Proximity to Tanglin 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 Tanglin 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 Tanglin 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: Tanglin Secondary School (Secondary)
- Condos within 1km: 74
- Condos within 2km: 336
- Family-friendly (3BR+): 9
Condos Within 1km
Condos within the priority admission zone (1km) of Tanglin Secondary School.
| Condo | Distance | District | Tenure | Avg PSF |
|---|---|---|---|---|
| ROCHALIE RESIDENCES | 210m | D10 | — | — |
| TANGLIN HILL CONDOMINIUM | 260m | D10 | Freehold | $1,852 psf |
| TANGLIN HILL MEADOWS | 330m | D10 | Freehold | $2,165 psf |
| GRANGE RESIDENCES | 360m | D10 | Freehold | $3,091 psf |
| UPPERHOUSE AT ORCHARD BOULEVARD | 450m | D10 | 99 yrs lease commencing from 2024 | $3,329 psf |
| 19 NASSIM | 470m | D10 | — | $3,401 psf |
| TANGLIN HILL VILLAS | 470m | D10 | Freehold | $2,507 psf |
| 8 NAPIER | 480m | D10 | — | $3,337 psf |
| THE GRANGE | 480m | D10 | Freehold | $2,806 psf |
| PARKVIEW ECLAT | 490m | D10 | Freehold | $3,403 psf |
| 3 ORCHARD BY-THE-PARK | 530m | D10 | — | $3,679 psf |
| THE LOFT | 550m | D10 | 99 yrs lease commencing from 1999 | $2,090 psf |
| THE NASSIM | 550m | D10 | Freehold | $4,325 psf |
| ONE TREE HILL RESIDENCE | 560m | D10 | Freehold | $2,316 psf |
| ORCHARD BEL AIR | 560m | D10 | 99 yrs lease commencing from 1980 | $1,504 psf |
| TANGLIN PARK | 570m | D10 | Freehold | $2,326 psf |
| ST MARTIN'S | 580m | D10 | Freehold | $2,355 psf |
| TANGLIN RESIDENCES | 580m | D10 | Freehold | $2,000 psf |
| CUSCADEN RESERVE | 590m | D10 | 99 yrs lease commencing from 2018 | $3,071 psf |
| BOTANIC GARDENS MANSION | 610m | D10 | Freehold | $2,118 psf |
| GRANGE ROAD APARTMENTS | 610m | D10 | — | — |
| ST MARTIN RESIDENCE | 610m | D10 | Freehold | $2,202 psf |
| RAINBOW MANSION | 620m | D10 | — | — |
| ONE TREE HILL MANSIONS | 630m | D10 | 99 yrs lease commencing from 1973 | $1,410 psf |
| PARK NOVA | 630m | D10 | Freehold | $4,731 psf |
| HANA | 640m | D10 | — | — |
| RESIDENCE 8 | 650m | D10 | Freehold | $753 psf |
| ONE CHATSWORTH | 660m | D10 | Freehold | $1,911 psf |
| ONE TREE HILL COLLECTION | 660m | D10 | Freehold | $3,492 psf |
| KUM HING COURT | 670m | D10 | Freehold | $2,465 psf |
| 120 GRANGE | 680m | D10 | — | $2,855 psf |
| BISHOPSGATE RESIDENCES | 680m | D10 | Freehold | $3,566 psf |
| NASSIM PARK RESIDENCES | 680m | D10 | Freehold | $3,896 psf |
| BOTANIC GARDENS VIEW | 690m | D10 | Freehold | $2,392 psf |
| THE TOMLINSON | 710m | D10 | Freehold | $2,422 psf |
| SAGE | 720m | D10 | Freehold | $3,063 psf |
| CUSCADEN RESIDENCES | 750m | D10 | Freehold | $2,472 psf |
| NASSIM MANSION | 760m | D10 | Freehold | $3,012 psf |
| BEVERLY HILL | 770m | D10 | Freehold | $2,370 psf |
| MOUNT ECHO PARK | 770m | D10 | — | — |
| NASSIMVILLE | 770m | D10 | — | — |
| TOMLINSON HEIGHTS | 770m | D10 | Freehold | $3,720 psf |
| NASSIM JADE | 790m | D10 | Freehold | $2,679 psf |
| NASSIM 9 | 810m | D10 | Freehold | $3,226 psf |
| ST REGIS RESIDENCES SINGAPORE | 810m | D10 | 999 yrs lease commencing from 1995 | $2,522 psf |
| LES MAISONS NASSIM | 820m | D10 | Freehold | $5,545 psf |
| NASSIM LODGE | 820m | D10 | Freehold | $2,853 psf |
| CLIVEDEN AT GRANGE | 840m | D10 | Freehold | $2,798 psf |
| BEAUFORT ON NASSIM | 850m | D10 | Freehold | $2,652 psf |
| KIM LIN PARK | 850m | D10 | Freehold | $3,128 psf |
| GRAMERCY PARK | 860m | D10 | Freehold | $2,997 psf |
| JERVOIS COURT | 870m | D10 | — | — |
| JERVOIS GROVE | 870m | D10 | Freehold | $1,853 psf |
| REGENCY PARK | 870m | D10 | Freehold | $2,161 psf |
| 1 NASSIM | 880m | D10 | — | — |
| JERVOIS PRIVE | 880m | D10 | Freehold | $2,989 psf |
| BOULEVARD 88 | 890m | D10 | Freehold | $3,945 psf |
| CASA JERVOIS | 890m | D10 | Freehold | $2,107 psf |
| DORMER PARK | 890m | D10 | Freehold | $1,998 psf |
| THE COLONNADE | 900m | D10 | — | — |
| JERVOISVILLE | 920m | D10 | Freehold | $2,187 psf |
| JERVOIS MEADOWS | 930m | D10 | Freehold | $1,611 psf |
| JERVOIS REGENCY | 930m | D10 | Freehold | $1,625 psf |
| FOUR SEASONS PARK | 950m | D10 | Freehold | $3,180 psf |
| CLYDESVIEW | 970m | D3 | Freehold | $1,638 psf |
| SRI MENANTI ESTATE | 970m | D3 | Freehold | $2,407 psf |
| THE MARQ ON PATERSON HILL | 970m | D9 | Freehold | $4,509 psf |
| BOTANIC LODGE | 980m | D10 | — | — |
| 38 JERVOIS | 990m | D10 | — | $2,305 psf |
| GRANGE 80 | 990m | D10 | — | — |
| MANHATTAN MANSIONS | 990m | D10 | Freehold | $1,905 psf |
| SPRING GROVE | 990m | D10 | 99 yrs lease commencing from 1991 | $1,696 psf |
| THE BOULEVARD RESIDENCE | 990m | D10 | Freehold | $2,642 psf |
| BOULEVARD VUE | 1 km | D10 | Freehold | $3,084 psf |
Condos 1\u{2013}2km Away
| Condo | Distance | District | Avg PSF |
|---|---|---|---|
| MON JERVOIS | 1 km | D10 | $1,855 psf |
| NASSIM REGENCY | 1 km | D10 | — |
| ANGULLIA PARK RESIDENCES @ ORCHARD | 1 km | D10 | $2,465 psf |
| THE LADYHILL | 1 km | D10 | $2,493 psf |
| GRANGE 1866 | 1 km | D10 | $3,059 psf |
| 3 CUSCADEN | 1.1 km | D10 | $3,893 psf |
| DRAGON VIEW PARK | 1.1 km | D10 | $2,355 psf |
| MUTIARA VIEW | 1.1 km | D10 | $2,095 psf |
| ORCHARD VIEW | 1.1 km | D9 | $2,666 psf |
| SHANGRI-LA RESIDENCES | 1.1 km | D10 | — |
| DELFI ORCHARD | 1.1 km | D9 | $1,858 psf |
| JERVOIS LODGE | 1.1 km | D10 | $1,829 psf |
| JERVOIS VIEW | 1.1 km | D10 | $1,727 psf |
| SKYLINE @ ORCHARD BOULEVARD | 1.1 km | D9 | $5,371 psf |
| ORION | 1.1 km | D10 | $2,254 psf |
| THE MERCURY | 1.1 km | D10 | $2,058 psf |
| THE PATERSON EDGE | 1.1 km | D9 | $2,382 psf |
| GRANGE 70 | 1.1 km | D10 | — |
| LADYHILL PARK | 1.1 km | D10 | $1,859 psf |
| THE CREST | 1.1 km | D3 | $1,939 psf |
| NATHAN PLACE | 1.1 km | D10 | $1,899 psf |
| REGENCY LODGE | 1.1 km | D10 | $1,852 psf |
| LATITUDE | 1.1 km | D10 | $2,592 psf |
| PATERSON LINC | 1.1 km | D9 | $2,430 psf |
| D'GROVE VILLAS | 1.1 km | D10 | $2,342 psf |
| FRASER RESIDENCE ORCHARD SINGAPORE | 1.1 km | D9 | — |
| PATERSON RESIDENCE | 1.1 km | D9 | $2,531 psf |
| PETIT JERVOIS | 1.1 km | D10 | $2,690 psf |
| THE VANTAGE | 1.1 km | D10 | — |
| TWENTYONE ANGULLIA PARK | 1.1 km | D9 | $3,786 psf |
| NATHAN SUITES | 1.1 km | D10 | $2,305 psf |
| STUDIO 3 | 1.1 km | D10 | $1,819 psf |
| JERVOIS TREASURES | 1.2 km | D10 | $2,611 psf |
| ORANGE REGENCY | 1.2 km | D10 | — |
| HOLT RESIDENCES | 1.2 km | D10 | $1,855 psf |
| JERVOIS MANSION | 1.2 km | D10 | $2,578 psf |
| JERVOIS MANSIONS | 1.2 km | D10 | — |
| QUEENSBERRY LODGE | 1.2 km | D10 | $1,407 psf |
| ARDMORE II | 1.2 km | D10 | $3,190 psf |
| PRINCIPAL GARDEN | 1.2 km | D3 | $2,062 psf |
| THE HORIZON | 1.2 km | D10 | $2,148 psf |
| CHARLESTON | 1.2 km | D10 | $2,031 psf |
| ORCHARD TOWERS | 1.2 km | D9 | $1,474 psf |
| SHEARES VILLE | 1.2 km | D10 | $1,993 psf |
| SHANGHAI ONE | 1.2 km | D10 | $1,857 psf |
| TANGLIN VIEW | 1.2 km | D3 | $1,647 psf |
| THE PATERSON | 1.2 km | D9 | $2,381 psf |
| NATHAN RESIDENCES | 1.2 km | D10 | $1,861 psf |
| PATERSON SUITES | 1.2 km | D9 | $2,664 psf |
| CRYSTAL COURT | 1.2 km | D10 | $1,493 psf |
| HERITAGE APARTMENTS | 1.2 km | D10 | — |
| ONE JERVOIS | 1.2 km | D10 | $2,066 psf |
| RIVER VALLEY COURT | 1.2 km | D9 | — |
| LE NOUVEL ARDMORE | 1.2 km | D10 | $4,884 psf |
| LOFT @ NATHAN | 1.2 km | D10 | $1,823 psf |
| FERNHILL COTTAGE | 1.2 km | D10 | $1,864 psf |
| GARDEN APARTMENTS | 1.2 km | D10 | $1,979 psf |
| RV EDGE | 1.2 km | D10 | $2,035 psf |
| TANGLIN REGENCY | 1.2 km | D10 | $1,620 psf |
| M5 | 1.3 km | D10 | $2,090 psf |
| THE MONTANA | 1.3 km | D10 | $2,011 psf |
| FERNHILL GARDEN | 1.3 km | D10 | — |
| JERVOIS JADE | 1.3 km | D10 | $1,283 psf |
| STELLAR RV | 1.3 km | D10 | $1,871 psf |
| ARDMORE RESIDENCE | 1.3 km | D10 | — |
| JUNIPER AT ARDMORE | 1.3 km | D10 | $2,864 psf |
| RIVER VALLEY APARTMENTS | 1.3 km | D10 | $1,695 psf |
| MUTIARA CREST | 1.3 km | D10 | $1,927 psf |
| KASTURINA LODGE | 1.3 km | D10 | $1,980 psf |
| FERNHILL COURT | 1.3 km | D10 | — |
| NOUVEL 18 | 1.3 km | D10 | $3,185 psf |
| ORANGE GROVE RESIDENCES | 1.3 km | D10 | $2,134 psf |
| RV SUITES | 1.3 km | D10 | $1,882 psf |
| RV RESIDENCES | 1.3 km | D10 | $2,246 psf |
| THE ORCHARD RESIDENCES | 1.3 km | D9 | $3,149 psf |
| THE ASTON | 1.3 km | D10 | $1,825 psf |
| ASCENTIA SKY | 1.3 km | D3 | $1,747 psf |
| DOMAIN 21 | 1.3 km | D3 | $1,760 psf |
| ALEX RESIDENCES | 1.3 km | D3 | $2,101 psf |
| FERNHILL RESIDENCES | 1.3 km | D10 | — |
| SCULPTURA ARDMORE | 1.3 km | D10 | $5,074 psf |
| ECHELON | 1.4 km | D3 | $2,069 psf |
| THE TATE RESIDENCES | 1.4 km | D9 | $2,886 psf |
| LE GROVE | 1.4 km | D10 | — |
| THE CLAYMORE | 1.4 km | D9 | $3,221 psf |
| ARDMORE PARK | 1.4 km | D10 | $3,978 psf |
| CLAYMORE PLAZA | 1.4 km | D9 | $1,727 psf |
| GARDENVILLE | 1.4 km | D10 | $2,080 psf |
| ALESSANDREA | 1.4 km | D3 | $1,732 psf |
| KELLOCK LODGE | 1.4 km | D10 | $1,799 psf |
| LEONIE SUITES | 1.4 km | D9 | $1,867 psf |
| VALLEY HOUSE | 1.4 km | D9 | — |
| THE LUMOS | 1.4 km | D9 | $2,354 psf |
| THE ARC AT DRAYCOTT | 1.4 km | D10 | $2,564 psf |
| THE GLENCAIRD RESIDENCES | 1.4 km | D10 | — |
| THE METROPOLITAN CONDOMINIUM | 1.4 km | D3 | $1,738 psf |
| THE ORANGE GROVE | 1.4 km | D10 | $2,076 psf |
| 21 ANDERSON | 1.4 km | D10 | $4,885 psf |
| PENRITH | 1.4 km | D3 | $2,796 psf |
| ARTRA | 1.4 km | D3 | $2,275 psf |
| CHELSEA GARDENS | 1.5 km | D10 | $1,863 psf |
| GALLOP GARDENS | 1.5 km | D10 | — |
| IRWELL HILL RESIDENCES | 1.5 km | D9 | $2,728 psf |
| ONE DRAYCOTT | 1.5 km | D10 | $3,184 psf |
| FERNHILL PLACE | 1.5 km | D10 | — |
| AVALON | 1.5 km | D10 | $2,113 psf |
| J C DRAYCOTT | 1.5 km | D10 | $2,149 psf |
| THE FERNHILL | 1.5 km | D10 | $1,998 psf |
| TIARA | 1.5 km | D9 | $2,323 psf |
| LEONIE GARDENS | 1.5 km | D9 | $1,746 psf |
| SCOTTS SQUARE | 1.5 km | D9 | $3,393 psf |
| RIVA LODGE | 1.5 km | D9 | — |
| GALLOP COURT | 1.5 km | D10 | — |
| HORIZON TOWERS | 1.5 km | D9 | $1,389 psf |
| LEONIE TOWERS | 1.5 km | D9 | $1,904 psf |
| CASA UNO | 1.5 km | D10 | — |
| PEIRCE VILLAS | 1.5 km | D10 | $2,144 psf |
| WHITE HOUSE PARK | 1.5 km | D10 | $3,017 psf |
| DLV. | 1.5 km | D10 | $1,627 psf |
| MELROSE PARK | 1.5 km | D10 | $2,380 psf |
| OUE TWIN PEAKS | 1.5 km | D9 | $2,271 psf |
| THE HOLLAND COLLECTION | 1.5 km | D10 | $2,254 psf |
| BOTANIKA | 1.6 km | D10 | $2,262 psf |
| EDEN | 1.6 km | D10 | $5,040 psf |
| FIFTY-TWO STEVENS | 1.6 km | D10 | $1,827 psf |
| STEVENS SUITES | 1.6 km | D10 | $1,728 psf |
| LUCKY PLAZA | 1.6 km | D9 | $2,019 psf |
| THE COSMOPOLITAN | 1.6 km | D9 | $2,547 psf |
| LEONIE HILL RESIDENCES | 1.6 km | D9 | $2,301 psf |
| MILL POINT | 1.6 km | D10 | $2,083 psf |
| RIVERSHIRE | 1.6 km | D9 | $2,240 psf |
| KIMSIA PARK | 1.6 km | D9 | $3,704 psf |
| THE DRAYCOTT | 1.6 km | D10 | $2,132 psf |
| CAMWOOD PARK | 1.6 km | D10 | — |
| HOLLAND GEMS | 1.6 km | D10 | — |
| THE SOLITAIRE | 1.6 km | D10 | $2,201 psf |
| THE BALMORAL | 1.6 km | D10 | $1,861 psf |
| DALVEY HAUS | 1.6 km | D10 | $3,503 psf |
| VERDURE | 1.6 km | D10 | $1,852 psf |
| LEONIE PARC VIEW | 1.6 km | D9 | $2,451 psf |
| NUTMEG COURT | 1.6 km | D9 | — |
| ONE BALMORAL | 1.6 km | D10 | $2,545 psf |
| ZENITH | 1.6 km | D10 | $2,023 psf |
| NEW FUTURA | 1.7 km | D9 | $4,021 psf |
| DALVEY VILLAS | 1.7 km | D10 | $2,382 psf |
| LOUIS GARDEN | 1.7 km | D10 | — |
| DRAYCOTT EIGHT | 1.7 km | D10 | $2,062 psf |
| HOLLAND VALE | 1.7 km | D10 | — |
| KIM SIA COURT | 1.7 km | D9 | $2,088 psf |
| GRANGE INFINITE | 1.7 km | D9 | $2,574 psf |
| GREAT WORLD CITY | 1.7 km | D9 | — |
| LEONIE CONDOTEL | 1.7 km | D9 | — |
| JEWEL OF BALMORAL | 1.7 km | D10 | $2,147 psf |
| TREASURE ON BALMORAL | 1.7 km | D10 | $2,541 psf |
| VILLA DELLE ROSE | 1.7 km | D10 | $1,631 psf |
| HOLLAND MEWS | 1.7 km | D10 | $1,919 psf |
| QUEENS PEAK | 1.7 km | D3 | $2,104 psf |
| THREE BALMORAL | 1.7 km | D10 | $2,050 psf |
| PINETREE CONDOMINIUM | 1.7 km | D10 | $1,860 psf |
| 2 RVG | 1.7 km | D9 | $2,103 psf |
| BALMORAL HILLS | 1.7 km | D10 | $2,146 psf |
| COMMONWEALTH TOWERS | 1.7 km | D3 | $2,076 psf |
| RIVERIA GARDENS | 1.7 km | D9 | $2,361 psf |
| LUMA | 1.8 km | D9 | $1,986 psf |
| MARGOLIOUTH VILLAS | 1.8 km | D10 | — |
| GRANGE HEIGHTS | 1.8 km | D9 | $1,915 psf |
| THE TRILLIUM | 1.8 km | D9 | $2,559 psf |
| UNIT 8 | 1.8 km | D10 | $1,673 psf |
| SAM KIANG MANSIONS | 1.8 km | D9 | $2,064 psf |
| THE VERV @ RV | 1.8 km | D9 | $2,048 psf |
| PARC STEVENS | 1.8 km | D10 | $2,271 psf |
| RIVERDALE RESIDENCE | 1.8 km | D9 | — |
| THE HYDE | 1.8 km | D10 | $3,001 psf |
| PINEWOOD GARDENS | 1.8 km | D10 | $2,196 psf |
| GALLOP GABLES | 1.8 km | D10 | $2,083 psf |
| PINE SPRINGS | 1.8 km | D10 | — |
| ROBIN REGALIA | 1.8 km | D10 | $1,850 psf |
| RV ALTITUDE | 1.8 km | D9 | $2,735 psf |
| EMERALD PARK | 1.8 km | D3 | $1,468 psf |
| LOFT @ STEVENS | 1.8 km | D10 | $2,152 psf |
| ST THOMAS LODGE | 1.8 km | D9 | — |
| ST THOMAS SUITES | 1.8 km | D9 | $2,221 psf |
| BALMORAL LUCK | 1.8 km | D10 | — |
| HIGH POINT | 1.8 km | D9 | — |
| LEWIS LODGE | 1.8 km | D10 | — |
| QUEENS | 1.8 km | D3 | $1,546 psf |
| RICHMOND PARK | 1.8 km | D9 | $3,062 psf |
| SCOTTS 28 | 1.8 km | D9 | $2,285 psf |
| WHITE HOUSE RESIDENCES | 1.8 km | D10 | — |
| LIEN TOWERS | 1.9 km | D10 | $1,657 psf |
| STEVENS LOFT | 1.9 km | D10 | $1,743 psf |
| WILMER HOUSE | 1.9 km | D9 | — |
| YONG AN PARK | 1.9 km | D9 | $2,178 psf |
| CENTENNIA SUITES | 1.9 km | D9 | $2,833 psf |
| CHATEAU LE FAME | 1.9 km | D10 | $1,998 psf |
| ELIZABETH TOWER | 1.9 km | D9 | $1,884 psf |
| RHAPSODY ON MOUNT ELIZABETH | 1.9 km | D9 | $2,098 psf |
| THE BEAUMONT | 1.9 km | D9 | $2,473 psf |
| THE ELEMENT @ STEVENS | 1.9 km | D10 | $1,926 psf |
| THREE THREE ROBIN | 1.9 km | D10 | $2,222 psf |
| CLUNY PARK | 1.9 km | D10 | — |
| OAKWOOD STUDIOS SINGAPORE | 1.9 km | D9 | — |
| ST THOMAS VILLE | 1.9 km | D9 | — |
| THE CAPRI | 1.9 km | D10 | $1,650 psf |
| THE OLIV | 1.9 km | D10 | $2,278 psf |
| ALEXIS | 1.9 km | D3 | $1,672 psf |
| SKYPARK | 1.9 km | D9 | $1,792 psf |
| SPRING RESIDENCES | 1.9 km | D10 | — |
| BALMORAL 8 | 1.9 km | D10 | $2,054 psf |
| HALLMARK RESIDENCES | 1.9 km | D10 | $2,055 psf |
| SOMMERVILLE PARK | 1.9 km | D10 | $2,039 psf |
| GISBORNE LIGHT | 1.9 km | D10 | $1,698 psf |
| JUNIPER HILL | 1.9 km | D10 | $2,849 psf |
| PROMENADE PEAK | 1.9 km | D3 | $2,981 psf |
| ST THOMAS COURT | 1.9 km | D9 | $1,921 psf |
| THE RITZ-CARLTON RESIDENCES SINGAPORE CAIRNHILL | 1.9 km | D9 | $4,152 psf |
| THE SUITES AT CENTRAL | 1.9 km | D9 | $2,493 psf |
| ELIZABETH HEIGHTS | 1.9 km | D9 | $1,998 psf |
| ILLUMINAIRE ON DEVONSHIRE | 1.9 km | D9 | $2,238 psf |
| PROXIMO | 1.9 km | D10 | $2,194 psf |
| THE SCOTTS TOWER | 1.9 km | D9 | $2,075 psf |
| KLIMT CAIRNHILL | 1.9 km | D9 | $3,553 psf |
| THE METZ | 1.9 km | D9 | $2,618 psf |
| BELMOND GREEN | 1.9 km | D10 | $2,356 psf |
| CAIRNHILL PLAZA | 1.9 km | D9 | $1,889 psf |
| MERAPRIME | 1.9 km | D3 | $1,864 psf |
| THE MORNINGSIDE | 1.9 km | D9 | $2,033 psf |
| TRENDALE TOWER | 1.9 km | D9 | — |
| CAIRNHILL NINE | 1.9 km | D9 | $2,471 psf |
| CHIVERTON | 1.9 km | D10 | $1,825 psf |
| DEANS PROPERTY CENTRE | 1.9 km | D9 | — |
| EWE BOON REGENT | 1.9 km | D10 | $1,862 psf |
| GALLOP GREEN | 1.9 km | D10 | $2,393 psf |
| HARVEST MANSIONS | 1.9 km | D3 | $1,255 psf |
| MARGARET VILLE | 1.9 km | D3 | $2,175 psf |
| ROBIN SUITES | 1.9 km | D10 | $2,283 psf |
| THE COTERIE @ HOLLAND | 1.9 km | D10 | $2,176 psf |
| 8 SAINT THOMAS | 2 km | D9 | $2,743 psf |
| ESPADA | 2 km | D9 | $2,398 psf |
| RIVER GREEN | 2 km | D9 | $3,138 psf |
| THE CLAYTON | 2 km | D10 | — |
| THE LAURELS | 2 km | D9 | $2,675 psf |
| FIFTEEN ROBIN | 2 km | D10 | — |
| KUIE PONG LOFT | 2 km | D10 | $2,483 psf |
| CLIFTEN | 2 km | D10 | $2,000 psf |
| DUET | 2 km | D10 | $1,908 psf |
| WATERFALL GARDENS | 2 km | D10 | $1,953 psf |
| BELLERIVE | 2 km | D10 | $2,007 psf |
| DEVONSHIRE RESIDENCES | 2 km | D9 | $2,088 psf |
| HOLLAND TOWER | 2 km | D10 | $1,621 psf |
| MIRAGE TOWER | 2 km | D9 | $2,229 psf |
| ROBIN RESIDENCES | 2 km | D10 | $2,400 psf |
| SUTTON PLACE | 2 km | D10 | $1,659 psf |
| TAN CHIN TUAN MANSION | 2 km | D9 | — |
| THE BAYRON | 2 km | D9 | — |
| URBAN RESORT CONDOMINIUM | 2 km | D9 | $2,406 psf |
| VOLARI | 2 km | D10 | $2,383 psf |
| GALLOP PARK | 2 km | D10 | — |
| SKYLINE 360 @ SAINT THOMAS WALK | 2 km | D9 | $2,494 psf |
| JAYA TOWER | 2 km | D10 | $2,043 psf |
| SLOANE RESIDENCES | 2 km | D10 | $2,903 psf |
| STEVEN'S COURT | 2 km | D10 | $1,397 psf |
Family-Friendly Condos (3BR+ Available)
Condos near Tanglin Secondary School with 3-bedroom or larger units suitable for families.
| Condo | Distance | District |
|---|---|---|
| TANGLIN HILL CONDOMINIUM | 260m | D10 |
| TANGLIN HILL MEADOWS | 330m | D10 |
| GRANGE RESIDENCES | 360m | D10 |
| UPPERHOUSE AT ORCHARD BOULEVARD | 450m | D10 |
| 19 NASSIM | 470m | D10 |
| TANGLIN HILL VILLAS | 470m | D10 |
| 8 NAPIER | 480m | D10 |
| THE GRANGE | 480m | D10 |
| PARKVIEW ECLAT | 490m | D10 |
The private condos list ranked by distance to Tanglin 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 Tanglin 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 Tanglin Secondary School?
How is the distance to Tanglin 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 Tanglin 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 Tanglin 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.