Proximity to Temasek Polytechnic 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 Temasek Polytechnic 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 Temasek Polytechnic.
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: Temasek Polytechnic (Tertiary)
- Condos within 1km: 14
- Cheapest recorded entry within 1km: $580,000
- Within-1km avg PSF vs district: -18.1%
Location Map
Map shows Temasek Polytechnic (centre) with nearby condos, to gauge distance and route.
- Temasek Polytechnic
- THE TROPICA
- ARC AT TAMPINES
- Q BAY RESIDENCES
- WATERVIEW
- PINERY RESIDENCES
- WATERFRONT WAVES
- THE SANTORINI
- WATERFRONT ISLE
- WATERFRONT KEY
- BAYWATER
- WATERFRONT GOLD
- AQUARIUS BY THE PARK
What Proximity Means Here
Temasek Polytechnic admits by academic results, not location, so there is no distance priority. Proximity matters instead for rental demand: campus-adjacent condos draw a steady stream of students and staff, which is the angle most buyers here are really weighing.
Cheapest Units Within 1km
The most affordable way into Temasek Polytechnic’s 1km band, ranked by the lowest recorded transacted price. When you are buying for catchment on a budget, the entry quantum matters more than headline PSF.
| Condo | Distance | Cheapest (recorded) | Cheapest PSF | Avg PSF | Tenure |
|---|---|---|---|---|---|
| THE SANTORINI | 850m | $580,000 | $839 psf | $1,325 psf | 99 yrs lease commencing from 2013 |
| Q BAY RESIDENCES | 720m | $596,600 | $1,020 psf | $1,347 psf | 99 yrs lease commencing from 2012 |
| THE TAPESTRY | 940m | $685,000 | $1,283 psf | $1,659 psf | 99 yrs lease commencing from 2017 |
| WATERFRONT ISLE | 890m | $730,000 | $1,089 psf | $1,441 psf | 99 yrs lease commencing from 2009 |
| WATERVIEW | 770m | $760,000 | $731 psf | $1,249 psf | 99 yrs lease commencing from 2010 |
| WATERFRONT GOLD | 920m | $760,000 | $1,095 psf | $1,442 psf | 99 yrs lease commencing from 2009 |
| ARC AT TAMPINES | 660m | $800,000 | $773 psf | $1,197 psf | 99 yrs lease commencing from 2011 |
| THE CLEARWATER | 990m | $808,000 | $923 psf | $1,212 psf | 99 yrs lease commencing from 1997 |
| AQUARIUS BY THE PARK | 930m | $825,000 | $806 psf | $1,158 psf | 99 yrs lease commencing from 1996 |
| THE TROPICA | 610m | $855,000 | $820 psf | $1,105 psf | 99 yrs lease commencing from 1996 |
| WATERFRONT WAVES | 840m | $970,000 | $1,001 psf | $1,387 psf | 99 yrs lease commencing from 2007 |
| BAYWATER | 920m | $980,000 | $834 psf | $1,212 psf | 99 yrs lease commencing from 2001 |
| WATERFRONT KEY | 890m | $1,058,888 | $1,044 psf | $1,453 psf | 99 yrs lease commencing from 2007 |
| PINERY RESIDENCES | 840m | $1,483,000 | $2,340 psf | $2,551 psf | 99 years leasehold |
All Condos Within 1km
Every condominium within the nearby zone (within 1km) of Temasek Polytechnic, closest first.
| Condo | Distance | District | Tenure | Avg PSF | Walkability |
|---|---|---|---|---|---|
| THE TROPICA | 610m | D18 | 99 yrs lease commencing from 1996 | $1,105 psf | 74/100 |
| ARC AT TAMPINES | 660m | D18 | 99 yrs lease commencing from 2011 | $1,197 psf | 74/100 |
| Q BAY RESIDENCES | 720m | D18 | 99 yrs lease commencing from 2012 | $1,347 psf | 74/100 |
| WATERVIEW | 770m | D18 | 99 yrs lease commencing from 2010 | $1,249 psf | 61/100 |
| PINERY RESIDENCES | 840m | D16 | 99 years leasehold | $2,551 psf | 94/100 |
| WATERFRONT WAVES | 840m | D16 | 99 yrs lease commencing from 2007 | $1,387 psf | 84/100 |
| THE SANTORINI | 850m | D18 | 99 yrs lease commencing from 2013 | $1,325 psf | 68/100 |
| WATERFRONT ISLE | 890m | D16 | 99 yrs lease commencing from 2009 | $1,441 psf | 78/100 |
| WATERFRONT KEY | 890m | D16 | 99 yrs lease commencing from 2007 | $1,453 psf | 93/100 |
| BAYWATER | 920m | D16 | 99 yrs lease commencing from 2001 | $1,212 psf | 93/100 |
| WATERFRONT GOLD | 920m | D16 | 99 yrs lease commencing from 2009 | $1,442 psf | 89/100 |
| AQUARIUS BY THE PARK | 930m | D16 | 99 yrs lease commencing from 1996 | $1,158 psf | 94/100 |
| THE TAPESTRY | 940m | D18 | 99 yrs lease commencing from 2017 | $1,659 psf | 68/100 |
| THE CLEARWATER | 990m | D16 | 99 yrs lease commencing from 1997 | $1,212 psf | 94/100 |
Condos 1–2km Away
Condominiums between 1km and 2km from Temasek Polytechnic.
| Condo | Distance | District | Tenure | Avg PSF |
|---|---|---|---|---|
| RIVELLE TAMPINES | 1.1 km | D18 | 99 years leasehold | $1,933 psf |
| THE ALPS RESIDENCES | 1.1 km | D18 | 99 yrs lease commencing from 2015 | $1,417 psf |
| PARC CENTRAL RESIDENCES | 1.3 km | D18 | 99 yrs lease commencing from 2019 | $1,186 psf |
| PINEVALE | 1.5 km | D18 | 99 yrs lease commencing from 1997 | $916 psf |
| ARCHIPELAGO | 1.6 km | D16 | 99 yrs lease commencing from 2011 | $1,349 psf |
| TREASURE AT TAMPINES | 1.7 km | D18 | 99-year leasehold | $1,592 psf |
| THE TAMPINES TRILLIANT | 1.8 km | D18 | 99 yrs lease commencing from 2011 | $1,413 psf |
| TANAMERA CREST | 1.9 km | D16 | 99 yrs lease commencing from 2000 | $1,010 psf |
| PEAKVIEW ESTATE | 1.9 km | D16 | Freehold | $1,773 psf |
| CITYLIFE@TAMPINES | 1.9 km | D18 | 99 yrs lease commencing from 2012 | $1,306 psf |
| PEAKVILLE PARK | 1.9 km | D16 | Freehold | $2,105 psf |
| PICARDY GARDENS | 2 km | D16 | Freehold | $1,457 psf |
Family-Friendly Condos (3BR+ Available)
Condos within 1km of Temasek Polytechnic with a track record of 3-bedroom or larger transactions — the layouts most families actually need.
| Condo | Distance | District | Avg PSF |
|---|---|---|---|
| THE TROPICA | 610m | D18 | $1,105 psf |
| ARC AT TAMPINES | 660m | D18 | $1,197 psf |
| Q BAY RESIDENCES | 720m | D18 | $1,347 psf |
| WATERVIEW | 770m | D18 | $1,249 psf |
| PINERY RESIDENCES | 840m | D16 | $2,551 psf |
| WATERFRONT WAVES | 840m | D16 | $1,387 psf |
| THE SANTORINI | 850m | D18 | $1,325 psf |
| WATERFRONT ISLE | 890m | D16 | $1,441 psf |
| WATERFRONT KEY | 890m | D16 | $1,453 psf |
| BAYWATER | 920m | D16 | $1,212 psf |
| WATERFRONT GOLD | 920m | D16 | $1,442 psf |
| AQUARIUS BY THE PARK | 930m | D16 | $1,158 psf |
Overlapping School Catchments
Sitting near several schools broadens your options and supports rental demand. Other schools whose catchment overlaps Temasek Polytechnic:
- Institute of Technical Education (College East) (Tertiary) — 40m
- Tampines Meridian Junior College (Jc) — 850m
The private condos list ranked by distance to Temasek Polytechnic 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 (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 Temasek Polytechnic 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 within 1km of Temasek Polytechnic?
Does living near Temasek Polytechnic help with admission?
What is the cheapest condo near Temasek Polytechnic?
Do condos near Temasek Polytechnic cost more?
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.
Where can I verify transacted prices for private condos in this list?
The official source is URA for private residential caveats. ShiokNest aggregates this data into per-project transacted history.
Methodology & Sources
Numbers in this article reflect the latest available data and update as new data becomes available.
Transaction data sourced from URA.
- Distances use the haversine (straight-line) formula, matching how MOE measures home-school distance.
- School locations from MOE; condo prices from URA caveats.
- P1 phases, 1km/2km priority and balloting outcomes: always verify on the official MOE and OneMap School Query pages.
Outlier-resistant medians anchor every PSF figure shown above. Volume counts are exact transaction tallies, not estimates.