FoundOnEdgeProp: Three-bedders within 1km radius of oversubscribed schools

By Elizabeth Choong

/ EdgeProp Singapore |

August 7, 2023 7:03 PM SGT

Botannia is located within a 1km radius of the popular Nan Hua Primary School (Photo: EdgeProp Singapore)

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Singapore (EDGEPROP) – In Singapore, children who reside near a primary school are granted priority when applying for enrolment into that school. As a result, many parents actively search for residential properties within a 1km radius of their ideal primary school to improve their child's chances of securing admission. Consequently, condos located in close proximity to popular primary schools frequently attract stronger demand and higher prices.

According to data from the Ministry of Education's website, Princess Elizabeth Primary School (Bukit Batok West Avenue 3), Northland Primary School (Yishun Avenue 3), and Nan Hua Primary School (Jalan Lempeng) are the most oversubscribed schools in this year's Phase 2C registration exercise. All three schools have a subscription rate of at least four.

We examined the sales listings on EdgeProp and identified several listings for three-bedroom condo units that are located within a 1km radius of the aforementioned primary schools. These units are also attractively priced below $2.6 million.

Listings for condo units near Princess Elizabeth Primary School

At the time of writing, there were three listings for units at Parc Oasis, which is located 1km away from Princess Elizabeth Primary School. All three listings featured 1,227 sq ft three-bedroom units with asking prices ranging from $1.5 to $1.58 million.

Parc Oasis is a 950-unit condo located along Jurong East Avenue 1 in District 22, which obtained a temporary occupation permit (TOP) in 1994. Other amenities near this 99-year leasehold condo include Chinese Garden MRT Station, the Pan Island Expressway, Yuhua Village Market and Food Centre, Jurong Lake, as well as the Jurong East Stadium, Swimming Complex, and Sports Hall.

The most affordable listing for Parc Oasis had an asking price of $1.5 million ($1,222 psf), while the most expensive listing had an asking price of $1.58 million ($1,288 psf).

Living area of the unit at Parc Oasis with an asking price of $1.58 million (Photo: EdgeProp Singapore)

However, if homebuyers are seeking a newer development, they might wish to consider the 452-unit The Mayfair, which obtained its TOP in 2000. This 99-year leasehold condo is also located nearer to Princess Elizabeth Primary School, as it is less than 900m away.

As of the time of writing, The Mayfair, located along Jurong East Street 32 in District 22, had two listings for three-bedroom units. The smaller unit (1,163 sq ft) was listed with an asking price of nearly $1.2 million ($1,032 psf), while the larger unit (1,345 sq ft) had an asking price of $1.68 million ($1,249 psf). Notably, the unit commanding the higher asking price is located on the penthouse level.

Living area of the unit at The Mayfair with an asking price of $1.68 million (Photo: EdgeProp Singapore)

The current average resale prices for Parc Oasis ($1,082 psf) and The Mayfair ($1,098 psf) are lower than the average price of their 99-year leasehold counterparts in District 22 ($1,405 psf). This is because prices for Parc Oasis and The Mayfair have experienced a more gradual growth of 12% and 7%, respectively, since 2013.

In contrast, prices for leasehold condos in the same district have risen by 38% over the same period. This trend could be attributed to the age of both developments. Discerning owner-occupiers should take advantage of the opportunity to purchase a family home that is in close proximity to a popular primary school and an MRT station.

Check out Skies Miltonia if seeking admission to Northland Primary School

As of the time of writing, there were four listings for three-bedroom units at Skies Miltonia, with asking prices ranging from $1.32 to $2.541 million. This 99-year leasehold condo is located along Miltonia Close in District 27 and is less than 850m away from Northland Primary School. Skies Miltonia is also relatively new, having obtained TOP in 2016. Other amenities near to this 420-unit development include Wisteria Mall, Yishun Park Hawker Centre, Orchid Country Club, SAFRA Yishun Country Club, and Yishun Park.

The listing with the lowest asking price of $1.32 million ($1,227 psf) was for a low-floor unit measuring 1,076 sq ft, while the listing with the highest asking price of $2.541 million ($996 psf) was for a 2,551-sq ft unit located on the penthouse floor.

The average resale price for Skies Miltonia has been trending slightly below that of leasehold condos in District 27 since last year. The current resale prices for Skies Miltonia and its counterparts in the same district are $1,198 psf and $1,217 psf, respectively.

Lots of choices for parents looking to enrol their children in Nan Hua Primary School

Parents who are determined to enrol their child in Nan Hua Primary School should consider buying a unit at Regent Park along Jalan Lempeng, which is located less than 300m away from the school.

One drawback of this 99-year leasehold condominium is its age because it received TOP in 1997. Nevertheless, this 276-unit development is conveniently located within walking distance of Clementi MRT Station. Additional nearby amenities include The Clementi Mall, Grantral Mall @ Clementi, Clementi Bus Interchange, Firefly Park @ Clementi, and Clementi Stadium.

As of the time of writing, there was only one listing for a three-bedroom unit at Regent Park. This listing was for a ground-floor unit measuring 1,250 sq ft, and with an asking price of $1.69 million ($1,352 psf).

Parents seeking newer developments with a longer tenure can consider the 999-year leasehold Botannia along West Coast Park, which obtained TOP in 2009. Botannia is located approximately 900 meters away from Nan Hua Primary School and currently has five listings for three-bedroom units at the time of writing. Other nearby amenities include the Ayer Rajah Expressway, as well as the Ayer Rajah Market and Food Centre.

The listing with the lowest asking price, at $2.05 million ($1,614 psf), was for a low-floor unit measuring 1,270 sq ft. There were two listings for the same ground-floor unit (1,582 sq ft), both with the highest asking price of $2.55 million ($1,612 psf).

Twin Vew along West Coast Vale is located further from Nan Hua Primary School, as it is nearly 1km away. However, the three listings for three-bedroom units at Twin Vew had lower asking prices ranging from $1.98 to $2.5 million. This could be attributed to Twin Vew's shorter tenure of 99 years. Nevertheless, the 520-unit condo is newer, having obtained TOP in 2021.

The listing with the lowest asking price of $1.98 million ($1,877 psf), was for a 1,055-sq ft unit, while the listing with the highest asking price of $2.5 million ($1,647 psf), was for a larger 1,518-sq ft unit.

Kitchen of the unit at Twin Vew with an asking price of $1.98 million (Photo: EdgeProp Singapore)

The current average resale price for Regent Park ($1,194 psf) is lower than that of Twin Vew ($1,653 psf) and Botannia ($1,706 psf), which could be attributed to its older age and shorter remaining tenure.