Proximity to Xinghua 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 Xinghua 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 Xinghua 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: Xinghua Primary School (Primary)
- Condos within 1km: 70
- Condos within 2km: 205
- Family-friendly (3BR+): 10
Condos Within 1km
Condos within the priority admission zone (1km) of Xinghua Primary School.
| Condo | Distance | District | Tenure | Avg PSF |
|---|---|---|---|---|
| AFFINITY AT SERANGOON | 140m | D19 | 99 yrs lease commencing from 2018 | $1,699 psf |
| THE GARDEN RESIDENCES | 240m | D19 | 99 yrs lease commencing from 2017 | $1,809 psf |
| CHEPSTOW VILLE | 270m | D19 | 999 yrs lease commencing from 1953 | $845 psf |
| SERANGOON GARDEN VIEW | 350m | D19 | 999 yrs lease commencing from 1879 | $1,098 psf |
| PARKWOOD RESIDENCES | 370m | D19 | 99 yrs lease commencing from 2018 | $1,562 psf |
| KENSINGTON PARK CONDOMINIUM | 380m | D19 | 999 yrs lease commencing from 1878 | $1,552 psf |
| NANYANG PARK | 390m | D19 | 999 yrs lease commencing from 1881 | $1,473 psf |
| PARRY GREEN | 390m | D19 | 99 yrs lease commencing from 1996 | $1,333 psf |
| ONE ROSYTH | 420m | D19 | 999 yrs lease commencing from 1886 | $1,217 psf |
| ROSYTH VILLE | 420m | D19 | 999 yrs lease commencing from 1886 | $1,145 psf |
| 3@PHILLIPS | 420m | D19 | — | $1,182 psf |
| THE WATERLINE | 420m | D19 | Freehold | $1,280 psf |
| ROSYTH LODGE | 430m | D19 | 999 yrs lease commencing from 1886 | $1,236 psf |
| KJ MANSION | 460m | D19 | — | — |
| TERRASSE | 480m | D19 | 99 yrs lease commencing from 2010 | $1,330 psf |
| LEITH GROVE | 500m | D19 | Freehold | $1,078 psf |
| LE ROYCE @ LEITH PARK | 520m | D19 | Freehold | $743 psf |
| PARRY PARK | 520m | D19 | 999 yrs lease commencing from 1877 | $2,018 psf |
| LEITH PARK | 530m | D19 | Freehold | $1,538 psf |
| GLASGOW GREEN | 590m | D19 | 999 yrs lease commencing from 1876 | $2,077 psf |
| CHUAN GARDEN | 590m | D19 | Freehold | $1,396 psf |
| CHEN JING JUE MANSIONS | 600m | D19 | — | — |
| NOUVELLE PARK | 600m | D19 | Freehold | $1,279 psf |
| PHILLIPS RESIDENCE | 620m | D19 | 999 yrs lease commencing from 1886 | $713 psf |
| SERANGOON GARDEN ESTATE | 620m | D19 | Freehold | $1,735 psf |
| JEWEL @ CHUAN HOE | 650m | D19 | 999 yrs lease commencing from 1886 | $634 psf |
| BRIGHTON VIEW | 660m | D19 | — | — |
| GLASGOW TERRACE | 680m | D19 | — | — |
| LEGEND @ JANSEN | 690m | D19 | 999 yrs lease commencing from 1876 | $1,244 psf |
| SANDILANDS RESIDENCES | 690m | D19 | 999 yrs lease commencing from 1886 | $1,888 psf |
| HILBRE28 | 700m | D19 | 999 yrs lease commencing from 1876 | $1,501 psf |
| PRINCETON VALE | 700m | D19 | 99 yrs lease commencing from 1996 | $1,352 psf |
| MARLENE VILLE | 730m | D19 | Freehold | $1,165 psf |
| THE SILVER SPURZ | 740m | D19 | Freehold | $1,007 psf |
| BRIGHTON CREST | 760m | D19 | Freehold | $1,459 psf |
| GOLDEN CHUAN VILLE | 770m | D19 | Freehold | $1,636 psf |
| D'HIRO@HILLSIDE | 780m | D19 | 999 yrs lease commencing from 1876 | $1,228 psf |
| BREEZY MANSIONS | 780m | D19 | 999 yrs lease commencing from 1886 | $1,349 psf |
| TREASURE MANSIONS | 790m | D19 | Freehold | $1,177 psf |
| PARK VILLAS | 790m | D19 | 99 yrs lease commencing from 1994 | $1,373 psf |
| CHUAN TERRACE | 810m | D19 | Freehold | $1,770 psf |
| GILLENIA | 820m | D19 | 999 yrs lease commencing from 1886 | $1,181 psf |
| 3@SANDILANDS | 830m | D19 | — | $1,276 psf |
| CHUAN YUAN | 830m | D19 | 99 yrs lease commencing from 2002 | $1,786 psf |
| FONTAINE PARRY | 830m | D19 | 999 yrs lease commencing from 1877 | $1,341 psf |
| ROSYTH RESIDENCE | 840m | D19 | 999 yrs lease commencing from 1886 | $1,338 psf |
| JANSEN 28 | 850m | D19 | 999 yrs lease commencing from 1876 | $1,121 psf |
| GLASGOW RESIDENCE | 860m | D19 | 999 yrs lease commencing from 1886 | $1,371 psf |
| JANSEN HOUSE | 880m | D19 | 999 yrs lease commencing from 1876 | $2,044 psf |
| PALM HAVEN | 880m | D19 | 999 yrs lease commencing from 1876 | $1,324 psf |
| TAI YUAN GARDEN | 890m | D19 | Freehold | $1,629 psf |
| 8 ON CHUAN | 890m | D19 | 99 yrs lease commencing from 2001 | $1,731 psf |
| HUNDRED PALMS RESIDENCES | 890m | D19 | 99 yrs lease commencing from 2016 | $1,839 psf |
| PALM GROVE REGENCY | 900m | D19 | 999 yrs lease commencing from 1878 | $867 psf |
| CHUAN VILLE | 910m | D19 | 99 yrs lease commencing from 2001 | $1,451 psf |
| JADE GARDEN | 910m | D10 | Freehold | $1,711 psf |
| MINT RESIDENCES @ JANSEN | 920m | D19 | 999 yrs lease commencing from 1878 | $1,170 psf |
| RESIDENCES @ JANSEN | 920m | D19 | 999 yrs lease commencing from 1876 | $1,197 psf |
| CHUAN SEVEN | 940m | D19 | — | — |
| ISUITES @ PALM | 940m | D19 | 999 yrs lease commencing from 1878 | $1,375 psf |
| YIO CHU KANG TERRACE | 950m | D19 | Freehold | $2,210 psf |
| FORTUNA HILL | 950m | D19 | 999 yrs lease commencing from 1876 | $1,830 psf |
| PARRY COURT | 950m | D19 | 999 yrs lease commencing from 1886 | $831 psf |
| VERDANA VILLAS | 960m | D19 | Freehold | $832 psf |
| LANGE 28 | 970m | D19 | 999 yrs lease commencing from 1878 | $1,095 psf |
| POH HUAT GARDENS | 970m | D19 | 999 yrs lease commencing from 1883 | $1,439 psf |
| PALM GROVE TERRACE | 980m | D19 | 999 yrs lease commencing from 1878 | $2,084 psf |
| THE STRADIA | 990m | D19 | Freehold | $916 psf |
| CHUAN VISTA | 990m | D19 | — | — |
| CHUAN GREEN | 990m | D19 | 99 yrs lease commencing from 2001 | $1,424 psf |
Condos 1\u{2013}2km Away
| Condo | Distance | District | Avg PSF |
|---|---|---|---|
| JANSEN SPRING | 1 km | D19 | — |
| TREASURE GARDENS | 1 km | D19 | $1,154 psf |
| PARRYVILLE | 1 km | D19 | $2,007 psf |
| MACHUAN TERRACE | 1 km | D19 | $2,141 psf |
| PALM GROVE CONDOMINIUM | 1 km | D19 | $1,362 psf |
| GRACE PARK | 1 km | D19 | $1,706 psf |
| SANFORD PARK | 1.1 km | D19 | $2,048 psf |
| JANSEN 8 | 1.1 km | D19 | $816 psf |
| ONEROBEY | 1.1 km | D19 | $1,400 psf |
| HILLSIDE MANSIONS | 1.1 km | D19 | $1,277 psf |
| JADE VINE GARDENS | 1.1 km | D19 | $1,912 psf |
| RICH.RESIDENCE | 1.1 km | D19 | $836 psf |
| INFINIUM | 1.1 km | D19 | $752 psf |
| SUMMER SCENT | 1.1 km | D19 | $1,184 psf |
| REGENTVILLE | 1.1 km | D19 | $982 psf |
| D'ZIRE | 1.1 km | D19 | $1,379 psf |
| JANSEN VIEW | 1.1 km | D19 | — |
| RESIDENCES BOTANIQUE | 1.1 km | D19 | $1,432 psf |
| 21 RICHARDS | 1.1 km | D19 | $1,558 psf |
| FORTUNA GARDEN | 1.1 km | D19 | $2,021 psf |
| SUMMER PLACE | 1.1 km | D19 | $1,655 psf |
| GARDEN VIEW ESTATE | 1.2 km | D19 | $1,515 psf |
| COLCHESTER PARK | 1.2 km | D19 | $2,264 psf |
| HIGHLAND COTTAGES | 1.2 km | D19 | $1,237 psf |
| HIGHLAND CONDOMINIUM | 1.2 km | D19 | $1,105 psf |
| D' SILVA TERRACE | 1.2 km | D19 | — |
| VINA LODGE | 1.2 km | D19 | $1,092 psf |
| SOVEREIGN @ SIMON | 1.2 km | D19 | — |
| HENLEY GARDENS | 1.2 km | D19 | $1,262 psf |
| FORTUNA GARDENS | 1.2 km | D19 | $1,921 psf |
| SIMON TERRACE | 1.2 km | D19 | — |
| THE TOP RESIDENCE | 1.2 km | D19 | $978 psf |
| WEMBLY RESIDENCES | 1.2 km | D19 | $1,313 psf |
| THE MORNING GLORY | 1.2 km | D19 | $1,219 psf |
| LOWLAND VIEW | 1.2 km | D19 | $1,864 psf |
| HIGHLAND ROW | 1.2 km | D19 | $1,544 psf |
| LA QUINTA PARK | 1.2 km | D19 | $1,660 psf |
| BOUNDARY GARDENS | 1.2 km | D19 | — |
| DA SILVA VILLAS | 1.2 km | D19 | $2,070 psf |
| HAUS@SERANGOON GARDEN | 1.3 km | D19 | $1,693 psf |
| KOVAN GARDEN | 1.3 km | D19 | — |
| STADIA | 1.3 km | D19 | $1,378 psf |
| WATER VILLAS | 1.3 km | D19 | $819 psf |
| KOVAN APARTMENTS | 1.3 km | D19 | $950 psf |
| BLISS@KOVAN | 1.3 km | D19 | $1,465 psf |
| KOVAN GARDENS | 1.3 km | D19 | $1,678 psf |
| LOWLAND TERRACE | 1.3 km | D19 | $1,995 psf |
| THE SILVA GARDENS | 1.3 km | D19 | — |
| CAMBIO SUITES | 1.3 km | D19 | $1,342 psf |
| KOVAN ESQUIRE | 1.3 km | D19 | $1,430 psf |
| HIGHLAND CENTRE | 1.4 km | D19 | $956 psf |
| CASA RIVIERA | 1.4 km | D19 | $1,236 psf |
| 57 @ KOVAN | 1.4 km | D19 | $1,240 psf |
| KOVANA | 1.4 km | D19 | $1,267 psf |
| KOVAN JEWEL | 1.4 km | D19 | $2,140 psf |
| KOVAN CREST | 1.4 km | D19 | $1,340 psf |
| ISUITES @ TANI | 1.4 km | D19 | $1,376 psf |
| SANCTUARY @ 813 | 1.4 km | D19 | $1,370 psf |
| SPACE @ KOVAN | 1.4 km | D19 | $1,434 psf |
| HILLSGROVE | 1.4 km | D19 | $734 psf |
| GRAND REGALIA | 1.4 km | D19 | $1,031 psf |
| PARK RESIDENCES KOVAN | 1.4 km | D19 | $1,770 psf |
| VIBES @ KOVAN | 1.4 km | D19 | $1,448 psf |
| KOVAN PRIMERA | 1.4 km | D19 | $1,274 psf |
| BURGHLEY DRIVE | 1.4 km | D19 | $2,029 psf |
| D'PAVILION | 1.4 km | D19 | $1,372 psf |
| CASA CAMBIO | 1.5 km | D19 | $1,548 psf |
| SAI HO BUILDING | 1.5 km | D19 | — |
| ICB SHOPPING CENTRE | 1.5 km | D19 | — |
| SPAZIO @ KOVAN | 1.5 km | D19 | $1,429 psf |
| SIMON PLAZA | 1.5 km | D19 | $1,298 psf |
| THE FLORENTINE | 1.5 km | D19 | $1,197 psf |
| CARDIFF RESIDENCE | 1.5 km | D19 | $1,428 psf |
| FLORENCE GARDENS | 1.5 km | D19 | $1,730 psf |
| THE FLORENCE RESIDENCES | 1.5 km | D19 | $1,746 psf |
| KOVAN REGENCY | 1.5 km | D19 | $1,666 psf |
| FLORENCE TERRACE | 1.5 km | D19 | $1,335 psf |
| PIN MANSIONS | 1.5 km | D19 | $1,339 psf |
| CHARLTON RESIDENCES | 1.5 km | D19 | $592 psf |
| CHARLTON 18 | 1.5 km | D19 | $956 psf |
| KOVAN RESIDENCES | 1.5 km | D19 | $1,559 psf |
| FIORENZA | 1.5 km | D19 | $1,302 psf |
| KOVAN 81 | 1.6 km | D19 | $1,084 psf |
| FOH PIN GARDEN | 1.6 km | D19 | $2,079 psf |
| THE MINTON | 1.6 km | D19 | $1,367 psf |
| LUXUS HILLS | 1.6 km | D28 | $2,432 psf |
| ONE SURIN | 1.6 km | D19 | $835 psf |
| SURIN VILLAS | 1.6 km | D19 | $622 psf |
| CHARLTON VILLAS | 1.6 km | D19 | $1,109 psf |
| CHARLTON CORNER | 1.6 km | D19 | $1,023 psf |
| KOVAN MELODY | 1.6 km | D19 | $1,478 psf |
| FLORENCE GROVE | 1.6 km | D19 | $2,131 psf |
| THE COURTYARD | 1.6 km | D19 | $1,287 psf |
| UPPER SERANGOON SHOPPING CENTRE | 1.6 km | D19 | $1,080 psf |
| SURIN GARDENS | 1.6 km | D19 | $2,212 psf |
| CHARLTON 27 | 1.6 km | D19 | $743 psf |
| TAI HWAN GARDEN | 1.6 km | D19 | $1,721 psf |
| SUMMER GROVE | 1.6 km | D19 | $2,212 psf |
| SERANGOON GARDEN PARK | 1.6 km | D19 | $1,590 psf |
| CENTRAL VIEW | 1.6 km | D19 | $1,131 psf |
| JAZZ RESIDENCES | 1.6 km | D19 | $981 psf |
| BELGRAVIA VILLAS | 1.7 km | D28 | $991 psf |
| CHARLTON PARK | 1.7 km | D19 | $1,665 psf |
| SUITES @ KOVAN | 1.7 km | D19 | $1,560 psf |
| LA BELLE | 1.7 km | D19 | $1,144 psf |
| THE OLD HOUSE | 1.7 km | D19 | $1,226 psf |
| STRATTON PARK | 1.7 km | D28 | $1,251 psf |
| FOREST WOODS | 1.7 km | D19 | $1,888 psf |
| GOLDENHILL VILLAS | 1.7 km | D19 | $2,350 psf |
| STARS OF KOVAN | 1.7 km | D19 | $1,796 psf |
| HARMONY @ 1A | 1.8 km | D19 | $1,218 psf |
| BELGRAVIA GREEN | 1.8 km | D28 | $1,125 psf |
| BELGRAVIA PARK | 1.8 km | D28 | $1,489 psf |
| CHUAN PARK | 1.8 km | D19 | $2,596 psf |
| TAI PENG GARDENS | 1.8 km | D19 | $1,842 psf |
| BELGRAVIA ACE | 1.9 km | D28 | $1,086 psf |
| THE SCALA | 1.9 km | D19 | $1,729 psf |
| CHERRYHILL | 1.9 km | D19 | $1,371 psf |
| NIM COLLECTION | 1.9 km | D28 | $1,980 psf |
| NIM GARDENS | 1.9 km | D28 | $1,241 psf |
| TAI HWAN PARK | 1.9 km | D19 | $2,209 psf |
| STRATTON GREEN | 1.9 km | D28 | $1,675 psf |
| GOLDENHILL PARK CONDOMINIUM | 1.9 km | D20 | $1,949 psf |
| KELULUT HILL | 1.9 km | D28 | $1,877 psf |
| URBAN RESIDENCES | 2 km | D19 | $1,386 psf |
| THE SPRINGBLOOM | 2 km | D19 | $1,402 psf |
| KINGSGROVE | 2 km | D20 | $1,266 psf |
| ESTE VILLA | 2 km | D28 | $916 psf |
| CHERRY GARDENS | 2 km | D19 | $1,002 psf |
| THE TEMBUSU | 2 km | D19 | $1,812 psf |
| 8 @ STRATTON | 2 km | D28 | $603 psf |
| EVANIA | 2 km | D19 | $1,343 psf |
| PEOPLE'S GARDEN | 2 km | D19 | $1,709 psf |
| SUITES @ PAYA LEBAR | 2 km | D19 | $1,525 psf |
| AMARANDA GARDENS | 2 km | D19 | $1,819 psf |
Family-Friendly Condos (3BR+ Available)
Condos near Xinghua Primary School with 3-bedroom or larger units suitable for families.
| Condo | Distance | District |
|---|---|---|
| AFFINITY AT SERANGOON | 140m | D19 |
| THE GARDEN RESIDENCES | 240m | D19 |
| CHEPSTOW VILLE | 270m | D19 |
| SERANGOON GARDEN VIEW | 350m | D19 |
| PARKWOOD RESIDENCES | 370m | D19 |
| KENSINGTON PARK CONDOMINIUM | 380m | D19 |
| NANYANG PARK | 390m | D19 |
| PARRY GREEN | 390m | D19 |
| ONE ROSYTH | 420m | D19 |
| ROSYTH VILLE | 420m | D19 |
The private condos list ranked by distance to Xinghua 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 Xinghua 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 Xinghua Primary School?
How is the distance to Xinghua 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 Xinghua 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 Xinghua 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.