Proximity to Xcl World Academy 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 Xcl World Academy 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 Xcl World Academy.
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: XCL World Academy (International)
- Condos within 1km: 2
- Cheapest recorded entry within 1km: $630,000
- Within-1km avg PSF vs district: +9.0%
Location Map
Map shows XCL World Academy (centre) with nearby condos, to gauge distance and route.
- XCL World Academy
- NORTH PARK RESIDENCES
- NINE RESIDENCES
What Proximity Means Here
XCL World Academy is an international school, so MOE’s P1 1km priority does not apply. Proximity here is about a shorter school run and the expat-family convenience of clustering near the campus and its bus routes.
Cheapest Units Within 1km
The most affordable way into XCL World Academy’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 |
|---|---|---|---|---|---|
| NORTH PARK RESIDENCES | 170m | $630,000 | $1,376 psf | $1,730 psf | 99 yrs lease commencing from 2015 |
| NINE RESIDENCES | 780m | $630,000 | $1,099 psf | $1,253 psf | 99 yrs lease commencing from 2013 |
All Condos Within 1km
Every condominium within the nearby zone (within 1km) of XCL World Academy, closest first.
| Condo | Distance | District | Tenure | Avg PSF | Walkability |
|---|---|---|---|---|---|
| NORTH PARK RESIDENCES | 170m | D27 | 99 yrs lease commencing from 2015 | $1,730 psf | 100/100 |
| NINE RESIDENCES | 780m | D27 | 99 yrs lease commencing from 2013 | $1,253 psf | 90/100 |
Condos 1–2km Away
Condominiums between 1km and 2km from XCL World Academy.
| Condo | Distance | District | Tenure | Avg PSF |
|---|---|---|---|---|
| SYMPHONY SUITES | 1.1 km | D27 | 99 yrs lease commencing from 2014 | $1,249 psf |
| THE WISTERIA | 1.2 km | D27 | 99 yrs lease commencing from 2015 | $1,310 psf |
| SEMBAWANG COTTAGE | 1.2 km | D27 | Freehold | $792 psf |
| NORTH GAIA | 1.2 km | D27 | 99 yrs lease commencing from 2021 | $1,312 psf |
| PLATINA GARDENS | 1.3 km | D27 | Freehold | $1,518 psf |
| 1 CANBERRA | 1.3 km | D27 | — | $1,105 psf |
| EIGHT COURTYARDS | 1.3 km | D27 | 99 yrs lease commencing from 2010 | $1,202 psf |
| GOODLINK PARK | 1.4 km | D27 | Freehold | $1,244 psf |
| SEMBAWANG PARK | 1.4 km | D27 | 953 yrs lease commencing from 1931 | $1,156 psf |
| THE CANOPY | 1.4 km | D27 | 99 yrs lease commencing from 2010 | $1,029 psf |
| YISHUN EMERALD | 1.4 km | D27 | 99 yrs lease commencing from 1998 | $942 psf |
| LILYDALE | 1.4 km | D27 | 99 yrs lease commencing from 2000 | $840 psf |
| NORTHWOOD | 1.4 km | D27 | Freehold | $1,100 psf |
| SEMBAWANG SPRINGS ESTATE | 1.4 km | D27 | Freehold | $1,353 psf |
| EUPHONY GARDENS | 1.5 km | D27 | 99 yrs lease commencing from 1998 | $860 psf |
| THE CRITERION | 1.5 km | D27 | 99 yrs lease commencing from 2014 | $1,267 psf |
| YISHUN SAPPHIRE | 1.5 km | D27 | 99 yrs lease commencing from 1998 | $977 psf |
| SPRING WATERS VILLAS | 1.5 km | D27 | 953 yrs lease commencing from 1931 | $1,798 psf |
| SIGNATURE AT YISHUN | 1.6 km | D27 | 99 yrs lease commencing from 2014 | $1,193 psf |
| SELETARIS | 1.6 km | D27 | Freehold | $1,163 psf |
| SKIES MILTONIA | 1.7 km | D27 | 99 yrs lease commencing from 2012 | $1,166 psf |
| THE SENSORIA | 1.7 km | D27 | Freehold | $1,059 psf |
| THE SHAUGHNESSY | 1.7 km | D27 | 99 yrs lease commencing from 2001 | $649 psf |
| THE WATERGARDENS AT CANBERRA | 1.7 km | D27 | 99 yrs lease commencing from 2020 | $1,493 psf |
| COUNTRYVIEW | 1.7 km | D27 | Freehold | $1,061 psf |
| SEMBAWANG VILLAS | 1.7 km | D27 | Freehold | $1,053 psf |
| THE COMMODORE | 1.8 km | D27 | 99 yrs lease commencing from 2020 | $1,544 psf |
| ORCHID PARK CONDOMINIUM | 1.8 km | D27 | 99 yrs lease commencing from 1991 | $924 psf |
| GOLDWOOD GARDENS | 1.8 km | D27 | Freehold | $1,052 psf |
| THE MILTONIA RESIDENCES | 1.9 km | D27 | 99 yrs lease commencing from 2010 | $1,107 psf |
Family-Friendly Condos (3BR+ Available)
Condos within 1km of XCL World Academy with a track record of 3-bedroom or larger transactions — the layouts most families actually need.
| Condo | Distance | District | Avg PSF |
|---|---|---|---|
| NORTH PARK RESIDENCES | 170m | D27 | $1,730 psf |
| NINE RESIDENCES | 780m | D27 | $1,253 psf |
Overlapping School Catchments
Sitting near several schools broadens your options and supports rental demand. Other schools whose catchment overlaps XCL World Academy:
- Yishun Primary School (Primary) — 20m
- Wellington Primary School (Primary) — 60m
- Yishun Town Secondary School (Secondary) — 60m
- Yishun Innova Junior College (Jc) — 90m
- Yishun Secondary School (Secondary) — 390m
- North View Primary School (Primary) — 620m
The private condos list ranked by distance to Xcl World Academy 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 Xcl World Academy 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 XCL World Academy?
Does living near XCL World Academy help with admission?
What is the cheapest condo near XCL World Academy?
Do condos near XCL World Academy 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.