For: InvestorsHDB upgraders
Source: URA REALIS
Key Takeaways
- Segment: OCR — Outside Central Region
- Top scorer: ESPARINA RESIDENCES (55.7 / 100)
- Average family score: 36.9 / 100
- Condos with 3BR+: 94.1% of 1245 condos
Data as of June 2026
Top 20 Family-Friendly Condos
| # | Condo | Family Score | District | School | Park | 3BR+ | Avg PSF | Tenure |
|---|---|---|---|---|---|---|---|---|
| 1 | ESPARINA RESIDENCES | 55.7 | 19 | 20 | 10 | Yes | $1,498 psf | 99 yrs lease commencing from 2010 |
| 2 | JEWEL @ BUANGKOK | 55.7 | 19 | 20 | 10 | Yes | $1,582 psf | 99 yrs lease commencing from 2012 |
| 3 | SENGKANG GRAND RESIDENCES | 55.7 | 19 | 20 | 10 | Yes | $1,817 psf | 99 yrs lease commencing from 2018 |
| 4 | THE QUARTZ | 55.7 | 19 | 20 | 10 | Yes | $1,313 psf | 99 yrs lease commencing from 2005 |
| 5 | THE LUXURIE | 55 | 19 | 20 | 10 | Yes | $1,374 psf | 99 yrs lease commencing from 2011 |
| 6 | AUSTVILLE RESIDENCES | 54.7 | 19 | 20 | 10 | Yes | $1,200 psf | 99 yrs lease commencing from 2010 |
| 7 | THE MINTON | 54.5 | 19 | 20 | 10 | Yes | $1,368 psf | 99-year leasehold |
| 8 | THE RIVERVALE | 53.9 | 19 | 20 | 10 | Yes | $979 psf | 99 yrs lease commencing from 1997 |
| 9 | BEDOK RESIDENCES | 53.8 | 16 | 20 | 10 | Yes | $1,648 psf | 99 yrs lease commencing from 2011 |
| 10 | FOREST WOODS | 53.8 | 19 | 20 | 10 | Yes | $1,891 psf | 99 yrs lease commencing from 2016 |
| 11 | KOVAN MELODY | 53.5 | 19 | 20 | 10 | Yes | $1,479 psf | 99-year leasehold |
| 12 | KOVAN RESIDENCES | 53.5 | 19 | 20 | 10 | Yes | $1,559 psf | 99 yrs lease commencing from 2007 |
| 13 | COCO PALMS | 53 | 18 | 20 | 10 | Yes | $1,462 psf | 99 yrs lease commencing from 2008 |
| 14 | LA FIESTA | 53 | 19 | 20 | 5 | Yes | $1,465 psf | 99 yrs lease commencing from 2012 |
| 15 | NORTH PARK RESIDENCES | 53 | 27 | 20 | 10 | Yes | $1,729 psf | 99 yrs lease commencing from 2015 |
| 16 | RIVERSOUND RESIDENCE | 53 | 19 | 20 | 10 | Yes | $1,257 psf | 99 yrs lease commencing from 2011 |
| 17 | THE FLORENCE RESIDENCES | 52.7 | 19 | 20 | 10 | Yes | $1,746 psf | 99 yrs lease commencing from 2018 |
| 18 | GRANDEUR 8 | 52.3 | 20 | 20 | 10 | Yes | $1,314 psf | 99 yrs lease commencing from 2002 |
| 19 | SUNGLADE | 52.3 | 19 | 20 | 10 | Yes | $1,405 psf | 99-year leasehold |
| 20 | BARTLEY RESIDENCES | 52 | 19 | 20 | 10 | Yes | $1,613 psf | 99 yrs lease commencing from 2011 |
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)
9.8/100
Avg Park Score (Top 20)
100.0%
% with 3BR+ (Top 20)
76.1/100
Avg Walkability (Top 20)
Among the top 20 family-friendly condos in OCR — Outside Central Region, the average school proximity score is 20 and the average park proximity score is 9.8. 100% offer 3-bedroom or larger units, which is important for growing families.
For context, the overall averages across all 1245 qualifying condos are: school score 17.8, park score 5, walkability 52.2.
Top 5 — Detailed Profiles
1. ESPARINA RESIDENCES — Score: 55.7
District 19 | 99 yrs lease commencing from 2010 | 573 units
Pros & Cons
✓ Strengths
- Offers 3-bedroom or larger units for families
- Large development (573 units) — likely to have extensive facilities
✗ Considerations
- Limited school proximity (score: 20)
- Limited park access (score: 10)
2. JEWEL @ BUANGKOK — Score: 55.7
District 19 | 99 yrs lease commencing from 2012 | 616 units
Pros & Cons
✓ Strengths
- Offers 3-bedroom or larger units for families
- Large development (616 units) — likely to have extensive facilities
✗ Considerations
- Limited school proximity (score: 20)
- Limited park access (score: 10)
3. SENGKANG GRAND RESIDENCES — Score: 55.7
District 19 | 99 yrs lease commencing from 2018 | 680 units
Pros & Cons
✓ Strengths
- Offers 3-bedroom or larger units for families
- Large development (680 units) — likely to have extensive facilities
✗ Considerations
- Limited school proximity (score: 20)
- Limited park access (score: 10)
- Price premium: $1,817 psf vs segment average $1,387 psf
4. THE QUARTZ — Score: 55.7
District 19 | 99 yrs lease commencing from 2005 | 625 units
Pros & Cons
✓ Strengths
- Offers 3-bedroom or larger units for families
- Large development (625 units) — likely to have extensive facilities
✗ Considerations
- Limited school proximity (score: 20)
- Limited park access (score: 10)
5. THE LUXURIE — Score: 55
District 19 | 99 yrs lease commencing from 2011 | 622 units
Pros & Cons
✓ Strengths
- Offers 3-bedroom or larger units for families
- Large development (622 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 |
|---|---|---|---|
| ESPARINA RESIDENCES | $1,518,830 | $1,498 psf | 19 |
| JEWEL @ BUANGKOK | $1,407,739 | $1,582 psf | 19 |
| SENGKANG GRAND RESIDENCES | $1,614,352 | $1,817 psf | 19 |
| THE QUARTZ | $1,539,596 | $1,313 psf | 19 |
| THE LUXURIE | $1,321,077 | $1,374 psf | 19 |
| AUSTVILLE RESIDENCES | $1,242,964 | $1,200 psf | 19 |
| THE MINTON | $1,545,206 | $1,368 psf | 19 |
| THE RIVERVALE | $1,294,222 | $979 psf | 19 |
| BEDOK RESIDENCES | $1,602,247 | $1,648 psf | 16 |
| FOREST WOODS | $1,543,837 | $1,891 psf | 19 |
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 OCR condo is best for families?
ESPARINA RESIDENCES currently leads the OCR family-friendliness ranking with a score of 55.7. 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.