 1.8 km | D10 | — |
| GARDENVILLE | 1.8 km | D10 | $2,080 psf |
| GRANGE INFINITE | 1.8 km | D9 | $2,574 psf |
| D'GROVE VILLAS | 1.8 km | D10 | $2,342 psf |
| D'LOTUS | 1.8 km | D12 | $1,496 psf |
| HOA NAM BUILDING | 1.8 km | D8 | $1,407 psf |
| JEWEL OF BALMORAL | 1.8 km | D10 | $2,147 psf |
| NEEM TREE | 1.8 km | D12 | $1,797 psf |
| PARC STEVENS | 1.8 km | D10 | $2,271 psf |
| ROBIN RESIDENCES | 1.8 km | D10 | $2,400 psf |
| TYRWHITT 139 | 1.8 km | D8 | $1,509 psf |
| HOLLYWOOD APARTMENTS | 1.8 km | D9 | $1,919 psf |
| LLOYD SIXTYFIVE | 1.8 km | D9 | $3,801 psf |
| LOUIS GARDEN | 1.8 km | D10 | — |
| OXLEY RESIDENCE | 1.8 km | D9 | $1,996 psf |
| THE BAYRON | 1.8 km | D9 | — |
| TWENTYONE ANGULLIA PARK | 1.8 km | D9 | $3,786 psf |
| THE ABODE AT DEVONSHIRE | 1.8 km | D9 | $2,009 psf |
| THE SOLITAIRE | 1.8 km | D10 | $2,201 psf |
| LAVENDER RESIDENCE | 1.9 km | D12 | $1,984 psf |
| ORION | 1.9 km | D10 | $2,254 psf |
| ST THOMAS SUITES | 1.9 km | D9 | $2,221 psf |
| LLOYD MANSION | 1.9 km | D9 | — |
| PATERSON LINC | 1.9 km | D9 | $2,430 psf |
| SAM KIANG MANSIONS | 1.9 km | D9 | $2,064 psf |
| 3 CUSCADEN | 1.9 km | D10 | $3,893 psf |
| LEONIE PARC VIEW | 1.9 km | D9 | $2,451 psf |
| VALLEY MANSION | 1.9 km | D9 | $1,764 psf |
| VILLE ROYALE | 1.9 km | D9 | $1,851 psf |
| ONE DEVONSHIRE | 1.9 km | D9 | $2,726 psf |
| THE BOTANIC ON LLOYD | 1.9 km | D9 | $2,219 psf |
| BELLE VUE RESIDENCES | 1.9 km | D9 | $1,994 psf |
| FIFTY-TWO STEVENS | 1.9 km | D10 | $1,827 psf |
| SKYLINE @ ORCHARD BOULEVARD | 1.9 km | D9 | $5,371 psf |
| ST THOMAS LODGE | 1.9 km | D9 | — |
| THE ORANGE GROVE | 1.9 km | D10 | $2,076 psf |
| ANGULLIA PARK RESIDENCES @ ORCHARD | 1.9 km | D10 | $2,465 psf |
| ESPADA | 1.9 km | D9 | $2,398 psf |
| OUE TWIN PEAKS | 1.9 km | D9 | $2,271 psf |
| PATERSON SUITES | 1.9 km | D9 | $2,664 psf |
| RESIDENCES @ KILLINEY | 1.9 km | D9 | $2,266 psf |
| ST THOMAS COURT | 1.9 km | D9 | $1,921 psf |
| THE BOUTIQ | 1.9 km | D9 | $1,977 psf |
| ST THOMAS VILLE | 1.9 km | D9 | — |
| TRELLIS TOWERS | 1.9 km | D12 | $1,875 psf |
| GRANGE HEIGHTS | 1.9 km | D9 | $1,915 psf |
| THE BOULEVARD RESIDENCE | 1.9 km | D10 | $2,642 psf |
| THE PATERSON EDGE | 1.9 km | D9 | $2,382 psf |
| ORCHARD VIEW | 2 km | D9 | $2,666 psf |
| OXLEY EDGE | 2 km | D9 | $2,005 psf |
| RESIDENCES AT 338A | 2 km | D9 | $2,066 psf |
| SKYPARK | 2 km | D9 | $1,792 psf |
| THE FERNHILL | 2 km | D10 | $1,998 psf |
| 336 RIVER VALLEY | 2 km | D9 | — |
| BOULEVARD VUE | 2 km | D10 | $3,084 psf |
| CAVAN SUITES | 2 km | D8 | $1,709 psf |
| FRASER RESIDENCE ORCHARD SINGAPORE | 2 km | D9 | — |
| NEW FUTURA | 2 km | D9 | $4,021 psf |
| PATERSON RESIDENCE | 2 km | D9 | $2,531 psf |
| SKYLINE 360 @ SAINT THOMAS WALK | 2 km | D9 | $2,494 psf |
| STEVENS LOFT | 2 km | D10 | $1,743 psf |
| 283 STUDIO | 2 km | D9 | $1,953 psf |
| LE GROVE | 2 km | D10 | — |
| TWO8ONE STUDIO | 2 km | D9 | $2,323 psf |
| BOULEVARD 88 | 2 km | D10 | $3,945 psf |
| CASA UNO | 2 km | D10 | — |
| TEOCHEW SAIHO RESIDENCE | 2 km | D9 | — |
Family-Friendly Condos (3BR+ Available)
Condos near St. Margaret's Primary School with 3-bedroom or larger units suitable for families.
| Condo | Distance | District |
|---|---|---|
| PARC CENTENNIAL | 20m | D9 |
| THE SPINNAKER | 120m | D11 |
| PARK INFINIA AT WEE NAM | 150m | D11 |
| MIRO | 160m | D11 |
| NEWTON EDGE | 170m | D9 |
| SUFFOLK PREMIER | 170m | D11 |
| TEN @ SUFFOLK | 190m | D11 |
| THE LINC | 200m | D11 |
| LUCIDA | 210m | D11 |
| ROCHELLE AT NEWTON | 210m | D11 |
The private condos list ranked by distance to St Margaret S Primary 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 Margaret S Primary 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. Margaret's Primary School?
How is the distance to St Margaret S Primary 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 Margaret S Primary 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 Margaret S Primary 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.