Proximity to Xinmin Secondary 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 Secondary 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 Secondary 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: Xinmin Secondary School (Secondary)
- Condos within 1km: 142
- Condos within 2km: 235
- Family-friendly (3BR+): 10
Condos Within 1km
Condos within the priority admission zone (1km) of Xinmin Secondary School.
| Condo | Distance | District | Tenure | Avg PSF |
|---|---|---|---|---|
| INFINIUM | 10m | D19 | Freehold | $752 psf |
| RICH.RESIDENCE | 20m | D19 | Freehold | $836 psf |
| 21 RICHARDS | 50m | D19 | — | $1,558 psf |
| LOWLAND VIEW | 120m | D19 | Freehold | $1,864 psf |
| TREASURE GARDENS | 140m | D19 | Freehold | $1,154 psf |
| PARRY COURT | 210m | D19 | 999 yrs lease commencing from 1886 | $831 psf |
| ROSYTH RESIDENCE | 240m | D19 | 999 yrs lease commencing from 1886 | $1,338 psf |
| KOVAN GARDENS | 250m | D19 | Freehold | $1,678 psf |
| LOWLAND TERRACE | 260m | D19 | Freehold | $1,995 psf |
| GILLENIA | 260m | D19 | 999 yrs lease commencing from 1886 | $1,181 psf |
| FORTUNA GARDEN | 260m | D19 | Freehold | $2,021 psf |
| PALM GROVE TERRACE | 280m | D19 | 999 yrs lease commencing from 1878 | $2,084 psf |
| GLASGOW RESIDENCE | 280m | D19 | 999 yrs lease commencing from 1886 | $1,371 psf |
| FORTUNA GARDENS | 280m | D19 | 999 yrs lease commencing from 1883 | $1,921 psf |
| ISUITES @ PALM | 290m | D19 | 999 yrs lease commencing from 1878 | $1,375 psf |
| DA SILVA VILLAS | 290m | D19 | Freehold | $2,070 psf |
| BLISS@KOVAN | 300m | D19 | Freehold | $1,465 psf |
| HIGHLAND CONDOMINIUM | 330m | D19 | Freehold | $1,105 psf |
| BREEZY MANSIONS | 340m | D19 | 999 yrs lease commencing from 1886 | $1,349 psf |
| JADE GARDEN | 340m | D10 | Freehold | $1,711 psf |
| HIGHLAND COTTAGES | 350m | D19 | Freehold | $1,237 psf |
| 3@SANDILANDS | 350m | D19 | — | $1,276 psf |
| THE SILVA GARDENS | 350m | D19 | — | — |
| SANDILANDS RESIDENCES | 380m | D19 | 999 yrs lease commencing from 1886 | $1,888 psf |
| D' SILVA TERRACE | 380m | D19 | — | — |
| KOVAN GARDEN | 390m | D19 | — | — |
| TREASURE MANSIONS | 390m | D19 | Freehold | $1,177 psf |
| SIMON TERRACE | 390m | D19 | — | — |
| PALM GROVE CONDOMINIUM | 400m | D19 | 999 yrs lease commencing from 1878 | $1,362 psf |
| PALM GROVE REGENCY | 400m | D19 | 999 yrs lease commencing from 1878 | $867 psf |
| JADE VINE GARDENS | 400m | D19 | 999 yrs lease commencing from 1883 | $1,912 psf |
| PALM HAVEN | 420m | D19 | 999 yrs lease commencing from 1876 | $1,324 psf |
| SUMMER SCENT | 420m | D19 | 999 yrs lease commencing from 1883 | $1,184 psf |
| SIMON PLAZA | 430m | D19 | Freehold | $1,298 psf |
| PARRYVILLE | 430m | D19 | 999 yrs lease commencing from 1883 | $2,007 psf |
| KOVAN ESQUIRE | 440m | D19 | Freehold | $1,430 psf |
| SOVEREIGN @ SIMON | 440m | D19 | — | — |
| KOVAN CREST | 450m | D19 | Freehold | $1,340 psf |
| PHILLIPS RESIDENCE | 450m | D19 | 999 yrs lease commencing from 1886 | $713 psf |
| JANSEN SPRING | 460m | D19 | — | — |
| JEWEL @ CHUAN HOE | 460m | D19 | 999 yrs lease commencing from 1886 | $634 psf |
| JANSEN 8 | 470m | D19 | Freehold | $816 psf |
| THE TOP RESIDENCE | 470m | D19 | 999 yrs lease commencing from 1884 | $978 psf |
| FONTAINE PARRY | 470m | D19 | 999 yrs lease commencing from 1877 | $1,341 psf |
| MINT RESIDENCES @ JANSEN | 480m | D19 | 999 yrs lease commencing from 1878 | $1,170 psf |
| RESIDENCES @ JANSEN | 480m | D19 | 999 yrs lease commencing from 1876 | $1,197 psf |
| KOVAN RESIDENCES | 480m | D19 | 99 yrs lease commencing from 2007 | $1,559 psf |
| GLASGOW TERRACE | 480m | D19 | — | — |
| KOVAN JEWEL | 490m | D19 | Freehold | $2,140 psf |
| PARK RESIDENCES KOVAN | 490m | D19 | Freehold | $1,770 psf |
| CHEN JING JUE MANSIONS | 490m | D19 | — | — |
| KOVANA | 510m | D19 | Freehold | $1,267 psf |
| JANSEN VIEW | 510m | D19 | — | — |
| JANSEN 28 | 510m | D19 | 999 yrs lease commencing from 1876 | $1,121 psf |
| KOVAN REGENCY | 510m | D19 | 99 yrs lease commencing from 2012 | $1,666 psf |
| KOVAN MELODY | 520m | D19 | 99-year leasehold | $1,478 psf |
| ONEROBEY | 530m | D19 | 999 yrs lease commencing from 1875 | $1,400 psf |
| 57 @ KOVAN | 550m | D19 | — | $1,240 psf |
| SANCTUARY @ 813 | 560m | D19 | Freehold | $1,370 psf |
| KOVAN APARTMENTS | 560m | D19 | Freehold | $950 psf |
| FLORENCE GROVE | 560m | D19 | Freehold | $2,131 psf |
| FLORENCE TERRACE | 560m | D19 | 999 yrs lease commencing from 1875 | $1,335 psf |
| GRAND REGALIA | 570m | D19 | Freehold | $1,031 psf |
| WATER VILLAS | 570m | D19 | Freehold | $819 psf |
| LANGE 28 | 570m | D19 | 999 yrs lease commencing from 1878 | $1,095 psf |
| FIORENZA | 570m | D19 | Freehold | $1,302 psf |
| JANSEN HOUSE | 580m | D19 | 999 yrs lease commencing from 1876 | $2,044 psf |
| ISUITES @ TANI | 580m | D19 | 999 yrs lease commencing from 1883 | $1,376 psf |
| PIN MANSIONS | 590m | D19 | Freehold | $1,339 psf |
| PRINCETON VALE | 590m | D19 | 99 yrs lease commencing from 1996 | $1,352 psf |
| CHARLTON 18 | 600m | D19 | Freehold | $956 psf |
| POH HUAT GARDENS | 610m | D19 | 999 yrs lease commencing from 1883 | $1,439 psf |
| HILLSIDE MANSIONS | 620m | D19 | Freehold | $1,277 psf |
| FORTUNA HILL | 620m | D19 | 999 yrs lease commencing from 1876 | $1,830 psf |
| SUITES @ KOVAN | 630m | D19 | Freehold | $1,560 psf |
| GLASGOW GREEN | 630m | D19 | 999 yrs lease commencing from 1876 | $2,077 psf |
| THE COURTYARD | 630m | D19 | Freehold | $1,287 psf |
| PARRY PARK | 650m | D19 | 999 yrs lease commencing from 1877 | $2,018 psf |
| D'PAVILION | 660m | D19 | Freehold | $1,372 psf |
| LEGEND @ JANSEN | 660m | D19 | 999 yrs lease commencing from 1876 | $1,244 psf |
| JAZZ RESIDENCES | 660m | D19 | Freehold | $981 psf |
| NOUVELLE PARK | 660m | D19 | Freehold | $1,279 psf |
| PARK VILLAS | 660m | D19 | 99 yrs lease commencing from 1994 | $1,373 psf |
| FOH PIN GARDEN | 670m | D19 | Freehold | $2,079 psf |
| CHARLTON VILLAS | 670m | D19 | Freehold | $1,109 psf |
| FLORENCE GARDENS | 670m | D19 | 947 yrs lease commencing from 1934 | $1,730 psf |
| HENLEY GARDENS | 680m | D19 | 99 yrs lease commencing from 1996 | $1,262 psf |
| CHARLTON RESIDENCES | 690m | D19 | Freehold | $592 psf |
| STARS OF KOVAN | 690m | D19 | 99 yrs lease commencing from 2015 | $1,796 psf |
| D'ZIRE | 690m | D19 | 999 yrs lease commencing from 1875 | $1,379 psf |
| HILBRE28 | 700m | D19 | 999 yrs lease commencing from 1876 | $1,501 psf |
| THE OLD HOUSE | 700m | D19 | Freehold | $1,226 psf |
| PARRY GREEN | 700m | D19 | 99 yrs lease commencing from 1996 | $1,333 psf |
| THE FLORENTINE | 700m | D19 | 947 yrs lease commencing from 1934 | $1,197 psf |
| NANYANG PARK | 710m | D19 | 999 yrs lease commencing from 1881 | $1,473 psf |
| SANFORD PARK | 720m | D19 | Freehold | $2,048 psf |
| KJ MANSION | 720m | D19 | — | — |
| CHARLTON CORNER | 740m | D19 | Freehold | $1,023 psf |
| D'HIRO@HILLSIDE | 740m | D19 | 999 yrs lease commencing from 1876 | $1,228 psf |
| THE WATERLINE | 740m | D19 | Freehold | $1,280 psf |
| HIGHLAND ROW | 750m | D19 | Freehold | $1,544 psf |
| ROSYTH LODGE | 750m | D19 | 999 yrs lease commencing from 1886 | $1,236 psf |
| 3@PHILLIPS | 750m | D19 | — | $1,182 psf |
| PARKWOOD RESIDENCES | 760m | D19 | 99 yrs lease commencing from 2018 | $1,562 psf |
| HILLSGROVE | 770m | D19 | 999 yrs lease commencing from 1878 | $734 psf |
| THE MORNING GLORY | 770m | D19 | Freehold | $1,219 psf |
| VINA LODGE | 770m | D19 | Freehold | $1,092 psf |
| LEITH PARK | 770m | D19 | Freehold | $1,538 psf |
| YIO CHU KANG TERRACE | 780m | D19 | Freehold | $2,210 psf |
| ROSYTH VILLE | 780m | D19 | 999 yrs lease commencing from 1886 | $1,145 psf |
| HARMONY @ 1A | 780m | D19 | Freehold | $1,218 psf |
| CHARLTON 27 | 790m | D19 | Freehold | $743 psf |
| RESIDENCES BOTANIQUE | 790m | D19 | Freehold | $1,432 psf |
| TAI PENG GARDENS | 790m | D19 | Freehold | $1,842 psf |
| LEITH GROVE | 800m | D19 | Freehold | $1,078 psf |
| THE FLORENCE RESIDENCES | 800m | D19 | 99 yrs lease commencing from 2018 | $1,746 psf |
| WEMBLY RESIDENCES | 810m | D19 | Freehold | $1,313 psf |
| THE STRADIA | 810m | D19 | Freehold | $916 psf |
| ONE ROSYTH | 810m | D19 | 999 yrs lease commencing from 1886 | $1,217 psf |
| LE ROYCE @ LEITH PARK | 820m | D19 | Freehold | $743 psf |
| TERRASSE | 820m | D19 | 99 yrs lease commencing from 2010 | $1,330 psf |
| CHARLTON PARK | 840m | D19 | Freehold | $1,665 psf |
| SURIN VILLAS | 850m | D19 | Freehold | $622 psf |
| SAI HO BUILDING | 850m | D19 | — | — |
| ONE SURIN | 870m | D19 | Freehold | $835 psf |
| KOVAN PRIMERA | 870m | D19 | Freehold | $1,274 psf |
| HIGHLAND CENTRE | 870m | D19 | Freehold | $956 psf |
| BRIGHTON VIEW | 880m | D19 | — | — |
| SERANGOON GARDEN VIEW | 880m | D19 | 999 yrs lease commencing from 1879 | $1,098 psf |
| SPAZIO @ KOVAN | 890m | D19 | Freehold | $1,429 psf |
| THE SILVER SPURZ | 900m | D19 | Freehold | $1,007 psf |
| VIBES @ KOVAN | 910m | D19 | Freehold | $1,448 psf |
| SURIN GARDENS | 920m | D19 | Freehold | $2,212 psf |
| KOVAN 81 | 920m | D19 | 999 yrs lease commencing from 1878 | $1,084 psf |
| ICB SHOPPING CENTRE | 920m | D19 | — | — |
| STADIA | 920m | D19 | Freehold | $1,378 psf |
| CAMBIO SUITES | 930m | D19 | Freehold | $1,342 psf |
| AFFINITY AT SERANGOON | 940m | D19 | 99 yrs lease commencing from 2018 | $1,699 psf |
| THE TEMBUSU | 950m | D19 | Freehold | $1,812 psf |
| SPACE @ KOVAN | 960m | D19 | Freehold | $1,434 psf |
| CHEPSTOW VILLE | 990m | D19 | 999 yrs lease commencing from 1953 | $845 psf |
| UPPER SERANGOON SHOPPING CENTRE | 1 km | D19 | Freehold | $1,080 psf |
Condos 1\u{2013}2km Away
| Condo | Distance | District | Avg PSF |
|---|---|---|---|
| CASA CAMBIO | 1.1 km | D19 | $1,548 psf |
| CASA RIVIERA | 1.1 km | D19 | $1,236 psf |
| CENTRAL VIEW | 1.1 km | D19 | $1,131 psf |
| THE PROMENADE@PELIKAT | 1.1 km | D19 | $1,310 psf |
| FORTUNE PARK | 1.1 km | D19 | $1,250 psf |
| MARLENE VILLE | 1.1 km | D19 | $1,165 psf |
| TRILIVE | 1.1 km | D19 | $1,724 psf |
| PARKWOOD COLLECTION | 1.2 km | D19 | $795 psf |
| PEOPLE'S GARDEN | 1.2 km | D19 | $1,709 psf |
| KOVAN GRANDEUR | 1.2 km | D19 | $1,384 psf |
| HUNDRED PALMS RESIDENCES | 1.2 km | D19 | $1,839 psf |
| URBAN RESIDENCES | 1.3 km | D19 | $1,386 psf |
| FOREST WOODS | 1.3 km | D19 | $1,888 psf |
| THE GARDEN RESIDENCES | 1.3 km | D19 | $1,809 psf |
| SUMMER GROVE | 1.3 km | D19 | $2,212 psf |
| WATER TERRACE | 1.3 km | D19 | $1,095 psf |
| TANGERINE GROVE | 1.3 km | D19 | $1,446 psf |
| SUITES @ PAYA LEBAR | 1.3 km | D19 | $1,525 psf |
| CERELIA VISTA | 1.3 km | D19 | $655 psf |
| BRIGHTON CREST | 1.3 km | D19 | $1,459 psf |
| THE MINTON | 1.3 km | D19 | $1,367 psf |
| CHERRYHILL | 1.4 km | D19 | $1,371 psf |
| PLACE-8 | 1.4 km | D19 | $943 psf |
| SOLARIS RESIDENCES | 1.4 km | D19 | $831 psf |
| EVANIA | 1.4 km | D19 | $1,343 psf |
| AFFLUENCE COURT | 1.4 km | D19 | $1,092 psf |
| CHUAN GARDEN | 1.4 km | D19 | $1,396 psf |
| CHERRY GARDENS | 1.4 km | D19 | $1,002 psf |
| ULTIMATE TERRACE | 1.4 km | D19 | — |
| PRESTIGE POINT | 1.4 km | D19 | $1,574 psf |
| GRACE PARK | 1.4 km | D19 | $1,706 psf |
| CAIFU VIEW | 1.4 km | D19 | $2,329 psf |
| VERDANA VILLAS | 1.4 km | D19 | $832 psf |
| TAI YUAN GARDEN | 1.4 km | D19 | $1,629 psf |
| REGENTVILLE | 1.4 km | D19 | $982 psf |
| LA BELLE | 1.4 km | D19 | $1,144 psf |
| GOLDEN CHUAN VILLE | 1.4 km | D19 | $1,636 psf |
| HAI SING PARK | 1.4 km | D19 | $1,627 psf |
| NAUNG RESIDENCE | 1.4 km | D19 | $1,467 psf |
| KENSINGTON PARK CONDOMINIUM | 1.5 km | D19 | $1,552 psf |
| TRUSSVILLE | 1.5 km | D19 | $995 psf |
| ROSALIA PARK | 1.5 km | D19 | $1,151 psf |
| MIRAMAR GARDENS | 1.5 km | D19 | $1,839 psf |
| JADE RESIDENCES | 1.5 km | D19 | $1,585 psf |
| THE MORRIS RESIDENCES | 1.5 km | D19 | $857 psf |
| LLYN GARDENS | 1.5 km | D19 | $1,838 psf |
| SUMMER PLACE | 1.5 km | D19 | $1,655 psf |
| MACHUAN TERRACE | 1.5 km | D19 | $2,141 psf |
| SERANGOON GARDEN ESTATE | 1.5 km | D19 | $1,735 psf |
| ASTON GREEN | 1.5 km | D19 | $676 psf |
| BOUNDARY GARDENS | 1.6 km | D19 | — |
| SILVER HILL | 1.6 km | D19 | $1,954 psf |
| VILLA PONDER ROSA | 1.6 km | D19 | $1,661 psf |
| YIKAI COURT | 1.6 km | D19 | $1,123 psf |
| PARC VERA | 1.6 km | D19 | $1,257 psf |
| CHUAN SEVEN | 1.6 km | D19 | — |
| FENGLI GARDENS | 1.6 km | D19 | $1,729 psf |
| CHUAN VILLE | 1.6 km | D19 | $1,451 psf |
| LA QUINTA PARK | 1.6 km | D19 | $1,660 psf |
| CHUAN TERRACE | 1.6 km | D19 | $1,770 psf |
| COLCHESTER PARK | 1.6 km | D19 | $2,264 psf |
| CHUAN YUAN | 1.6 km | D19 | $1,786 psf |
| ARDISIA GARDENS | 1.6 km | D19 | $1,423 psf |
| TAI KENG VILLAS | 1.7 km | D19 | $1,313 psf |
| CHUAN VISTA | 1.7 km | D19 | — |
| 8 ON CHUAN | 1.7 km | D19 | $1,731 psf |
| FRAGRANT GARDENS | 1.7 km | D19 | $1,266 psf |
| RAYA GARDEN | 1.7 km | D19 | $1,677 psf |
| CHUAN GREEN | 1.7 km | D19 | $1,424 psf |
| URBAN VILLAS | 1.7 km | D19 | $650 psf |
| THE VUE | 1.7 km | D19 | $1,532 psf |
| GABRIEL VILLAS | 1.7 km | D19 | $869 psf |
| TAI KENG GARDENS | 1.7 km | D19 | $1,691 psf |
| BAYOU RESIDENCE | 1.8 km | D19 | $1,241 psf |
| LA DOLCE VITA | 1.8 km | D19 | $1,538 psf |
| CASA ROSA | 1.8 km | D19 | $1,123 psf |
| THE LILIUM | 1.8 km | D19 | $2,091 psf |
| MIDTOWN RESIDENCES | 1.8 km | D19 | $1,470 psf |
| KENSINGTON SQUARE | 1.9 km | D19 | $1,482 psf |
| SUNGLADE | 1.9 km | D19 | $1,405 psf |
| GARDEN VIEW ESTATE | 1.9 km | D19 | $1,515 psf |
| CARDIFF RESIDENCE | 1.9 km | D19 | $1,428 psf |
| PAYA LEBAR GARDENS | 1.9 km | D19 | $2,398 psf |
| THE GAZANIA | 1.9 km | D19 | $2,194 psf |
| THE YARDLEY | 1.9 km | D19 | $1,610 psf |
| SUNSHINE GROVE | 1.9 km | D19 | $1,211 psf |
| GAMBIR GARDENS | 2 km | D19 | — |
| TIVOLI GARDENS | 2 km | D19 | $1,380 psf |
| BARTLEY VILLAS | 2 km | D19 | $1,238 psf |
| CLASSICAL TERRACE | 2 km | D19 | $1,282 psf |
| RINDU TERRACE | 2 km | D19 | $1,105 psf |
| LE GAMBIR | 2 km | D19 | $1,072 psf |
| GAMBIR TERRACE | 2 km | D19 | $1,379 psf |
Family-Friendly Condos (3BR+ Available)
Condos near Xinmin Secondary School with 3-bedroom or larger units suitable for families.
| Condo | Distance | District |
|---|---|---|
| INFINIUM | 10m | D19 |
| RICH.RESIDENCE | 20m | D19 |
| 21 RICHARDS | 50m | D19 |
| LOWLAND VIEW | 120m | D19 |
| TREASURE GARDENS | 140m | D19 |
| PARRY COURT | 210m | D19 |
| ROSYTH RESIDENCE | 240m | D19 |
| KOVAN GARDENS | 250m | D19 |
| LOWLAND TERRACE | 260m | D19 |
| GILLENIA | 260m | D19 |
The private condos list ranked by distance to Xinmin Secondary 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 Xinmin Secondary 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 Xinmin Secondary School?
How is the distance to Xinmin Secondary 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 Xinmin Secondary 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 Xinmin Secondary 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.