Proximity to St Margaret S Secondary 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 Secondary 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 Secondary 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 Secondary School (Secondary)
- Condos within 1km: 167
- Condos within 2km: 590
- Family-friendly (3BR+): 9
Condos Within 1km
Condos within the priority admission zone (1km) of St. Margaret's Secondary School.
| Condo | Distance | District | Tenure | Avg PSF |
|---|---|---|---|---|
| PARC CENTENNIAL | 70m | D9 | Freehold | $1,600 psf |
| THE SPINNAKER | 120m | D11 | Freehold | $1,717 psf |
| SUFFOLK PREMIER | 130m | D11 | Freehold | $1,675 psf |
| LUCIDA | 170m | D11 | Freehold | $1,625 psf |
| TEN @ SUFFOLK | 170m | D11 | Freehold | $1,664 psf |
| PARK INFINIA AT WEE NAM | 190m | D11 | Freehold | $2,313 psf |
| KENG LEE VIEW | 200m | D8 | Freehold | $1,586 psf |
| MIRO | 240m | D11 | Freehold | $1,586 psf |
| THE MERLOT | 240m | D8 | Freehold | $1,386 psf |
| NEWTON EDGE | 260m | D9 | Freehold | $1,930 psf |
| PASADENA | 260m | D11 | Freehold | $929 psf |
| THE LINC | 260m | D11 | Freehold | $2,030 psf |
| KING'S COURT | 270m | D8 | Freehold | $1,015 psf |
| THE LINCOLN MODERN | 280m | D11 | Freehold | $1,760 psf |
| VIVA | 290m | D11 | Freehold | $2,501 psf |
| IRIDIUM | 300m | D11 | Freehold | $1,792 psf |
| ROCHELLE AT NEWTON | 300m | D11 | 99 yrs lease commencing from 2008 | $1,783 psf |
| SURREY 21 | 310m | D11 | — | — |
| MERA SPRINGS | 320m | D8 | Freehold | $1,807 psf |
| THE ATELIER | 320m | D9 | Freehold | $2,684 psf |
| 6 DERBYSHIRE | 330m | D11 | — | $2,119 psf |
| AMARYLLIS VILLE | 330m | D11 | 99 yrs lease commencing from 1997 | $1,903 psf |
| CAMBRIDGE VILLAGE | 330m | D8 | Freehold | $1,483 psf |
| ROSEVALE | 340m | D11 | Freehold | $1,805 psf |
| THE LINCOLN RESIDENCES | 340m | D11 | Freehold | $2,098 psf |
| DERBYSHIRE HEIGHTS | 360m | D11 | Freehold | $1,655 psf |
| KENG LEE COURT | 360m | D8 | Freehold | $1,504 psf |
| VANADIUM | 360m | D8 | Freehold | $1,480 psf |
| VISIN APARTMENTS | 370m | D11 | — | — |
| CARLYX GREEN | 380m | D8 | Freehold | $1,560 psf |
| CAVENAGH COURT | 380m | D9 | Freehold | $1,867 psf |
| FYVE DERBYSHIRE | 380m | D11 | Freehold | $2,503 psf |
| NEWTON 18 | 380m | D11 | Freehold | $2,038 psf |
| SURREY COURT | 380m | D11 | — | — |
| CARLYX RESIDENCE | 400m | D8 | Freehold | $1,270 psf |
| KOPAR AT NEWTON | 400m | D9 | 99 yrs lease commencing from 2019 | $2,511 psf |
| LION TOWERS | 400m | D11 | Freehold | $1,801 psf |
| CARLISLE COURT | 410m | D8 | — | — |
| CASA MELWANI | 410m | D11 | — | — |
| NEWTON IMPERIAL | 410m | D11 | Freehold | $1,858 psf |
| 26 NEWTON | 420m | D11 | — | $2,230 psf |
| ADRIA | 420m | D11 | Freehold | $2,042 psf |
| THE SENTINEL | 440m | D11 | — | — |
| GLOUCESTER MANSIONS | 450m | D11 | Freehold | $1,938 psf |
| HERTFORD MANSION | 450m | D8 | Freehold | $1,378 psf |
| METRORESIDENCES NEWTON | 450m | D11 | — | — |
| SANCTUARY@NEWTON | 450m | D11 | Freehold | $2,701 psf |
| THE URBANITE | 450m | D8 | Freehold | $1,503 psf |
| SUITES @ NEWTON | 470m | D11 | Freehold | $1,916 psf |
| SUITES @ SURREY | 470m | D11 | Freehold | $1,879 psf |
| D'CAMBRIDGE | 480m | D8 | Freehold | $1,330 psf |
| LINCOLN SUITES | 480m | D11 | Freehold | $2,189 psf |
| NEWTON 21 | 480m | D11 | Freehold | $2,111 psf |
| STRATA | 480m | D11 | Freehold | $1,847 psf |
| TOWNHOUSE APARTMENTS | 480m | D9 | 99 yrs lease commencing from 1977 | $1,057 psf |
| BIRMINGHAM MANSIONS | 510m | D11 | Freehold | $1,779 psf |
| HERTFORD COLLECTION | 510m | D8 | Freehold | $1,377 psf |
| L'VIV | 510m | D11 | Freehold | $2,160 psf |
| TRILIGHT | 520m | D11 | Freehold | $2,254 psf |
| NEWTON GEMS | 540m | D11 | — | — |
| 10 EVELYN | 550m | D11 | — | $2,633 psf |
| ENCHANT?‰ | 550m | D11 | Freehold | $2,807 psf |
| NEWTON ONE | 550m | D11 | Freehold | $2,266 psf |
| 70@TRURO | 560m | D8 | — | — |
| THOMSON EURO-ASIA | 560m | D11 | Freehold | $2,134 psf |
| BRISTOL LODGE | 570m | D8 | Freehold | $1,385 psf |
| NEWTON SUITES | 570m | D11 | Freehold | $2,240 psf |
| SETIA RESIDENCES | 590m | D11 | Freehold | $2,031 psf |
| LA NOUVELLE | 600m | D11 | — | — |
| LILY TAN MANSION | 610m | D8 | — | — |
| MULBERRY TREE | 610m | D11 | Freehold | $1,741 psf |
| NEWTON LODGE | 610m | D11 | Freehold | $1,631 psf |
| DORSET MANSIONS | 620m | D8 | Freehold | $1,271 psf |
| BUCKLEY RESIDENCE | 630m | D11 | Freehold | $1,965 psf |
| IKIGAI | 630m | D11 | Freehold | $2,231 psf |
| PULLMAN RESIDENCES NEWTON | 630m | D11 | Freehold | $3,074 psf |
| RESIDENCES @ EVELYN | 640m | D11 | Freehold | $2,245 psf |
| THE HUNTINGTON | 640m | D11 | Freehold | $1,929 psf |
| NOVENA SUITES | 650m | D11 | Freehold | $2,034 psf |
| PEPPERMINT GROVE | 650m | D11 | — | — |
| THREE BUCKLEY | 660m | D11 | Freehold | $1,519 psf |
| D'EVELYN | 670m | D11 | Freehold | $1,844 psf |
| BUCKLEY 18 | 680m | D11 | Freehold | $1,862 psf |
| ST RESIDENCES NOVENA | 680m | D11 | — | — |
| VOGX | 680m | D8 | Freehold | $1,392 psf |
| APLETON VIEW | 690m | D11 | Freehold | $1,876 psf |
| GILSTEAD TWO | 690m | D11 | Freehold | $2,189 psf |
| MOULMEIN STUDIOS | 690m | D11 | — | — |
| EVELYN MANSIONS | 700m | D11 | Freehold | $1,969 psf |
| BUCKLEY CLASSIQUE | 710m | D11 | Freehold | $2,092 psf |
| THE SPRINGS | 710m | D11 | Freehold | $1,902 psf |
| CAVENAGH HOUSE | 720m | D9 | Freehold | $1,900 psf |
| 1 MOULMEIN RISE | 730m | D11 | — | $2,098 psf |
| MORIMASA GARDENS | 730m | D11 | Freehold | $1,669 psf |
| SOLEIL @ SINARAN | 730m | D11 | 99 yrs lease commencing from 2006 | $1,970 psf |
| GILSTEAD 68 | 740m | D11 | — | — |
| NEU AT NOVENA | 740m | D11 | Freehold | $2,644 psf |
| CITY EDGE | 750m | D11 | Freehold | $1,804 psf |
| MACKENZIE 138 | 750m | D9 | Freehold | $1,602 psf |
| 32 GILSTEAD | 760m | D11 | Freehold | $3,484 psf |
| SUITES @ SHREWSBURY | 760m | D11 | Freehold | $1,921 psf |
| THE ARMADALE | 760m | D11 | Freehold | $1,749 psf |
| THE GILSTEAD | 760m | D11 | — | — |
| LA MAISON | 770m | D11 | Freehold | $1,859 psf |
| ORCHARD SCOTTS | 770m | D9 | 99 yrs lease commencing from 2001 | $1,753 psf |
| THE MKZ | 770m | D9 | Freehold | $1,807 psf |
| VIDA | 770m | D9 | Freehold | $2,113 psf |
| CASA CAIRNHILL | 780m | D9 | Freehold | $2,180 psf |
| CAVENAGH FORTUNA | 800m | D9 | — | — |
| GILSTEAD 38 | 800m | D11 | Freehold | $1,601 psf |
| CHANCERY COURT | 810m | D11 | — | — |
| GILSTEAD COURT | 810m | D11 | Freehold | $1,897 psf |
| ALBA | 820m | D9 | Freehold | $3,160 psf |
| MACKENZIE 88 | 820m | D9 | Freehold | $1,666 psf |
| THE CAIRNHILL | 820m | D9 | — | — |
| THE VERMONT ON CAIRNHILL | 820m | D9 | Freehold | $2,401 psf |
| VILLAS @ GILSTEAD | 830m | D11 | Freehold | $763 psf |
| 35 GILSTEAD | 840m | D11 | — | $2,543 psf |
| CAIRNHILL RESIDENCES | 840m | D9 | Freehold | $2,492 psf |
| CASA NOVACREST | 840m | D9 | Freehold | $1,886 psf |
| GILSTEAD MANSION | 850m | D11 | Freehold | $1,734 psf |
| PARC MACKENZIE | 850m | D9 | Freehold | $1,563 psf |
| THE HERMITAGE | 850m | D10 | Freehold | $1,949 psf |
| SCOTTS HIGHPARK | 860m | D9 | Freehold | $2,295 psf |
| THE PEAK @ CAIRNHILL I | 860m | D9 | Freehold | $2,058 psf |
| TREASURE LOFT | 860m | D11 | Freehold | $1,378 psf |
| CAIRNHILL ASTORIA | 870m | D9 | Freehold | $1,859 psf |
| KENTISH GREEN | 870m | D8 | 99 yrs lease commencing from 1995 | $1,195 psf |
| NOVENA GARDENS | 870m | D11 | — | — |
| CAIRNHILL 16 | 880m | D9 | Freehold | $2,868 psf |
| CAVENAGH LODGE | 880m | D9 | — | — |
| CITYVISTA RESIDENCES | 880m | D9 | Freehold | $2,011 psf |
| RISING SUITES | 880m | D10 | Freehold | $2,114 psf |
| SARKIES GARDENS | 880m | D10 | — | — |
| GILSTEAD BROOKS | 890m | D11 | Freehold | $1,181 psf |
| MOULMEIN COURT | 900m | D11 | Freehold | $1,548 psf |
| SARKIES MANSIONS | 900m | D10 | — | — |
| HMLET@PORTOFINO | 910m | D10 | — | — |
| KENT RESIDENCES | 910m | D8 | Freehold | $1,391 psf |
| THE PEAK @ CAIRNHILL II | 910m | D9 | Freehold | $2,110 psf |
| GENTLE REFLECTIONS | 920m | D11 | Freehold | $1,146 psf |
| HILLTOPS | 920m | D9 | Freehold | $3,337 psf |
| KENTISH COURT | 920m | D8 | 99 yrs lease commencing from 1995 | $1,198 psf |
| PICCADILLY GRAND | 920m | D8 | 99 yrs lease commencing from 2021 | $2,167 psf |
| MERGUI MANSIONS | 930m | D8 | — | — |
| PRISTINE HEIGHTS | 930m | D8 | Freehold | $1,572 psf |
| THE PROMONT | 930m | D9 | Freehold | $2,155 psf |
| GOODWOOD RESIDENCE | 940m | D10 | Freehold | $2,659 psf |
| NOVENA REGENCY | 940m | D11 | Freehold | $1,729 psf |
| OXFORD SUITES | 940m | D8 | Freehold | $1,573 psf |
| RACE COURSE MANSION | 940m | D8 | Freehold | $990 psf |
| SARKIES GREEN | 940m | D10 | — | — |
| SUITES @ CAIRNHILL | 940m | D9 | — | — |
| THE EDGE ON CAIRNHILL | 940m | D9 | Freehold | $2,305 psf |
| RACE COURSE 138 | 950m | D8 | Freehold | $1,124 psf |
| REIGNWOOD HAMILTON SCOTTS | 950m | D9 | Freehold | $2,799 psf |
| THE BLISS | 950m | D8 | Freehold | $1,356 psf |
| RITZ @ FARRER | 960m | D8 | Freehold | $1,380 psf |
| CHANCERY CORNER | 970m | D11 | — | — |
| CITYSCAPE @FARRER PARK | 970m | D8 | Freehold | $1,559 psf |
| CLYDES RESIDENCE | 980m | D8 | Freehold | $1,441 psf |
| KENTISH LODGE | 980m | D8 | 99 yrs lease commencing from 1995 | $1,179 psf |
| OWEN COURT | 980m | D8 | — | — |
| CITY STUDIOS | 990m | D8 | Freehold | $1,291 psf |
| FORTE SUITES | 990m | D8 | Freehold | $1,827 psf |
| SOHO @ FARRER | 990m | D8 | Freehold | $1,397 psf |
| THE LIGHT @ CAIRNHILL | 1 km | D9 | Freehold | $2,266 psf |
Condos 1\u{2013}2km Away
| Condo | Distance | District | Avg PSF |
|---|---|---|---|
| CAVENAGH GARDENS | 1 km | D9 | $1,524 psf |
| OWEN 88 | 1 km | D8 | — |
| RANGOON VIEW | 1 km | D8 | $1,057 psf |
| SOHO 188 | 1 km | D8 | $1,693 psf |
| WISMA M.T.F.A. | 1 km | D8 | — |
| 28 RC SUITES | 1 km | D8 | $1,619 psf |
| CHANCERY ESQUIRE | 1 km | D11 | $1,905 psf |
| FARRER PARK SUITES | 1 km | D8 | $1,521 psf |
| KINTA SUITES | 1 km | D8 | — |
| SUITES @ OWEN | 1 km | D8 | $1,493 psf |
| TRENDALE TOWER | 1 km | D9 | — |
| EMERALD APARTMENTS | 1 km | D9 | — |
| HELIOS RESIDENCES | 1 km | D9 | $2,379 psf |
| KLIMT CAIRNHILL | 1 km | D9 | $3,553 psf |
| DEANS PROPERTY CENTRE | 1 km | D9 | — |
| LOFT @ RANGOON | 1 km | D8 | $1,482 psf |
| RESIDENCES AT EMERALD HILL | 1 km | D9 | $2,335 psf |
| SUITES 123 | 1 km | D8 | $1,507 psf |
| GENTLE VILLAS | 1.1 km | D11 | $1,494 psf |
| RANGOON COURT | 1.1 km | D8 | — |
| THE SCOTTS TOWER | 1.1 km | D9 | $2,075 psf |
| 111 EMERALD HILL | 1.1 km | D9 | $2,318 psf |
| BALMORAL PLAZA | 1.1 km | D10 | $1,627 psf |
| BALMORAL RESIDENCES | 1.1 km | D10 | $2,289 psf |
| CITIGATE RESIDENCE | 1.1 km | D8 | $1,385 psf |
| MAPLE LEAF ELITE 2 | 1.1 km | D8 | — |
| TOP TEN | 1.1 km | D9 | $1,755 psf |
| URBAN LOFTS | 1.1 km | D8 | $1,401 psf |
| CHERRYLOFT | 1.1 km | D8 | — |
| GOODLAND BUILDING | 1.1 km | D8 | — |
| HONG BUILDING | 1.1 km | D8 | $1,041 psf |
| MAPLE LEAF ELITE 1 | 1.1 km | D8 | — |
| THE RITZ-CARLTON RESIDENCES SINGAPORE CAIRNHILL | 1.1 km | D9 | $4,152 psf |
| ELIZABETH HEIGHTS | 1.1 km | D9 | $1,998 psf |
| FIVE CHANCERY | 1.1 km | D11 | $1,097 psf |
| LITTLE INDIA CONSERVATION AREA | 1.1 km | D8 | $979 psf |
| PARC EMILY | 1.1 km | D9 | $1,985 psf |
| CAIRNHILL CREST | 1.1 km | D9 | $2,191 psf |
| EMERALD HILL CONSERVATION AREA | 1.1 km | D9 | $4,178 psf |
| MACKENZIE REGENCY | 1.1 km | D9 | $1,525 psf |
| WATERSCAPE AT CAVENAGH | 1.1 km | D9 | $1,994 psf |
| ZAMAN CENTRE | 1.1 km | D8 | — |
| BALMORAL HEIGHTS | 1.1 km | D10 | $2,207 psf |
| CHANCERY PARK | 1.1 km | D11 | $1,767 psf |
| RANGOON 88 | 1.1 km | D8 | $1,516 psf |
| RESIDENCES @ NOVENA | 1.1 km | D11 | $1,687 psf |
| THE TWINS | 1.1 km | D10 | $1,668 psf |
| HIGH POINT | 1.1 km | D9 | — |
| BARKER VILLE | 1.1 km | D11 | $904 psf |
| CAIRNHILL PLAZA | 1.1 km | D9 | $1,889 psf |
| HIJAUAN | 1.1 km | D9 | $2,006 psf |
| NOVENA COURT | 1.1 km | D11 | $1,513 psf |
| R66 APARTMENTS | 1.1 km | D8 | $1,438 psf |
| RANGOON APARTMENTS | 1.1 km | D8 | $1,274 psf |
| SCOTTS 28 | 1.1 km | D9 | $2,285 psf |
| ZEDGE | 1.1 km | D11 | $1,716 psf |
| BALMORAL PLACE | 1.1 km | D10 | — |
| EMILY RESIDENCE | 1.1 km | D9 | $1,542 psf |
| ONE AKYAB | 1.1 km | D11 | $1,301 psf |
| ORCHARD SOPHIA | 1.1 km | D9 | $2,830 psf |
| SUI GENERIS | 1.1 km | D10 | $2,355 psf |
| WILKIE COURT | 1.1 km | D9 | $1,388 psf |
| BLISS REGALIA | 1.1 km | D8 | $1,280 psf |
| OAKWOOD STUDIOS SINGAPORE | 1.1 km | D9 | — |
| WILKIE STUDIO | 1.1 km | D9 | $1,746 psf |
| GOODWOOD GARDENS | 1.2 km | D10 | $2,322 psf |
| TAN CHIN TUAN MANSION | 1.2 km | D9 | — |
| THE BALMORAL SPRING | 1.2 km | D10 | $2,180 psf |
| WILKIE 87 | 1.2 km | D9 | $1,561 psf |
| 8 FARRER SUITES | 1.2 km | D8 | $1,611 psf |
| BASSEIN COURT | 1.2 km | D11 | $1,453 psf |
| M21 | 1.2 km | D11 | $1,623 psf |
| PASTORAL VIEW | 1.2 km | D11 | — |
| RHAPSODY ON MOUNT ELIZABETH | 1.2 km | D9 | $2,098 psf |
| 1919 | 1.2 km | D9 | $2,032 psf |
| WILKIE 80 | 1.2 km | D9 | $1,865 psf |
| ELIZABETH TOWER | 1.2 km | D9 | $1,884 psf |
| NIVEN LOFT | 1.2 km | D9 | — |
| JOOL SUITES | 1.2 km | D8 | $1,634 psf |
| NOVENA HILL | 1.2 km | D11 | $1,623 psf |
| BALMORAL CREST | 1.2 km | D10 | $1,930 psf |
| BALMORAL GATE | 1.2 km | D10 | $2,153 psf |
| ENG AUN MANSION | 1.2 km | D11 | $1,404 psf |
| ESTILO | 1.2 km | D9 | $1,718 psf |
| GOODWOOD GRAND | 1.2 km | D10 | $2,554 psf |
| LE WILKIE | 1.2 km | D9 | $1,511 psf |
| THE LAURELS | 1.2 km | D9 | $2,675 psf |
| THE MEZZO | 1.2 km | D12 | $1,548 psf |
| NOVENA LODGE | 1.2 km | D11 | $1,872 psf |
| SOPHIA VIEW | 1.2 km | D9 | — |
| 8 BASSEIN | 1.2 km | D11 | $1,785 psf |
| WILKIE VALE | 1.2 km | D9 | — |
| EQUITY HEIGHTS | 1.2 km | D9 | — |
| JIA | 1.2 km | D9 | $1,353 psf |
| SAPPHIRE 99 | 1.2 km | D9 | — |
| SOPHIA 98 | 1.2 km | D9 | $1,868 psf |
| THE ANSLEY | 1.2 km | D11 | $1,786 psf |
| URBAN RESORT CONDOMINIUM | 1.2 km | D9 | $2,406 psf |
| URBAN SUITES | 1.2 km | D9 | $2,906 psf |
| ENG AUN PARK | 1.3 km | D11 | $2,820 psf |
| LIV ON WILKIE | 1.3 km | D9 | $2,216 psf |
| UPTOWN @ FARRER | 1.3 km | D8 | $1,899 psf |
| CITY SUITES | 1.3 km | D12 | $1,583 psf |
| MOUNT SOPHIA SUITES | 1.3 km | D9 | $1,810 psf |
| SUITES @ SOPHIA | 1.3 km | D9 | — |
| THOMSON VALE | 1.3 km | D11 | — |
| WILKIE 48 | 1.3 km | D9 | $1,567 psf |
| WILKIE APARTMENTS | 1.3 km | D9 | — |
| BALMORAL TOWER | 1.3 km | D10 | — |
| MOUNT ROSIE VILLAS | 1.3 km | D11 | — |
| RICHMOND PARK | 1.3 km | D9 | $3,062 psf |
| HOCK MANSION | 1.3 km | D9 | $1,315 psf |
| PINNACLE 16 | 1.3 km | D12 | $1,588 psf |
| ROCCA BALESTIER | 1.3 km | D12 | $1,415 psf |
| SCENIC HEIGHTS | 1.3 km | D12 | $1,482 psf |
| THE THOMSON DUPLEX | 1.3 km | D11 | — |
| WILKIE REGENCY | 1.3 km | D9 | $1,699 psf |
| 8 HULLET | 1.3 km | D9 | $3,079 psf |
| MANDALAY TOWERS | 1.3 km | D11 | $1,269 psf |
| RICH MANSIONS | 1.3 km | D10 | $1,707 psf |
| VOLARI | 1.3 km | D10 | $2,383 psf |
| ALEGRIA | 1.3 km | D11 | $1,573 psf |
| ASIMONT VILLAS | 1.3 km | D11 | — |
| AVA TOWERS | 1.3 km | D12 | $1,414 psf |
| BALMORAL POINT | 1.3 km | D10 | $1,754 psf |
| CITYVALE | 1.3 km | D9 | $1,616 psf |
| HULLET RISE | 1.3 km | D9 | — |
| LOTUS AT BARKER | 1.3 km | D11 | — |
| NIVEN SUITES | 1.3 km | D9 | — |
| STARFIRE @ SOPHIA | 1.3 km | D9 | — |
| CAIRNHILL CONSERVATION AREA | 1.3 km | D9 | $3,891 psf |
| MANDALAY MANSION | 1.3 km | D11 | $1,221 psf |
| SOPHIA FLATS | 1.3 km | D9 | — |
| VENTUNO BALMORAL | 1.3 km | D10 | $1,853 psf |
| WHARTON VALE | 1.3 km | D9 | $1,612 psf |
| CAIRNHILL NINE | 1.3 km | D9 | $2,471 psf |
| PARC SOPHIA | 1.3 km | D9 | $1,747 psf |
| SPA BUILDING | 1.3 km | D8 | — |
| THE TIER | 1.3 km | D12 | $1,529 psf |
| VILLA CHANCERY | 1.3 km | D11 | $2,015 psf |
| CASA IRRAWADDY | 1.3 km | D12 | $1,640 psf |
| D' IXORAS | 1.3 km | D11 | $1,502 psf |
| DESKER ROAD CONSERVATION AREA | 1.3 km | D8 | — |
| KIM SIA COURT | 1.3 km | D9 | $2,088 psf |
| MARTINA MANSIONS | 1.3 km | D10 | $2,350 psf |
| MEDGE | 1.3 km | D11 | $1,660 psf |
| MONTROSE TERRACE | 1.3 km | D11 | — |
| SOPHIA LODGE | 1.3 km | D9 | $1,632 psf |
| CHANCERY GROVE | 1.3 km | D11 | — |
| MONTEBLEU | 1.4 km | D11 | $1,806 psf |
| PAVILION 11 | 1.4 km | D11 | $1,924 psf |
| SOPHIA CREST | 1.4 km | D9 | — |
| THE CENTREPOINT | 1.4 km | D9 | $2,682 psf |
| 8 @ MOUNT SOPHIA | 1.4 km | D9 | $1,593 psf |
| AMANINDA | 1.4 km | D11 | $1,662 psf |
| BELMONDO VIEW | 1.4 km | D12 | $1,466 psf |
| IRESIDENCES | 1.4 km | D12 | $1,632 psf |
| SOPHIA RESIDENCE | 1.4 km | D9 | $1,788 psf |
| THE PRINCETON | 1.4 km | D10 | $1,943 psf |
| VERDUN HOUSE | 1.4 km | D8 | — |
| BALESTIER POINT | 1.4 km | D12 | $1,180 psf |
| BALMORAL 8 | 1.4 km | D10 | $2,054 psf |
| BARKER TERRACES | 1.4 km | D11 | — |
| DRAYCOTT EIGHT | 1.4 km | D10 | $2,062 psf |
| THE CENTRIO | 1.4 km | D12 | $1,616 psf |
| VICTORY POINT | 1.4 km | D12 | — |
| MANDALE HEIGHTS | 1.4 km | D11 | $1,534 psf |
| SLOANE RESIDENCES | 1.4 km | D10 | $2,903 psf |
| URBAN HERITAGE | 1.4 km | D12 | $1,355 psf |
| CITY LOFT | 1.4 km | D8 | $1,673 psf |
| ECOVILLE | 1.4 km | D12 | $1,578 psf |
| LIV ON SOPHIA | 1.4 km | D9 | $2,147 psf |
| STUDIOS @ MARNE | 1.4 km | D8 | $1,397 psf |
| THE COMPASS AT CHANCERY | 1.4 km | D11 | — |
| BELMOND GREEN | 1.4 km | D10 | $2,356 psf |
| DE PARADISO | 1.4 km | D12 | $1,414 psf |
| OKIO | 1.4 km | D12 | $1,724 psf |
| PERFECT TEN | 1.4 km | D10 | $3,060 psf |
| THE COLLECTIVE AT ONE SOPHIA | 1.4 km | D9 | $2,758 psf |
| BALMORAL LUCK | 1.4 km | D10 | — |
| BARKER 9 | 1.4 km | D11 | $1,026 psf |
| DOMUS | 1.4 km | D12 | $1,725 psf |
| NOVA 88 | 1.4 km | D12 | $1,502 psf |
| ROSIE VIEW | 1.4 km | D11 | $2,642 psf |
| CHELSEA GROVE | 1.4 km | D12 | $1,293 psf |
| KIMSIA PARK | 1.4 km | D9 | $3,704 psf |
| NOVA 48 | 1.4 km | D12 | $1,708 psf |
| PALM SPRING | 1.4 km | D10 | $2,159 psf |
| PEAK RESIDENCE | 1.4 km | D11 | $2,489 psf |
| SUITES AT ORCHARD | 1.4 km | D9 | $1,991 psf |
| THE AXIS | 1.4 km | D11 | $1,620 psf |
| THE CHANCERY RESIDENCE | 1.4 km | D11 | $941 psf |
| SAM LEONG MANSION | 1.4 km | D8 | — |
| THE MARQUE @ IRRAWADDY | 1.4 km | D12 | $1,537 psf |
| THE RESIDENCES AT BARKER | 1.4 km | D11 | $2,161 psf |
| BALESTIER 288 | 1.4 km | D12 | $1,130 psf |
| CITY SQUARE RESIDENCES | 1.4 km | D8 | $1,891 psf |
| EDEN | 1.4 km | D10 | $5,040 psf |
| FERRELL RESIDENCES | 1.4 km | D10 | $2,052 psf |
| LE SHANTIER | 1.4 km | D12 | $1,338 psf |
| NUTMEG COURT | 1.4 km | D9 | — |
| THE OLIV | 1.4 km | D10 | $2,278 psf |
| MINBU COURT | 1.5 km | D11 | $1,420 psf |
| MONARCHY APARTMENTS | 1.5 km | D11 | $1,247 psf |
| SHAN GATE APARTMENTS | 1.5 km | D12 | $1,358 psf |
| SOPHIA HILLS | 1.5 km | D9 | $2,088 psf |
| BLISS LOFT | 1.5 km | D12 | $1,331 psf |
| COLIWOO BALESTIER 320 | 1.5 km | D12 | — |
| GOLDHILL TOWERS | 1.5 km | D11 | $2,226 psf |
| MINBU VILLA | 1.5 km | D11 | $1,263 psf |
| CHANCERY HILL VILLAS | 1.5 km | D11 | $808 psf |
| HAUS ON HANDY | 1.5 km | D9 | $2,695 psf |
| HILLS APARTMENT | 1.5 km | D11 | $1,832 psf |
| KERRISDALE | 1.5 km | D8 | $1,395 psf |
| KIM KEAT GARDENS | 1.5 km | D12 | $891 psf |
| THE DRAYCOTT | 1.5 km | D10 | $2,132 psf |
| THE HYDE | 1.5 km | D10 | $3,001 psf |
| GOLDHILL GARDENS | 1.5 km | D11 | $2,330 psf |
| MOUNT ROSIE GARDEN | 1.5 km | D11 | $1,595 psf |
| SIN THAI HIN BUILDING | 1.5 km | D7 | — |
| STURDEE VIEW | 1.5 km | D8 | $1,119 psf |
| WAI WING CENTRE | 1.5 km | D12 | — |
| KENG SOON BLDG | 1.5 km | D7 | — |
| LEONG HIN BUILDING | 1.5 km | D12 | — |
| LUCKY PLAZA | 1.5 km | D9 | $2,019 psf |
| MOUNT ROSIE TERRACE | 1.5 km | D11 | — |
| SCOTTS SQUARE | 1.5 km | D9 | $3,393 psf |
| WING ON LIFE GARDEN | 1.5 km | D10 | $2,341 psf |
| ESPANA | 1.5 km | D11 | — |
| NOMU | 1.5 km | D9 | $2,452 psf |
| BURLINGTON SQUARE | 1.5 km | D7 | $1,444 psf |
| WU DE BUILDING | 1.5 km | D8 | $1,032 psf |
| CHANCERY LODGE | 1.5 km | D11 | — |
| EASTPAC BUILDING | 1.5 km | D12 | $1,010 psf |
| HALLMARK RESIDENCES | 1.5 km | D10 | $2,055 psf |
| J C DRAYCOTT | 1.5 km | D10 | $2,149 psf |
| KIM KEAT LODGE | 1.5 km | D12 | $1,262 psf |
| THE LUXE | 1.5 km | D9 | — |
| VILLA DES FLORES | 1.5 km | D11 | $1,569 psf |
| 1953 | 1.5 km | D8 | $1,904 psf |
| HANSON COURT | 1.5 km | D12 | — |
| PINE SPRINGS | 1.5 km | D10 | — |
| SHAW PLAZA - TWIN HEIGHTS | 1.5 km | D12 | $1,471 psf |
| VILLA CHANCERITA | 1.5 km | D11 | — |
| BALESTIER PLAZA | 1.6 km | D12 | $1,163 psf |
| GIFFARD MANSIONS | 1.6 km | D12 | $1,140 psf |
| ONE DUSUN RESIDENCES | 1.6 km | D12 | $1,717 psf |
| PUBLIC MANSION | 1.6 km | D12 | $1,084 psf |
| THE CATHAY RESIDENCE | 1.6 km | D9 | — |
| VICTORY HEIGHTS | 1.6 km | D12 | $1,175 psf |
| VIIO @ BALESTIER | 1.6 km | D12 | $1,802 psf |
| ONE DRAYCOTT | 1.6 km | D10 | $3,184 psf |
| SUNSHINE PLAZA | 1.6 km | D7 | $1,479 psf |
| THE ARC AT DRAYCOTT | 1.6 km | D10 | $2,564 psf |
| THREE BALMORAL | 1.6 km | D10 | $2,050 psf |
| ASCENT @ 456 | 1.6 km | D12 | $1,478 psf |
| MONVILLE MANSIONS | 1.6 km | D12 | $1,133 psf |
| ONE OXLEY RISE | 1.6 km | D9 | $2,007 psf |
| THE BELLEFORTE | 1.6 km | D12 | $1,453 psf |
| 368 THOMSON | 1.6 km | D11 | $1,825 psf |
| 8 RAJA | 1.6 km | D12 | $1,283 psf |
| HONOLULU TOWER | 1.6 km | D10 | $1,855 psf |
| LE SOMME | 1.6 km | D8 | $1,615 psf |
| THE CITRINE | 1.6 km | D12 | $1,494 psf |
| BALESTIER REGENCY | 1.6 km | D12 | $1,428 psf |
| BIRCHWOOD MANSIONS | 1.6 km | D12 | $1,301 psf |
| CLAYMORE PLAZA | 1.6 km | D9 | $1,727 psf |
| EWE BOON REGENT | 1.6 km | D10 | $1,862 psf |
| GISBORNE LIGHT | 1.6 km | D10 | $1,698 psf |
| GOLDHILL GARDEN | 1.6 km | D11 | $2,688 psf |
| PARC SOMME | 1.6 km | D8 | $1,576 psf |
| SPRING RESIDENCES | 1.6 km | D10 | — |
| THE CLAYMORE | 1.6 km | D9 | $3,221 psf |
| TREASURE ON BALMORAL | 1.6 km | D10 | $2,541 psf |
| BELLERIVE | 1.6 km | D10 | $2,007 psf |
| JALAN BESAR PLAZA | 1.6 km | D8 | — |
| REGAL COURT | 1.6 km | D12 | $1,272 psf |
| RESIDENCES @ SOMME | 1.6 km | D8 | $1,502 psf |
| RITZ MANSIONS | 1.6 km | D12 | $1,328 psf |
| GALLERY FIFTEEN | 1.6 km | D12 | $1,302 psf |
| GLOBAL VILLE | 1.6 km | D12 | $1,381 psf |
| ONE BALMORAL | 1.6 km | D10 | $2,545 psf |
| THE BENCOOLEN | 1.6 km | D7 | $1,573 psf |
| PAPILLON | 1.6 km | D12 | $1,447 psf |
| PRESTIGE HEIGHTS | 1.6 km | D12 | $1,666 psf |
| STURDEE RESIDENCES | 1.6 km | D8 | $1,999 psf |
| THE TATE RESIDENCES | 1.6 km | D9 | $2,886 psf |
| THE WHITLEY RESIDENCES | 1.6 km | D11 | $840 psf |
| VA RESIDENCES | 1.6 km | D12 | $1,505 psf |
| ARDMORE PARK | 1.6 km | D10 | $3,978 psf |
| CALARASI | 1.6 km | D12 | $1,405 psf |
| ORCHARD COURT | 1.6 km | D9 | $1,622 psf |
| AMPAS APARTMENTS | 1.6 km | D12 | $1,325 psf |
| GAIA | 1.6 km | D12 | $1,587 psf |
| MONTCLAIR @ WHITLEY | 1.6 km | D11 | $882 psf |
| SCULPTURA ARDMORE | 1.6 km | D10 | $5,074 psf |
| THE VIRIDIAN | 1.6 km | D12 | $1,595 psf |
| VERTICUS | 1.6 km | D12 | $2,122 psf |
| SKYSUITES17 | 1.7 km | D12 | $1,796 psf |
| SUMMER GREEN | 1.7 km | D12 | $1,287 psf |
| VISIONCREST | 1.7 km | D9 | $2,255 psf |
| VISTA RESIDENCES | 1.7 km | D12 | $1,872 psf |
| WATERLOO VIEW | 1.7 km | D7 | $901 psf |
| CYAN | 1.7 km | D10 | $2,478 psf |
| EBER GARDENS | 1.7 km | D9 | — |
| JUNIPER HILL | 1.7 km | D10 | $2,849 psf |
| OXLEY MANSION | 1.7 km | D9 | — |
| PARC HAVEN | 1.7 km | D12 | $1,360 psf |
| TAN TONG MENG TOWER | 1.7 km | D11 | $1,188 psf |
| CRADELS | 1.7 km | D12 | $1,621 psf |
| NEW COURT | 1.7 km | D12 | $1,337 psf |
| THE VERVE | 1.7 km | D12 | $1,384 psf |
| WHITLEYVILLE | 1.7 km | D11 | $1,544 psf |
| KINGSLEY MANSIONS | 1.7 km | D12 | $1,313 psf |
| THE INTERWEAVE | 1.7 km | D12 | $1,614 psf |
| WHITLEY VILLAS | 1.7 km | D11 | $1,253 psf |
| FUQING BUILDING | 1.7 km | D8 | — |
| PINETREE CONDOMINIUM | 1.7 km | D10 | $1,860 psf |
| RAJAH TOWERS | 1.7 km | D12 | $1,275 psf |
| BENCOOLEN HOUSE | 1.7 km | D7 | — |
| DUBLIN ROAD FLATS | 1.7 km | D9 | $1,991 psf |
| NADIA MANSIONS | 1.7 km | D12 | $1,187 psf |
| BOON TECK APARTMENTS | 1.7 km | D12 | $1,196 psf |
| D'MIRA | 1.7 km | D12 | $1,505 psf |
| JUNIPER AT ARDMORE | 1.7 km | D10 | $2,864 psf |
| MADISON RESIDENCES | 1.7 km | D10 | $2,407 psf |
| OXLEY GARDEN | 1.7 km | D9 | $1,882 psf |
| PETAIN RD/TYRWHITT RD CONSERVATION AREA | 1.7 km | D8 | — |
| OXLEY NEO RESIDENCES | 1.7 km | D9 | — |
| THE CLAYTON | 1.7 km | D10 | — |
| CHATEAU LE FAME | 1.7 km | D10 | $1,998 psf |
| CUBE 8 | 1.7 km | D11 | $1,758 psf |
| DE ROYALE | 1.7 km | D12 | $1,790 psf |
| HOA NAM BUILDING | 1.7 km | D8 | $1,407 psf |
| KIM KEAT HOUSE | 1.7 km | D12 | $1,078 psf |
| THE ARTE | 1.7 km | D12 | $1,695 psf |
| THE METZ | 1.7 km | D9 | $2,618 psf |
| TYRWHITT 139 | 1.7 km | D8 | $1,509 psf |
| BOON TECK TOWER | 1.8 km | D12 | $1,198 psf |
| PINEWOOD GARDENS | 1.8 km | D10 | $2,196 psf |
| THE ORCHARD RESIDENCES | 1.8 km | D9 | $3,149 psf |
| THE OXLEY | 1.8 km | D9 | — |
| CASA FORTUNA | 1.8 km | D12 | $1,463 psf |
| CHIVERTON | 1.8 km | D10 | $1,825 psf |
| D'LOTUS | 1.8 km | D12 | $1,496 psf |
| THE LEGEND | 1.8 km | D10 | $1,789 psf |
| CLIFTEN | 1.8 km | D10 | $2,000 psf |
| DEVONSHIRE RESIDENCES | 1.8 km | D9 | $2,088 psf |
| DUBLIN LODGE | 1.8 km | D9 | $2,527 psf |
| HERITAGE APARTMENTS | 1.8 km | D10 | — |
| ILLUMINAIRE ON DEVONSHIRE | 1.8 km | D9 | $2,238 psf |
| LAVENDER RESIDENCE | 1.8 km | D12 | $1,984 psf |
| ORCHARD TOWERS | 1.8 km | D9 | $1,474 psf |
| NEEM TREE | 1.8 km | D12 | $1,797 psf |
| THREE THREE ROBIN | 1.8 km | D10 | $2,222 psf |
| ARDMORE RESIDENCE | 1.8 km | D10 | — |
| DEVONSHIRE BUILDING | 1.8 km | D9 | — |
| LLOYD COURT | 1.8 km | D9 | $1,780 psf |
| PROXIMO | 1.8 km | D10 | $2,194 psf |
| AVALON | 1.8 km | D10 | $2,113 psf |
| DEVONSHIRE 12 | 1.8 km | D9 | $2,075 psf |
| KILLINEY 118 | 1.8 km | D9 | $2,095 psf |
| NOUVEL 18 | 1.8 km | D10 | $3,185 psf |
| ROBIN SUITES | 1.8 km | D10 | $2,283 psf |
| THE BEAUMONT | 1.8 km | D9 | $2,473 psf |
| 21 ANDERSON | 1.8 km | D10 | $4,885 psf |
| BRENTWOOD | 1.8 km | D9 | — |
| ROBIN REGALIA | 1.8 km | D10 | $1,850 psf |
| HOLLYWOOD APARTMENTS | 1.8 km | D9 | $1,919 psf |
| ROBIN VILLAGE | 1.8 km | D10 | $2,417 psf |
| ARDMORE II | 1.8 km | D10 | $3,190 psf |
| FIFTEEN ROBIN | 1.8 km | D10 | — |
| THE SUITES AT CENTRAL | 1.8 km | D9 | $2,493 psf |
| OXLEY RESIDENCE | 1.9 km | D9 | $1,996 psf |
| GRANGE INFINITE | 1.9 km | D9 | $2,574 psf |
| LE NOUVEL ARDMORE | 1.9 km | D10 | $4,884 psf |
| LLOYD SIXTYFIVE | 1.9 km | D9 | $3,801 psf |
| ONE ROBIN | 1.9 km | D10 | $1,733 psf |
| THE BALMORAL | 1.9 km | D10 | $1,861 psf |
| THE BAYRON | 1.9 km | D9 | — |
| BALMORAL HILLS | 1.9 km | D10 | $2,146 psf |
| CAVAN SUITES | 1.9 km | D8 | $1,709 psf |
| LLOYD MANSION | 1.9 km | D9 | — |
| THE ABODE AT DEVONSHIRE | 1.9 km | D9 | $2,009 psf |
| CHELSEA GARDENS | 1.9 km | D10 | $1,863 psf |
| DELFI ORCHARD | 1.9 km | D9 | $1,858 psf |
| ST THOMAS SUITES | 1.9 km | D9 | $2,221 psf |
| THE VANTAGE | 1.9 km | D10 | — |
| GARDENVILLE | 1.9 km | D10 | $2,080 psf |
| JEWEL OF BALMORAL | 1.9 km | D10 | $2,147 psf |
| VALLEY MANSION | 1.9 km | D9 | $1,764 psf |
| VILLE ROYALE | 1.9 km | D9 | $1,851 psf |
| BELLE VUE RESIDENCES | 1.9 km | D9 | $1,994 psf |
| D'GROVE VILLAS | 1.9 km | D10 | $2,342 psf |
| PARC STEVENS | 1.9 km | D10 | $2,271 psf |
| ROBIN RESIDENCES | 1.9 km | D10 | $2,400 psf |
| THE BOTANIC ON LLOYD | 1.9 km | D9 | $2,219 psf |
| TWENTYONE ANGULLIA PARK | 1.9 km | D9 | $3,786 psf |
| LOUIS GARDEN | 1.9 km | D10 | — |
| SAM KIANG MANSIONS | 1.9 km | D9 | $2,064 psf |
| LEONIE PARC VIEW | 1.9 km | D9 | $2,451 psf |
| ONE DEVONSHIRE | 1.9 km | D9 | $2,726 psf |
| ORION | 1.9 km | D10 | $2,254 psf |
| THE SOLITAIRE | 1.9 km | D10 | $2,201 psf |
| PATERSON LINC | 1.9 km | D9 | $2,430 psf |
| THE BOUTIQ | 1.9 km | D9 | $1,977 psf |
| TRELLIS TOWERS | 1.9 km | D12 | $1,875 psf |
| ESPADA | 2 km | D9 | $2,398 psf |
| RESIDENCES @ KILLINEY | 2 km | D9 | $2,266 psf |
| ST THOMAS COURT | 2 km | D9 | $1,921 psf |
| 3 CUSCADEN | 2 km | D10 | $3,893 psf |
| ST THOMAS LODGE | 2 km | D9 | — |
| OUE TWIN PEAKS | 2 km | D9 | $2,271 psf |
| OXLEY EDGE | 2 km | D9 | $2,005 psf |
| ST THOMAS VILLE | 2 km | D9 | — |
| GRANGE HEIGHTS | 2 km | D9 | $1,915 psf |
| SKYLINE @ ORCHARD BOULEVARD | 2 km | D9 | $5,371 psf |
| ANGULLIA PARK RESIDENCES @ ORCHARD | 2 km | D10 | $2,465 psf |
| FIFTY-TWO STEVENS | 2 km | D10 | $1,827 psf |
| PATERSON SUITES | 2 km | D9 | $2,664 psf |
| RESIDENCES AT 338A | 2 km | D9 | $2,066 psf |
| SKYPARK | 2 km | D9 | $1,792 psf |
| TWO8ONE STUDIO | 2 km | D9 | $2,323 psf |
Family-Friendly Condos (3BR+ Available)
Condos near St. Margaret's Secondary School with 3-bedroom or larger units suitable for families.
| Condo | Distance | District |
|---|---|---|
| PARC CENTENNIAL | 70m | D9 |
| THE SPINNAKER | 120m | D11 |
| SUFFOLK PREMIER | 130m | D11 |
| LUCIDA | 170m | D11 |
| TEN @ SUFFOLK | 170m | D11 |
| PARK INFINIA AT WEE NAM | 190m | D11 |
| KENG LEE VIEW | 200m | D8 |
| MIRO | 240m | D11 |
| NEWTON EDGE | 260m | D9 |
The private condos list ranked by distance to St Margaret S Secondary 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 Secondary 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 Secondary School?
How is the distance to St Margaret S Secondary 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 Secondary 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 Secondary 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.