Family Friendly Condos Ccr: a spotlight on Singapore condos meeting this specific criterion. Use this lens to filter the broader market down to a manageable shortlist matched to your specific buyer profile and priority weighting. The category is best understood through transacted-data verification rather than asking-price snapshots (as of 2026-Q1).
Singapore’s private residential market spans approximately 3,500 condo projects across 28 districts. Filtering to a specific spotlight category — Family Friendly Condos Ccr — is the practical way to narrow the search from impossible to tractable. The category lens (family-amenities-focused) matches buyers whose priorities align with the spotlight criterion.
The dataset to read is the URA Property Data portal for verified transacted caveats, supplemented by ShiokNest’s per-project aggregations covering price, rental, walkability, en-bloc, and investment scores. The price heatmap visualises district-level concentration; the comparison tool lets you place candidates side-by-side.
The cost-of-entry context applies to every category: SORA-pegged mortgages at ~4% effective via the MAS SORA dashboard, BSD progressive 1%–6%, ABSD by buyer profile per the IRAS ABSD schedule. The category lens doesn’t change the tax or financing framework — it changes which projects are in the shortlist.
- Segment: CCR — Core Central Region
- Top scorer: ASPEN HEIGHTS (57.5 / 100)
- Average family score: 37.7 / 100
- Condos with 3BR+: 75.2% of 986 condos
Top 20 Family-Friendly Condos
| # | Condo | Family Score | District | School | Park | 3BR+ | Avg PSF | Tenure |
|---|---|---|---|---|---|---|---|---|
| 1 | ASPEN HEIGHTS | 57.5 | 9 | 20 | 10 | Yes | $2,156 psf | 999 yrs lease commencing from 1841 |
| 2 | DUO RESIDENCES | 57.5 | 7 | 20 | 10 | Yes | $2,205 psf | 99 yrs lease commencing from 2011 |
| 3 | IRWELL HILL RESIDENCES | 57.5 | 9 | 20 | 10 | Yes | $2,730 psf | 99 yrs lease commencing from 2020 |
| 4 | MIDTOWN MODERN | 57.5 | 7 | 20 | 10 | Yes | $2,838 psf | 99 yrs lease commencing from 2019 |
| 5 | RIVER GREEN | 57.5 | 9 | 20 | 10 | Yes | $3,138 psf | 99 yrs lease commencing from 2024 |
| 6 | THE M | 57.5 | 7 | 20 | 10 | Yes | $2,751 psf | 99 yrs lease commencing from 2019 |
| 7 | SOPHIA HILLS | 57.3 | 9 | 20 | 10 | Yes | $2,088 psf | 99 yrs lease commencing from 2013 |
| 8 | RIVERGATE | 56.8 | 9 | 20 | 10 | Yes | $2,746 psf | Freehold |
| 9 | UE SQUARE | 56.6 | 9 | 20 | 10 | Yes | $2,048 psf | 929 yrs lease commencing from 1953 |
| 10 | OUE TWIN PEAKS | 56.4 | 9 | 20 | 10 | Yes | $2,268 psf | 99 yrs lease commencing from 2010 |
| 11 | VALLEY PARK | 56 | 10 | 20 | 10 | Yes | $2,090 psf | 999 yrs lease commencing from 1877 |
| 12 | PARK INFINIA AT WEE NAM | 55.6 | 11 | 20 | 10 | Yes | $2,312 psf | Freehold |
| 13 | LEEDON GREEN | 55.4 | 10 | 20 | 10 | Yes | $2,786 psf | Freehold |
| 14 | SOLEIL @ SINARAN | 55 | 11 | 20 | 10 | Yes | $1,979 psf | 99 yrs lease commencing from 2006 |
| 15 | D'LEEDON | 54.4 | 10 | 20 | 10 | Yes | $1,869 psf | 99 yrs lease commencing from 2010 |
| 16 | ICON | 54.3 | 2 | 12 | 10 | Yes | $1,792 psf | 99 yrs lease commencing from 2002 |
| 17 | ONE HOLLAND VILLAGE RESIDENCES | 54.3 | 10 | 12 | 10 | Yes | $2,841 psf | 99 yrs lease commencing from 2018 |
| 18 | SKYE AT HOLLAND | 54.3 | 10 | 12 | 10 | Yes | $2,946 psf | 99 yrs lease commencing from 2024 |
| 19 | NEWPORT RESIDENCES | 53.9 | 2 | 12 | 10 | Yes | $3,130 psf | Freehold |
| 20 | MARTIN MODERN | 53.8 | 9 | 20 | 10 | Yes | $2,743 psf | 99 yrs lease commencing from 2016 |
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
Among the top 20 family-friendly condos in CCR — Core Central Region, the average school proximity score is 18.4 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 986 qualifying condos are: school score 19, park score 9.7, walkability 87.7.
Top 5 — Detailed Profiles
1. ASPEN HEIGHTS — Score: 57.5
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)
2. DUO RESIDENCES — Score: 57.5
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. IRWELL HILL RESIDENCES — Score: 57.5
District 9 | 99 yrs lease commencing from 2020 | 540 units
Pros & Cons
✓ Strengths
- Offers 3-bedroom or larger units for families
- Large development (540 units) — likely to have extensive facilities
✗ Considerations
- Limited school proximity (score: 20)
- Limited park access (score: 10)
- Price premium: $2,730 psf vs segment average $2,141 psf
4. MIDTOWN MODERN — Score: 57.5
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 $2,141 psf
5. RIVER GREEN — Score: 57.5
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 $2,141 psf
Price Comparison
| Condo | Avg Price | Avg PSF | District |
|---|---|---|---|
| ASPEN HEIGHTS | $2,919,873 | $2,156 psf | 9 |
| DUO RESIDENCES | $2,045,625 | $2,205 psf | 7 |
| IRWELL HILL RESIDENCES | $1,958,443 | $2,730 psf | 9 |
| MIDTOWN MODERN | $2,490,575 | $2,838 psf | 7 |
| RIVER GREEN | $2,001,832 | $3,138 psf | 9 |
| THE M | $1,790,183 | $2,751 psf | 7 |
| SOPHIA HILLS | $1,503,426 | $2,088 psf | 9 |
| RIVERGATE | $4,369,851 | $2,746 psf | 9 |
| UE SQUARE | $2,519,720 | $2,048 psf | 9 |
| OUE TWIN PEAKS | $2,191,420 | $2,268 psf | 9 |
Evaluating the Family Friendly Condos Ccr category requires the following framework:
- Verified transacted data — asking prices and developer marketing materials are not the authoritative source. Pull recent caveats from URA for the projects you shortlist.
- Category-specific KPIs — school-catchment 1km status, MRT proximity, family-amenity density (parks, hawker centres, supermarkets), and unit-size availability for 3- and 4-bedroom families.
- Tenure and lease-decay considerations — freehold projects avoid the 30-year financing minimum and 60-year CPF cap path entirely. 99-year leasehold faces these constraints as the building ages.
- Capital-appreciation trajectory — cross-reference each candidate against URA Property Price Index sub-segment performance over 3–5 years to identify outperformers and underperformers within the category.
For the Family Friendly Condos Ccr shortlist specifically, the buyer should run each candidate through three lenses: (a) cost via the BSD/ABSD calculator, (b) financing via the mortgage calculator at the relevant SORA-linked rate, and (c) yield via the buy-to-rent ROI calculator. The composite output is a cost-and-return picture across the shortlist.
The macro context matters even at the spotlight-category level. The current 60% foreigner ABSD plus 20% SC second-property ABSD constrains demand particularly in CCR luxury and shoebox investor stock; OCR upgrader categories and 3-bedroom family stock face less demand-side pressure. Category-level analysis should therefore consider not just the project attributes but also the buyer cohort dominating recent transactions in that segment. Use the URA segment data for cohort context.
Forward-looking dimensions: GLS-driven new-launch supply, en-bloc activity in surrounding plots, and MRT-line extensions can change the spotlight-category landscape over time. The URA GLS schedule and the LTA Land Transport Master Plan are the canonical forward references.
- First-time SC buyer: Use the spotlight category as a starting filter but verify each candidate against the standard buyer framework (BSD/ABSD, TDSR, MRT, school). The 0% ABSD on first SC purchase is your biggest advantage; deploy CPF strategically via the CPF optimizer.
- HDB upgrader: For family-amenities-focused priorities, balance the category criterion against the upgrade-path requirement (typically 3-bedroom family stock in RCR/OCR). Some spotlight categories may include units outside your typical search range.
- Investor (yield focus): If the category is yield-aligned, the shortlist is your target pool. If not yield-aligned, verify each candidate’s gross yield separately via URA rental caveats before treating it as investor-grade.
- Investor (capital appreciation focus): Cross-reference shortlist candidates against 3–5 year transacted-price trajectory. The category criterion alone doesn’t guarantee appreciation; tenure, district trajectory, and en-bloc potential are independent factors.
- Foreign buyer (60% ABSD): At 60% ABSD, only categories with strong long-horizon owner-occupier or trophy-asset positioning justify the entry. Yield-focused categories rarely work for foreign buyers under current cooling measures. Verify FTA-eligibility (US / Swiss / Liechtenstein / Norway / Iceland) before assuming the standard rate applies.
- Verify each candidate via the URA Property Data portal for transacted caveats.
- Use the ShiokNest comparison tool to place 2–3 candidates side-by-side on price, PSF, yield, walkability, and en-bloc scores.
- Calculate upfront cost via the BSD/ABSD stamp duty calculator for each candidate at your buyer profile.
- Stress-test affordability via the mortgage calculator and the TDSR/MSR affordability calculator.
- For investor analysis, run the buy-to-rent ROI calculator at current SORA-linked rates.
- Cross-reference district-level concentration via the price heatmap and the district comparison calculator.
Bull case for the spotlight category: The category lens identifies a high-conviction shortlist matched to specific buyer priorities — far more efficient than browsing the entire market. Concentration within a verified category often produces better outcomes than breadth across mediocre matches.
Bear case for over-narrowing: Filtering too aggressively risks missing units that meet the spirit (but not exactly the letter) of the category criterion. A unit that’s 550m from MRT but offers better view and tenure may outperform a 480m unit on overall buyer value. Use the category as a starting filter, not a final gate.
Frequently Asked Questions
What makes a condo family-friendly in Singapore?
How is the family-friendliness score calculated?
Which CCR condo is best for families?
Are family-friendly condos more expensive?
How current is the data?
URA caveats lodge with a typical 4–6 week reporting lag from transaction date. The shortlist reflects the most recent quarter or two of verified transactions. Rental caveats carry a longer 1–2 quarter lag. For real-time market context, cross-reference active listings on 99.co or PropertyGuru, but treat those as asking, not transacted, prices.
Should I prioritise yield or capital appreciation for this category?
The honest answer depends on holding horizon and tax position. Yield-focused investors typically prefer smaller units in well-connected RCR/OCR; capital-appreciation-focused investors typically prefer larger units in freehold prime CCR/RCR. Run both scenarios through the buy-to-rent ROI calculator with realistic exit-price assumptions.
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.
We report medians (not means) so a single outlier transaction cannot skew district-level figures. PSF = price per square foot.