Proximity to Temasek 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 Temasek 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 Temasek 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: Temasek Primary School (Primary)
- Condos within 1km: 13
- Condos within 2km: 183
- Family-friendly (3BR+): 10
Condos Within 1km
Condos within the priority admission zone (1km) of Temasek Primary School.
| Condo | Distance | District | Tenure | Avg PSF |
|---|---|---|---|---|
| BEDOK RESIDENCES | 200m | D16 | 99 yrs lease commencing from 2011 | $1,643 psf |
| SKY EDEN@BEDOK | 430m | D16 | 99 yrs lease commencing from 2022 | $2,115 psf |
| OPERA ESTATE | 490m | D15 | Freehold | $2,058 psf |
| MANILA GARDENS | 730m | D15 | Freehold | $1,767 psf |
| PARK EAST | 760m | D15 | Freehold | $1,568 psf |
| EASTWOOD GARDENS | 800m | D15 | Freehold | $1,847 psf |
| GEMINI APARTMENTS | 850m | D15 | Freehold | $1,256 psf |
| SIGLAP PARK | 850m | D15 | Freehold | $2,028 psf |
| CASA FIDELIO | 890m | D15 | Freehold | $1,161 psf |
| FLAMINGO VALLEY | 900m | D15 | Freehold | $1,636 psf |
| ELITE COURT | 910m | D15 | Freehold | $1,568 psf |
| ELITE RESIDENCES | 950m | D15 | Freehold | $817 psf |
| THE HACIENDA | 1 km | D15 | Freehold | $1,637 psf |
Condos 1\u{2013}2km Away
| Condo | Distance | District | Avg PSF |
|---|---|---|---|
| FIGARO GARDENS | 1 km | D15 | — |
| CHATEAU LA SALLE | 1.1 km | D15 | $786 psf |
| FAME COURT | 1.1 km | D15 | $1,674 psf |
| GRACE COURT | 1.1 km | D15 | $1,245 psf |
| WOO MON CHEW COURT | 1.1 km | D15 | $1,268 psf |
| EAST COAST HILL | 1.1 km | D16 | $1,775 psf |
| SOUTH UNION PARK | 1.1 km | D15 | $2,057 psf |
| EVERGREEN GARDEN | 1.1 km | D16 | $1,695 psf |
| SUITES @ EASTCOAST | 1.1 km | D15 | $1,568 psf |
| POH HENG COURT | 1.1 km | D15 | $1,378 psf |
| CASAFINA | 1.1 km | D16 | $1,099 psf |
| SENG YONG VILLAS | 1.1 km | D14 | $2,137 psf |
| SIGLAP HILL 33 | 1.1 km | D15 | $780 psf |
| SIGLAP LODGE | 1.1 km | D15 | $1,432 psf |
| AQUARINE GARDENS | 1.2 km | D15 | $1,498 psf |
| GOODWILL COURT | 1.2 km | D15 | $1,317 psf |
| 77 @ EAST COAST | 1.2 km | D15 | $1,787 psf |
| CAMELODGE | 1.2 km | D15 | $1,276 psf |
| EAST PALM | 1.2 km | D15 | $1,515 psf |
| CRESCENDO PARK | 1.2 km | D15 | $1,495 psf |
| JI CHANG VILLA | 1.2 km | D15 | $1,385 psf |
| SIN CHUAN GARDEN | 1.2 km | D14 | $1,665 psf |
| CHIANG'S COURT | 1.2 km | D15 | — |
| EASTBAY | 1.2 km | D15 | $1,528 psf |
| CRESCENDO BUILDING | 1.2 km | D15 | $1,253 psf |
| DONG XING COURT | 1.3 km | D15 | — |
| EASTERN GARDEN | 1.3 km | D16 | $1,440 psf |
| FORTUNE SPRING | 1.3 km | D15 | — |
| SUNNY TERRACE | 1.3 km | D15 | — |
| EAST COAST PARK | 1.3 km | D15 | $2,035 psf |
| SPRINGVALE | 1.3 km | D15 | $1,470 psf |
| SPRING PARK ESTATE | 1.3 km | D16 | $1,680 psf |
| VILLAS LA VUE | 1.3 km | D15 | $707 psf |
| EAST SIGNATURE | 1.3 km | D15 | $1,400 psf |
| SIGLAP V | 1.4 km | D15 | $1,458 psf |
| LA SALLE VILLAS | 1.4 km | D15 | $1,905 psf |
| EASTERN LAGOON | 1.4 km | D15 | $1,639 psf |
| SIGLAP CENTRE | 1.4 km | D15 | — |
| SIGLAP GARDEN | 1.4 km | D15 | $1,724 psf |
| BOWMONT CENTRE | 1.4 km | D15 | $1,287 psf |
| ELLIOT AT THE EAST COAST | 1.4 km | D15 | $1,585 psf |
| LAGUNA GREEN | 1.4 km | D16 | $1,315 psf |
| THE DOMAIN | 1.4 km | D15 | $1,629 psf |
| RICH EAST GARDEN | 1.4 km | D16 | $1,470 psf |
| VILLA MARINA | 1.4 km | D15 | $1,235 psf |
| AXIS @ SIGLAP | 1.4 km | D15 | $1,299 psf |
| LANDBAY CONDOMINIUM | 1.4 km | D16 | $1,651 psf |
| YONG SENG ESTATE | 1.4 km | D14 | $1,798 psf |
| CASA NALLUR | 1.5 km | D15 | — |
| FRANKEL ESTATE | 1.5 km | D14 | $1,872 psf |
| HUA XIN COURT | 1.5 km | D15 | $1,576 psf |
| MARINE GARDEN | 1.5 km | D15 | $1,509 psf |
| THE TAIPAN | 1.5 km | D16 | $1,250 psf |
| KIMNAN PARK | 1.5 km | D14 | $1,676 psf |
| BREEZE BY THE EAST | 1.5 km | D16 | $1,446 psf |
| TAIPAN GRAND | 1.5 km | D15 | $1,463 psf |
| DAVISVILLE | 1.5 km | D14 | — |
| TECK GUAN VILLE | 1.5 km | D16 | $1,390 psf |
| SANDERIANA | 1.5 km | D15 | $2,856 psf |
| BAYWATER | 1.5 km | D16 | $1,197 psf |
| LUCKY COURT | 1.5 km | D16 | $1,394 psf |
| THE TROPIC GARDENS | 1.5 km | D16 | $1,462 psf |
| VILLAS LAGUNA | 1.5 km | D16 | $1,329 psf |
| WATERFRONT KEY | 1.5 km | D16 | $1,441 psf |
| TERRA VILLAS | 1.6 km | D14 | $857 psf |
| THE TANAMERA | 1.6 km | D16 | $1,107 psf |
| WATERFRONT GOLD | 1.6 km | D16 | $1,442 psf |
| FINLAND GARDENS | 1.6 km | D15 | $1,593 psf |
| BAYSHORE PARK | 1.6 km | D16 | $1,230 psf |
| LAGOON VIEW | 1.6 km | D15 | $1,120 psf |
| THE SUMMIT | 1.6 km | D16 | $1,616 psf |
| FERNWOOD TERRACES | 1.6 km | D15 | $2,286 psf |
| LUCKY VILLAS | 1.6 km | D16 | — |
| THE CLEARWATER | 1.6 km | D16 | $1,206 psf |
| UNITED MANSION | 1.6 km | D15 | $1,417 psf |
| WATERFRONT WAVES | 1.6 km | D16 | $1,384 psf |
| SIGLAP COURT | 1.6 km | D15 | — |
| CASA SERENO | 1.6 km | D14 | $1,056 psf |
| UBER 388 | 1.6 km | D16 | $1,620 psf |
| EAST COAST RESIDENCES | 1.6 km | D16 | $1,545 psf |
| BAYSHORE TERRACE | 1.6 km | D16 | — |
| EASTREES | 1.6 km | D15 | $837 psf |
| LAGUNA PARK | 1.7 km | D15 | $1,177 psf |
| SENYUM RESIDENCES | 1.7 km | D14 | $1,266 psf |
| WATERFRONT ISLE | 1.7 km | D16 | $1,426 psf |
| FERNWOOD TOWERS | 1.7 km | D15 | $1,641 psf |
| HUA YU MANSION | 1.7 km | D14 | — |
| PARKLEIGH COURT | 1.7 km | D15 | — |
| THE BAYCOURT | 1.7 km | D16 | $1,523 psf |
| PALMVILLE TERRACE | 1.7 km | D15 | — |
| RIVIERE | 1.7 km | D3 | $2,847 psf |
| VACANZA @ EAST | 1.7 km | D14 | $1,392 psf |
| KEMBANGAN VILLAS | 1.7 km | D14 | $1,410 psf |
| AQUARIUS BY THE PARK | 1.7 km | D16 | $1,156 psf |
| THE TRUMPS | 1.7 km | D14 | $1,450 psf |
| LEVENUE | 1.8 km | D14 | $1,568 psf |
| RIVIERA RESIDENCES | 1.8 km | D16 | $1,715 psf |
| ESCADA VIEW | 1.8 km | D14 | $1,062 psf |
| SEASIDE PARK | 1.8 km | D15 | $2,083 psf |
| BEAU VISTA | 1.8 km | D14 | $1,048 psf |
| BEDOK COURT | 1.8 km | D16 | $977 psf |
| TANAMERA CREST | 1.8 km | D16 | $1,008 psf |
| COSTA DEL SOL | 1.8 km | D16 | $1,677 psf |
| PARBURY HILL CONDOMINIUM | 1.8 km | D16 | $1,509 psf |
| TANAH MERAH GREEN | 1.8 km | D16 | $1,231 psf |
| THE TREELINE | 1.8 km | D15 | $1,405 psf |
| CAYMAN RESIDENCES | 1.8 km | D15 | $3,250 psf |
| EAST MEADOWS | 1.8 km | D16 | $1,149 psf |
| GRANDEUR PARK RESIDENCES | 1.8 km | D16 | $1,814 psf |
| THE VERTE | 1.8 km | D15 | $1,338 psf |
| KINGSTON TERRACE | 1.8 km | D14 | $1,123 psf |
| PEAKVIEW ESTATE | 1.8 km | D16 | $1,773 psf |
| THE AZZURO | 1.8 km | D15 | $1,343 psf |
| URBAN VISTA | 1.8 km | D16 | $1,495 psf |
| 105 LORONG G | 1.8 km | D15 | — |
| ARCHIPELAGO | 1.8 km | D16 | $1,339 psf |
| ASTOR | 1.8 km | D14 | $1,137 psf |
| BALCON EAST | 1.8 km | D16 | $1,402 psf |
| ECO | 1.8 km | D16 | $1,447 psf |
| EIGHT @ EAST COAST | 1.8 km | D15 | $977 psf |
| KEMBANGAN PLAZA | 1.8 km | D14 | $1,319 psf |
| KEMBANGAN SUITES | 1.8 km | D14 | $1,557 psf |
| ASTORIA PARK | 1.8 km | D14 | $1,197 psf |
| D - HERITAGE APARTMENTS | 1.8 km | D14 | $1,302 psf |
| LIAN VILLAS | 1.8 km | D15 | — |
| GOLD PALM MANSIONS | 1.9 km | D15 | — |
| JERSEY LODGE | 1.9 km | D15 | $1,245 psf |
| SEASIDE RESIDENCES | 1.9 km | D15 | $2,201 psf |
| VENEZIO | 1.9 km | D16 | $1,172 psf |
| LI TONG GARDENS | 1.9 km | D15 | $1,829 psf |
| CATHAY GARDEN | 1.9 km | D15 | $2,644 psf |
| KEMBANGAN COURT | 1.9 km | D14 | $1,202 psf |
| SEA PAVILION RESIDENCES | 1.9 km | D16 | $2,170 psf |
| BLISS RESIDENCES | 1.9 km | D14 | $1,409 psf |
| CANARY VILLE | 1.9 km | D15 | $1,642 psf |
| E-SPACE | 1.9 km | D15 | $1,564 psf |
| EAST TUDOR | 1.9 km | D16 | $1,664 psf |
| ROMAN TERRACE | 1.9 km | D15 | $1,230 psf |
| SUNNYVALE RESIDENCES | 1.9 km | D15 | $1,582 psf |
| D'GALLERY | 1.9 km | D14 | $1,613 psf |
| CASTLE LOFT | 1.9 km | D15 | $1,464 psf |
| EAST BAY GARDENS | 1.9 km | D15 | $924 psf |
| STARVILLE | 1.9 km | D14 | $1,238 psf |
| COASTAL VILLAS | 1.9 km | D16 | $1,033 psf |
| LA VIDA @ 130 | 1.9 km | D15 | $1,364 psf |
| LOTUS VILLE | 1.9 km | D15 | $909 psf |
| MANDARIN GARDENS | 1.9 km | D15 | $1,263 psf |
| SCENECA RESIDENCE | 1.9 km | D16 | $2,084 psf |
| THE CALYPSO | 1.9 km | D16 | $1,515 psf |
| EASTERN GROVE | 1.9 km | D16 | $1,469 psf |
| ESPIRA SUITES | 1.9 km | D15 | $1,524 psf |
| GOLDLEAF GARDENS | 1.9 km | D15 | $2,350 psf |
| GROSVENOR VIEW | 1.9 km | D14 | $1,228 psf |
| PROSPERO VILLE | 1.9 km | D15 | $1,233 psf |
| D' PALMA | 1.9 km | D14 | $1,284 psf |
| SUNNY PARC | 1.9 km | D15 | $1,345 psf |
| THE AMBRA | 1.9 km | D15 | $1,397 psf |
| LIVINGSTON MANSIONS | 2 km | D15 | $1,255 psf |
| SILAHIS APARTMENTS | 2 km | D15 | $1,413 psf |
| SMAILING COURT | 2 km | D14 | — |
| TELOK KURAU MANSIONS | 2 km | D15 | — |
| TREESCAPE | 2 km | D15 | $1,645 psf |
| COASTARINA | 2 km | D15 | $1,778 psf |
| GOLD LEAF MANSIONS | 2 km | D15 | $1,394 psf |
| THE BAYSHORE | 2 km | D16 | $1,232 psf |
| CASA MERAH | 2 km | D16 | $1,343 psf |
| FENARA COURT | 2 km | D15 | — |
| OCEAN PARK | 2 km | D15 | $1,763 psf |
| PINEHURST CONDOMINIUM | 2 km | D15 | $1,371 psf |
| THE LUCENT | 2 km | D15 | $1,523 psf |
Family-Friendly Condos (3BR+ Available)
Condos near Temasek Primary School with 3-bedroom or larger units suitable for families.
| Condo | Distance | District |
|---|---|---|
| BEDOK RESIDENCES | 200m | D16 |
| SKY EDEN@BEDOK | 430m | D16 |
| OPERA ESTATE | 490m | D15 |
| MANILA GARDENS | 730m | D15 |
| PARK EAST | 760m | D15 |
| EASTWOOD GARDENS | 800m | D15 |
| GEMINI APARTMENTS | 850m | D15 |
| SIGLAP PARK | 850m | D15 |
| CASA FIDELIO | 890m | D15 |
| FLAMINGO VALLEY | 900m | D15 |
The private condos list ranked by distance to Temasek 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 Temasek 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 Temasek Primary School?
How is the distance to Temasek 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 Temasek 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 Temasek 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.