Top 10 Singapore Condos for P1 school balloting families

Who this fits

Families targeting MOE Primary 1 registration in the 1km catchment of a popular primary school.

ShiokNest scores every property against 40 canonical buyer profiles; P1 school balloting families falls under Family Priorities. The label is tracked across condos, HDB resale and landed homes, so the same fit logic behind this page also runs on those segments. Each fit signal behind this persona is curated entirely by our editorial team — no automated rule assigns it.

The full editorial introduction, related calculators, guides, and detailed buyer-fit signals for this persona are on the persona hub: /best-for/p1-school-balloting.

Top 10 Singapore condos for P1 school balloting families

1. CHANCERY COURT · D11 · CCR · 136 units · ShiokNest Score 90
   Editorial fit: 'P1-balloting families (SCGS, ACS, St. Margaret's) — short-hold rental'. Sits within the 1km MOE catchment of one or more popular primary schools — confirm exact distance for your target school.
   A 1981 completion means a mature estate: proven layouts, but factor upkeep and refurbishment into any offer.
2. GREEN COURT · D14 · RCR · 3 units · ShiokNest Score 90
   Sits within the 1km MOE catchment of one or more popular primary schools — confirm exact distance for your target school.
   Boutique at 3 units: exclusivity comes with fewer comparable sales and higher per-unit upkeep. Completed in 1986, it is an established estate — budget for renovation and check maintenance-fund health before offering.
3. MORIMASA GARDENS · D11 · CCR · 38 units · ShiokNest Score 90
   Sits within the 1km MOE catchment of one or more popular primary schools — confirm exact distance for your target school.
   Boutique at 38 units: exclusivity comes with fewer comparable sales and higher per-unit upkeep. Completed in 1993, it is an established estate — budget for renovation and check maintenance-fund health before offering.
4. WILKIE COURT · D9 · CCR · 16 units · ShiokNest Score 90
   Editorial fit: 'P1 balloting families — St. Margaret's Primary at 80m'. Sits within the 1km MOE catchment of one or more popular primary schools — confirm exact distance for your target school.
   Boutique at 16 units: exclusivity comes with fewer comparable sales and higher per-unit upkeep. Completed in 1992, it is an established estate — budget for renovation and check maintenance-fund health before offering.
5. GUILIN MANSIONS · D14 · RCR · 21 units · ShiokNest Score 88
   Sits within the 1km MOE catchment of one or more popular primary schools — confirm exact distance for your target school.
   At 21 units it is boutique — quieter grounds, but thinner resale liquidity and a smaller maintenance-fee base. A 1994 completion means a mature estate: proven layouts, but factor upkeep and refurbishment into any offer.
6. BRENTWOOD · D9 · CCR · 9 units · ShiokNest Score 87
   Sits within the 1km MOE catchment of one or more popular primary schools — confirm exact distance for your target school.
   At 9 units it is boutique — quieter grounds, but thinner resale liquidity and a smaller maintenance-fee base. Completed in 2005, it is an established estate — budget for renovation and check maintenance-fund health before offering.
7. LA NOUVELLE · D11 · CCR · 9 units · ShiokNest Score 87
   Editorial fit: 'P1 balloting families — CHIJ OLQP, St Margaret's Primary, ACS Primary'. Sits within the 1km MOE catchment of one or more popular primary schools — confirm exact distance for your target school.
   Boutique at 9 units: exclusivity comes with fewer comparable sales and higher per-unit upkeep. A 2005 completion means a mature estate: proven layouts, but factor upkeep and refurbishment into any offer.
8. EAST TREASURE · D15 · RCR · 19 units · ShiokNest Score 86
   Sits within the 1km MOE catchment of one or more popular primary schools — confirm exact distance for your target school.
   At 19 units it is boutique — quieter grounds, but thinner resale liquidity and a smaller maintenance-fee base. Completed in 2004, it is an established estate — budget for renovation and check maintenance-fund health before offering.
9. NEWTON GEMS · D11 · CCR · 190 units · ShiokNest Score 86
   Editorial fit: 'P1 balloting families — St Margaret's, SCGS, ACS Primary, CHIJ OLQP (all within 1km)'. Sits within the 1km MOE catchment of one or more popular primary schools — confirm exact distance for your target school.
   Completed in 2004, it is an established estate — budget for renovation and check maintenance-fund health before offering.
10. THE EASTSIDE · D15 · RCR · 32 units · ShiokNest Score 86
    Sits within the 1km MOE catchment of one or more popular primary schools — confirm exact distance for your target school.
    Boutique at 32 units: exclusivity comes with fewer comparable sales and higher per-unit upkeep. Completed in 2006, it is an established estate — budget for renovation and check maintenance-fund health before offering.

Where the matches cluster

Geographically, the fits for P1 school balloting families are not spread evenly: the deepest pools are District 11 (Watten Estate) with 9 matches, District 9 (Orchard) with 6 matches and District 10 (Ardmore) with 5 matches. By market segment the split is 20 in CCR, 5 in RCR. Concentrations like these usually reflect stock type, not coincidence: districts dense in matches tend to share the attributes this persona screens for.

Related personas in this category

• International school families — Expat or local families with children at international schools (Tanglin, GESS, ACS Intl, UWC, Dulwich, etc.).
• Tuition-belt families — Families prioritizing access to Bukit Timah / Marine Parade tuition-centre clusters.
• Tertiary student housing — Parents buying for university-age children near NUS / NTU / SMU / SUTD.

How to evaluate your shortlist

Before falling for any one name on this list, run every candidate through the same numeric filter so the comparison stays honest.

The Affordability Calculator and Stamp Duty Calculator will convert list prices into a realistic monthly picture before any viewing.

Then read School zone novena bishan family, School zone bukit timah education and Family friendly districts singapore 2026 for the decision frameworks that the raw numbers do not capture.

The Commute time map adds the spatial view — overlay your daily anchors before shortlisting.

Prefer a guided path? The interactive advisor walks this persona's trade-offs step by step.

Live editorial picks

The list below refreshes whenever editorial pills change, so it can drift from the top-10 bake above as new matches are seeded: