Proximity to Yuying 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 Yuying 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 Yuying 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: Yuying Secondary School (Secondary)
- Condos within 1km: 8
- Condos within 2km: 81
- Family-friendly (3BR+): 8
Condos Within 1km
Condos within the priority admission zone (1km) of Yuying Secondary School.
| Condo | Distance | District | Tenure | Avg PSF |
|---|---|---|---|---|
| SKY VUE | 500m | D20 | 99-year leasehold | $1,970 psf |
| SKY HABITAT | 530m | D20 | 99 yrs lease commencing from 2011 | $1,753 psf |
| CHOON SING GARDEN | 630m | D20 | Freehold | $1,840 psf |
| MING PARK | 690m | D20 | Freehold | $2,148 psf |
| CLOVER BY THE PARK | 760m | D20 | 99 yrs lease commencing from 2007 | $1,670 psf |
| KINGSGROVE | 790m | D20 | Freehold | $1,266 psf |
| TAI HWAN PARK | 870m | D19 | Freehold | $2,209 psf |
| THOMSON RISE ESTATE | 910m | D20 | Freehold | $1,810 psf |
Condos 1\u{2013}2km Away
| Condo | Distance | District | Avg PSF |
|---|---|---|---|
| BISHAN 8 | 1 km | D20 | $1,556 psf |
| BISHAN LOFT | 1 km | D20 | $1,529 psf |
| GOLDENHILL VILLAS | 1.1 km | D19 | $2,350 psf |
| TAI HWAN GARDEN | 1.1 km | D19 | $1,721 psf |
| GOLDEN HILL ESTATE | 1.1 km | D19 | $1,775 psf |
| CORAL PARK | 1.1 km | D20 | $2,244 psf |
| SERANGOON GARDEN PARK | 1.2 km | D19 | $1,590 psf |
| BURGHLEY DRIVE | 1.2 km | D19 | $2,029 psf |
| THE CHUAN | 1.2 km | D19 | $1,968 psf |
| SEASONS VIEW | 1.3 km | D20 | $1,316 psf |
| GOLDENHILL PARK CONDOMINIUM | 1.3 km | D20 | $1,949 psf |
| BOONVIEW | 1.3 km | D20 | $1,619 psf |
| MARYMOUNT VIEW | 1.3 km | D20 | $1,543 psf |
| CLOVER PARK | 1.3 km | D20 | $2,077 psf |
| SIN MING CENTRE | 1.3 km | D20 | $3,177 psf |
| ONE CHILTERN | 1.4 km | D13 | $624 psf |
| RAFFLESIA CONDOMINIUM | 1.4 km | D20 | $1,399 psf |
| CHUAN VILLAS | 1.4 km | D19 | $1,452 psf |
| TRESALVEO | 1.4 km | D20 | $1,774 psf |
| CASTELLO | 1.4 km | D13 | — |
| HAUS@SERANGOON GARDEN | 1.4 km | D19 | $1,693 psf |
| GARDEN VIEW ESTATE | 1.5 km | D19 | $1,515 psf |
| DUNSFOLD 18 | 1.5 km | D13 | $914 psf |
| CHILTERN PARK | 1.5 km | D19 | $1,343 psf |
| COTSWOLD VILLAS | 1.5 km | D13 | $839 psf |
| THOMSON GARDEN ESTATE | 1.5 km | D20 | $2,623 psf |
| CHUAN PARK | 1.5 km | D19 | $2,596 psf |
| JADESCAPE | 1.5 km | D20 | $2,101 psf |
| THE SPRINGBLOOM | 1.5 km | D19 | $1,402 psf |
| CENTRO RESIDENCES | 1.6 km | D20 | $1,756 psf |
| CARDIFF RESIDENCE | 1.6 km | D19 | $1,428 psf |
| THE SCALA | 1.6 km | D19 | $1,729 psf |
| CHUAN GREEN | 1.6 km | D19 | $1,424 psf |
| CHUAN VISTA | 1.7 km | D19 | — |
| MATLOCK RESIDENCES | 1.7 km | D13 | $649 psf |
| 8 ON CHUAN | 1.7 km | D19 | $1,731 psf |
| COLCHESTER PARK | 1.7 km | D19 | $2,264 psf |
| CHUAN VILLE | 1.7 km | D19 | $1,451 psf |
| DUNSFOLD RESIDENCES | 1.7 km | D13 | $465 psf |
| CHUAN SEVEN | 1.7 km | D19 | — |
| CHUAN YUAN | 1.7 km | D19 | $1,786 psf |
| GOLDEN HEIGHTS | 1.8 km | D19 | $1,482 psf |
| CHUAN TERRACE | 1.8 km | D19 | $1,770 psf |
| LA QUINTA PARK | 1.8 km | D19 | $1,660 psf |
| ARTISAN 8 | 1.8 km | D20 | $2,392 psf |
| MOSELLA | 1.8 km | D13 | $584 psf |
| LYNWOOD EIGHT | 1.8 km | D13 | $683 psf |
| MACHUAN TERRACE | 1.8 km | D19 | $2,141 psf |
| MEDALLION | 1.8 km | D13 | $854 psf |
| THOMSON IMPERIAL COURT | 1.8 km | D20 | $1,247 psf |
| AMARANDA GARDENS | 1.8 km | D19 | $1,819 psf |
| THOMSON V ONE | 1.8 km | D20 | $1,426 psf |
| SIN MING PLAZA | 1.9 km | D20 | $1,426 psf |
| THOMSON V TWO | 1.9 km | D20 | $1,630 psf |
| BRADDELL HEIGHTS ESTATE | 1.9 km | D13 | $1,590 psf |
| BOUNDARY GARDENS | 1.9 km | D19 | — |
| SUMMER PLACE | 1.9 km | D19 | $1,655 psf |
| ONE LYNWOOD | 1.9 km | D13 | $688 psf |
| TAI YUAN GARDEN | 1.9 km | D19 | $1,629 psf |
| GOLDEN CHUAN VILLE | 1.9 km | D19 | $1,636 psf |
| THE ORIE | 1.9 km | D12 | $2,730 psf |
| VERDANA VILLAS | 1.9 km | D19 | $832 psf |
| 183 LONGHAUS | 1.9 km | D20 | $1,748 psf |
| MAYFLOWER RESIDENCES | 1.9 km | D20 | $1,309 psf |
| SERANGOON GARDEN ESTATE | 1.9 km | D19 | $1,735 psf |
| GEM RESIDENCES | 2 km | D12 | $1,838 psf |
| GRACE PARK | 2 km | D19 | $1,706 psf |
| GAY'S VILLAS | 2 km | D13 | — |
| THE SUNNYDALE | 2 km | D19 | $1,217 psf |
| THOMSON PARK | 2 km | D20 | $2,001 psf |
| BRIGHTON CREST | 2 km | D19 | $1,459 psf |
| SERANGOON PARK | 2 km | D13 | $1,864 psf |
| KELIVILLE | 2 km | D20 | — |
Family-Friendly Condos (3BR+ Available)
Condos near Yuying Secondary School with 3-bedroom or larger units suitable for families.
| Condo | Distance | District |
|---|---|---|
| SKY VUE | 500m | D20 |
| SKY HABITAT | 530m | D20 |
| CHOON SING GARDEN | 630m | D20 |
| MING PARK | 690m | D20 |
| CLOVER BY THE PARK | 760m | D20 |
| KINGSGROVE | 790m | D20 |
| TAI HWAN PARK | 870m | D19 |
| THOMSON RISE ESTATE | 910m | D20 |
The private condos list ranked by distance to Yuying 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 Yuying 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 Yuying Secondary School?
How is the distance to Yuying 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 Yuying 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 Yuying 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.