Proximity to Townsville 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 Townsville 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 Townsville 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: Townsville Primary School (Primary)
- Condos within 1km: 30
- Condos within 2km: 188
- Family-friendly (3BR+): 10
Condos Within 1km
Condos within the priority admission zone (1km) of Townsville Primary School.
| Condo | Distance | District | Tenure | Avg PSF |
|---|---|---|---|---|
| HUNDRED PALMS RESIDENCES | 230m | D19 | 99 yrs lease commencing from 2016 | $1,839 psf |
| REGENTVILLE | 260m | D19 | 99 yrs lease commencing from 1996 | $982 psf |
| THE MINTON | 540m | D19 | 99-year leasehold | $1,367 psf |
| PARK VILLAS | 570m | D19 | 99 yrs lease commencing from 1994 | $1,373 psf |
| D'ZIRE | 590m | D19 | 999 yrs lease commencing from 1875 | $1,379 psf |
| POH HUAT GARDENS | 610m | D19 | 999 yrs lease commencing from 1883 | $1,439 psf |
| TERRASSE | 650m | D19 | 99 yrs lease commencing from 2010 | $1,330 psf |
| HENLEY GARDENS | 660m | D19 | 99 yrs lease commencing from 1996 | $1,262 psf |
| PRINCETON VALE | 670m | D19 | 99 yrs lease commencing from 1996 | $1,352 psf |
| NOUVELLE PARK | 680m | D19 | Freehold | $1,279 psf |
| ONEROBEY | 720m | D19 | 999 yrs lease commencing from 1875 | $1,400 psf |
| FONTAINE PARRY | 750m | D19 | 999 yrs lease commencing from 1877 | $1,341 psf |
| PARRY PARK | 770m | D19 | 999 yrs lease commencing from 1877 | $2,018 psf |
| THE WATERLINE | 790m | D19 | Freehold | $1,280 psf |
| PARRYVILLE | 810m | D19 | 999 yrs lease commencing from 1883 | $2,007 psf |
| PARKWOOD RESIDENCES | 840m | D19 | 99 yrs lease commencing from 2018 | $1,562 psf |
| JADE VINE GARDENS | 850m | D19 | 999 yrs lease commencing from 1883 | $1,912 psf |
| SUMMER SCENT | 850m | D19 | 999 yrs lease commencing from 1883 | $1,184 psf |
| JADE GARDEN | 870m | D10 | Freehold | $1,711 psf |
| THE TOP RESIDENCE | 880m | D19 | 999 yrs lease commencing from 1884 | $978 psf |
| SOVEREIGN @ SIMON | 890m | D19 | — | — |
| JEWEL @ CHUAN HOE | 910m | D19 | 999 yrs lease commencing from 1886 | $634 psf |
| CHEN JING JUE MANSIONS | 920m | D19 | — | — |
| PARRY GREEN | 920m | D19 | 99 yrs lease commencing from 1996 | $1,333 psf |
| THE FLORENCE RESIDENCES | 920m | D19 | 99 yrs lease commencing from 2018 | $1,746 psf |
| D' SILVA TERRACE | 930m | D19 | — | — |
| SIMON TERRACE | 950m | D19 | — | — |
| ISUITES @ TANI | 990m | D19 | 999 yrs lease commencing from 1883 | $1,376 psf |
| LUXUS HILLS | 990m | D28 | 999 yrs lease commencing from 1879 | $2,432 psf |
| THE FLORENTINE | 1 km | D19 | 947 yrs lease commencing from 1934 | $1,197 psf |
Condos 1\u{2013}2km Away
| Condo | Distance | District | Avg PSF |
|---|---|---|---|
| PARRY COURT | 1 km | D19 | $831 psf |
| AFFINITY AT SERANGOON | 1 km | D19 | $1,699 psf |
| FORTUNA GARDEN | 1 km | D19 | $2,021 psf |
| SANDILANDS RESIDENCES | 1 km | D19 | $1,888 psf |
| FLORENCE GARDENS | 1.1 km | D19 | $1,730 psf |
| FORTUNA GARDENS | 1.1 km | D19 | $1,921 psf |
| PHILLIPS RESIDENCE | 1.1 km | D19 | $713 psf |
| DA SILVA VILLAS | 1.1 km | D19 | $2,070 psf |
| NANYANG PARK | 1.1 km | D19 | $1,473 psf |
| GILLENIA | 1.1 km | D19 | $1,181 psf |
| ROSYTH RESIDENCE | 1.1 km | D19 | $1,338 psf |
| GREEN PARK | 1.1 km | D16 | $1,666 psf |
| BLISS@KOVAN | 1.2 km | D19 | $1,465 psf |
| HOUGANG GREEN | 1.2 km | D19 | $864 psf |
| THE SILVA GARDENS | 1.2 km | D19 | — |
| PIN MANSIONS | 1.2 km | D19 | $1,339 psf |
| RICH.RESIDENCE | 1.2 km | D19 | $836 psf |
| INFINIUM | 1.2 km | D19 | $752 psf |
| 3@PHILLIPS | 1.2 km | D19 | $1,182 psf |
| FLORENCE TERRACE | 1.2 km | D19 | $1,335 psf |
| BREEZY MANSIONS | 1.2 km | D19 | $1,349 psf |
| KJ MANSION | 1.2 km | D19 | — |
| GLASGOW RESIDENCE | 1.2 km | D19 | $1,371 psf |
| GLASGOW TERRACE | 1.2 km | D19 | — |
| ROSYTH LODGE | 1.2 km | D19 | $1,236 psf |
| 21 RICHARDS | 1.3 km | D19 | $1,558 psf |
| ROSYTH VILLE | 1.3 km | D19 | $1,145 psf |
| KOVAN REGENCY | 1.3 km | D19 | $1,666 psf |
| SERANGOON GARDEN VIEW | 1.3 km | D19 | $1,098 psf |
| FIORENZA | 1.3 km | D19 | $1,302 psf |
| CHEPSTOW VILLE | 1.3 km | D19 | $845 psf |
| TREASURE GARDENS | 1.3 km | D19 | $1,154 psf |
| 3@SANDILANDS | 1.3 km | D19 | $1,276 psf |
| LOWLAND TERRACE | 1.3 km | D19 | $1,995 psf |
| ONE ROSYTH | 1.3 km | D19 | $1,217 psf |
| THE GARDEN RESIDENCES | 1.3 km | D19 | $1,809 psf |
| TREASURE MANSIONS | 1.3 km | D19 | $1,177 psf |
| LOWLAND VIEW | 1.3 km | D19 | $1,864 psf |
| GLASGOW GREEN | 1.3 km | D19 | $2,077 psf |
| THE COURTYARD | 1.3 km | D19 | $1,287 psf |
| KENSINGTON PARK CONDOMINIUM | 1.3 km | D19 | $1,552 psf |
| JAZZ RESIDENCES | 1.3 km | D19 | $981 psf |
| PEOPLE'S GARDEN | 1.3 km | D19 | $1,709 psf |
| ISUITES @ PALM | 1.3 km | D19 | $1,375 psf |
| SELETAR VIEW | 1.3 km | D28 | $1,008 psf |
| LEITH GROVE | 1.4 km | D19 | $1,078 psf |
| SIMON PLAZA | 1.4 km | D19 | $1,298 psf |
| LEITH PARK | 1.4 km | D19 | $1,538 psf |
| PALM GROVE TERRACE | 1.4 km | D19 | $2,084 psf |
| LE ROYCE @ LEITH PARK | 1.4 km | D19 | $743 psf |
| PALM GROVE REGENCY | 1.4 km | D19 | $867 psf |
| KELULUT HILL | 1.4 km | D28 | $1,877 psf |
| PALM HAVEN | 1.4 km | D19 | $1,324 psf |
| HARMONY @ 1A | 1.4 km | D19 | $1,218 psf |
| LEGEND @ JANSEN | 1.4 km | D19 | $1,244 psf |
| FLORENCE GROVE | 1.4 km | D19 | $2,131 psf |
| THE GARDENS AT GERALD | 1.4 km | D28 | $833 psf |
| KOVAN RESIDENCES | 1.4 km | D19 | $1,559 psf |
| SELETAR HILLS ESTATE | 1.4 km | D28 | $1,494 psf |
| KOVAN GARDENS | 1.4 km | D19 | $1,678 psf |
| THE OLD HOUSE | 1.4 km | D19 | $1,226 psf |
| PARKWOOD COLLECTION | 1.4 km | D19 | $795 psf |
| JANSEN 28 | 1.5 km | D19 | $1,121 psf |
| HILBRE28 | 1.5 km | D19 | $1,501 psf |
| SUITES @ KOVAN | 1.5 km | D19 | $1,560 psf |
| GERALD MUGLISTON ESTATE | 1.5 km | D28 | $1,334 psf |
| MINT RESIDENCES @ JANSEN | 1.5 km | D19 | $1,170 psf |
| RESIDENCES @ JANSEN | 1.5 km | D19 | $1,197 psf |
| PALM GROVE CONDOMINIUM | 1.5 km | D19 | $1,362 psf |
| HIGHLAND CONDOMINIUM | 1.5 km | D19 | $1,105 psf |
| JANSEN HOUSE | 1.5 km | D19 | $2,044 psf |
| HIGHLAND COTTAGES | 1.5 km | D19 | $1,237 psf |
| JANSEN SPRING | 1.5 km | D19 | — |
| TAI PENG GARDENS | 1.5 km | D19 | $1,842 psf |
| MUGLISTON HILL | 1.5 km | D28 | $1,665 psf |
| D'HIRO@HILLSIDE | 1.5 km | D19 | $1,228 psf |
| BRIGHTON VIEW | 1.5 km | D19 | — |
| NAUNG RESIDENCE | 1.5 km | D19 | $1,467 psf |
| MIRAMAR GARDENS | 1.5 km | D19 | $1,839 psf |
| JANSEN 8 | 1.6 km | D19 | $816 psf |
| STARS OF KOVAN | 1.6 km | D19 | $1,796 psf |
| GREEN SPRINGS | 1.6 km | D28 | $2,269 psf |
| SILVER HILL | 1.6 km | D19 | $1,954 psf |
| D' KENARIS | 1.6 km | D28 | $1,048 psf |
| LANGE 28 | 1.6 km | D19 | $1,095 psf |
| BELGRAVIA PARK | 1.6 km | D28 | $1,489 psf |
| GERALD MUGLISTON | 1.6 km | D28 | $1,558 psf |
| KOVAN GARDEN | 1.6 km | D19 | — |
| SUMMER VILLAS | 1.6 km | D28 | $847 psf |
| FORTUNA HILL | 1.6 km | D19 | $1,830 psf |
| KOVAN MELODY | 1.6 km | D19 | $1,478 psf |
| JANSEN VIEW | 1.6 km | D19 | — |
| THE SILVER SPURZ | 1.6 km | D19 | $1,007 psf |
| JEWEL @ BUANGKOK | 1.6 km | D19 | $1,581 psf |
| GERALD GARDENS | 1.6 km | D28 | $1,398 psf |
| STRATTON PARK | 1.6 km | D28 | $1,251 psf |
| ESPARINA RESIDENCES | 1.6 km | D19 | $1,496 psf |
| EATON PARK | 1.6 km | D28 | $1,615 psf |
| SELETAR SPRINGS CONDOMINIUM | 1.6 km | D28 | $943 psf |
| KOVAN ESQUIRE | 1.7 km | D19 | $1,430 psf |
| THE TEMBUSU | 1.7 km | D19 | $1,812 psf |
| KOVAN CREST | 1.7 km | D19 | $1,340 psf |
| HILLSIDE MANSIONS | 1.7 km | D19 | $1,277 psf |
| CHUAN GARDEN | 1.7 km | D19 | $1,396 psf |
| KECHUBONG TERRACE | 1.7 km | D28 | $1,740 psf |
| GERALD RESIDENCE | 1.7 km | D28 | $1,805 psf |
| SERANGOON GARDEN ESTATE | 1.7 km | D19 | $1,735 psf |
| YIO CHU KANG TERRACE | 1.7 km | D19 | $2,210 psf |
| KOVAN JEWEL | 1.7 km | D19 | $2,140 psf |
| PARK RESIDENCES KOVAN | 1.7 km | D19 | $1,770 psf |
| MARLENE VILLE | 1.7 km | D19 | $1,165 psf |
| KOVANA | 1.7 km | D19 | $1,267 psf |
| SANFORD PARK | 1.7 km | D19 | $2,048 psf |
| KOVAN APARTMENTS | 1.7 km | D19 | $950 psf |
| THE STRADIA | 1.7 km | D19 | $916 psf |
| MIDTOWN RESIDENCES | 1.7 km | D19 | $1,470 psf |
| THE QUARTZ | 1.7 km | D19 | $1,312 psf |
| WATER VILLAS | 1.7 km | D19 | $819 psf |
| 57 @ KOVAN | 1.8 km | D19 | $1,240 psf |
| TRILIVE | 1.8 km | D19 | $1,724 psf |
| BELGRAVIA VILLAS | 1.8 km | D28 | $991 psf |
| SANCTUARY @ 813 | 1.8 km | D19 | $1,370 psf |
| FORTUNE PARK | 1.8 km | D19 | $1,250 psf |
| GRAND REGALIA | 1.8 km | D19 | $1,031 psf |
| HAI SING PARK | 1.8 km | D19 | $1,627 psf |
| SELETAR PARK RESIDENCE | 1.8 km | D28 | $1,227 psf |
| CHARLTON 18 | 1.8 km | D19 | $956 psf |
| RESIDENCES BOTANIQUE | 1.8 km | D19 | $1,432 psf |
| SENGKANG GRAND RESIDENCES | 1.8 km | D19 | $1,817 psf |
| BRIGHTON CREST | 1.8 km | D19 | $1,459 psf |
| VINA LODGE | 1.8 km | D19 | $1,092 psf |
| THE MORNING GLORY | 1.8 km | D19 | $1,219 psf |
| HIGHLAND ROW | 1.8 km | D19 | $1,544 psf |
| GOLDEN CHUAN VILLE | 1.8 km | D19 | $1,636 psf |
| BELGRAVIA ACE | 1.8 km | D28 | $1,086 psf |
| STRATTON GREEN | 1.9 km | D28 | $1,675 psf |
| D'PAVILION | 1.9 km | D19 | $1,372 psf |
| WEMBLY RESIDENCES | 1.9 km | D19 | $1,313 psf |
| CHUAN TERRACE | 1.9 km | D19 | $1,770 psf |
| BELGRAVIA GREEN | 1.9 km | D28 | $1,125 psf |
| FOH PIN GARDEN | 1.9 km | D19 | $2,079 psf |
| CHARLTON VILLAS | 1.9 km | D19 | $1,109 psf |
| CHARLTON RESIDENCES | 1.9 km | D19 | $592 psf |
| CHUAN YUAN | 1.9 km | D19 | $1,786 psf |
| THE GREENWICH | 1.9 km | D28 | $1,229 psf |
| TAI YUAN GARDEN | 1.9 km | D19 | $1,629 psf |
| KOVAN GRANDEUR | 1.9 km | D19 | $1,384 psf |
| HILLSGROVE | 1.9 km | D19 | $734 psf |
| CHARLTON CORNER | 2 km | D19 | $1,023 psf |
| 8 @ STRATTON | 2 km | D28 | $603 psf |
| 8 ON CHUAN | 2 km | D19 | $1,731 psf |
| THE TOPIARY | 2 km | D28 | $1,219 psf |
| STADIA | 2 km | D19 | $1,378 psf |
| PARC VERA | 2 km | D19 | $1,257 psf |
| HIGHLAND CENTRE | 2 km | D19 | $956 psf |
| VERDANA VILLAS | 2 km | D19 | $832 psf |
| CHUAN VILLE | 2 km | D19 | $1,451 psf |
| CHARLTON 27 | 2 km | D19 | $743 psf |
Family-Friendly Condos (3BR+ Available)
Condos near Townsville Primary School with 3-bedroom or larger units suitable for families.
| Condo | Distance | District |
|---|---|---|
| HUNDRED PALMS RESIDENCES | 230m | D19 |
| REGENTVILLE | 260m | D19 |
| THE MINTON | 540m | D19 |
| PARK VILLAS | 570m | D19 |
| D'ZIRE | 590m | D19 |
| POH HUAT GARDENS | 610m | D19 |
| TERRASSE | 650m | D19 |
| HENLEY GARDENS | 660m | D19 |
| PRINCETON VALE | 670m | D19 |
| NOUVELLE PARK | 680m | D19 |
The private condos list ranked by distance to Townsville 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 Townsville 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 Townsville Primary School?
How is the distance to Townsville 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 Townsville 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 Townsville 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.