For: InvestorsHDB upgraders
Source: URA REALIS
Key Takeaways
- Segment: Singapore
- Top scorer: RIVER GREEN (56.5 / 100)
- Average family score: 35.1 / 100
- Condos with 3BR+: 82.6% of 3284 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 | RIVER PLACE | 56.5 | 3 | 20 | 10 | Yes | $1,651 psf | 99 yrs lease commencing from 1995 |
| 3 | DUO RESIDENCES | 56 | 7 | 20 | 10 | Yes | $2,203 psf | 99 yrs lease commencing from 2011 |
| 4 | MIDTOWN MODERN | 56 | 7 | 20 | 10 | Yes | $2,838 psf | 99 yrs lease commencing from 2019 |
| 5 | THE M | 56 | 7 | 20 | 10 | Yes | $2,755 psf | 99 yrs lease commencing from 2019 |
| 6 | ASPEN HEIGHTS | 55.9 | 9 | 20 | 10 | Yes | $2,137 psf | 999 yrs lease commencing from 1841 |
| 7 | SOPHIA HILLS | 55.9 | 9 | 20 | 10 | Yes | $2,088 psf | 99 yrs lease commencing from 2013 |
| 8 | ESPARINA RESIDENCES | 55.7 | 19 | 20 | 10 | Yes | $1,498 psf | 99 yrs lease commencing from 2010 |
| 9 | JEWEL @ BUANGKOK | 55.7 | 19 | 20 | 10 | Yes | $1,582 psf | 99 yrs lease commencing from 2012 |
| 10 | RIVERGATE | 55.7 | 9 | 20 | 10 | Yes | $2,735 psf | Freehold |
| 11 | SENGKANG GRAND RESIDENCES | 55.7 | 19 | 20 | 10 | Yes | $1,817 psf | 99 yrs lease commencing from 2018 |
| 12 | THE QUARTZ | 55.7 | 19 | 20 | 10 | Yes | $1,313 psf | 99 yrs lease commencing from 2005 |
| 13 | WATERBANK AT DAKOTA | 55.7 | 14 | 20 | 10 | Yes | $1,772 psf | 99 yrs lease commencing from 2009 |
| 14 | CANNINGHILL PIERS | 55.4 | 6 | 20 | 10 | Yes | $2,945 psf | 99 yrs lease commencing from 2021 |
| 15 | IRWELL HILL RESIDENCES | 55.4 | 9 | 20 | 10 | Yes | $2,730 psf | 99 yrs lease commencing from 2020 |
| 16 | ONE PEARL BANK | 55.4 | 3 | 20 | 10 | Yes | $2,569 psf | 99 yrs lease commencing from 2019 |
| 17 | PROMENADE PEAK | 55.4 | 3 | 20 | 10 | Yes | $2,981 psf | 99 yrs lease commencing from 2024 |
| 18 | VALLEY PARK | 55.4 | 10 | 20 | 10 | Yes | $2,081 psf | 999 yrs lease commencing from 1877 |
| 19 | ZYON GRAND | 55.4 | 3 | 20 | 10 | Yes | $3,053 psf | 99 yrs lease commencing from 2024 |
| 20 | UE SQUARE | 55.3 | 9 | 20 | 10 | Yes | $2,048 psf | 929 yrs lease commencing from 1953 |
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)
88.3/100
Avg Walkability (Top 20)
Among the top 20 family-friendly condos in Singapore, 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 3284 qualifying condos are: school score 18.5, park score 6, walkability 60.9.
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 $1,656 psf
2. 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)
3. 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)
- Price premium: $2,203 psf vs segment average $1,656 psf
4. 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 $1,656 psf
5. 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 $1,656 psf
Price Comparison
| Condo | Avg Price | Avg PSF | District |
|---|---|---|---|
| RIVER GREEN | $2,002,167 | $3,138 psf | 9 |
| RIVER PLACE | $1,869,108 | $1,651 psf | 3 |
| 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 |
| ESPARINA RESIDENCES | $1,518,830 | $1,498 psf | 19 |
| JEWEL @ BUANGKOK | $1,407,739 | $1,582 psf | 19 |
| RIVERGATE | $4,336,817 | $2,735 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 condo in Singapore is the most family-friendly?
RIVER GREEN currently leads the overall family-friendliness ranking with a score of 56.5. Rankings are data-driven and updated as new transaction and geospatial data becomes available.
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.