Proximity to Victoria 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 Victoria 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 Victoria 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: Victoria School (Secondary)
- Condos within 1km: 15
- Condos within 2km: 122
- Family-friendly (3BR+): 8
Condos Within 1km
Condos within the priority admission zone (1km) of Victoria School.
| Condo | Distance | District | Tenure | Avg PSF |
|---|---|---|---|---|
| LAGUNA PARK | 650m | D15 | 99 yrs lease commencing from 1977 | $1,177 psf |
| SEASIDE RESIDENCES | 650m | D15 | 99 yrs lease commencing from 2016 | $2,201 psf |
| LAGOON VIEW | 850m | D15 | 99 yrs lease commencing from 1977 | $1,120 psf |
| SIGLAP COURT | 870m | D15 | — | — |
| CASA NALLUR | 880m | D15 | — | — |
| ELLIOT AT THE EAST COAST | 880m | D15 | Freehold | $1,585 psf |
| HUA XIN COURT | 900m | D15 | Freehold | $1,576 psf |
| TAIPAN GRAND | 910m | D15 | Freehold | $1,463 psf |
| VILLA MARINA | 910m | D15 | 99 yrs lease commencing from 1995 | $1,235 psf |
| FERNWOOD TOWERS | 930m | D15 | Freehold | $1,641 psf |
| MANDARIN GARDENS | 950m | D15 | 99 yrs lease commencing from 1982 | $1,263 psf |
| BAYSHORE PARK | 960m | D16 | 99 yrs lease commencing from 1982 | $1,230 psf |
| EAST SIGNATURE | 970m | D15 | Freehold | $1,400 psf |
| FERNWOOD TERRACES | 990m | D15 | Freehold | $2,286 psf |
| EASTERN LAGOON | 1 km | D15 | Freehold | $1,639 psf |
Condos 1\u{2013}2km Away
| Condo | Distance | District | Avg PSF |
|---|---|---|---|
| FORTUNE SPRING | 1 km | D15 | — |
| PALMVILLE TERRACE | 1 km | D15 | — |
| DONG XING COURT | 1 km | D15 | — |
| SANDERIANA | 1.1 km | D15 | $2,856 psf |
| THE TAIPAN | 1.1 km | D16 | $1,250 psf |
| EASTBAY | 1.1 km | D15 | $1,528 psf |
| MARINE GARDEN | 1.1 km | D15 | $1,509 psf |
| CHIANG'S COURT | 1.1 km | D15 | — |
| FINLAND GARDENS | 1.1 km | D15 | $1,593 psf |
| CAMELODGE | 1.1 km | D15 | $1,276 psf |
| EAST PALM | 1.1 km | D15 | $1,515 psf |
| EIGHT @ EAST COAST | 1.1 km | D15 | $977 psf |
| LAGUNA GREEN | 1.1 km | D16 | $1,315 psf |
| NEPTUNE COURT | 1.1 km | D15 | $1,008 psf |
| AQUARINE GARDENS | 1.2 km | D15 | $1,498 psf |
| SIGLAP GARDEN | 1.2 km | D15 | $1,724 psf |
| GOODWILL COURT | 1.2 km | D15 | $1,317 psf |
| LIAN VILLAS | 1.2 km | D15 | — |
| PARKLEIGH COURT | 1.2 km | D15 | — |
| POH HENG COURT | 1.2 km | D15 | $1,378 psf |
| SIGLAP LODGE | 1.2 km | D15 | $1,432 psf |
| 77 @ EAST COAST | 1.2 km | D15 | $1,787 psf |
| CRESCENDO BUILDING | 1.2 km | D15 | $1,253 psf |
| CRESCENDO PARK | 1.2 km | D15 | $1,495 psf |
| GRACE COURT | 1.2 km | D15 | $1,245 psf |
| LANDBAY CONDOMINIUM | 1.2 km | D16 | $1,651 psf |
| THE DOMAIN | 1.2 km | D15 | $1,629 psf |
| WOO MON CHEW COURT | 1.2 km | D15 | $1,268 psf |
| CAYMAN RESIDENCES | 1.2 km | D15 | $3,250 psf |
| SUITES @ EASTCOAST | 1.2 km | D15 | $1,568 psf |
| AXIS @ SIGLAP | 1.2 km | D15 | $1,299 psf |
| SUNNY TERRACE | 1.3 km | D15 | — |
| SPRINGVALE | 1.3 km | D15 | $1,470 psf |
| JI CHANG VILLA | 1.3 km | D15 | $1,385 psf |
| COSTA DEL SOL | 1.3 km | D16 | $1,677 psf |
| SIGLAP V | 1.3 km | D15 | $1,458 psf |
| CASAFINA | 1.3 km | D16 | $1,099 psf |
| EASTREES | 1.3 km | D15 | $837 psf |
| SIGLAP CENTRE | 1.3 km | D15 | — |
| BREEZE BY THE EAST | 1.3 km | D16 | $1,446 psf |
| RICH EAST GARDEN | 1.3 km | D16 | $1,470 psf |
| UNITED MANSION | 1.4 km | D15 | $1,417 psf |
| EASTERN GARDEN | 1.4 km | D16 | $1,440 psf |
| THE HACIENDA | 1.4 km | D15 | $1,637 psf |
| THE TROPIC GARDENS | 1.4 km | D16 | $1,462 psf |
| EAST COAST PARK | 1.4 km | D15 | $2,035 psf |
| FAME COURT | 1.4 km | D15 | $1,674 psf |
| SPRING PARK ESTATE | 1.4 km | D16 | $1,680 psf |
| FIGARO GARDENS | 1.4 km | D15 | — |
| TECK GUAN VILLE | 1.4 km | D16 | $1,390 psf |
| UBER 388 | 1.4 km | D16 | $1,620 psf |
| SIGLAP PARK | 1.4 km | D15 | $2,028 psf |
| SOUTH UNION PARK | 1.4 km | D15 | $2,057 psf |
| VILLAS LAGUNA | 1.4 km | D16 | $1,329 psf |
| EVERGREEN GARDEN | 1.5 km | D16 | $1,695 psf |
| CATHAY GARDEN | 1.5 km | D15 | $2,644 psf |
| SEASIDE PARK | 1.5 km | D15 | $2,083 psf |
| EAST COAST RESIDENCES | 1.5 km | D16 | $1,545 psf |
| OCEAN PARK | 1.5 km | D15 | $1,763 psf |
| BAYSHORE TERRACE | 1.6 km | D16 | — |
| COASTARINA | 1.6 km | D15 | $1,778 psf |
| ELITE COURT | 1.6 km | D15 | $1,568 psf |
| EAST COAST HILL | 1.6 km | D16 | $1,775 psf |
| FRANKEL ESTATE | 1.6 km | D14 | $1,872 psf |
| EASTWOOD GARDENS | 1.7 km | D15 | $1,847 psf |
| ELITE RESIDENCES | 1.7 km | D15 | $817 psf |
| GEMINI APARTMENTS | 1.7 km | D15 | $1,256 psf |
| LUCKY VILLAS | 1.7 km | D16 | — |
| MANILA GARDENS | 1.7 km | D15 | $1,767 psf |
| BALCON EAST | 1.8 km | D16 | $1,402 psf |
| THE SUMMIT | 1.8 km | D16 | $1,616 psf |
| THE BAYCOURT | 1.8 km | D16 | $1,523 psf |
| VENEZIO | 1.8 km | D16 | $1,172 psf |
| GRAND DUCHESS AT ST PATRICK'S | 1.8 km | D15 | $1,812 psf |
| THE AMBROSIA | 1.8 km | D15 | $1,472 psf |
| PARK EAST | 1.8 km | D15 | $1,568 psf |
| INOVA 100 | 1.8 km | D15 | — |
| TREESCAPE | 1.8 km | D15 | $1,645 psf |
| AURALIS | 1.8 km | D15 | $1,629 psf |
| OPERA ESTATE | 1.8 km | D15 | $2,058 psf |
| SEA PAVILION RESIDENCES | 1.8 km | D16 | $2,170 psf |
| SEVENTY SAINT PATRICK'S | 1.9 km | D15 | $2,126 psf |
| ST PATRICK'S RESIDENCES | 1.9 km | D15 | $1,591 psf |
| THE CALYPSO | 1.9 km | D16 | $1,515 psf |
| IVORY APARTMENTS | 1.9 km | D15 | $1,016 psf |
| THE LUCENT | 1.9 km | D15 | $1,523 psf |
| RIVIERA RESIDENCES | 1.9 km | D16 | $1,715 psf |
| BOWMONT CENTRE | 1.9 km | D15 | $1,287 psf |
| DE CASALLE | 1.9 km | D15 | $1,613 psf |
| GOLD LEAF MANSIONS | 1.9 km | D15 | $1,394 psf |
| WHITESCAPE | 1.9 km | D15 | $1,592 psf |
| BAYWIND RESIDENCES | 1.9 km | D15 | $2,113 psf |
| RIVIERE | 1.9 km | D3 | $2,847 psf |
| THE BAYSHORE | 1.9 km | D16 | $1,232 psf |
| D'SAVILLE | 1.9 km | D15 | $1,378 psf |
| EMPRADO SUITES | 1.9 km | D15 | $1,514 psf |
| FLAMINGO VALLEY | 1.9 km | D15 | $1,636 psf |
| GOLDLEAF GARDENS | 1.9 km | D15 | $2,350 psf |
| TENGGIRIA | 2 km | D15 | $2,300 psf |
| RICCHEZZA | 2 km | D15 | $1,302 psf |
| THE SOUND | 2 km | D15 | $1,905 psf |
| LUCKY COURT | 2 km | D16 | $1,394 psf |
| LOTUS VILLE | 2 km | D15 | $909 psf |
| THE NCLAVE | 2 km | D15 | $1,388 psf |
| TIERRA VUE | 2 km | D15 | $1,789 psf |
| ST PATRICK'S GREEN | 2 km | D15 | $1,712 psf |
| ST PATRICK'S ROW | 2 km | D15 | $2,285 psf |
Family-Friendly Condos (3BR+ Available)
Condos near Victoria School with 3-bedroom or larger units suitable for families.
| Condo | Distance | District |
|---|---|---|
| LAGUNA PARK | 650m | D15 |
| SEASIDE RESIDENCES | 650m | D15 |
| LAGOON VIEW | 850m | D15 |
| ELLIOT AT THE EAST COAST | 880m | D15 |
| HUA XIN COURT | 900m | D15 |
| TAIPAN GRAND | 910m | D15 |
| VILLA MARINA | 910m | D15 |
| FERNWOOD TOWERS | 930m | D15 |
The private condos list ranked by distance to Victoria 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 Victoria 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 Victoria School?
How is the distance to Victoria 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 Victoria 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 Victoria 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.