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Free tool · Singapore · 179 primary schools · URA resale prices to Sep 2026

1km Primary School Check

Pick any Singapore primary school and see every condo, apartment and EC inside the 1km band — mapped, sorted by distance, and priced off actual URA transactions, with no sign-up or email gate.

Distance here is a straight line from the school's registered address — an estimate of MOE's 1km band, not the official figure. MOE assigns the distance category and OneMap School Query is where you confirm it. Prices are median URA resale caveats over the 36 months to September 2026, which lag the market by a few weeks. New launches are listed separately at their developer prices. See the P1 registration guide for how the bands are used.

Radius

1km and 2km are the bands MOE actually uses. 500m is here because at the most balloted schools, the inner ring is where people who are serious about the odds tend to look.

Start with a school

Type a name above and every project inside the radius appears on the map, sorted by distance, with what it actually transacted at.

Tao Nan Nanyang Henry Park Rulang

Under $1,400 psf $1,400–$1,900 $1,900–$2,500 $2,500 and above Median resale PSF per project New launch (developer price)

What the rule actually says

Being inside 1km is a tie-breaker, not a ticket

This is the part that costs people money. The 1km band does not get your child into the school. It decides where you stand in the queue if the school is over-subscribed — and at the schools everyone is trying to get into, it is over-subscribed.

Within each Primary 1 registration phase, MOE fills places in this order:

  1. Singapore citizens living within 1km of the school
  2. Singapore citizens living between 1km and 2km
  3. Singapore citizens living beyond 2km
  4. Permanent residents within 1km, then 1–2km, then beyond 2km

If a band has more applicants than seats, MOE ballots inside that band. So at a heavily balloted school, a citizen family living 400m away can still lose the ballot to a citizen family living 900m away. Distance improves your position within the queue, but it does not remove the ballot.

Exception from the 2027 exercise. At 12 schools — ACS (Junior), ACS (Primary), CHIJ (Katong), MGS (Primary), Nanyang, Ngee Ann, Pei Hwa, RGPS, SCGS, St. Margaret’s, Tanjong Katong Primary and Tao Nan — Phase 2C splits into a within-2km track and a beyond-2km track, with no distance priority inside a track, so 400m and 1.9km are equal. At those schools, paying up to move from 1–2km to inside 1km buys nothing in Phase 2C. Elsewhere, reserved Phase 2C places rise from 40 to 60 (schools with fewer than 180 P1 places keep 40). MOE announced this on 10 September 2026, for registration in 2027 and entry in January 2028. Latest: MOE’s 2027 P1 changes, with a one-minute video · how the phases work.

Two more conditions people discover late. The address must be your registered residential address with ICA, and if you use it for distance priority you are expected to stay there for at least 30 months from the start of the registration exercise. Moving out early can cost the place and flags the address for future exercises.

The honest version: buying a $2.5M condo to move from the 1–2km band into the 1km band buys you a better position in a ballot. Before that becomes a plan, check what a bank will actually lend you — and if it would be a second property, what ABSD adds on top. For some schools that shifts the odds meaningfully. For others the 1km citizen band is so crowded that you have paid a large premium for a coin toss. Which one you are looking at depends on the school, and it is worth checking before you commit.

What the data shows

There is no such thing as one 1km catchment market

Running all 179 primary schools against 2,174 private projects with at least one recorded resale gives a spread far wider than the "condo near a good school" shorthand suggests.

Of the 179 schools, 170 have at least one resale private project inside 1km and nine have none. Most of those nine are public housing in practice; at St. Hilda's and Junyuan the private projects nearby are new launches that have not yet had a resale. The median school has seven projects in range. The extremes are what matter: Haig Girls' School has 208, while nine schools, Concord and Frontier among them, have just one.

Source: URA resale caveats, Oct 2023 to Sep 2026, aggregated per project · MOE school list, Sep 2026 · Straight-line distance from each school's registered address

Primary school Projects within 1km Median PSF Median price
Haig Girls' School208$1,595$1.79M
Tanjong Katong PrimaryTwo-track Phase 2C from 2027152$1,738$1.97M
Tao Nan SchoolTwo-track Phase 2C from 2027130$1,638$1.83M
Anglo-Chinese School (Junior)Two-track Phase 2C from 2027117$2,076$2.52M
Nanyang PrimaryTwo-track Phase 2C from 202741$2,060$2.55M
Henry Park Primary20$1,806$3.19M
Rulang Primary9$1,475$1.63M
Admiralty Primary2$898$1.16M

Swipe the table sideways to see every column.

Two things this table gives away

Choice and price move together, but not tightly. Median PSF inside the 1km bands runs from $898 to $2,231 — a 2.48x spread. The cheapest catchments are not the ones with no schools worth having; they are the ones where the surrounding stock is public housing and the handful of private projects are older 99-year leasehold.

PSF and price tell different stories. Henry Park sits at a mid-table $1,806 psf but the highest median price on this list at $3.19M, because the projects inside its 1km band are large. If your budget is a total number rather than a rate, sort by price, not PSF. The tool above shows both for exactly this reason.

A caution on the thin catchments: where only two or three projects sit inside 1km, the "median" is a median of two or three numbers. Treat it as an indication of the neighbourhood, not a market rate.

These are the schools people ask me about most. Every figure is computed the same way the map above computes it — straight-line from the school's registered address, medians from URA resale caveats over the 36 months to September 2026. Select a school to load its catchment on the map. Where an executive condo appears in a catchment it is usually the cheapest way into it, subject to the EC eligibility rules.

Source: URA resale caveats, Oct 2023 to Sep 2026 · MOE school list · Straight-line distance from each school's registered address

Primary school Projects within 1km Median PSF Median price
Tanjong Katong Primary SchoolTwo-track Phase 2C from 2027152$1,738$1.97M
Chij (Katong) PrimaryTwo-track Phase 2C from 2027146$1,613$1.81M
Kong Hwa School143$1,530$1.32M
Tao Nan SchoolTwo-track Phase 2C from 2027130$1,638$1.83M
Anglo-Chinese School (Junior)Two-track Phase 2C from 2027117$2,076$2.52M
Anglo-Chinese School (Primary)Two-track Phase 2C from 2027106$2,213$2.84M
Singapore Chinese Girls' Primary SchoolTwo-track Phase 2C from 202779$2,231$3.50M
Nanyang Primary SchoolTwo-track Phase 2C from 202741$2,060$2.55M
Pei Hwa Presbyterian Primary SchoolTwo-track Phase 2C from 202736$1,733$1.83M
Raffles Girls' Primary SchoolTwo-track Phase 2C from 202736$1,933$2.54M
Temasek Primary School26$1,596$2.02M
Henry Park Primary School20$1,806$3.19M
Ai Tong School18$1,722$2.08M
Nan Hua Primary School18$1,725$1.69M
Methodist Girls' School (Primary)Two-track Phase 2C from 202718$2,037$2.26M
Rosyth School10$1,483$1.63M
Rulang Primary School9$1,475$1.63M
Red Swastika School8$1,485$1.71M

Swipe the table sideways to see every column.

Two things stand out. Tanjong Katong Primary School has the most private stock inside its 1km band at 152 projects, while Red Swastika School has just 8 — a family targeting the second has a far shorter shortlist and far less room to negotiate. And the median PSF across these catchments runs from $1,475 (Rulang Primary School) to $2,231 (Singapore Chinese Girls' Primary School), so “buy within 1km of a good school” can mean anything from a $1.63M home to a $3.50M one.

Before you rely on it

What this tool is not

Three limits, stated plainly, because the cost of getting them wrong is high.

It measures from the school's address point, not MOE's

MOE assigns each registered address a distance category and points parents to SLA's OneMap School Query to check it; it does not publish the geometry behind that category. This tool draws a straight line from the school's registered address point to each project's location. That is an approximation of the same idea, not the same calculation — and the endpoints differ anyway, since a campus has a boundary and a large condo has more than one block. If a project sits within roughly 50m of the 1km line, treat it as unconfirmed and check that specific unit address on OneMap School Query before it changes your decision.

A project median is not a quote

Every figure here is the median of resale caveats lodged for that project. New sales from developers are left out, because launch pricing is set by the developer rather than the market and would pull newer projects' medians away from what a resale buyer actually pays. Within one project, a low floor facing the carpark and a high floor facing the water can differ by several hundred dollars per square foot. Unit size, stack, floor and remaining lease all move the number. Use the median to rank neighbourhoods; use actual unit-level transactions to price a unit — the same discipline that applies to buying any resale condo.

Caveats lag, and they are not complete

URA caveats appear after the transaction is lodged, typically a few weeks later, and not every transaction lodges a caveat. Recent months are therefore always thinner than they will eventually look. Where a project shows only one or two sales in the last 12 months, the median is a weak signal on its own.

Your free report

Get the full 1km report for your school

The map above shows you the shape of the catchment. The report puts the whole thing in writing: a 6-page PDF prepared for the school you picked, sent to your WhatsApp, usually within the hour. Free, no obligation, and nothing to sign up for.

Exactly what is in it

  • Every project inside the radius, ranked by distance. Name, type (condo, apartment or EC) and the exact distance in metres from the school — so you can see what sits comfortably inside the line and what is close enough to the edge that it needs checking against MOE's own finder.
  • What each one actually sold for. Median price and median $PSF for every project, from URA resale caveats lodged over the 36 months to September 2026. These are transacted prices, not asking prices.
  • The full price range inside each project. The lowest and the highest transaction with the median marked, so you can see what separates a low floor from a high floor before you ever start negotiating.
  • Balance lease on every project. Years remaining as at 2026, and whether it is freehold, 99-year or 999-year. This is the number that quietly decides your loan tenure, your CPF usage and your exit.
  • How easily each project actually sells. Units sold in the last 12 months and the month of the most recent sale. A project with one sale a year is a very different proposition from one with forty.
  • A map of the catchment, drawn to scale. The radius plotted over the real street map with every project marked and colour-coded by price band, so the shape of the catchment is obvious at a glance.
  • Two charts that rank the whole catchment. Median $PSF by project, and the transacted price bands. The premium end and the value end of the same 1km circle become obvious in seconds.
  • A plain-English read of what the numbers mean. The closest address, the cheapest way in, the top of the range, which project has the most liquidity — and which ones have too little data to be trusted yet.
  • The 1km rule, explained properly. The registration phase order, the citizen and PR distance bands, when a ballot still happens even inside 1km, and the 30-month occupancy commitment most people miss.

And once you have it: ask me for the unit-by-unit caveats behind any project in the report — floor, stack, size, date and price — plus which units are on the market right now and what is launching nearby. Those come from me directly rather than from the report.

Send me the report

Pick a school above and your shortlist is attached to this enquiry automatically.

WhatsApp-default — this is how I'll send it.

By submitting, you consent under PDPA to being contacted about your enquiry.

Questions I get asked

The 1km rule, answered properly

No. Distance is a tie-breaker, not an entitlement. Places go first to citizens within 1km, then citizens 1–2km, then citizens beyond 2km, then PRs in the same three bands. If a band is over-subscribed, MOE ballots inside it. At the most popular schools, being a citizen inside 1km still means going into a ballot. Exception from the 2027 exercise: at 12 schools (ACS (Junior), ACS (Primary), CHIJ (Katong), MGS (Primary), Nanyang, Ngee Ann, Pei Hwa, RGPS, SCGS, St. Margaret’s, Tanjong Katong Primary, Tao Nan), Phase 2C splits into a within-2km and a beyond-2km track with no distance priority inside a track, so 400m and 1.9km are equal. See my P1 registration guide.

MOE assigns your registered address a home-school distance category — within 1km, 1–2km, or beyond 2km — and tells parents to check it on SLA's OneMap School Query in the year of registration. It does not publish the geometry behind that category. This tool draws a straight line from the school's registered address point, which estimates the category rather than reproducing it, so anything within about 50m of the line must be confirmed on OneMap. The P1 registration guide covers the rest of the rules.

At least 30 months from the start of the Primary 1 registration exercise, if you used the address to gain distance priority. Moving out early can cost the place and flags the address for future exercises. This is the single most expensive detail people miss when they buy purely for a catchment.

For the distance rule, yes — provided it is your registered address with ICA and you meet the 30-month commitment. It is a far cheaper way to test a location than buying, and I'd rather a client rented for 30 months than overpaid by $400K for a ballot. The trade-off is rent without equity, and you must hold the tenancy for the full period.

Seven of the 179 schools have no private project with a recorded URA transaction inside 1km — among them Marsiling, Qihua, Evergreen and Northshore. Those catchments are public housing in practice. An empty result means there is no private stock nearby rather than a fault in the tool. Widen to 2km to see what sits just outside.

For MOE's distance rule, yes — an address is an address. For your maths, no: an EC carries a five-year Minimum Occupation Period and citizenship and income conditions, and it is priced well below a comparable condo. Where an EC shows up inside a 1km band, it is usually the cheapest way into that catchment. Whether you qualify is a separate question — the EC hub covers the rules.

Next step

Knowing the catchment is only half the job

The map tells you what is inside the band. It does not tell you which of those projects is fairly priced, which has units coming up for sale, or which will still be worth holding once your child has finished P6. That part needs someone reading the transactions weekly. That is the job.

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