Radin Mas Primary School (RMPS) sits at 1 Bukit Purmei Avenue, Singapore 099840 — a century-old institution nestled in the quiet city-fringe enclave of Bukit Purmei, within the Bukit Merah planning area of District 4 (as of 2026-05). Founded in 1926 as an all-boys school with just 40 pupils, RMPS celebrates its 100th anniversary in 2026, making it one of Singapore's most historically rooted primary schools. For families drawn by that heritage — or simply by the school's compact, community-oriented character — proximity to RMPS is a live property consideration.
Under MOE's P1 registration framework, children living within 1 km of a chosen school receive priority over applicants residing between 1 km and 2 km in Phases 2B and 2C. Radin Mas Primary has a relatively small annual intake and has recorded balloting in Phase 2C in recent years, meaning the 1 km ring is not merely an administrative detail — it can be the deciding factor between a confirmed place and an uncertain ballot outcome. The 2026 P1 registration exercise for 2027 Primary 1 admission runs from 30 June to 30 October 2026, per MOE's published key dates.
Beyond registration strategy, Bukit Purmei offers a rare combination in Singapore: a city-fringe HDB address, green hillside surrounds, and — from 12 July 2026 — direct Circle Line access via the newly opened Keppel (CC30) and Cantonment (CC31) MRT stations. This guide maps the HDB blocks closest to RMPS, examines what the resale data says about pricing, and explains why this under-the-radar neighbourhood deserves more serious attention from school-proximity buyers.
For a full explanation of how the 1 km and 2 km distance bands affect P1 registration priority, refer to MOE's official P1 registration phases and key dates page.
- School: Radin Mas Primary School (Primary)
- HDB blocks within 1km: 1
- HDB blocks within 2km: 3
- Avg resale price nearby: $957,072
School Overview
Radin Mas Primary School is a Primary school in the South zone. There are 1 HDB blocks within 1km and 3 within 2km.
Location Map
Map shows Radin Mas Primary School (centre marker) with the closest HDB blocks. Use to gauge walking distance and route from each block.
- Radin Mas Primary School
- Blk 93 HENDERSON RD
- Blk 92 HENDERSON RD
- Blk 91 HENDERSON RD
HDB Blocks Within 1km
HDB blocks within the 1km priority zone of Radin Mas Primary School.
| Block | Road Name | Town | Year Built | Units | Distance |
|---|---|---|---|---|---|
| 93 | HENDERSON RD | BM | 1975 | 360 | 970m |
HDB Blocks Within 2km
HDB blocks between 1km and 2km from Radin Mas Primary School.
| Block | Road Name | Town | Year Built | Units | Distance |
|---|---|---|---|---|---|
| 92 | HENDERSON RD | BM | 1975 | 360 | 1 km |
| 91 | HENDERSON RD | BM | 1975 | 360 | 1.1 km |
Price Analysis
Based on recent HDB resale transactions for streets near Radin Mas Primary School:
| Street | Transactions | Avg Price | Min Price | Max Price |
|---|---|---|---|---|
| HENDERSON RD | 115 | $957,072 | $503,000 | $1,728,000 |
Radin Mas Primary School's address on Bukit Purmei Avenue places it within a mature HDB precinct bounded by Bukit Purmei Road to the south and Telok Blangah Road to the north. The residential catchment is tightly concentrated: the bulk of HDB inventory that falls within 1 km sits on Bukit Purmei Road itself, with secondary options extending toward Telok Blangah Crescent and the Telok Blangah Heights estate.
Bukit Purmei Road Cluster (~200 m–600 m)
The fifteen HDB blocks strung along Bukit Purmei Road (Blocks 101–115) form the core of the 1 km catchment. With postal codes in the 090101–090115 range, these blocks were completed between 1982 and 1985 and offer a mix of 3-room, 4-room, 5-room, and executive flat configurations. Notably, Blocks 109 and 112 incorporate ground-floor shophouses, giving residents immediate access to a clinic, convenience store, and food options without leaving the estate.
The closest blocks to RMPS — approximately 200–350 m by foot — are at the northern end of Bukit Purmei Road, where the pedestrian route to school involves a short uphill walk through a sheltered linkway. This school-walk geometry is unusually direct for a Singapore HDB estate, making it genuinely practical for parents who want their Primary 1 child to eventually walk independently.
At approximately 88 transactions over the past three years, Bukit Purmei Road is not a high-turnover estate. Units rarely appear on the market, which reflects both the long-tenured owner-occupier profile of the neighbourhood and the fact that buyers who do purchase here tend to stay. When units do transact, 4-room flats have been recorded in the $678,000–$698,000 range, with 3-room units ranging from around $420,000 to over $500,000 depending on floor and condition (as of 2026-05).
Telok Blangah Crescent and Telok Blangah Heights (~700 m–1.4 km)
Moving north from Bukit Purmei, the Telok Blangah Crescent blocks and the larger Telok Blangah Heights estate extend the supply pool considerably. Block 24 Telok Blangah Crescent, for example, falls at approximately 800–1,000 m from RMPS — within 1 km for most units but worth verifying precisely using MOE's official distance checker, since the uphill topography means the straight-line radius and the walking route distance can diverge. Telok Blangah Heights is a well-established estate with a broader mix of flat types and typically more frequent transaction activity than Bukit Purmei Road.
Buyers targeting the 1 km priority band should always use the MOE official school distance checker rather than relying on map estimates. HDB flat addresses in Singapore are assessed by MOE using the postal code centroid, and the hilly terrain of Telok Blangah can cause straight-line distances to understate or overstate walking proximity. Current HDB resale transaction data can be cross-referenced using the HDB Resale Flat Prices portal, searchable by street name and flat type.
Purchasing near Radin Mas Primary School involves a more favourable cost-to-proximity equation than most other school-catchment plays in Singapore's central region — but the trade-offs are real and deserve clear analysis (as of 2026-05).
The 1 km premium is real, but moderate by central-region standards. The site's existing data reflects an average resale transaction value of approximately $957,072 for flats in this proximity corridor — significantly above the national HDB resale median of around $580,000–$620,000 for the same period, but below the $1 million-plus averages seen in the Tanjong Pagar or Bishan school-catchment corridors. This relative affordability within the D4 city fringe is a key part of Bukit Purmei's appeal for school-proximity buyers who are also watching their budget.
Flat-type and lease dynamics are the critical variables. Bukit Purmei Road blocks were completed in 1982–1985, meaning remaining leases are approximately 60–62 years as of 2026. This has real consequences: under CPF rules, buyers approaching or below 55 years of age may face partial CPF usage restrictions, and bank loans for flats with fewer than 60 years of lease remaining attract tighter LTV ratios. Buyers should model these constraints carefully before committing. The lease decay calculator on this site quantifies the CPF withdrawal cap based on your age, flat lease, and purchase price, while the mortgage calculator lets you test different LTV scenarios.
The 1 km vs. 2 km gap matters more here than at many schools. RMPS is a small school with a limited annual intake, and Phase 2C balloting has been recorded in recent years. Families living in Telok Blangah Heights or Telok Blangah Crescent blocks that fall just outside the 1 km line face a materially lower admission probability. The price savings of choosing a 2 km address — potentially $50,000–$120,000 lower on a 4-room flat — must be weighed against the real risk of not securing a place and having to accept a less preferred school through Phase 2C Supplementary or Phase 3.
The upcoming CCL6 MRT uplift changes the pricing calculus. With Keppel (CC30) and Cantonment (CC31) stations opening on 12 July 2026 on the Circle Line, properties in Bukit Purmei that previously lacked direct MRT access will gain a transit connection that was structurally absent from their pricing for decades. Historically, opening of new MRT stations correlates with a 3–8% price appreciation in the surrounding precinct in the 12–18 months post-opening. Buyers purchasing before the lines are fully embedded in the market may be acquiring at a relative discount. Use the commute time map to model the new transit journey times to the CBD and Orchard Road corridor.
For full transaction-level analysis and total cost modelling, the total cost of ownership calculator can incorporate stamp duty, legal fees, and financing costs alongside the purchase price to give a complete picture of entry outlay.
Most buyers searching for RMPS-catchment HDB quickly fixate on Bukit Purmei Road, find few listings, and pivot to the more visible Queenstown or Redhill estates. That supply scarcity and low search volume is, paradoxically, one of Bukit Purmei's best features for buyers who do their homework (as of 2026-05).
The 100th anniversary effect. Radin Mas Primary School is celebrating its centenary in 2026 — a milestone that underscores the school's deep community roots and its continued relevance as a neighbourhood institution. Centenary schools in Singapore tend to maintain stable enrolment demand and community identity, which sustains the school-proximity premium even as registration patterns shift year to year. This is not a newly fashionable school chasing buzz: it has a multigenerational alumni base and a track record stretching back to 1926.
Green hillside living at city-fringe prices. Bukit Purmei sits on the lower slopes of Telok Blangah Hill, putting Mount Faber Park and Telok Blangah Hill Park within a 10–15 minute walk. For families with children who thrive outdoors, this kind of immediate greenery access — without owning a car — is genuinely unusual in the central region. Delta Sports Hall, a full-sized sports facility, is also nearby. None of this green premium is typically visible in PSF comparisons with Tiong Bahru or Queenstown, but residents consistently cite it as a quality-of-life differentiator.
Undervalued retail and F&B ecosystem. The ground-floor shophouses in Blocks 109 and 112 provide a genuine neighbourhood core: kopitiam, convenience provision, and clinic access within the estate perimeter. VivoCity — Singapore's largest mall by net lettable area — is under 15 minutes away on foot or by bus, providing the full retail and F&B depth that the immediate precinct lacks. HarbourFront Centre adds another dining and entertainment layer. Families are not giving up urban convenience; they are simply trading the premium-priced Tiong Bahru or Dempsey café scene for a quieter, less Instagrammed version of city living.
Greater Southern Waterfront uplift, at one step removed. The URA Master Plan designates the Greater Southern Waterfront — anchored by the future redevelopment of Tanjong Pagar Container Terminal once it relocates — as a major long-term transformation zone. Bukit Purmei sits approximately 2 km from this zone's northern edge. While it is not in the direct uplift footprint, the broader precinct improvement driven by the waterfront transformation, combined with the new CCL6 rail connectivity, creates a structural tailwind for the district. Use the URA Master Plan viewer to inspect zoning designations and plot ratio overlays around specific Bukit Purmei blocks.
Liveability scores above the curve for a mature estate. Bukit Purmei's combination of green access, transit (post-CCL6), and city-fringe proximity tends to score well on composite liveability metrics relative to its price point. The liveability scores map lets you compare Bukit Purmei against neighbouring towns on walkability, transit access, and amenity coverage in a single view.
FAQ
How many HDB blocks are near Radin Mas Primary School?
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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.