How Much Does It Really Cost To Live Within 1km of a Popular Primary School?
154
shares

How Much Does It Really Cost To Live Within 1km of a Popular Primary School?

Kenneth Fong
154
shares

When it comes to buying an HDB flat in Singapore.

There’re plenty of things to think about.

And if you’re planning to have kids.

You’ll probably want to live within a 1km radius of the primary school of your choice.

Finn Kicking Candy Kids Into Candy Kingdom
Source: Adventure Time

Y’know, because of how home-to-school distance affects priority admission?

And you want your kids to start their education with a solid foundation?

Yep.

We’re kiasu (Hokkien: afraid of losing out) like that.

So… how much does it cost to live within 1km of a popular primary school?

Is it going to cost you more if you do?


TL;DR: 4-Room HDB Resale Flat Prices Within 1km Radius of Popular Primary Schools

Seedly How Much Does It Cost To Live Within 1km of Popular Primary School

Popular Primary Schools in Singapore

Type of SchoolAffiliated toAreaStreet Name
(within 1km)
4-Room HDB Resale Price
(average from past 1 year's resale transactions)
Ai Tong SchoolCo-ed-BishanBright Hill Dr$507,000
Sin Ming Avenue$538,000
Anglo-Chinese School (Junior)BoysAnglo-Chinese School (Barker Road)

Anglo-Chinese School (Independent)
NewtonNo data available
Anglo-Chinese School (Primary)BoysAnglo-Chinese School (Barker Road)

Anglo-Chinese School (Independent)
NovenaNo data available
Catholic High School (Primary)BoysCatholic High SchoolBishanBishan St 22$593,000
Bishan St 24$542,000
CHIJ St Nicholas Girls' School (Primary)GirlsCHIJ St. Nicholas Girls’ SchoolAng Mo KioAng Mo Kio Ave 4$369,000
Ang Mo Kio St 11$372,000
Gongshang Primary SchoolCo-ed-TampinesTampines St 21$417,000
Tampines St 42$392,000
Henry Park Primary SchoolCo-ed-Holland RoadGhim Moh Link$784,000
Ghim Moh Road$505,000
Maris Stella High School (Primary)BoysMaris Stella High SchoolBartleySerangoon Ave 1$596,000
Joo Seng Road$424,000
Methodist Girls' School (Primary)GirlsMethodist Girls' School (Secondary)Bukit TimahNo data available
Nan Hua Primary SchoolCo-ed-ClementiClementi Ave 3$674,000
Clementi Ave 4$424,000
Nanyang Primary SchoolCo-edNanyang Girls' High SchoolBukit TimahQueen's Road$538,000
Pei Hwa Presbyterian Primary SchoolCo-ed-Toh TuckToh Yi Drive$661,000
Radin Mas Primary SchoolCo-ed-Bukit PurmeiJalan Membina$659,000
Kim Tian Road$698,000
Raffles Girls' Primary SchoolGirls-Bukit TimahNo data available
Red Swastika SchoolCo-ed-BedokBedok North Ave 3$387,000
Bedok North Road$539,000
Rosyth SchoolCo-ed-Serangoon NorthSerangoon North Ave 3$387,000
Serangoon North Ave 4$363,000
Rulang Primary SchoolCo-ed-Jurong WestJurong West Ave 1$320,000
Jurong West St 52$410,000
St. Hilda's Primary SchoolCo-edSt. Hilda's Secondary SchoolTampines WestTampines St 81$408,000
Tampines St 82$402,000
Tao Nan SchoolCo-ed-Marine ParadeMarine Crescent$465,000
Marine Dr$504,000
Temasek Primary SchoolCo-ed-Bedok SouthBedok South Ave 3$408,000
Bedok South Road$359,000

With resale flats, you have the flexibility of location which is great when you have a specific primary school in mind.

For some popular primary schools, the cost of an HDB Resale flat that is within a 1km radius might not be that different from the cost of an HDB BTO in the same general area.

FYI: the BTO might not even be anywhere near a primary school or the school which you want

But you also need to account for other factors like which floor the resale flat is at and what kind of amenities are nearby.

Because these could add to the cost of buying a Resale flat.

Also, these are just past transactional resale prices (read: I can’t guarantee that prices will stay that way moving forward)

That being said, with the existing Enhanced CPF Housing Grant and Proximity Housing Grant available for Resale flat buyers.

There’s a chance that you might pay lesser for an HDB Resale flat that is in an even better location as compared to an HDB BTO.

So always shop around before making a decision!

Have questions about property? Why not ask the friendly SeedlyCommunity, or chime in if you’ve got a perspective to share!


How Does Distance Affect My Child’s Admission to Primary School?

Student Looking At Laptop While Teacher Supervises
Source: SchoolBag

The reason why many decide to buy (or rent) a property that is specifically within a 1 or 2km radius from a primary school.

Is because if the school has more registrants than vacancies available during any phase of the Primary (P1) Registration.

Priority admission will be given based on your child’s citizenship as well as his or her home-to-school distance in this order:

Priority AdmissionCitizenshipHome-to-School Distance
1Singapore Citizens Living within 1km of the school
2Living between 1 and 2km of the school
3Living outside 2km of the school
4Permanent ResidentsLiving within 1km of the school
5Living between 1 and 2km of the school
6Living outside 2km of the school

Also, for your child to gain priority admission, they will need to reside at the address used for the registration for at least 30 months from the start of the P1 Registration (read: make sure you DO NOT move).

If this condition is not met, MOE has the right to transfer your kid to another school with vacancies.

See why it’s important to live (or at least rent) within the 1km radius?

How Do I Know If My Property Is Within the 1km Radius of the School?

You can use MOE’s Distance Checker to see which schools are within 2km of your potential home.

Alternatively, you can use the Singapore Land Authority’s OneMap School Query service.

Here’s how.

STEP 1: Click on “SchoolQuery”

OneMap General Page

STEP 2: Select “Find Primary School Information”OneMap Find Primary School Information

STEP 3: If you have the address of a Resale Flat in mind…

OneMap School Query

If you already have an HDB Resale flat in mind and want to confirm that it is within the 1 to 2km radius of a primary school.

Use “Find Schools Near a Building” and enter the residential address in the “Search & Explore” field.OneMap Find Schools Near a Building

A list of schools which are within 1km (red) and between 1 to 2km (blue) of the address will be generated.

STEP 4: If you’re just checking out which HDB estates are near a specific primary school

If you want to know which HDB estates are within the 1 to 2km radius of a specific primary school.

Use “Find Building Near a School” and select the primary school of your choice.

OneMap Find Buildings Near School

A list of buildings which are within 1km (red) and between 1 to 2km (blue) of the school will be generated.

What Are the Most Popular Primary Schools in Singapore?

To be clear, I’m not here to dispute MOE’s narrative that “all schools are good schools”.

The list I’m about to share is also NOT an exhaustive list of primary schools in Singapore either.

To get this list, I simply polled a few of my friends and the Seedly team to get a sense of where they would want their kids to go to in the future.

#justsaying

Name of Primary SchoolType of SchoolAffiliated toArea
Ai Tong SchoolCo-ed-Bishan
Anglo-Chinese School (Junior)BoysAnglo-Chinese School (Barker Road)

Anglo-Chinese School (Independent)
Newton
Anglo-Chinese School (Primary)BoysAnglo-Chinese School (Barker Road)

Anglo-Chinese School (Independent)
Novena
Catholic High School (Primary)BoysCatholic High SchoolBishan
CHIJ St Nicholas Girls' School (Primary)GirlsCHIJ St. Nicholas Girls’ SchoolAng Mo Kio
Gongshang Primary SchoolCo-ed-Tampines
Henry Park Primary SchoolCo-ed-Holland Road
Maris Stella High School (Primary)BoysMaris Stella High SchoolBartley
Methodist Girls' School (Primary)GirlsMethodist Girls' School (Secondary)Bukit Timah
Nan Hua Primary SchoolCo-ed-Clementi
Nanyang Primary SchoolCo-edNanyang Girls' High SchoolBukit Timah
Pei Hwa Presbyterian Primary SchoolCo-ed-Toh Tuck
Radin Mas Primary SchoolCo-ed-Bukit Purmei
Raffles Girls' Primary SchoolGirls-Bukit Timah
Red Swastika SchoolCo-ed-Bedok
Rosyth SchoolCo-ed-Serangoon North
Rulang Primary SchoolCo-ed-Jurong West
St. Hilda's Primary SchoolCo-edSt. Hilda's Secondary SchoolTampines West
Tao Nan SchoolCo-ed-Marine Parade
Temasek Primary SchoolCo-ed-Bedok South

How To Pick a Property Near a Popular Primary School?

Because of the 30-months’ stay requirement for priority admission.

You’ll need to plan ahead and not leave house-hunting to the very last minute.

Resale flats are usually readily available — if you’re not picky, that is.

But if you want a resale flat in a location that is near the amenities and primary school which you want…

It’s going to take a while to find that dream property.

For schools in areas where there are more private housing than HDB estates, it’ll make your search that much harder.

BMO No Results
Source: Adventure Time

Unless you’re open to buying or renting a condominium

Which is probably going to be a more expensive option.

Here are also some things to take note when getting a property within 1km of a school.

1. Consider Locations With More Than One School Within the 1km Radius

You might be living within 1 or 2km of the school.

But if the school is really popular, there’ll be many other children — who also live in the vicinity — applying for the same limited spots.

If it comes down to a ballot, you have to be prepared that your child may or may not be successful.

So instead of sending your child to wherever MOE decides.

It’s not a bad idea to expand your list of preferred schools a bit more.

P.S. You can use the “Find Schools Near a Building” option on OneMap to help you do this.

2. Pick a Co-ed School

Choosing to live near a co-ed school means that your child or children can all attend the same school.

This will definitely make school runs a lot easier.

And you might even be able to save on textbooks and materials for the younger child.

Since they can just share or reuse whatever their older sibling had.

3. Pay Attention to the Layout

When choosing between different housing estates, pay attention to the layout and routes to school.

One might have a more direct route.

While the other might require your child to cross 5 roads, pass an obstacle course, and jump through a ring of fire.

Finn and Jake Going Through the Gauntlet Dock
Source: Adventure Time

I’m exaggerating.

But you get what I mean.

4. Be Close But Not That Close

While it’s great that you live right across the road from the school.

You need to think about the potential congestion around your estate when other parents drop off or pick up their kids.

Being close to the school compound also means that it might be a little noisier throughout the day.

4-Room HDB Resale Flat Prices Within 1km Radius of Popular Primary Schools

With HDB BTOs, it’s already hard enough to get a ballot.

Much less find a project that just nice will be built right next to the school of your choice.

So you’re probably better off looking at HDB Resale flats instead since you’ll have the flexibility of choosing the location of your property.

With this in mind, I went to the HDB website and looked up the transacted prices for resale flats within the past 12 months.

My criteria?

  • 4-Room HDB flat (since that’s the most popular flat type amongst Singaporeans)
  • within 1km radius of the primary school in question
  • not a Design, Build and Sell Scheme (DBSS) flat (because they’re usually priced at a premium over regular HDB flats)
  • doesn’t matter which level the flat is at (because that would just make my life even harder…)

And this is what I found:

Popular Primary Schools in Singapore

Type of SchoolAffiliated toAreaStreet Name
(within 1km)
4-Room HDB Resale Price
(average from past 1 year's resale transactions)
Ai Tong SchoolCo-ed-BishanBright Hill Dr$507,000
Sin Ming Avenue$538,000
Anglo-Chinese School (Junior)BoysAnglo-Chinese School (Barker Road)

Anglo-Chinese School (Independent)
NewtonNo data available
Anglo-Chinese School (Primary)BoysAnglo-Chinese School (Barker Road)

Anglo-Chinese School (Independent)
NovenaNo data available
Catholic High School (Primary)BoysCatholic High SchoolBishanBishan St 22$593,000
Bishan St 24$542,000
CHIJ St Nicholas Girls' School (Primary)GirlsCHIJ St. Nicholas Girls’ SchoolAng Mo KioAng Mo Kio Ave 4$369,000
Ang Mo Kio St 11$372,000
Gongshang Primary SchoolCo-ed-TampinesTampines St 21$417,000
Tampines St 42$392,000
Henry Park Primary SchoolCo-ed-Holland RoadGhim Moh Link$784,000
Ghim Moh Road$505,000
Maris Stella High School (Primary)BoysMaris Stella High SchoolBartleySerangoon Ave 1$596,000
Joo Seng Road$424,000
Methodist Girls' School (Primary)GirlsMethodist Girls' School (Secondary)Bukit TimahNo data available
Nan Hua Primary SchoolCo-ed-ClementiClementi Ave 3$674,000
Clementi Ave 4$424,000
Nanyang Primary SchoolCo-edNanyang Girls' High SchoolBukit TimahQueen's Road$538,000
Pei Hwa Presbyterian Primary SchoolCo-ed-Toh TuckToh Yi Drive$661,000
Radin Mas Primary SchoolCo-ed-Bukit PurmeiJalan Membina$659,000
Kim Tian Road$698,000
Raffles Girls' Primary SchoolGirls-Bukit TimahNo data available
Red Swastika SchoolCo-ed-BedokBedok North Ave 3$387,000
Bedok North Road$539,000
Rosyth SchoolCo-ed-Serangoon NorthSerangoon North Ave 3$387,000
Serangoon North Ave 4$363,000
Rulang Primary SchoolCo-ed-Jurong WestJurong West Ave 1$320,000
Jurong West St 52$410,000
St. Hilda's Primary SchoolCo-edSt. Hilda's Secondary SchoolTampines WestTampines St 81$408,000
Tampines St 82$402,000
Tao Nan SchoolCo-ed-Marine ParadeMarine Crescent$465,000
Marine Dr$504,000
Temasek Primary SchoolCo-ed-Bedok SouthBedok South Ave 3$408,000
Bedok South Road$359,000

Note: information is correct as of 28 August 2020; all prices rounded up to the nearest $1,000

Oh, remember that these are just past transactional resale prices.

So we’ll just be using them as a broad gauge because nobody can guarantee that prices will stay this way moving forward.

So… Is It Expensive To Live Within 1km of a Popular Primary School?

For certain schools like Anglo-Chinese School (Junior), Anglo-Chinese School (Primary), Methodist Girls’ School (Primary), and Raffles Girls’ Primary School.

Finding an HDB flat in those areas might be difficult as they’re predominantly surrounded by private housing or condos (read: expensive).

Using the indicative prices for a 4-Room HDB BTO flat during the HDB BTO launch in August 2020 as a comparison since BTOs are supposed to be cheaper than Resale:

CHIJ St. Nicholas Girls’ School (Primary) in Ang Mo Kio

BTO in general area (Kebun Baru Edge): $423,000 to $550,000

Resale within 1km of school: ~$370,000

Catholic High School (Primary) in Bishan

BTO in general area (Bishan Towers): $484,000 to $617,000

Resale within 1km of school: ~$567,500

St Hilda’s Primary School in Tampines

BTO in general area (Tampines GreenOpal): $311,000 to $390,000

Resale within 1km of school: ~$405,000

.

.

.

The verdict?

It depends.

For certain popular primary schools, the cost of an HDB Resale flat that is within a 1km radius isn’t that different from the cost of an HDB BTO in the same general area.

Also, with the BTO, it might not even be anywhere near the popular primary school.

So does that mean that resale is the way?

Not quite… the resale prices which I listed don’t take into account stuff like

  • which floor the resale flat is at (the higher it is, the more expensive)
  • the surrounding amenities of certain properties (which is why one block of flats might be more expensive than another despite both being in the same area)

But what this tells us is that before you apply for an HDB BTO, you might want to shop around for an HDB Resale flat too.

Especially if you have a particular primary school in mind.

On top of that, with the Enhanced CPF Housing Grant and Proximity Housing Grant available for Resale flat buyers.

You might even end up paying lesser for an HDB Resale flat which is in an even better location as compared to an HDB BTO.

After all, you can’t really put a price on your child’s education, right?

About Kenneth Fong
Owner of a 4-room HDB BTO and married to a financial clutz. Probably the closest to an adult you can find on the Seedly team.
You can contribute your thoughts like Kenneth Fong here.

Still have more questions after reading the article? Fret not, ask our community here!

Stay updated with the latest finance tips!
Receive bite-sized finance on Telegram here.

What's Popular

    • Loading articles
    • Loading articles
    • Loading articles
    • Loading articles
    • Loading articles
Comments
154
shares

What's Popular

    • Loading articles
    • Loading articles
    • Loading articles
    • Loading articles
    • Loading articles

Still have more questions after reading the article? Fret not, ask our community here!