We Compared 10 Condos Near Nan Chiau Primary — Here’s How Much They Cost

We compared 11 condos within 1km of Nan Chiau Primary School to find which offers the most space for your money when upgrading to a 3-bedder.

By Timothy Tay

Published 5 Nov 2026, 9:31 PM SGT · 19 min read · 6

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Some parents and would-be parents place heavy emphasis on the school they hope their child will attend. Most of these parents start planning for this years in advance, banking on the Home School Distance (HSD) policy to give their child the best chance of enrolling in their preferred school.

This gives priority registration if their registered household is within 1km or 2km from the school, and is why there is such an emphasis on these distances when realtors market everything from new launch projects to resale properties.

But purchasing a property in Singapore is no straightforward task, and it is a hefty financial commitment for most homeowners. For parents planning their property move around a target primary school, narrowing the search to homes within a 1km or 2km radius is just the first step.

The hardest question, which is often overlooked, is whether the property suits the needs of the family and the children as they grow up, and what compromises may need to be made when it comes to affordability and the budget.

For example, a two-bedroom unit may offer a relatively lower entry price point, but will it provide enough space as the children grow up? And then, how much more would a three-bedroom unit in the same development cost?

Likewise, parents and would-be property owners ask themselves: if they were to stretch their budget and buy a bigger unit, are you getting a fair amount of increased space?

Frequently asked questions

What is the Home School Distance (HSD) policy and how does it affect school registration?

The Home School Distance (HSD) policy gives priority registration to children whose registered household is within 1km or 2km of a school, influencing parents to choose homes within these distances to increase their child's chances of enrolling in preferred schools.

Which condominiums are within 1km of Nan Chiau Primary School and what are their characteristics?

Nine condominiums have all blocks within 1km of Nan Chiau Primary School. These are all 99-year leasehold developments completed mostly between 2015 and 2023, varying in size from 495 to 810 units, with differing transaction volumes over 18 months.

How do two-bedroom unit prices and sizes vary among condos near Nan Chiau Primary School?

Two-bedroom units near Nan Chiau Primary School range from about $1.05 million at Rivertrees Residences (around 680 sq ft) to $1.47 million at Sengkang Grand Residences (721 sq ft). Compass Heights offers larger two-bedroom units (1,087 sq ft) at about $1.38 million, showing trade-offs between price, size, and development age.

What are the price and size differences for three-bedroom units near Nan Chiau Primary School?

Three-bedroom units range from $1.5 million at Riverbank @ Fernvale (1,002 sq ft) to about $2 million at Sengkang Grand Residences (962 sq ft). Other condos like The Vales and Rivercove Residences offer three-bedroom units around $1.55 million with sizes near 970 sq ft, showing variation in price and space.

What is the typical price difference when upgrading from a two-bedroom to a three-bedroom unit in these developments?

Upgrading from two- to three-bedroom units typically costs between $338,000 at The Vales (with 214 sq ft more space) to $747,000 at Rivertrees Residences (with 449 sq ft more space). Compass Heights offers a $373,000 upgrade with a large space increase of 426 sq ft, highlighting trade-offs between cost and additional living space.

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Timothy Tay

Editor-in-Chief

As Editor-in-Chief of Stacked, Timothy leads the newsroom and shapes our editorial direction, ensuring readers receive timely, thoughtful, and well-researched news and analysis. He brings over eight years of experience as a business and real estate journalist, with a strong track record across both print and digital platforms. His reporting spans luxury residential, commercial real estate, and capital markets, alongside in-depth coverage of sustainability and design.