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How Much Does It Cost to Live Near the Top Primary Schools in Singapore?

top primary schools singapore 2018

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No matter how much the MOE tries to tell Singaporeans that “every school is a good school”, the fact remains that many parents stop at nothing to get their kids into what they perceive as the top primary schools in Singapore.

When there are too many students trying to get into a school, the school will run a ballot, which is basically a lottery. At this point, the only thing that can give your child an edge is if you live within 2km of the school. In fact, the nearer the school, the better your odds.

That’s why parents have been known to buy homes near “good” schools years ahead of time. (Some have also lied about where they live and have even gone to jail for cheating the school this way!)

And, thanks to kiasu parents and our meritocratic culture, property prices around these schools have often reached stratospheric realms.  Let’s have a look at how much it costs to buy a home near one of these coveted schools.

 

Top primary schools in Singapore & nearby property prices

We’ve selected a handful of top primary schools in Singapore and checked out the prices of the nearby residential properties:

Top primary school Area Cost of nearby HDB flat (4-room) Cost of nearby condo (3-room)
River Valley Primary School River Valley $888,000 / $716 psf $3.1 million / $2,851 psf
Nanyang Primary School Bukit Timah $600,000 / $626 psf $1.9 million / $2,600 psf
Henry Park Primary School Holland $810,000 / $818 psf $1.85 million / $1,231 psf
Radin Mas Primary School Telok Blangah $430,000 / $486 psf $2.3 million / $1,124 psf
Nan Hua Primary School Clementi $780,000 / $470 psf $1.8 million / $1,058 psf
Punggol Primary School Hougang $450,888 / $407 psf $1.6 million / $754 psf
Nan Chiau Primary School Sengkang $400,000 / $413 psf $826,000 / $913 psf
Rivervale Primary School Sengkang $373,000 / $315 psf $970,000 / $1,047 psf
Rulang Primary School Jurong $360,000 / $321 psf $1.2 million / $1,248 psf
Wellington Primary School Sembawang $378,000 / $390 psf $1.75 million / $645 psf

In the following sections, we’ll jump into each school and survey the property prices of residences within the 2km radius.

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River Valley Primary School (2 River Valley Green, Singapore 237993)

River Valley Primary School is at the edge of Orchard Road, so it’s no surprise that it’s one of the most expensive primary school to live near. It’s mostly atas condominiums here, with a few clusters of HDB flats in old estates.

Honestly, it’s pretty hard to avoid bleeding money if you’re trying to get your child into River Valley Primary. You can see from this list that the properties closest to the school are all condos priced at $3mil and up for a single unit. Ouch.

The old HDB flats may be cheaper, but they’re also much farther away.

Property name Type Distance from school Property price
Martin Modern 3-room condo 0.35km $3.1 million / $2,851 psf
Tribeca by the Waterfront 3-room condo 0.55km $3.08 million / $2,253 psf
8 St Thomas 3-room condo 0.55km $3.3 million / $2,892 psf
One Devonshire Road 3-room condo 0.6km $3.28 million / $2,747 psf
Lloyd SixtyFive 3-room condo 0.7km $6.56 million / $2,709 psf
8A Boon Tiong Road 4-room HDB 1.4km $888,000 / $716 psf
4 Delta Avenue 4-room HDB 1.5km $550,000 / $561 psf
24 Beo Crescent 4-room HDB 1.5km $398,000 / $626 psf

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Nanyang Primary School (52 King’s Rd, Singapore 268097)

Nanyang Primary School is right in the middle of Crazy Rich Asians territory – the prime District 10 Bukit Timah neighbourhood. Think massive houses, swanky condos and cars everywhere. 

In fact, this area is basically a stretch of elite schools: Nanyang Girls’ High School, Methodist Girls’ School, Chinese High School, Hwa Chong Institute and National Junior College are all in the vicinity.

The advantage of this area is that the residential properties around tend to be landed homes and condominiums with not too many units. This means fewer residences which means the odds that there’re young parents living in the area fighting for a spot at Nanyang Primary School are lower.

The bad thing about this is that property prices tend to be quite high here. Again, this whittles down the competition but it also makes things costly for you.

Property name Type Distance from school Property price
2 Queen’s Road 4-room HDB 0.27km $600,000 / $626 psf
The Asana 3-room condo 0.4km $1.9 million / $2,600 psf
Coronation Road 5-room detached house 0.45km $12.6 million / $2,193 psf
Duke’s Residences 3-room condo 0.5km $3.9 million / $1,602 psf
6 Farrer Road 4-room HDB 0.9km $565,000 / $551 psf
Watten Residences 5-room cluster home 1.2km $4.1 million / $1,023 psf
Woollerton Park 3-room condo 1.3km $4.65 million / $$1,972 psf
2-storey @ Hillcrest 5-room semi-detached 1.6km $11 million / $1,496 psf

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Henry Park Primary School (1 Holland Grove Road, Singapore 278790)

Like Nanyang Primary, Henry Park Primary School is located in another District 10 neighbourhood of landed properties, landed properties and more landed properties. 

HDB flats – heck, even condominiums – are pretty hard to come by within the 2km radius. This property mix means high prices but less competition. That’s either very good or very bad news, depending on how rich you are.

Property name Type Distance from school Property price
Holland Grove Drive 5-room semi-detached 0.18km $7.8 million / $2,061 psf
Parksuites 2-room condo 0.22km $1.7 million / $2,169 psf
The Serenade @ Holland 3-room condo 0.7km $1.85 million / $1,231 psf
Holland Grove View 4-room semi-detached 0.75km $2.8 million / $1,301 psf
Cavendish Park 3-room condo 1.2km $1.75 million / $1,331 psf
22 Ghim Moh Link 4-room HDB 1.2km $810,000 / $818 psf
15 Ghim Moh Road 4-room HDB 1.4km $500,000 / $566 psf
Palms @ Sixth Avenue 4-room cluster house 1.5km $6.9 million / $1,421 psf

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Radin Mas Primary School (1 Bukit Purmei Ave, Singapore 099840)

Radis Mas Primary School sits in the Telok Blangah area, and it’s a mix of old HDB estates sitting shoulder-to-shoulder with snazzy waterfront condos. 

So depending on whether you snag an older HDB flat or want an upscale condo with a sea view, there’s a pretty big property price range around here.

The backyard of the school is actually all HDB flats and heartland charm, so paying more for your property doesn’t necessarily mean proximity.

Property name Type Distance from school Property price
34 Telok Blangah Way 4-room HDB 0.14km $430,000 / $486 psf
Bukit Teresa Road 5-room semi-detached 0.45km $6.85 million / $1,544 psf
114 Bukit Purmei Road 4-room HDB 0.5km $520,000 / $468 psf
The Pearl @ Mt Faber 3-room condo 0.55km $2.3 million / $1,124 psf
17A Telok Blangah Crescent 4-room HDB 0.75km $820,000 / $640 psf
Mt Faber Lodge 3-room condo 0.85km $3.88 million / $1,495 psf

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Nan Hua Primary School (30 Jalan Lempeng, Singapore 128806)

Nan Hua Primary School is located in the heartland area of Clementi. Actually, it’s temporarily located at West Coast Road, but it’ll be moving back to 30 Jalan Lempeng in Dec 2019.

Because you need to have lived within vicinity of the school for at least 30 months, we’ll be looking at the area around the original location of the school instead of the holding site.

All around the school are HDB flats, though there are a few condos and landed homes. This mix of property types means quite a big range of prices as well.

Property name Type Distance from school Property price
Faber Park 5-room bungalow 0.3km $13 million / $1,444 psf
201 Clementi Ave 6 4-room HDB 0.45km $780,000 / $470 psf
The Trilinq 3-room condo 0.45km $1.8 million / $1,058 psf
NEWest 3-room cluster house 0.9km $2.28 million / $950 psf
309 Clementi Ave 4 4-room HDB 1.1km $498,000 / $503 psf
The Infinity 3-room condo 1.1km $1.36 million / $1,077 psf
508 West Coast Drive 4-room HDB 1.4km $399,999 / $404 psf
336 Clementi Ave 2 4-room HDB 1.5km $675,000 / $527 psf

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Punggol Primary School (61 Hougang Avenue 8, Singapore 538787)

Punggol Primary School is in the heartland area of Hougang and Buangkok. This being a neighbourhood primary school, residential options are mainly HDB flats with some condos a greater distance away.

Given the density of HDB flats around the school, opting for condos which are further away may affect your chances of getting into the primary school. So, again, it’s better to save money and aim for one of the most affordable HDB flats nearby.

Property name Type Distance from school Property price
417 Hougang Ave 8 4-room HDB 0.27km $450,888 / $407 psf
Hougang Street 52 4-room HDB 0.65km $438,000 / $406 psf
504 Hougang Ave 8 4-room HDB 0.9km $360,000 / $398 psf
272A Sengkang Central 4-room HDB 1km $480,000 / $479 psf
Riversound Residence 3-room condo 1.4km $1.6 million / $754 psf
911 Hougang Street 9 4-room HDB 1.4km $350,000 / $361 psf
Kingsford Waterbay 3-room condo 1.4km $1.14 million / $1,350 psf
Evergreen Park 3-room condo 1.7km $928,000 / $870 psf

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Nan Chiau Primary School (50 Anchorvale Link, Singapore 545080)

Nan Chiau Primary School is in the Sengkang area. The nearest thing to civilisation is Sengkang MRT, a 10-minute walk away.

This is primarily an HDB estate area so there are mostly flats and ECs with a smattering of condos. Because there are so many HDB flats around the school, your best bet is to get those as close to the school as possible if you want to beat the competition.

Property name Type Distance from school Property price
321 Anchorvale Drive 4-room HDB 0.2km $400,000 / $413 psf
301C Anchorvale Drive 4-room HDB 0.65km $465,000 / $392 psf
303B Anchorvale Link 4-room HDB 0.7km $368,000 / $379 psf
Rivercove Residences 3-room EC 0.8km $826,000 / $913 psf
270A Sengkang Central 4-room HDB 1.1km $539,000 / $538 psf
Treasure Crest 3-room EC 1.1km $1.16 million / $1,084 psf
259C Compass Vale 4-room HDB 1.2km $378,000 / $390 psf
La Fiesta 3-room condo 1.2km $1.16 million / $1,380 psf

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Rivervale Primary School (80 Rivervale Drive, Singapore 545092)

Situated in the Sengkang area, about 15 minutes from Sengkang MRT station, is Rivervale Primary School. Again, mostly newer HDB flats and condos here, and if you want to triple your primary school options, there are a few good properties to choose from.

Note that Nan Chiau Primary School is about 2km fromhere . So, if you plan properly, you can live mid-way and double your options.

Property name Type Where Property price
186C Rivervale Drive 4-room HDB 0.1km $373,000 / $315 psf
192A Rivervale Drive 4-room HDB 0.3km (2km from Nan Chiau Primary) $410,000 / $331 psf
296B Compass Vale Crescent 4-room HDB 0.85km (1.5km from Nan Chiau Primary) $375,000 / $387 psf
132 Rivervale Street 4-room HDB 1km (1.8 km from Nan Chiau Primary) $375,000 / $348 psf
FLO Residence 3-room condo 1.4km $970,000 / $1,047 psf
La Fiesta 3-room condo 1.5km (1.2km from Nan Chiau Primary) $1.16 million / $1,380 psf
Riversound Residence 3-room condo 1.7km $1.6 million / $754 psf
Austville Residences 3-room condo 1.7km $1.2 million / $832 psf

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Rulang Primary School (6 Jurong West Street 52, Singapore 649295)

Jurong’s top primary school, Rulang Primary School, is located less than 10 minutes from Lakeside MRT. Apart from lots of HDB flats and a few condos, there’s not much around the school.

Property name Type Distance from school Property price
520 Jurong West St 52 4-room HDB 83m $360,000 / $321 psf
534 Jurong West St 52 4-room HDB 0.5km $385,000 / $357 psf
Parc Vista 3-room condo 0.55km $1.2 million / $1,248 psf
The Lakeshore 3-room condo 0.7km $1.3 million / $1,108 psf
480 Jurong West St 41 4-room HDB 0.8km $385,000 / $357 psf
Lakeholmz 3-room condo 0.8km $1.2 million / $960 psf
Caspian 3-room condo 0.9km $1.3 million / $1,077 psf
The Lakefront Residences 3-room condo 1km $1.2 million / $1,259 psf

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Wellington Primary School (10 Wellington Circle, Singapore 757702)

Wellington Primary School is in the north. Far north. Nestled in the HDB area of Sembawang, to be exact. I know you’re thinking “wah lao, so ulu”. But these days, that neck of the woods has become quite developed.

Residences in this area are largely HDB flats, which means lots of affordable housing options for you. But it also means lots of competition for primary school spaces.

Property name Type Distance from school Property price
501B Wellington Circle 4-room HDB 0.19km $378,000 / $390 psf
504A Montreal Drive 4-room HDB 0.45km $$490,000 / $350 psf
415 Sembawang Drive 4-room HDB 0.6km $485,000 / $346 psf
408 Sembawang Drive 4-room HDB 0.85km $440,000 / $314 psf
Sun Plaza 3-room condo 0.9km $1.75 million / $645 psf
356C Admiralty Drive 4-room HDB 0.95km $334,168 / $327 psf
The Nautical 3-room condo 1.3km $849,888 / $1,025 psf
Canberra Residences 3-room condo 1.4km $1.2 million / $1,061 psf

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What do you think of parents who move near a primary school to secure a place? Share your take with us in the comments.

 

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