These Are The Cheapest 2 And 3-Bedder Condo Units Within 1km Of Popular Primary Schools (Part 1)
We’re familiar with the tagline about all schools being good schools. But it’s also a reality that some schools are more popular, and some parents will move just to ensure their child gets placed there. That’s quite the call to make this year, when property prices are seeing new highs – so for your convenience, we’ve compiled a list of the most affordable projects (two and three-bedders) near popular primary schools:
1. Most affordable projects near Singapore Chinese Girls School (SCGS)
2-Bedder
| SCGS | ||||||
| Project | Average transacted price | Average size (sqft) | No. of units sold | Completion year | Tenure | No. of units in the devt |
| ROBIN SUITES | $1,200,000 | 538 | 1 | 2016 | FH | 92 |
| THE LEGACY | $1,600,000 | 764 | 1 | 1999 | FH | 17 |
| JUNIPER HILL | $1,650,000 | 592 | 1 | 2022 | FH | 115 |
| THE PRINCETON | $1,800,000 | 861 | 2 | 1999 | FH | 37 |
| ROBIN RESIDENCES | $1,864,333 | 782 | 3 | 2015 | FH | 134 |
3-Bedder
| Project | Average transacted price | Average size (sqft) | No. of units sold | Completion year | Tenure | No. of units in the devt |
| STEVENS SUITES | $2,125,000 | 1136 | 2 | 2013 | FH | 32 |
| THE PRINCETON | $2,188,333 | 1087 | 3 | 1999 | FH | 37 |
| GISBORNE LIGHT | $2,250,000 | 1254 | 2 | 2003 | FH | 17 |
| CHATEAU LE FAME | $2,320,000 | 1105 | 3 | 2000 | FH | 39 |
| PROXIMO | $2,575,000 | 1119 | 1 | 2005 | FH | 49 |
Some notable details:
Tenure isn’t going to be a factor here, as every affordable unit close to SCGS is freehold. Many of the projects here are boutique; so whilst you get a bit more privacy, you will end up with smaller or more basic facilities.
For a small family of three, we do think the most likely choice for a two-bedder would be The Legacy, as 764 sq. ft. is probably the minimum many families will settle for. While it is a very small boutique project (17 units), The Legacy is also within walking distance of Stevens MRT station (DTL, TEL). Note that this is only three stops away from Orchard on the TEL, so $1.6 million is good value if you can secure a unit here.
The same goes for Stevens Suites, which is also within walking distance of Stevens MRT. Stevens Suites is a bit further from the MRT but is also a bit more private, being a bit deeper within the landed enclave.
2. Most affordable projects near Methodist Girls School (MGS)
2-Bedder
| MGS | ||||||
| Project | Average transacted price | Average size (sqft) | No. of units sold | Completion year | Tenure | No. of units in the devt |
| MAYFAIR GARDENS | $1,595,000 | 743 | 3 | 2023 | 99 | 215 |
| KAP RESIDENCES | $1,606,667 | 872 | 3 | 2016 | FH | 142 |
| GARDENVISTA | $1,646,600 | 908 | 5 | 2006 | 99 | 318 |
| THE BLOSSOMVALE | $1,900,000 | 840 | 1 | 1998 | 999 | 220 |
| MAPLE WOODS | $1,965,000 | 883 | 2 | 1997 | FH | 697 |
3-Bedder
| Project | Average transacted price | Average size (sqft) | No. of units sold | Completion year | Tenure | No. of units in the devt |
| KAP RESIDENCES | $1,580,000 | 872 | 1 | 2016 | FH | 142 |
| GARDENVISTA | $2,171,400 | 1167 | 7 | 2006 | 99 | 318 |
| MAYFAIR GARDENS | $2,320,000 | 1012 | 2 | 2023 | 99 | 215 |
| THE NEXUS | $2,728,000 | 1245 | 3 | 2006 | FH | 242 |
| THE CASCADIA | $2,773,978 | 1546 | 5 | 2010 | FH | 536 |
Some notable details:
Unusually, the two and three-bedder designations for KAP Residences are very close in both size and price (in fact the two-bedder is a bit higher).
The two-bedders on this list are on the more spacious side: 743 sq. ft. is still plausible for small families (Mayfair Gardens.) For Gardenvista (908 sq. ft.), The Blossomvale (840 sq. ft.) and Maplewoods (883 sq. ft.), note the high square footage despite the designation and layout as two-bedders.
Of the lot, we would focus our attention on KAP Residences for both two and three-bedders. Besides the low quantum (around $1.6 million), KAP Residences is a mixed-use project that even has its own cinema, within its commercial component. While its commercial side got off to a rocky start, it’s since been rectified by the existing owners. As the name implies, it’s within walking distance to King Albert Park MRT station (DTL, CRL). It’s small enough to feel private (142 units), but not so small as to lack full facilities.
KAP Residences is also versatile: its RCR location means it can work for both owner-occupiers, as well as for tenants.
3. Most affordable projects near St Joseph’s Institution (Junior)
2-Bedder
| SJI Junior | ||||||
| Project | Average transacted price | Average size (sqft) | No. of units sold | Completion year | Tenure | No. of units in the devt |
| FORTE SUITES | $1,198,000 | 708 | 5 | 2016 | FH | 106 |
| PRISTINE HEIGHTS | $1,208,000 | 732 | 1 | 2009 | FH | 60 |
| THE AXIS | $1,300,000 | 753 | 1 | 2009 | FH | 52 |
| KENTISH COURT | $1,330,000 | 1076 | 1 | 1999 | 99 | 77 |
| THE MEZZO | $1,401,172 | 840 | 4 | 2012 | FH | 127 |
3-Bedder
| Project | Average transacted price | Average size (sqft) | No. of units sold | Completion year | Tenure | No. of units in the devt |
| FORTE SUITES | $1,250,000 | 624 | 1 | 2016 | FH | 106 |
| BALESTIER POINT | $1,650,000 | 1313 | 1 | 1986 | FH | 68 |
| KENTISH GREEN | $1,691,778 | 1300 | 5 | 1999 | 99 | 122 |
| SHAN GATE APARTMENTS | $1,700,000 | 1249 | 1 | 1991 | FH | 27 |
| VANADIUM | $1,702,000 | 1066 | 1 | 2007 | FH | 35 |
Some notable details:
Interestingly, the Forte Suites’ two-bedder has more square footage (708 sq. ft.) than the designated three-bedder (624 sq. ft.) We don’t know the developer’s reason for doing this, but you can see the layouts here.
Forte Suites would be the first project to check out here, just on the basis of the eye-opening prices. A quantum of around $1.2 million is impressive for a project near Farrer Park MRT station (NEL), and is freehold to boot; although being a small project (106 units) facilities are a bit basic. While the location is convenient, we suspect we know the reason for the lower price point: this project faces the CTE, and it’s not the most open and quiet area.
That said, the price point is very competitive for an RCR freehold project.
4. Most affordable projects near Anglo Chinese School (Junior)
2-Bedder
| ACS Junior | ||||||
| Project | Average transacted price | Average size (sqft) | No. of units sold | Completion year | Tenure | No. of units in the devt |
| MACKENZIE 138 | $1,310,000 | 840 | 1 | 2006 | FH | 35 |
| ADRIA | $1,528,000 | 689 | 1 | 2013 | FH | 105 |
| WILKIE STUDIO | $1,650,000 | 872 | 1 | 2010 | FH | 40 |
| 26 NEWTON | $1,652,500 | 694 | 2 | 2016 | FH | 180 |
| 6 DERBYSHIRE | $1,661,944 | 780 | 2 | 2017 | FH | 168 |
3-Bedder
| Project | Average transacted price | Average size (sqft) | No. of units sold | Completion year | Tenure | No. of units in the devt |
| VANADIUM | $1,702,000 | 1066 | 1 | 2007 | FH | 35 |
| IRIDIUM | $1,928,000 | 1066 | 1 | 2009 | FH | 45 |
| NEWTON EDGE | $2,150,000 | 1066 | 1 | 2011 | FH | 104 |
| CAVENAGH GARDENS | $2,155,667 | 1413 | 12 | 0 | FH | 172 |
| PARC CENTENNIAL | $2,200,000 | 1249 | 1 | 2011 | FH | 51 |
Some notable details:
This is another school where the cheapest nearby options are all freehold, and most smaller condos. Given the significant size differences compared to the prices, we think most families will focus on the three-bedders for this batch.
For three-bedders, Vanadium and Iridium manage to fall below $2 million. Speculatively, we think Vanadium may be $200,000 less (despite being the same size and almost same age) because of two reasons:
First, Vanadium is much closer to KK Women and Children’s Hospital. You can walk there in just a few minutes. Taboos aside, some buyers dislike this because they worry about ambulance sirens or traffic congestion.
Second, Iridium is closer to United Square Mall, and is closer to Novena MRT station (NSL). Vanadium is a bit further from nearby malls, and its closest MRT station is Farrer Park View (NEL).
For two-bedders, MacKenzie 138 is the cheapest overall option, but it’s not the most aesthetically pleasing location. It’s next to a place of worship and a commercial space: okay for urbanites, but not otherwise. The plus point is walking access to Tekka Market and the Little India MRT station (DTL, NEL).
5. Most affordable projects near Ai Tong School
2-Bedder
| Ai Tong School | ||||||
| Project | Average transacted price | Average size (sqft) | No. of units sold | Completion year | Tenure | No. of units in the devt |
| THE GARDENS AT BISHAN | $1,398,583 | 881 | 12 | 2004 | 99 | 756 |
| THREE 11 | $1,449,667 | 739 | 3 | 2015 | FH | 65 |
| THOMSON THREE | $1,485,876 | 765 | 9 | 2016 | 99 | 445 |
| BISHAN POINT | $1,505,000 | 936 | 2 | 2005 | 99 | 164 |
| THOMSON IMPRESSIONS | $1,515,000 | 748 | 2 | 2018 | 99 | 288 |
3-Bedder
| Project | Average transacted price | Average size (sqft) | No. of units sold | Completion year | Tenure | No. of units in the devt |
| BISHAN PARK CONDOMINIUM | $1,901,290 | 1380 | 13 | 1994 | 99 | 320 |
| BISHAN POINT | $1,903,200 | 1218 | 5 | 2005 | 99 | 164 |
| THE GARDENS AT BISHAN | $1,978,787 | 1196 | 15 | 2004 | 99 | 756 |
| COUNTRY ESQUIRE | $2,136,667 | 1270 | 3 | 1992 | FH | 60 |
| THOMSON IMPRESSIONS | $2,170,000 | 1055 | 2 | 2018 | 99 | 288 |
Some notable details:
Bishan Point immediately jumps out here. While it’s among the older options, its price relative to its size – for both two and three-bedders – makes it a good place to start looking.
At 936 sq. ft., the two-bedder is effectively the size of a three-bedder today; and this is at a quantum of just around $1.5 million. Even just after COVID we would have considered that reasonable, let alone in 2025. The three-bedder is also competitive, as it’s getting harder to find 1,200+ sq. ft. units below $2 million.
The relative proximity to Bishan – Ang Mo Kio Park makes this a good family space, and the nearby Sin Ming HDB enclave provides some heartland amenities. Our only gripe would be that, even though Brighthill MRT station (TEL, CRL) is nearby, this is still a fringe area. You’ll probably be using a direct bus to Bishan proper (e.g., where Junction 8 is located) when you venture out.
6. Most affordable projects near Tao Nan School
2-Bedder
| Tao Nan School | ||||||
| Project | Average transacted price | Average size (sqft) | No. of units sold | Completion year | Tenure | No. of units in the devt |
| VIBES @ EAST COAST | $980,000 | 624 | 1 | 2014 | FH | 117 |
| CADENCE LIGHT | $1,020,000 | 678 | 1 | 2007 | FH | 16 |
| THE CRISTALLO | $1,222,963 | 886 | 3 | 2015 | FH | 74 |
| THE RED HOUSE | $1,225,000 | 737 | 2 | 2016 | 99 | 42 |
| COASTARINA | $1,228,888 | 678 | 1 | 2006 | FH | 56 |
3-Bedder
| Project | Average transacted price | Average size (sqft) | No. of units sold | Completion year | Tenure | No. of units in the devt |
| SYCAMORE TREE | $1,190,000 | 753 | 1 | 2022 | FH | 96 |
| GARDEN PARK RESIDENCES | $1,470,000 | 883 | 1 | 2016 | FH | 36 |
| BERKELEY RESIDENCES | $1,580,000 | 958 | 1 | 2015 | FH | 22 |
| TREESCAPE | $1,588,000 | 872 | 1 | 2014 | FH | 30 |
| HERITAGE RESIDENCES | $1,600,000 | 1109 | 1 | 2008 | FH |
Some notable details:
While the quantum for most units is low (especially given that most are freehold), they’re definitely on the smaller side. Prices near $1 million can be tempting, but we believe most small families will be looking at The Red House or The Cristallo at least, as these offer reasonable square footage.
For The Red House, its location is ideal for families, being within the heart of the Katong lifestyle area. Both i12 Katong and Parkway Parade are near here, and the emergence of Marine Parade MRT station (TEL) has improved accessibility. However, some realtors have told us The Red House is a leasehold property built on freehold land. This is generally considered disadvantageous (e.g., it may rule out future en-bloc possibilities). But for those focused on own-stay practicalities, this is a very strong location at just $1.225 million.
Heritage Residences may also raise some eyebrows, being $1.6 million despite its freehold status and notable three-bedder size. While it is tucked into a quiet, low-density area, it shares the usual issues of lower accessibility and more limited amenities. Its location becomes much better if you drive, in which case it’s also got good access to the Katong lifestyle zone.
In the next part of our article, we’re going to look at affordable projects near Tao Nan School, St Margaret’s, Rosyth, and others. Stay with us on Stacked for the next update. If you’d like to get in touch for a more in-depth consultation, you can do so here.
