For many Singaporean families, the choice of HDB flat is inseparable from the choice of primary school. Under MOE’s Primary 1 Registration distance framework, children living within 1 km of a school receive the highest residential priority during Phase 2B and Phase 2C — and in oversubscribed schools, living within 1 km can be the deciding factor between guaranteed admission and a ballot. That 30-month residency clock begins from the start of the P1 Registration Exercise (30 June 2026 for the 2026 exercise), which means families buying or renting now are already counting down. The premium attached to an “inside-1 km” address is therefore not abstract — it translates directly to HDB resale values, as buyers effectively pay for the school address as much as for the flat itself.
Blangah Rise Primary School (BRPS) sits on Telok Blangah Road in the southern corridor of Bukit Merah, one of Singapore’s most established and tightly held HDB estates. The school is a full-spectrum primary school serving the immediate Telok Blangah, Bukit Merah, and Harbourfront catchment. Its proximity to the Circle Line’s Telok Blangah MRT station and the short commute to the CBD make the surrounding HDB blocks attractive not just to families with school-age children, but to a wide cross-section of buyers who value central access. Understanding which blocks sit inside the 1 km ring — and what buyers pay for that privilege — is the core question this guide addresses (as of 2026-05).
- School: Blangah Rise Primary School (Primary)
- HDB blocks within 1km: 0
- HDB blocks within 2km: 3
- Avg resale price nearby: $957,072
School Overview
Blangah Rise Primary School is a Primary school in the South zone. There are 0 HDB blocks within 1km and 3 within 2km.
Location Map
Map shows Blangah Rise Primary School (centre marker) with the closest HDB blocks. Use to gauge walking distance and route from each block.
- Blangah Rise Primary School
- Blk 93 HENDERSON RD
- Blk 92 HENDERSON RD
- Blk 91 HENDERSON RD
HDB Blocks Within 2km
HDB blocks between 1km and 2km from Blangah Rise Primary School.
| Block | Road Name | Town | Year Built | Units | Distance |
|---|---|---|---|---|---|
| 93 | HENDERSON RD | BM | 1975 | 360 | 1.5 km |
| 92 | HENDERSON RD | BM | 1975 | 360 | 1.5 km |
| 91 | HENDERSON RD | BM | 1975 | 360 | 1.6 km |
Price Analysis
Based on recent HDB resale transactions for streets near Blangah Rise Primary School:
| Street | Transactions | Avg Price | Min Price | Max Price |
|---|---|---|---|---|
| HENDERSON RD | 115 | $957,072 | $503,000 | $1,728,000 |
The HDB blocks clustered nearest Blangah Rise Primary School are concentrated along Telok Blangah Rise, Telok Blangah Crescent, and Telok Blangah Drive — the three road arms that radiate from the Telok Blangah hill ridge. Here is an editorial read on the most relevant pockets:
- Telok Blangah Rise (Blocks 1–9 cluster) — The blocks hugging Telok Blangah Rise itself sit at or just inside the 400–600 m radius from the school, the closest residential HDB stock in the catchment. 4-room flats here have transacted above $900,000 in recent cycles, reflecting the double premium of proximity to both the school and Telok Blangah MRT station. Buyers here get the tightest school distance on offer in the entire estate.
- Telok Blangah Crescent — These mid-rise blocks command sweeping views toward Labrador Nature Reserve and, on higher floors, the Southern Ridges. Transacted PSF has been among the highest for non-DBSS HDB in the area. Families buying here should verify their specific unit address against the 1 km boundary, as the street is long and the far end edges toward the 1.2 km mark.
- Telok Blangah Drive — A quieter residential spine with lower average transaction values compared to the Rise, offering a slight discount for families who remain comfortably within 1 km. These blocks are a practical value play: school-priority preserved at a lower entry price.
- Bukit Merah View — Slightly further at 800–950 m from the school gates, these blocks represent the outer band of the 1 km zone. 3-room and 4-room flats here are meaningfully cheaper than the Telok Blangah Rise cluster, making them the natural entry point for budget-conscious families who still want the 1 km school priority without paying top dollar. Cross-reference with the Bukit Merah HDB town profile for full town-level pricing context.
- Bukit Merah Central — At 1.0–1.4 km, some blocks here straddle the 1 km boundary. Families considering these should use the official MOE distance checker with their exact unit address rather than street-level estimates — a single block difference can move a child from Phase 2B priority to an unweighted Phase 2C ballot. The HDB analytics hub carries transacted data broken down by street that can help anchor price expectations for each micro-location.
The Blangah Rise Primary School catchment illustrates a characteristic distance-price curve: the premium is sharpest inside 600 m, moderates between 600 m and 1 km, and flattens abruptly beyond the 1 km school boundary. According to HDB’s resale transaction data, Bukit Merah recorded a median 4-room resale price of approximately $930,000 in 2025–2026 (as of 2026-05), with the Telok Blangah micro-cluster trading at a 5–10% premium above that median, attributable to both school proximity and Circle Line MRT walkability. Buyers willing to settle for 1.2–2 km from the school can find 4-room flats in the broader Bukit Merah estate for $80,000–$130,000 less — a significant capital outlay difference that may or may not be justified depending on whether the family actually intends to use the school priority. Families who do not have a child entering P1 within the next 30 months should weigh this premium honestly: they are paying for an option they will not exercise. Conversely, for families with a child currently aged 3–5, the school-proximity premium often delivers positive expected value when measured against the alternative of private tuition, enrichment, or secondary relocation costs. Use the affordability calculator and cross-check against the Bukit Merah HDB price trend analysis to stress-test your budget at different proximity tiers.
Telok Blangah Drive stands out as the under-the-radar value pick within the BRPS 1 km catchment. While the Telok Blangah Rise cluster commands the highest headlines, Drive blocks have historically transacted at a 5–8% discount to equivalent-size flats on the Rise — yet the straight-line distance from the Drive to the school gates is comfortably within 1 km, preserving full Phase 2B distance priority. The Drive also benefits from direct access to Telok Blangah Hill Park, lower traffic noise than the main Rise artery, and a quieter residential character that longer-term residents consistently rank highly. For first-time buyers or upgraders stretching toward the $850,000–$950,000 range, Drive flats offer a genuine value-per-metre proposition that the more publicised Rise cluster cannot match. Validate your specific block against the MOE distance tool before committing, but the Drive is the first street to check when the Rise feels out of reach. See the District 4 property guide for the broader investment backdrop of this southern corridor.
FAQ
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Methodology & Sources
The dataset behind this report spans the latest available data; we refresh it as new data becomes available.
Transaction data sourced from URA REALIS.
- Distances calculated using haversine formula.
- School data from MOE.
- Transaction data from HDB via data.gov.sg.
Price-per-square-foot (PSF) here means the median deal in the period; means are reserved for volume-weighted aggregates explicitly labelled as such.