For: InvestorsHDB upgraders
Source: URA REALIS
Key Takeaways
- Segment: CCR — Core Central Region
- Top scorer: RIVER GREEN (56.5 / 100)
- Average family score: 34.3 / 100
- Condos with 3BR+: 74.9% of 932 condos
Data as of June 2026
Top 20 Family-Friendly Condos
| # | Condo | Family Score | District | School | Park | 3BR+ | Avg PSF | Tenure |
|---|---|---|---|---|---|---|---|---|
| 1 | RIVER GREEN | 56.5 | 9 | 20 | 10 | Yes | $3,138 psf | 99 yrs lease commencing from 2024 |
| 2 | DUO RESIDENCES | 56 | 7 | 20 | 10 | Yes | $2,203 psf | 99 yrs lease commencing from 2011 |
| 3 | MIDTOWN MODERN | 56 | 7 | 20 | 10 | Yes | $2,838 psf | 99 yrs lease commencing from 2019 |
| 4 | THE M | 56 | 7 | 20 | 10 | Yes | $2,755 psf | 99 yrs lease commencing from 2019 |
| 5 | ASPEN HEIGHTS | 55.9 | 9 | 20 | 10 | Yes | $2,137 psf | 999 yrs lease commencing from 1841 |
| 6 | SOPHIA HILLS | 55.9 | 9 | 20 | 10 | Yes | $2,088 psf | 99 yrs lease commencing from 2013 |
| 7 | RIVERGATE | 55.7 | 9 | 20 | 10 | Yes | $2,735 psf | Freehold |
| 8 | IRWELL HILL RESIDENCES | 55.4 | 9 | 20 | 10 | Yes | $2,730 psf | 99 yrs lease commencing from 2020 |
| 9 | VALLEY PARK | 55.4 | 10 | 20 | 10 | Yes | $2,081 psf | 999 yrs lease commencing from 1877 |
| 10 | UE SQUARE | 55.3 | 9 | 20 | 10 | Yes | $2,048 psf | 929 yrs lease commencing from 1953 |
| 11 | OUE TWIN PEAKS | 55 | 9 | 20 | 10 | Yes | $2,273 psf | 99 yrs lease commencing from 2010 |
| 12 | PARK INFINIA AT WEE NAM | 53.5 | 11 | 20 | 10 | Yes | $2,314 psf | Freehold |
| 13 | MARTIN MODERN | 52.9 | 9 | 20 | 10 | Yes | $2,739 psf | 99 yrs lease commencing from 2016 |
| 14 | ORCHARD SCOTTS | 52.5 | 9 | 20 | 10 | Yes | $1,760 psf | 99 yrs lease commencing from 2001 |
| 15 | THE AVENIR | 52.1 | 9 | 20 | 10 | Yes | $3,190 psf | Freehold |
| 16 | KOPAR AT NEWTON | 51.7 | 9 | 20 | 10 | Yes | $2,513 psf | 99 yrs lease commencing from 2019 |
| 17 | THE COLLECTIVE AT ONE SOPHIA | 51.7 | 9 | 20 | 10 | Yes | $2,759 psf | 99 yrs lease commencing from 2023 |
| 18 | THE ROBERTSON OPUS | 51.6 | 9 | 20 | 10 | Yes | $3,367 psf | 999 yrs lease commencing from 1841 |
| 19 | SCOTTS SQUARE | 51.3 | 9 | 20 | 10 | Yes | $3,393 psf | Freehold |
| 20 | CONCOURSE SKYLINE | 50.8 | 7 | 20 | 10 | Yes | $1,961 psf | 99 yrs lease commencing from 2008 |
How We Score
Each condo is scored on five weighted factors (total 100 points):
- School Proximity (25%): Derived from the walkability sub-score for nearby schools.
- Park Proximity (25%): Derived from the walkability sub-score for nearby parks and green spaces.
- 3-Bedroom Availability (20%): Whether the condo has recorded transactions for 3-bedroom or larger units.
- Total Units (15%): Larger condos (500+ units) tend to offer more family-oriented facilities such as playgrounds, pools, and BBQ areas.
- Overall Walkability (15%): The composite walkability score covering MRT, shops, clinics, and hawker centres.
Score Breakdown Analysis
20/100
Avg School Score (Top 20)
10/100
Avg Park Score (Top 20)
100.0%
% with 3BR+ (Top 20)
87.6/100
Avg Walkability (Top 20)
Among the top 20 family-friendly condos in CCR — Core Central Region, the average school proximity score is 20 and the average park proximity score is 10. 100% offer 3-bedroom or larger units, which is important for growing families.
For context, the overall averages across all 932 qualifying condos are: school score 19.4, park score 6.8, walkability 68.9.
Top 5 — Detailed Profiles
1. RIVER GREEN — Score: 56.5
District 9 | 99 yrs lease commencing from 2024 | 524 units
Pros & Cons
✓ Strengths
- Offers 3-bedroom or larger units for families
- Large development (524 units) — likely to have extensive facilities
✗ Considerations
- Limited school proximity (score: 20)
- Limited park access (score: 10)
- Price premium: $3,138 psf vs segment average $2,139 psf
2. DUO RESIDENCES — Score: 56
District 7 | 99 yrs lease commencing from 2011 | 660 units
Pros & Cons
✓ Strengths
- Offers 3-bedroom or larger units for families
- Large development (660 units) — likely to have extensive facilities
✗ Considerations
- Limited school proximity (score: 20)
- Limited park access (score: 10)
3. MIDTOWN MODERN — Score: 56
District 7 | 99 yrs lease commencing from 2019 | 558 units
Pros & Cons
✓ Strengths
- Offers 3-bedroom or larger units for families
- Large development (558 units) — likely to have extensive facilities
✗ Considerations
- Limited school proximity (score: 20)
- Limited park access (score: 10)
- Price premium: $2,838 psf vs segment average $2,139 psf
4. THE M — Score: 56
District 7 | 99 yrs lease commencing from 2019 | 522 units
Pros & Cons
✓ Strengths
- Offers 3-bedroom or larger units for families
- Large development (522 units) — likely to have extensive facilities
✗ Considerations
- Limited school proximity (score: 20)
- Limited park access (score: 10)
- Price premium: $2,755 psf vs segment average $2,139 psf
5. ASPEN HEIGHTS — Score: 55.9
District 9 | 999 yrs lease commencing from 1841 | 606 units
Pros & Cons
✓ Strengths
- Offers 3-bedroom or larger units for families
- Large development (606 units) — likely to have extensive facilities
✗ Considerations
- Limited school proximity (score: 20)
- Limited park access (score: 10)
Price Comparison
| Condo | Avg Price | Avg PSF | District |
|---|---|---|---|
| RIVER GREEN | $2,002,167 | $3,138 psf | 9 |
| DUO RESIDENCES | $2,036,996 | $2,203 psf | 7 |
| MIDTOWN MODERN | $2,490,575 | $2,838 psf | 7 |
| THE M | $1,793,282 | $2,755 psf | 7 |
| ASPEN HEIGHTS | $2,908,317 | $2,137 psf | 9 |
| SOPHIA HILLS | $1,495,152 | $2,088 psf | 9 |
| RIVERGATE | $4,336,817 | $2,735 psf | 9 |
| IRWELL HILL RESIDENCES | $1,955,388 | $2,730 psf | 9 |
| VALLEY PARK | $2,837,649 | $2,081 psf | 10 |
| UE SQUARE | $2,519,720 | $2,048 psf | 9 |
Frequently Asked Questions
What makes a condo family-friendly in Singapore?
Key factors include proximity to schools and parks, availability of 3-bedroom or larger units, development size (larger condos tend to have playgrounds, pools, and communal areas), and overall walkability to daily amenities.
How is the family-friendliness score calculated?
We use five weighted factors: school proximity (25%), park proximity (25%), 3-bedroom availability (20%), total units as a proxy for facilities (15%), and overall walkability (15%). Scores range from 0 to 100.
Which CCR condo is best for families?
RIVER GREEN currently leads the CCR family-friendliness ranking with a score of 56.5. However, the best choice depends on your budget, preferred district, and specific school requirements.
Are family-friendly condos more expensive?
Not necessarily. While some top-ranked condos carry a premium due to prime locations near reputable schools, many OCR condos score highly for family-friendliness at significantly lower PSF. Large developments in suburban areas often offer the best combination of facilities and affordability.
Methodology & Sources
Figures below are drawn from all available sales and walkability data and revised periodically as new transaction data is published.
Transaction data sourced from URA REALIS.
- Walkability sub-scores sourced from OneMap geospatial data.
- Transaction data from URA REALIS.
We report medians (not means) so a single outlier transaction cannot skew district-level figures. PSF = price per square foot.