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.