Top 10 Singapore Condo Close To Prestigious Primary Schools

When it comes to primary school registration in Singapore, you’ve probably heard this golden rule: distance matters. Living within 1km of your preferred school gives your child priority during Phase 2C balloting : and in a competitive landscape where popular schools are oversubscribed year after year, that proximity advantage can make or break your application.

So, whether you’re a parent planning ahead for your child’s P1 registration or an investor eyeing family-friendly condos with strong rental demand, this guide is for you. Let’s explore 10 of the best condo projects strategically located within 1km of Singapore’s top-performing primary schools in 2026.

Why the 1km Rule Is a Game-Changer

Here’s how it works: during MOE’s Phase 2C registration, applicants living within 1km of the school get priority over those living between 1-2km, and way ahead of those beyond 2km. For elite schools like Raffles Girls’ Primary, Nanyang Primary, or ACS Primary : where demand far exceeds supply : being in that 1km zone could be your ticket in.

Beyond enrolment perks, these condos also tend to hold value well. Families are always hunting for homes near reputable schools, which keeps resale demand healthy and rental yields attractive.

1. Leedon Green (Near Raffles Girls’ Primary School & Henry Park Primary)

Developer: Yanlord Land Group & MCL Land
Location: Leedon Heights, District 10
Distance to RGPS: ~600m
Distance to Henry Park Primary: ~900m
Nearest MRT: Farrer Road (Circle Line)
Price Range: From $2,500 psf

Leedon Green is a real gem for families eyeing two of Singapore’s most sought-after primary schools. This freehold development offers lush landscaping, resort-style pools, and spacious layouts : perfect for growing families. District 10’s prestige doesn’t hurt either.

2. One Holland Village (Near Henry Park Primary & Raffles Girls’ Primary)

Developer: Far East Organization, Sekisui House & Sino Group
Location: Holland Village, District 10
Distance to Henry Park Primary: ~700m
Distance to RGPS: ~950m
Nearest MRT: Holland Village (Circle Line)
Price Range: From $2,600 psf

Picture this: Sunday brunch at Holland V, then a short stroll home. One Holland Village combines lifestyle convenience with educational advantage. It’s an integrated development with retail, F&B, and serviced residences : ideal for parents who value work-life balance.

3. Forett at Bukit Timah (Near Nanyang Primary School & Pei Hwa Presbyterian Primary)

Developer: Qingjian Realty
Location: Toh Tuck Road, District 21
Distance to Nanyang Primary: ~800m
Distance to Pei Hwa Presbyterian: ~600m
Nearest MRT: Beauty World (Downtown Line)
Price Range: From $1,800 psf

Forett at Bukit Timah is a freehold condo set within the prestigious Bukit Timah enclave. With over 400 units surrounded by greenery, it offers a tranquil retreat while keeping you close to not one, but two highly-ranked primary schools. For starters, Nanyang Primary consistently tops the popularity charts.

4. Mayfair Gardens (Near Nanyang Primary School)

Developer: Oxley Holdings
Location: Rifle Range Road, District 21
Distance to Nanyang Primary: ~500m
Nearest MRT: King Albert Park (Downtown Line)
Price Range: From $1,900 psf

For families laser-focused on Nanyang Primary, Mayfair Gardens is a strong contender. This freehold boutique development features contemporary designs and family-friendly layouts. Its proximity to nature reserves makes weekend hikes a breeze.

5. Pullman Residences (Near ACS Primary & St. Margaret’s Primary)

Developer: EL Development
Location: Dunearn Road, District 11
Distance to ACS Primary: ~700m
Distance to St. Margaret’s Primary: ~900m
Nearest MRT: Newton / Stevens (Downtown & Thomson-East Coast Lines)
Price Range: From $2,400 psf

Pullman Residences Newton brings hotel-inspired living to one of Singapore’s most central districts. With ACS Primary just a short walk away and excellent MRT connectivity, this development appeals to families who want prestige without sacrificing convenience.

6. Sky Vue (Near Catholic High School – Primary Section)

Developer: CapitaLand
Location: Bishan Street 15, District 20
Distance to Catholic High (Primary): ~600m
Nearest MRT: Bishan (North-South & Circle Lines)
Price Range: From $1,700 psf

Catholic High’s primary section is a magnet for parents seeking a bilingual, values-driven education. Sky Vue puts you within easy reach, plus you get Bishan’s mature estate perks : hawker centres, malls, and one of Singapore’s best-connected MRT interchanges.

7. The Garden Residences (Near Rosyth School)

Developer: Keppel Land & Wing Tai
Location: Serangoon North, District 19
Distance to Rosyth School: ~500m
Nearest MRT: Serangoon (North-East & Circle Lines)
Price Range: From $1,600 psf

Rosyth School is famous for its strong affiliation to ACS (Independent) for secondary placement. The Garden Residences offers modern living with extensive landscaping, a stone’s throw from NEX mall and Serangoon MRT. Definitely a top pick for families in the northeast.

8. Meyer Mansion (Near Tao Nan School)

Developer: GuocoLand
Location: Meyer Road, District 15
Distance to Tao Nan School: ~800m
Nearest MRT: Katong Park (Thomson-East Coast Line)
Price Range: From $2,300 psf

Tao Nan School has a sterling reputation and deep roots in Singapore’s education history. Meyer Mansion, a freehold luxury development along the East Coast, gives families beach proximity and access to the new Thomson-East Coast Line. It’s lifestyle meets legacy.

9. Affinity at Serangoon (Near Rosyth School & Zhonghua Primary)

Developer: Oxley Holdings
Location: Serangoon North Avenue 1, District 19
Distance to Rosyth School: ~700m
Distance to Zhonghua Primary: ~900m
Nearest MRT: Serangoon (Circle & North-East Lines)
Price Range: From $1,500 psf

If you want more space without the District 10 price tag, Affinity at Serangoon offers excellent value. With over 1,000 units and full condo facilities, it’s built for families. Proximity to Rosyth and Zhonghua Primary sweetens the deal.

10. AMO Residence (Near Ai Tong School)

Developer:
United Venture Development (2021) Pte Ltd—a joint venture by UOL Group Limited, Singapore Land Group, and Kheng Leong Company.

Location:
21 & 23 Ang Mo Kio Rise, Singapore 569417/569418
(District 20, Ang Mo Kio, right by Bishan-Ang Mo Kio Park)

Distance to Ai Tong School:
Within 1km. Ai Tong School is one of the closest primary schools—direct eligibility for Phase 2B/2C ballot. Actual walking distance is about 700m.

Nearest MRT:
• Mayflower MRT (Thomson-East Coast Line, TE6) – ~400m, 5 min walk
• Also accessible: Bright Hill MRT (Thomson-East Coast Line, future Cross-Island Line)

Price Range (as of early 2026):
• 2-bedroom (614–743 sqft): from ~S$1.65M
• 3-bedroom (958–1367 sqft): from ~S$2.2M–S$2.7M
• 4-bedroom (1292 sqft): from ~S$2.9M+
• 5-bedroom (1475 sqft): from ~S$3.2M+
• Penthouses: S$4.5M–S$5.5M+ (reference only, dependent on availability)

Ai Tong School is a perennial favourite among parents who want a strong Chinese-English bilingual curriculum. The Arden is a newer freehold project offering compact yet efficient layouts : great for young families starting their property journey.

Quick Tips for Parents & Investors

• Verify the 1km radius yourself : Use MOE’s SchoolFinder tool or OneMap to double-check the distance from your unit’s block (not just the condo entrance).
• Consider resale vs new launch : New launches may not have TOP yet, which affects your registration address timing.
• Don’t forget Phase 2B : If you’re alumni or a volunteer at the school, you may not need the 1km advantage.
• Look at secondary school affiliations : Schools like Rosyth (affiliated to ACS Independent) offer long-term value.

Final Thoughts

Buying a home near a top primary school isn’t just about education ; it’s a lifestyle and investment decision rolled into one. These 10 condos offer the best of both worlds: quality living and that crucial 1km advantage.

Planning your next move? Explore more property insights on our Singapore New Property Launches 2026 guide or check out best districts for property investment.

Happy house hunting : and good luck with P1 registration!