For: InvestorsHDB upgraders
Source: URA REALIS
Key Takeaways
- Segment: RCR — Rest of Central Region
- Top scorer: RIVER PLACE (56.5 / 100)
- Average family score: 33.8 / 100
- Condos with 3BR+: 76.2% of 1107 condos
Data as of June 2026
Top 20 Family-Friendly Condos
| # | Condo | Family Score | District | School | Park | 3BR+ | Avg PSF | Tenure |
|---|---|---|---|---|---|---|---|---|
| 1 | RIVER PLACE | 56.5 | 3 | 20 | 10 | Yes | $1,651 psf | 99 yrs lease commencing from 1995 |
| 2 | WATERBANK AT DAKOTA | 55.7 | 14 | 20 | 10 | Yes | $1,772 psf | 99 yrs lease commencing from 2009 |
| 3 | CANNINGHILL PIERS | 55.4 | 6 | 20 | 10 | Yes | $2,945 psf | 99 yrs lease commencing from 2021 |
| 4 | ONE PEARL BANK | 55.4 | 3 | 20 | 10 | Yes | $2,569 psf | 99 yrs lease commencing from 2019 |
| 5 | PROMENADE PEAK | 55.4 | 3 | 20 | 10 | Yes | $2,981 psf | 99 yrs lease commencing from 2024 |
| 6 | ZYON GRAND | 55.4 | 3 | 20 | 10 | Yes | $3,053 psf | 99 yrs lease commencing from 2024 |
| 7 | GRAND DUNMAN | 55 | 15 | 20 | 10 | Yes | $2,536 psf | 99 yrs lease commencing from 2022 |
| 8 | CITYLIGHTS | 54.7 | 8 | 20 | 10 | Yes | $1,767 psf | 99 yrs lease commencing from 2004 |
| 9 | SIMSVILLE | 54.2 | 14 | 20 | 10 | Yes | $1,287 psf | 99 yrs lease commencing from 1994 |
| 10 | EMERALD OF KATONG | 53.9 | 15 | 20 | 10 | Yes | $2,640 psf | 99 yrs lease commencing from 2023 |
| 11 | TEMBUSU GRAND | 53.9 | 15 | 20 | 10 | Yes | $2,466 psf | 99 yrs lease commencing from 2022 |
| 12 | COTE D'AZUR | 53.8 | 15 | 20 | 10 | Yes | $1,681 psf | 99 yrs lease commencing from 2001 |
| 13 | PARC ESTA | 53.8 | 14 | 20 | 10 | Yes | $2,185 psf | 99 yrs lease commencing from 2018 |
| 14 | PARK COLONIAL | 53.8 | 13 | 20 | 10 | Yes | $2,147 psf | 99 yrs lease commencing from 2017 |
| 15 | THE POIZ RESIDENCES | 53.8 | 13 | 20 | 10 | Yes | $1,867 psf | 99 yrs lease commencing from 2014 |
| 16 | THE SEA VIEW | 53.8 | 15 | 20 | 10 | Yes | $2,354 psf | Freehold |
| 17 | THE WOODLEIGH RESIDENCES | 53.8 | 13 | 20 | 10 | Yes | $2,230 psf | 99 yrs lease commencing from 2017 |
| 18 | THE CONTINUUM | 53.2 | 15 | 20 | 10 | Yes | $2,790 psf | Freehold |
| 19 | CITY SQUARE RESIDENCES | 53 | 8 | 20 | 5 | Yes | $1,894 psf | Freehold |
| 20 | SIMS URBAN OASIS | 53 | 14 | 20 | 5 | Yes | $1,763 psf | 99 yrs lease commencing from 2014 |
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)
9.5/100
Avg Park Score (Top 20)
100.0%
% with 3BR+ (Top 20)
79.8/100
Avg Walkability (Top 20)
Among the top 20 family-friendly condos in RCR — Rest of Central Region, the average school proximity score is 20 and the average park proximity score is 9.5. 100% offer 3-bedroom or larger units, which is important for growing families.
For context, the overall averages across all 1107 qualifying condos are: school score 18.5, park score 6.3, walkability 64.
Top 5 — Detailed Profiles
1. RIVER PLACE — Score: 56.5
District 3 | 99 yrs lease commencing from 1995 | 509 units
Pros & Cons
✓ Strengths
- Offers 3-bedroom or larger units for families
- Large development (509 units) — likely to have extensive facilities
✗ Considerations
- Limited school proximity (score: 20)
- Limited park access (score: 10)
2. WATERBANK AT DAKOTA — Score: 55.7
District 14 | 99 yrs lease commencing from 2009 | 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. CANNINGHILL PIERS — Score: 55.4
District 6 | 99 yrs lease commencing from 2021 | 696 units
Pros & Cons
✓ Strengths
- Offers 3-bedroom or larger units for families
- Large development (696 units) — likely to have extensive facilities
✗ Considerations
- Limited school proximity (score: 20)
- Limited park access (score: 10)
- Price premium: $2,945 psf vs segment average $1,611 psf
4. ONE PEARL BANK — Score: 55.4
District 3 | 99 yrs lease commencing from 2019 | 774 units
Pros & Cons
✓ Strengths
- Offers 3-bedroom or larger units for families
- Large development (774 units) — likely to have extensive facilities
✗ Considerations
- Limited school proximity (score: 20)
- Limited park access (score: 10)
- Price premium: $2,569 psf vs segment average $1,611 psf
5. PROMENADE PEAK — Score: 55.4
District 3 | 99 yrs lease commencing from 2024 | 596 units
Pros & Cons
✓ Strengths
- Offers 3-bedroom or larger units for families
- Large development (596 units) — likely to have extensive facilities
✗ Considerations
- Limited school proximity (score: 20)
- Limited park access (score: 10)
- Price premium: $2,981 psf vs segment average $1,611 psf
Price Comparison
| Condo | Avg Price | Avg PSF | District |
|---|---|---|---|
| RIVER PLACE | $1,869,108 | $1,651 psf | 3 |
| WATERBANK AT DAKOTA | $1,711,665 | $1,772 psf | 14 |
| CANNINGHILL PIERS | $2,613,407 | $2,945 psf | 6 |
| ONE PEARL BANK | $2,265,136 | $2,569 psf | 3 |
| PROMENADE PEAK | $2,594,087 | $2,981 psf | 3 |
| ZYON GRAND | $2,719,007 | $3,053 psf | 3 |
| GRAND DUNMAN | $2,471,606 | $2,536 psf | 15 |
| CITYLIGHTS | $1,615,932 | $1,767 psf | 8 |
| SIMSVILLE | $1,495,585 | $1,287 psf | 14 |
| EMERALD OF KATONG | $2,328,053 | $2,640 psf | 15 |
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 RCR condo is best for families?
RIVER PLACE currently leads the RCR 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.