Condos Near Xinmin Primary School

School Proximity 20 min read Last reviewed

Proximity to Xinmin 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 Xinmin 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 Xinmin 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.

TL;DR
Condos near Xinmin Primary School (Primary). 135 within 1km, 235 within 2km, from $560,000.
Key Takeaways
  • School: Xinmin Primary School (Primary)
  • Condos within 1km: 135
  • Cheapest recorded entry within 1km: $560,000
  • Within-1km avg PSF vs district: -30.2%
Condos within 1km
135
Cheapest entry
$560,000
Median PSF (1km)
$1,378 psf
Premium vs district
-30.2%
Walkability
85/100

Location Map

Map shows Xinmin Primary School (centre) with nearby condos. MOE measures the 1km/2km priority band as a straight line to the school’s central point — confirm any address on the official OneMap School Query, not a walking-route estimate.

  • Xinmin Primary School
  • FORTUNA GARDENS
  • FORTUNA GARDEN
  • RICH.RESIDENCE
  • DA SILVA VILLAS
  • INFINIUM
  • 21 RICHARDS
  • BLISS@KOVAN
  • LOWLAND VIEW
  • LOWLAND TERRACE
  • THE SILVA GARDENS
  • PARRY COURT
  • SIMON TERRACE

What the 1km Rule Actually Means

Living within 1km of Xinmin Primary School gives Singapore-citizen children the top distance-priority tier in the MOE Primary 1 (P1) ballot (Phase 2C). Three things buyers most often get wrong:

  • Distance is measured as a straight line to the school’s central point — not walking or driving distance. Verify any address on the official OneMap School Query.
  • Within 1km is not a guarantee. The most sought-after schools ballot even within the 1km citizen tier.
  • To use home-based priority you must live at the address for at least 30 months from the start of the exercise; MOE spot-checks and prosecutes false addresses.

Full mechanics — phases, balloting and the residency rule — are in the P1 registration & 1km-rule property guide.

Cheapest Units Within 1km

The most affordable way into Xinmin Primary School’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.

Cheapest condos within 1km of Xinmin Primary School
CondoDistanceCheapest (recorded)Cheapest PSFAvg PSFTenure
D'ZIRE580m$560,000$1,122 psf$1,379 psf999 yrs lease commencing from 1875
GLASGOW RESIDENCE420m$565,000$1,052 psf$1,371 psf999 yrs lease commencing from 1886
ISUITES @ TANI420m$580,000$1,250 psf$1,376 psf999 yrs lease commencing from 1883
PARK RESIDENCES KOVAN580m$585,000$1,295 psf$1,770 psfFreehold
SUITES @ KOVAN520m$595,000$1,111 psf$1,560 psfFreehold
ISUITES @ PALM440m$602,000$1,159 psf$1,376 psf999 yrs lease commencing from 1878
THE WATERLINE770m$640,000$1,004 psf$1,281 psfFreehold
TERRASSE830m$645,000$774 psf$1,334 psf99 yrs lease commencing from 2010
21 RICHARDS160m$690,000$1,290 psf$1,558 psf—
3@SANDILANDS500m$700,000$1,039 psf$1,298 psf—
SANCTUARY @ 813670m$700,000$1,310 psf$1,400 psfFreehold
RESIDENCES BOTANIQUE950m$700,000$1,126 psf$1,432 psfFreehold
THE BENTLY RESIDENCES@KOVAN520m$715,000$1,098 psf$1,470 psfFreehold
THE FLORENCE RESIDENCES640m$720,000$1,355 psf$1,751 psf99 yrs lease commencing from 2018
JANSEN 28670m$730,000$858 psf$1,121 psf999 yrs lease commencing from 1876

All Condos Within 1km

Every condominium within the priority-admission zone (1km) of Xinmin Primary School, closest first.

Condos within 1km of Xinmin Primary School
CondoDistanceDistrictTenureAvg PSFWalkability
FORTUNA GARDENS120mD19999 yrs lease commencing from 1883$1,921 psf81/100
FORTUNA GARDEN120mD19Freehold$2,021 psf81/100
RICH.RESIDENCE140mD19Freehold$836 psf81/100
DA SILVA VILLAS140mD19Freehold$2,070 psf91/100
INFINIUM150mD19Freehold$752 psf91/100
21 RICHARDS160mD19—$1,558 psf95/100
BLISS@KOVAN160mD19Freehold$1,471 psf95/100
LOWLAND VIEW170mD19Freehold$1,864 psf100/100
LOWLAND TERRACE170mD19Freehold$1,995 psf100/100
THE SILVA GARDENS200mD19——95/100
PARRY COURT200mD19999 yrs lease commencing from 1886$831 psf81/100
SIMON TERRACE240mD19——81/100
D' SILVA TERRACE240mD19——81/100
JADE GARDEN290mD10Freehold$1,711 psf81/100
JADE VINE GARDENS290mD19999 yrs lease commencing from 1883$1,912 psf81/100
KOVAN GARDENS300mD19Freehold$1,678 psf100/100
TREASURE GARDENS300mD19Freehold$1,154 psf81/100
SOVEREIGN @ SIMON300mD19——81/100
SUMMER SCENT300mD19999 yrs lease commencing from 1883$1,184 psf81/100
SIMON PLAZA330mD19Freehold$1,298 psf100/100
THE TOP RESIDENCE330mD19999 yrs lease commencing from 1884$1,031 psf81/100
PARRYVILLE330mD19999 yrs lease commencing from 1883$2,007 psf81/100
ROSYTH RESIDENCE350mD19999 yrs lease commencing from 1886$1,338 psf81/100
GILLENIA370mD19999 yrs lease commencing from 1886$1,181 psf81/100
KOVAN REGENCY380mD1999 yrs lease commencing from 2012$1,671 psf100/100
KOVAN RESIDENCES390mD1999 yrs lease commencing from 2007$1,564 psf100/100
KOVAN MELODY400mD1999-year leasehold$1,491 psf100/100
GLASGOW RESIDENCE420mD19999 yrs lease commencing from 1886$1,371 psf81/100
ISUITES @ TANI420mD19999 yrs lease commencing from 1883$1,376 psf81/100
ONEROBEY420mD19999 yrs lease commencing from 1875$1,400 psf86/100
FIORENZA430mD19Freehold$1,302 psf100/100
FONTAINE PARRY430mD19999 yrs lease commencing from 1877$1,341 psf81/100
PALM GROVE TERRACE440mD19999 yrs lease commencing from 1878$2,084 psf81/100
ISUITES @ PALM440mD19999 yrs lease commencing from 1878$1,376 psf81/100
PIN MANSIONS440mD19Freehold$1,370 psf91/100
FLORENCE GROVE450mD19Freehold$2,131 psf100/100
SANDILANDS RESIDENCES460mD19999 yrs lease commencing from 1886$1,888 psf81/100
HIGHLAND CONDOMINIUM480mD19Freehold$1,105 psf81/100
BREEZY MANSIONS480mD19999 yrs lease commencing from 1886$1,349 psf85/100
HIGHLAND COTTAGES490mD19Freehold$1,237 psf81/100
THE COURTYARD490mD19Freehold$1,287 psf96/100
3@SANDILANDS500mD19—$1,298 psf85/100
JEWEL @ CHUAN HOE500mD19999 yrs lease commencing from 1886$634 psf81/100
THE BENTLY RESIDENCES@KOVAN520mD19Freehold$1,470 psf100/100
KOVAN GARDEN520mD19——90/100
SUITES @ KOVAN520mD19Freehold$1,560 psf100/100
FLORENCE GARDENS520mD19947 yrs lease commencing from 1934$1,730 psf81/100
POH HUAT GARDENS520mD19999 yrs lease commencing from 1883$1,439 psf90/100
JAZZ RESIDENCES530mD19Freehold$981 psf96/100
PARRY PARK530mD19999 yrs lease commencing from 1877$2,044 psf74/100
TREASURE MANSIONS540mD19Freehold$1,177 psf85/100
CHEN JING JUE MANSIONS540mD19——74/100
THE FLORENTINE540mD19947 yrs lease commencing from 1934$1,197 psf81/100
FLORENCE TERRACE540mD19999 yrs lease commencing from 1875$1,335 psf81/100
KOVAN CREST550mD19Freehold$1,340 psf100/100
PALM GROVE REGENCY550mD19999 yrs lease commencing from 1878$867 psf85/100
PHILLIPS RESIDENCE550mD19999 yrs lease commencing from 1886$713 psf85/100
HENLEY GARDENS550mD1999 yrs lease commencing from 1996$1,363 psf90/100
KOVAN ESQUIRE560mD19Freehold$1,430 psf100/100
PALM GROVE CONDOMINIUM560mD19999 yrs lease commencing from 1878$1,362 psf81/100
HIGHLAND TERRACE570mD19——85/100
PALM HAVEN570mD19999 yrs lease commencing from 1876$1,324 psf85/100
PARK RESIDENCES KOVAN580mD19Freehold$1,770 psf100/100
THE OLD HOUSE580mD19Freehold$1,226 psf100/100
PRINCETON VALE580mD1999 yrs lease commencing from 1996$1,352 psf79/100
D'ZIRE580mD19999 yrs lease commencing from 1875$1,379 psf90/100
CHOON KIM HOUSE590mD19Freehold$1,468 psf100/100
MONDO MANSION BUILDING590mD19Freehold$1,144 psf100/100
STARS OF KOVAN590mD1999 yrs lease commencing from 2015$1,802 psf100/100
KOVAN JEWEL600mD19Freehold$2,140 psf90/100
JANSEN SPRING610mD19——81/100
GLASGOW TERRACE610mD19——85/100
PARK VILLAS610mD1999 yrs lease commencing from 1994$1,396 psf83/100
KOVANA630mD19Freehold$1,267 psf90/100
JANSEN 8630mD19Freehold$816 psf81/100
MINT RESIDENCES @ JANSEN640mD19999 yrs lease commencing from 1878$1,170 psf85/100
RESIDENCES @ JANSEN640mD19999 yrs lease commencing from 1876$1,197 psf85/100
THE FLORENCE RESIDENCES640mD1999 yrs lease commencing from 2018$1,751 psf81/100
HARMONY @ 1A650mD19Freehold$1,218 psf96/100
JANSEN VIEW660mD19——81/100
NOUVELLE PARK660mD19Freehold$1,279 psf74/100
SANCTUARY @ 813670mD19Freehold$1,400 psf90/100
57 @ KOVAN670mD19—$1,240 psf90/100
JANSEN 28670mD19999 yrs lease commencing from 1876$1,121 psf85/100
TAI PENG GARDENS670mD19Freehold$1,842 psf100/100
CHARLTON 18680mD19Freehold$956 psf100/100
GRAND REGALIA680mD19Freehold$1,031 psf90/100
JANSEN MANSIONS690mD19999 yrs lease commencing from 1876$1,264 psf85/100
KOVAN APARTMENTS700mD19Freehold$950 psf81/100
WATER VILLAS710mD19Freehold$819 psf81/100
LANGE 28730mD19999 yrs lease commencing from 1878$1,095 psf85/100
JANSEN HOUSE730mD19999 yrs lease commencing from 1876$2,049 psf85/100
CHARLTON VILLAS760mD19Freehold$1,109 psf90/100
GLASGOW GREEN760mD19999 yrs lease commencing from 1876$2,077 psf71/100
PARRY GREEN760mD1999 yrs lease commencing from 1996$1,333 psf67/100
FOH PIN GARDEN770mD19Freehold$2,079 psf90/100
THE WATERLINE770mD19Freehold$1,281 psf76/100
D'PAVILION780mD19Freehold$1,372 psf85/100
HILLSIDE MANSIONS780mD19Freehold$1,277 psf81/100
FORTUNA HILL780mD19999 yrs lease commencing from 1876$1,830 psf85/100
CHARLTON RESIDENCES800mD19Freehold$592 psf90/100
LEGEND @ JANSEN800mD19999 yrs lease commencing from 1876$1,244 psf78/100
NANYANG PARK800mD19999 yrs lease commencing from 1881$1,473 psf71/100
PARKWOOD RESIDENCES810mD1999 yrs lease commencing from 2018$1,562 psf76/100
THE TEMBUSU830mD19Freehold$1,820 psf86/100
KJ MANSION830mD19——71/100
TERRASSE830mD1999 yrs lease commencing from 2010$1,334 psf83/100
CHARLTON CORNER840mD19Freehold$1,023 psf90/100
HILBRE28840mD19999 yrs lease commencing from 1876$1,501 psf78/100
3@PHILLIPS860mD19—$1,182 psf71/100
ROSYTH LODGE870mD19999 yrs lease commencing from 1886$1,236 psf71/100
SANFORD PARK880mD19Freehold$2,048 psf81/100
CHARLTON 27890mD19Freehold$743 psf85/100
D'HIRO@HILLSIDE890mD19999 yrs lease commencing from 1876$1,228 psf78/100
ROSYTH VILLE890mD19999 yrs lease commencing from 1886$1,182 psf71/100
CHARLTON PARK900mD19Freehold$1,665 psf90/100
LEITH PARK900mD19Freehold$1,538 psf71/100
HILLSGROVE910mD19999 yrs lease commencing from 1878$748 psf85/100
HIGHLAND ROW910mD19Freehold$1,544 psf81/100
ONE ROSYTH920mD19999 yrs lease commencing from 1886$1,217 psf78/100
THE MORNING GLORY930mD19Freehold$1,219 psf81/100
VINA LODGE930mD19Freehold$1,092 psf81/100
ALWYN PARK930mD19Freehold$1,975 psf78/100
LEITH GROVE930mD19Freehold$1,078 psf71/100
YIO CHU KANG TERRACE940mD19Freehold$2,210 psf78/100
KUAN MING GARDENS940mD19Freehold$1,888 psf86/100
RESIDENCES BOTANIQUE950mD19Freehold$1,432 psf81/100
LE ROYCE @ LEITH PARK950mD19Freehold$743 psf71/100
WEMBLY RESIDENCES970mD19Freehold$1,313 psf81/100
THE STRADIA970mD19Freehold$916 psf85/100
FORTUNE PARK970mD19Freehold$1,250 psf86/100
SURIN VILLAS980mD19Freehold$622 psf85/100
ONE SURIN990mD19Freehold$835 psf85/100
SAI HO BUILDING990mD19——85/100
SERANGOON GARDEN VIEW990mD19999 yrs lease commencing from 1879$1,098 psf78/100

Condos 1–2km Away

Condominiums between 1km and 2km from Xinmin Primary School. Homes 1–2km away still outrank beyond-2km applicants in the citizen tier, so they remain a credible second option.

Condos 1–2km from Xinmin Primary School
CondoDistanceDistrictTenureAvg PSF
KOVAN PRIMERA1 kmD19Freehold$1,274 psf
HIGHLAND CENTRE1 kmD19Freehold$956 psf
AFFINITY AT SERANGOON1 kmD1999 yrs lease commencing from 2018$1,699 psf
PARKWOOD COLLECTION1 kmD1999 yrs lease commencing from 2017$798 psf
BRIGHTON VIEW1 kmD19——
TRILIVE1 kmD19Freehold$1,731 psf
SPAZIO @ KOVAN1 kmD19Freehold$1,429 psf
PEOPLE'S GARDEN1 kmD19999 yrs lease commencing from 1879$1,757 psf
SURIN GARDENS1 kmD19Freehold$2,212 psf
THE SILVER SPURZ1.1 kmD19Freehold$1,007 psf
KOVAN 811.1 kmD19999 yrs lease commencing from 1878$1,084 psf
ICB SHOPPING CENTRE1.1 kmD19——
VIBES @ KOVAN1.1 kmD19Freehold$1,469 psf
THE PROMENADE@PELIKAT1.1 kmD19Freehold$1,309 psf
STADIA1.1 kmD19Freehold$1,378 psf
CAMBIO SUITES1.1 kmD19Freehold$1,342 psf
PRIMO RESIDENCES1.1 kmD19Freehold$1,302 psf
SPACE @ KOVAN1.1 kmD19Freehold$1,437 psf
CHEPSTOW VILLE1.1 kmD19999 yrs lease commencing from 1953$845 psf
KOVAN GRANDEUR1.1 kmD1999 yrs lease commencing from 2010$1,379 psf
UPPER SERANGOON SHOPPING CENTRE1.1 kmD19Freehold$1,108 psf
HUNDRED PALMS RESIDENCES1.2 kmD1999 yrs lease commencing from 2016$1,842 psf
CASA CAMBIO1.2 kmD19Freehold$1,553 psf
CASA RIVIERA1.2 kmD19Freehold$1,236 psf
CENTRAL VIEW1.2 kmD1999 yrs lease commencing from 1998$1,145 psf
THE MINTON1.2 kmD1999-year leasehold$1,370 psf
MARLENE VILLE1.2 kmD19Freehold$1,186 psf
NAUNG RESIDENCE1.3 kmD19999 yrs lease commencing from 1883$1,467 psf
HAI SING PARK1.3 kmD19999 yrs lease commencing from 1876$1,627 psf
MIRAMAR GARDENS1.3 kmD19999 yrs lease commencing from 1883$1,839 psf
THE GARDEN RESIDENCES1.4 kmD1999 yrs lease commencing from 2017$1,811 psf
REGENTVILLE1.4 kmD1999 yrs lease commencing from 1996$986 psf
URBAN RESIDENCES1.4 kmD19Freehold$1,386 psf
SILVER HILL1.4 kmD19945 yrs lease commencing from 1936$1,954 psf
WATER TERRACE1.4 kmD19Freehold$1,095 psf
FOREST WOODS1.4 kmD1999 yrs lease commencing from 2016$1,896 psf
CERELIA VISTA1.4 kmD19Freehold$655 psf
TANGERINE GROVE1.4 kmD19Freehold$1,446 psf
SUITES @ PAYA LEBAR1.4 kmD19Freehold$1,525 psf
SUMMER GROVE1.4 kmD19Freehold$2,212 psf
PARC VERA1.4 kmD1999 yrs lease commencing from 2010$1,269 psf
AFFLUENCE COURT1.5 kmD19Freehold$1,092 psf
PLACE-81.5 kmD19Freehold$943 psf
SOLARIS RESIDENCES1.5 kmD19Freehold$831 psf
BRIGHTON CREST1.5 kmD19Freehold$1,459 psf
ULTIMATE TERRACE1.5 kmD19——
EVANIA1.5 kmD19Freehold$1,377 psf
CHERRYHILL1.5 kmD19Freehold$1,371 psf
CHERRY GARDENS1.5 kmD1999 yrs lease commencing from 1996$1,002 psf
CAIFU VIEW1.5 kmD19Freehold$2,329 psf
PRESTIGE POINT1.5 kmD19Freehold$1,574 psf
KENSINGTON PARK CONDOMINIUM1.5 kmD19999 yrs lease commencing from 1878$1,566 psf
TRUSSVILLE1.5 kmD19Freehold$995 psf
VERDANA VILLAS1.6 kmD19Freehold$832 psf
TAI YUAN GARDEN1.6 kmD19Freehold$1,629 psf
GOLDEN CHUAN VILLE1.6 kmD19Freehold$1,636 psf
THE MORRIS RESIDENCES1.6 kmD19Freehold$857 psf
LA BELLE1.6 kmD19Freehold$1,144 psf
ROSALIA PARK1.6 kmD19Freehold$1,151 psf
ASTON GREEN1.6 kmD19Freehold$676 psf
LLYN GARDENS1.6 kmD19Freehold$1,838 psf
JADE RESIDENCES1.6 kmD19Freehold$1,585 psf
SERANGOON GARDEN ESTATE1.6 kmD19Freehold$1,759 psf
SUMMER PLACE1.7 kmD19Freehold$1,655 psf
MACHUAN TERRACE1.7 kmD19Freehold$2,141 psf
MIDTOWN RESIDENCES1.7 kmD1999 yrs lease commencing from 2013$1,477 psf
VALVISTA1.7 kmD1999 yrs lease commencing from 2001$1,483 psf
VILLA PONDER ROSA1.7 kmD19Freehold$1,661 psf
YIKAI COURT1.7 kmD19Freehold$1,123 psf
BOUNDARY GARDENS1.7 kmD19——
CHUAN PARK (DEMOLISHED)1.7 kmD1999 yrs lease commencing from 1980$1,100 psf
THE JARDINE RESIDENCES1.7 kmD19Freehold$2,764 psf
FENGLI GARDENS1.7 kmD19Freehold$1,729 psf
CHUAN SEVEN1.7 kmD19——
CHISELHURST GREEN1.7 kmD1999 yrs lease commencing from 2001$1,492 psf
CHUAN VALE1.7 kmD1999 yrs lease commencing from 2001$1,388 psf
CHUAN VISTA II1.7 kmD1999 yrs lease commencing from 1997$1,202 psf
CHUAN VILLE1.7 kmD1999 yrs lease commencing from 2001$1,451 psf
CHUAN TERRACE1.7 kmD19Freehold$1,770 psf
TAI KENG VILLAS1.8 kmD1999 yrs lease commencing from 1996$1,313 psf
LA QUINTA PARK1.8 kmD19999 yrs lease commencing from 1877$1,660 psf
CHUAN YUAN1.8 kmD1999 yrs lease commencing from 2002$1,786 psf
RAYA GARDEN1.8 kmD19Freehold$1,677 psf
ARDISIA GARDENS1.8 kmD1999 yrs lease commencing from 1993$1,423 psf
COLCHESTER PARK1.8 kmD19999 yrs lease commencing from 1956$2,264 psf
URBAN VILLAS1.8 kmD19Freehold$650 psf
TAI KENG GARDENS1.8 kmD19Freehold$1,691 psf
CHUAN VISTA1.8 kmD19——
FRAGRANT GARDENS1.8 kmD19Freehold$1,266 psf
8 ON CHUAN1.8 kmD1999 yrs lease commencing from 2001$1,731 psf
CHUAN GREEN1.8 kmD1999 yrs lease commencing from 2001$1,424 psf
THE VUE1.8 kmD19Freehold$1,534 psf
GABRIEL VILLAS1.9 kmD1999 yrs lease commencing from 1993$869 psf
BAYOU RESIDENCE1.9 kmD19Freehold$1,241 psf
LA DOLCE VITA1.9 kmD19Freehold$1,538 psf
CASA ROSA1.9 kmD1999 yrs lease commencing from 1998$1,123 psf
THE LILIUM1.9 kmD19Freehold$2,091 psf
KENSINGTON SQUARE2 kmD19Freehold$1,482 psf
HOUGANG GREEN2 kmD1999 yrs lease commencing from 1994$864 psf
PAYA LEBAR GARDENS2 kmD19Freehold$2,398 psf

Family-Friendly Condos (3BR+ Available)

Condos within 1km of Xinmin Primary School with a track record of 3-bedroom or larger transactions — the layouts most families actually need.

Family-sized condos near Xinmin Primary School
CondoDistanceDistrictAvg PSF
FORTUNA GARDENS120mD19$1,921 psf
FORTUNA GARDEN120mD19$2,021 psf
RICH.RESIDENCE140mD19$836 psf
DA SILVA VILLAS140mD19$2,070 psf
INFINIUM150mD19$752 psf
21 RICHARDS160mD19$1,558 psf
BLISS@KOVAN160mD19$1,471 psf
LOWLAND VIEW170mD19$1,864 psf
LOWLAND TERRACE170mD19$1,995 psf
PARRY COURT200mD19$831 psf
JADE GARDEN290mD10$1,711 psf
JADE VINE GARDENS290mD19$1,912 psf

Overlapping School Catchments

A home sitting within 1km of two popular primary schools is the strongest catchment play there is — it widens your P1 options and tends to hold demand best on resale. Other schools whose catchment overlaps Xinmin Primary School:

The School-Proximity Premium

Condos within 1km of Xinmin Primary School transact at an average $1,378 psf PSF — about -30.2% below the surrounding district average of $1,973 psf.

Be honest with yourself about that premium. Rigorous studies put the pure school effect at roughly 2–4% for most schools (higher for a handful of elite catchments), and MRT access, lease decay and project age routinely move price more than the school does. Buy the home on its own merits first and treat the catchment as a bonus, not the whole thesis.

Rent vs Buy Within 1km

Some families rent within 1km purely to secure the P1 distance tier. It is legitimate, but weigh it carefully:

  • The 30-month residency rule applies to renters too — you must genuinely live at the address for about 30 months from the start of the exercise.
  • MOE runs address spot-checks and has prosecuted parents for false declarations.
  • A caregiver’s address within 1km is downgraded to the 1–2km tier — it does not buy you the top band.
  • Buying instead locks the address in permanently and captures any catchment appreciation, but ties up capital and stamp duty.
🧮Rent or buy near Xinmin Primary School? Model both with the Buy-vs-Rent calculator→

The private condos list ranked by distance to Xinmin 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 (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 Xinmin 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 within 1km of Xinmin Primary School?
There are 135 condominiums within 1km of Xinmin Primary School and 235 within 2km. The cheapest recorded entry within 1km is around $560,000.
Does living within 1km of Xinmin Primary School guarantee a Primary 1 place?
No. Living within 1km gives Singapore-citizen children the top distance-priority tier in Phase 2C, but the most oversubscribed schools still ballot even within the 1km tier. Proximity improves your odds; it does not guarantee a place.
How is the 1km distance to Xinmin Primary School measured?
MOE uses the straight-line (as-the-crow-flies) distance from your home to the school's central reference point — not walking or driving distance, and not a Google Maps estimate. Verify any specific address on the official OneMap School Query tool.
Can I rent within 1km of Xinmin Primary School just to secure priority?
You can, but the same 30-month residency rule applies to renters: you must genuinely live at the address for about 30 months from the start of the exercise. MOE runs address spot-checks and has prosecuted false declarations, and a caregiver's address within 1km is downgraded to the 1–2km tier.
Do condos near Xinmin Primary School cost more?
Condos within 1km average about $1,378 psf PSF, roughly -30.2% below the district average of $1,973 psf. The pure school effect is usually a few percent; MRT access, lease and project age often matter more.
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.

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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.

Best suited for

Best for — P1 school balloting families Families with young children Tuition-belt families International school families
Tags: Primary School Proximity

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