Condos Near Yangzheng Primary School

School Proximity Last reviewed

Proximity to Yangzheng 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 Yangzheng 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 Yangzheng 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.

By ShiokNest Data TeamUpdated
Key Takeaways
  • School: Yangzheng Primary School (Primary)
  • Condos within 1km: 107
  • Condos within 2km: 221
  • Family-friendly (3BR+): 8

Condos Within 1km

Condos within the priority admission zone (1km) of Yangzheng Primary School.

Condos within 1km of Yangzheng Primary School
CondoDistanceDistrictTenureAvg PSF
NANYANG PARK70mD19999 yrs lease commencing from 1881$1,473 psf
PARRY GREEN120mD1999 yrs lease commencing from 1996$1,333 psf
3@PHILLIPS190mD19—$1,182 psf
KJ MANSION200mD19——
PARKWOOD RESIDENCES200mD1999 yrs lease commencing from 2018$1,562 psf
ROSYTH LODGE210mD19999 yrs lease commencing from 1886$1,236 psf
PHILLIPS RESIDENCE220mD19999 yrs lease commencing from 1886$713 psf
ROSYTH VILLE230mD19999 yrs lease commencing from 1886$1,145 psf
CHEN JING JUE MANSIONS240mD19——
THE WATERLINE250mD19Freehold$1,280 psf
ONE ROSYTH260mD19999 yrs lease commencing from 1886$1,217 psf
AFFINITY AT SERANGOON270mD1999 yrs lease commencing from 2018$1,699 psf
PARRY PARK270mD19999 yrs lease commencing from 1877$2,018 psf
GLASGOW GREEN280mD19999 yrs lease commencing from 1876$2,077 psf
SERANGOON GARDEN VIEW280mD19999 yrs lease commencing from 1879$1,098 psf
JEWEL @ CHUAN HOE280mD19999 yrs lease commencing from 1886$634 psf
SANDILANDS RESIDENCES290mD19999 yrs lease commencing from 1886$1,888 psf
GLASGOW TERRACE310mD19——
LEITH PARK330mD19Freehold$1,538 psf
LEITH GROVE330mD19Freehold$1,078 psf
LE ROYCE @ LEITH PARK360mD19Freehold$743 psf
CHEPSTOW VILLE360mD19999 yrs lease commencing from 1953$845 psf
NOUVELLE PARK380mD19Freehold$1,279 psf
TERRASSE380mD1999 yrs lease commencing from 2010$1,330 psf
BREEZY MANSIONS390mD19999 yrs lease commencing from 1886$1,349 psf
LEGEND @ JANSEN400mD19999 yrs lease commencing from 1876$1,244 psf
TREASURE MANSIONS410mD19Freehold$1,177 psf
GILLENIA420mD19999 yrs lease commencing from 1886$1,181 psf
HILBRE28440mD19999 yrs lease commencing from 1876$1,501 psf
3@SANDILANDS440mD19—$1,276 psf
ROSYTH RESIDENCE440mD19999 yrs lease commencing from 1886$1,338 psf
PRINCETON VALE440mD1999 yrs lease commencing from 1996$1,352 psf
GLASGOW RESIDENCE460mD19999 yrs lease commencing from 1886$1,371 psf
JANSEN 28510mD19999 yrs lease commencing from 1876$1,121 psf
PALM HAVEN510mD19999 yrs lease commencing from 1876$1,324 psf
BRIGHTON VIEW510mD19——
PALM GROVE REGENCY520mD19999 yrs lease commencing from 1878$867 psf
FONTAINE PARRY520mD19999 yrs lease commencing from 1877$1,341 psf
D'HIRO@HILLSIDE530mD19999 yrs lease commencing from 1876$1,228 psf
ISUITES @ PALM540mD19999 yrs lease commencing from 1878$1,375 psf
JANSEN HOUSE550mD19999 yrs lease commencing from 1876$2,044 psf
PARRY COURT560mD19999 yrs lease commencing from 1886$831 psf
JADE GARDEN560mD10Freehold$1,711 psf
PARK VILLAS560mD1999 yrs lease commencing from 1994$1,373 psf
MINT RESIDENCES @ JANSEN570mD19999 yrs lease commencing from 1878$1,170 psf
RESIDENCES @ JANSEN570mD19999 yrs lease commencing from 1876$1,197 psf
THE SILVER SPURZ580mD19Freehold$1,007 psf
PALM GROVE TERRACE590mD19999 yrs lease commencing from 1878$2,084 psf
TREASURE GARDENS600mD19Freehold$1,154 psf
THE GARDEN RESIDENCES600mD1999 yrs lease commencing from 2017$1,809 psf
FORTUNA HILL640mD19999 yrs lease commencing from 1876$1,830 psf
LANGE 28640mD19999 yrs lease commencing from 1878$1,095 psf
JANSEN SPRING650mD19——
PALM GROVE CONDOMINIUM660mD19999 yrs lease commencing from 1878$1,362 psf
RICH.RESIDENCE670mD19Freehold$836 psf
INFINIUM680mD19Freehold$752 psf
PARRYVILLE680mD19999 yrs lease commencing from 1883$2,007 psf
YIO CHU KANG TERRACE690mD19Freehold$2,210 psf
JANSEN 8690mD19Freehold$816 psf
MARLENE VILLE690mD19Freehold$1,165 psf
POH HUAT GARDENS710mD19999 yrs lease commencing from 1883$1,439 psf
21 RICHARDS720mD19—$1,558 psf
JADE VINE GARDENS720mD19999 yrs lease commencing from 1883$1,912 psf
HILLSIDE MANSIONS730mD19Freehold$1,277 psf
THE STRADIA740mD19Freehold$916 psf
JANSEN VIEW740mD19——
SUMMER SCENT740mD19999 yrs lease commencing from 1883$1,184 psf
ONEROBEY740mD19999 yrs lease commencing from 1875$1,400 psf
FORTUNA GARDEN750mD19Freehold$2,021 psf
SANFORD PARK760mD19Freehold$2,048 psf
HIGHLAND COTTAGES770mD19Freehold$1,237 psf
HIGHLAND CONDOMINIUM770mD19Freehold$1,105 psf
CHUAN GARDEN780mD19Freehold$1,396 psf
KENSINGTON PARK CONDOMINIUM780mD19999 yrs lease commencing from 1878$1,552 psf
LOWLAND VIEW790mD19Freehold$1,864 psf
FORTUNA GARDENS800mD19999 yrs lease commencing from 1883$1,921 psf
D' SILVA TERRACE800mD19——
SIMON TERRACE820mD19——
SOVEREIGN @ SIMON830mD19——
RESIDENCES BOTANIQUE840mD19Freehold$1,432 psf
BRIGHTON CREST840mD19Freehold$1,459 psf
THE TOP RESIDENCE840mD19999 yrs lease commencing from 1884$978 psf
D'ZIRE840mD19999 yrs lease commencing from 1875$1,379 psf
DA SILVA VILLAS850mD19Freehold$2,070 psf
VINA LODGE870mD19Freehold$1,092 psf
KOVAN GARDEN870mD19——
THE MORNING GLORY890mD19Freehold$1,219 psf
HIGHLAND ROW890mD19Freehold$1,544 psf
KOVAN GARDENS890mD19Freehold$1,678 psf
SERANGOON GARDEN ESTATE890mD19Freehold$1,735 psf
HENLEY GARDENS890mD1999 yrs lease commencing from 1996$1,262 psf
GOLDEN CHUAN VILLE900mD19Freehold$1,636 psf
BLISS@KOVAN900mD19Freehold$1,465 psf
WEMBLY RESIDENCES910mD19Freehold$1,313 psf
WATER VILLAS910mD19Freehold$819 psf
LOWLAND TERRACE910mD19Freehold$1,995 psf
KOVAN APARTMENTS920mD19Freehold$950 psf
HUNDRED PALMS RESIDENCES930mD1999 yrs lease commencing from 2016$1,839 psf
THE SILVA GARDENS940mD19——
KOVAN ESQUIRE950mD19Freehold$1,430 psf
TAI YUAN GARDEN960mD19Freehold$1,629 psf
KOVAN JEWEL970mD19Freehold$2,140 psf
KOVANA980mD19Freehold$1,267 psf
KOVAN CREST980mD19Freehold$1,340 psf
57 @ KOVAN990mD19—$1,240 psf
VERDANA VILLAS990mD19Freehold$832 psf
STADIA1 kmD19Freehold$1,378 psf
💡
Family-Friendly Tip
Living within 1km of Yangzheng Primary School gives your child priority admission. There are 107 condos in this zone with 8 offering 3-bedroom+ units.
🧮Can you afford a home near Yangzheng Primary School? Try the Affordability Calculator→

Condos 1\u{2013}2km Away

Condos 1–2km from Yangzheng Primary School
CondoDistanceDistrictAvg PSF
SANCTUARY @ 8131 kmD19$1,370 psf
PARK RESIDENCES KOVAN1 kmD19$1,770 psf
CHUAN TERRACE1 kmD19$1,770 psf
GRAND REGALIA1 kmD19$1,031 psf
GRACE PARK1 kmD19$1,706 psf
ISUITES @ TANI1 kmD19$1,376 psf
HIGHLAND CENTRE1.1 kmD19$956 psf
CAMBIO SUITES1.1 kmD19$1,342 psf
CHUAN YUAN1.1 kmD19$1,786 psf
CHUAN VILLE1.1 kmD19$1,451 psf
HILLSGROVE1.1 kmD19$734 psf
D'PAVILION1.1 kmD19$1,372 psf
MACHUAN TERRACE1.1 kmD19$2,141 psf
CHUAN SEVEN1.1 kmD19—
SIMON PLAZA1.1 kmD19$1,298 psf
8 ON CHUAN1.1 kmD19$1,731 psf
CASA RIVIERA1.1 kmD19$1,236 psf
KOVAN PRIMERA1.1 kmD19$1,274 psf
SPACE @ KOVAN1.1 kmD19$1,434 psf
VIBES @ KOVAN1.1 kmD19$1,448 psf
KOVAN REGENCY1.1 kmD19$1,666 psf
SAI HO BUILDING1.1 kmD19—
REGENTVILLE1.1 kmD19$982 psf
CHARLTON 181.1 kmD19$956 psf
SUMMER PLACE1.1 kmD19$1,655 psf
CHUAN VISTA1.1 kmD19—
KOVAN RESIDENCES1.1 kmD19$1,559 psf
FLORENCE TERRACE1.1 kmD19$1,335 psf
ICB SHOPPING CENTRE1.2 kmD19—
SPAZIO @ KOVAN1.2 kmD19$1,429 psf
CHARLTON RESIDENCES1.2 kmD19$592 psf
PIN MANSIONS1.2 kmD19$1,339 psf
FLORENCE GARDENS1.2 kmD19$1,730 psf
THE FLORENTINE1.2 kmD19$1,197 psf
CHUAN GREEN1.2 kmD19$1,424 psf
FIORENZA1.2 kmD19$1,302 psf
FOH PIN GARDEN1.2 kmD19$2,079 psf
CASA CAMBIO1.2 kmD19$1,548 psf
CHARLTON VILLAS1.2 kmD19$1,109 psf
KOVAN MELODY1.2 kmD19$1,478 psf
THE FLORENCE RESIDENCES1.2 kmD19$1,746 psf
FLORENCE GROVE1.2 kmD19$2,131 psf
CHARLTON CORNER1.2 kmD19$1,023 psf
KOVAN 811.2 kmD19$1,084 psf
SURIN VILLAS1.2 kmD19$622 psf
BOUNDARY GARDENS1.2 kmD19—
COLCHESTER PARK1.2 kmD19$2,264 psf
ONE SURIN1.2 kmD19$835 psf
THE COURTYARD1.2 kmD19$1,287 psf
CHARLTON 271.3 kmD19$743 psf
LA QUINTA PARK1.3 kmD19$1,660 psf
JAZZ RESIDENCES1.3 kmD19$981 psf
SURIN GARDENS1.3 kmD19$2,212 psf
SUITES @ KOVAN1.3 kmD19$1,560 psf
CHARLTON PARK1.3 kmD19$1,665 psf
UPPER SERANGOON SHOPPING CENTRE1.3 kmD19$1,080 psf
CENTRAL VIEW1.3 kmD19$1,131 psf
THE OLD HOUSE1.3 kmD19$1,226 psf
GARDEN VIEW ESTATE1.3 kmD19$1,515 psf
STARS OF KOVAN1.3 kmD19$1,796 psf
HARMONY @ 1A1.4 kmD19$1,218 psf
SUMMER GROVE1.4 kmD19$2,212 psf
THE MINTON1.4 kmD19$1,367 psf
TAI PENG GARDENS1.4 kmD19$1,842 psf
FOREST WOODS1.5 kmD19$1,888 psf
LA BELLE1.5 kmD19$1,144 psf
CARDIFF RESIDENCE1.5 kmD19$1,428 psf
THE TEMBUSU1.6 kmD19$1,812 psf
HAUS@SERANGOON GARDEN1.6 kmD19$1,693 psf
CHERRYHILL1.6 kmD19$1,371 psf
BURGHLEY DRIVE1.6 kmD19$2,029 psf
URBAN RESIDENCES1.6 kmD19$1,386 psf
CHERRY GARDENS1.7 kmD19$1,002 psf
EVANIA1.7 kmD19$1,343 psf
SUITES @ PAYA LEBAR1.7 kmD19$1,525 psf
PEOPLE'S GARDEN1.7 kmD19$1,709 psf
TANGERINE GROVE1.7 kmD19$1,446 psf
PARKWOOD COLLECTION1.7 kmD19$795 psf
WATER TERRACE1.7 kmD19$1,095 psf
THE PROMENADE@PELIKAT1.7 kmD19$1,310 psf
FORTUNE PARK1.7 kmD19$1,250 psf
SERANGOON GARDEN PARK1.8 kmD19$1,590 psf
LUXUS HILLS1.8 kmD28$2,432 psf
JADE RESIDENCES1.8 kmD19$1,585 psf
ROSALIA PARK1.8 kmD19$1,151 psf
PRESTIGE POINT1.8 kmD19$1,574 psf
PLACE-81.8 kmD19$943 psf
TRILIVE1.8 kmD19$1,724 psf
SOLARIS RESIDENCES1.8 kmD19$831 psf
CERELIA VISTA1.8 kmD19$655 psf
TAI HWAN GARDEN1.8 kmD19$1,721 psf
CAIFU VIEW1.8 kmD19$2,329 psf
ULTIMATE TERRACE1.8 kmD19—
AFFLUENCE COURT1.8 kmD19$1,092 psf
CHUAN PARK1.8 kmD19$2,596 psf
ARDISIA GARDENS1.9 kmD19$1,423 psf
FENGLI GARDENS1.9 kmD19$1,729 psf
VILLA PONDER ROSA1.9 kmD19$1,661 psf
THE SCALA1.9 kmD19$1,729 psf
SUNGLADE1.9 kmD19$1,405 psf
LLYN GARDENS1.9 kmD19$1,838 psf
GOLDENHILL VILLAS1.9 kmD19$2,350 psf
KOVAN GRANDEUR1.9 kmD19$1,384 psf
YIKAI COURT1.9 kmD19$1,123 psf
NAUNG RESIDENCE1.9 kmD19$1,467 psf
THE YARDLEY1.9 kmD19$1,610 psf
GABRIEL VILLAS2 kmD19$869 psf
TRUSSVILLE2 kmD19$995 psf
AMARANDA GARDENS2 kmD19$1,819 psf
ASTON GREEN2 kmD19$676 psf
MIRAMAR GARDENS2 kmD19$1,839 psf
THE MORRIS RESIDENCES2 kmD19$857 psf
THE SPRINGBLOOM2 kmD19$1,402 psf
GOLDEN HEIGHTS2 kmD19$1,482 psf

Family-Friendly Condos (3BR+ Available)

Condos near Yangzheng Primary School with 3-bedroom or larger units suitable for families.

CondoDistanceDistrict
NANYANG PARK70mD19
PARRY GREEN120mD19
3@PHILLIPS190mD19
PARKWOOD RESIDENCES200mD19
ROSYTH LODGE210mD19
PHILLIPS RESIDENCE220mD19
ROSYTH VILLE230mD19
THE WATERLINE250mD19

The private condos list ranked by distance to Yangzheng 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 Yangzheng 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 Yangzheng Primary School?
107 condos within 1km and 221 within 2km.
How is the distance to Yangzheng 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 Yangzheng 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 Yangzheng 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.

Outlier-resistant medians anchor every PSF figure shown above. Volume counts are exact transaction tallies, not estimates.

Tags: Primary School Proximity

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