Most primary school-proximity guides sort homes by distance. This study sorts by price instead, ranking the priciest primary school catchments by the cheapest condo you can actually buy within 1 km — the real cost of entry into each catchment. Living within 1 km of a primary school gives your child priority in the P1 registration balloting, which is why buyers pay close attention to these catchments. The most affordable on this list starts at $1.39M near Yio Chu Kang Primary School.
Priciest primary school catchments
Each row shows a school's cheapest condo entry over the trailing two years of URA caveats — the lowest transacted price of any condo within 1 km — plus how many condos sit in the zone. A low entry price often reflects a compact or older-lease unit, so check the project page for the mix.
Read the 1 km P1 registration rule guide, then size your budget with the affordability and mortgage calculators before you commit to a catchment.
Frequently Asked Questions
Which primary school catchments are the most expensive for condo buyers?
The priciest catchment on this list is around Yio Chu Kang Primary School, where the cheapest condo entry within 1 km is already $1.39M. The full ranking is in the table above.
Does buying within 1km guarantee a P1 place?
No. Living within 1 km gives priority in the relevant registration phase, but if that phase is oversubscribed, places are decided by ballot. Proximity improves your odds; it is not a guarantee. See our P1 1 km rule guide.
Why is one catchment so much cheaper than another?
Entry price reflects the cheapest available condo stock near each school — an older leasehold or compact unit in a mass-market district will undercut a prime freehold catchment by a wide margin. The distance and district columns help explain the gaps.
Methodology & Sources
The dataset behind this report spans the trailing 24 months of URA caveats; we refresh it on an irregular schedule.
Transaction data sourced from URA.
- For each geocoded primary school, we find every condo within 1 km (straight-line) and take the lowest transacted price over the last two years as the "cheapest entry".
- Only condo/EC transactions are counted; a low entry price may reflect a small or older-lease unit. Distances are straight-line and indicative — always verify catchment eligibility with MOE/HDB.
- The 1 km band mirrors the P1 registration priority distance; it does not guarantee a place, which is decided by balloting when a phase is oversubscribed.
Price-per-square-foot (PSF) here means the median deal in the period; means are reserved for volume-weighted aggregates explicitly labelled as such.