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.
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.
- Projects
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- Median PSF
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- Median price
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Free report
Every sale within 1km of this school
A 6-page PDF on every project in this catchment: real transacted prices, balance lease, how fast each one sells, and a map drawn to scale. Free, no obligation.
Sorted by distance 0
Under $1,400 psf $1,400–$1,900 $1,900–$2,500 $2,500 and above Median transacted PSF per project
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:
- Singapore citizens living within 1km of the school
- Singapore citizens living between 1km and 2km
- Singapore citizens living beyond 2km
- 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.
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 2,308 private projects with recorded URA transactions gives a spread far wider than the "condo near a good school" shorthand suggests.
Of the 179 schools, 172 have at least one private project inside 1km and seven have none at all — those catchments are public housing in practice. The median school has eight projects in range. The extremes are what matter: Haig Girls' School has 220, while Admiralty Primary and Riverside Primary have two apiece.
Source: URA caveats, 36 months to Aug 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' School | 220 | $1,635 | $1.86M |
| Tanjong Katong Primary | 160 | $1,770 | $2.01M |
| Tao Nan School | 133 | $1,691 | $1.89M |
| Anglo-Chinese School (Junior) | 125 | $2,114 | $2.54M |
| Nanyang Primary | 42 | $2,105 | $2.73M |
| Henry Park Primary | 21 | $1,837 | $3.18M |
| Rulang Primary | 9 | $1,499 | $1.67M |
| Admiralty Primary | 2 | $927 | $1.19M |
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 $927 to $2,275 — a 2.45x 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 $1,837 psf but the highest median price on this list at $3.18M, 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.
Which condos are within 1km of Singapore's most searched primary schools?
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 caveats over the 36 months to August 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 caveats, 36 months to Aug 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 School | 160 | $1,770 | $2.01M |
| Chij (Katong) Primary | 153 | $1,682 | $1.88M |
| Kong Hwa School | 148 | $1,547 | $1.41M |
| Tao Nan School | 133 | $1,691 | $1.89M |
| Anglo-Chinese School (Junior) | 125 | $2,114 | $2.54M |
| Anglo-Chinese School (Primary) | 115 | $2,231 | $3.00M |
| Singapore Chinese Girls' Primary School | 83 | $2,268 | $3.65M |
| Nanyang Primary School | 42 | $2,105 | $2.73M |
| Pei Hwa Presbyterian Primary School | 39 | $1,845 | $1.88M |
| Raffles Girls' Primary School | 37 | $1,986 | $2.70M |
| Temasek Primary School | 27 | $1,599 | $2.06M |
| Henry Park Primary School | 21 | $1,837 | $3.18M |
| Ai Tong School | 20 | $1,839 | $2.28M |
| Nan Hua Primary School | 19 | $1,792 | $1.90M |
| Methodist Girls' School (Primary) | 18 | $2,069 | $2.54M |
| Rosyth School | 10 | $1,526 | $1.81M |
| Red Swastika School | 9 | $1,646 | $1.90M |
| Rulang Primary School | 9 | $1,499 | $1.67M |
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 160 projects, while Red Swastika School has just 9 — 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 $1,499 (Rulang Primary School) to $2,268 (Singapore Chinese Girls' Primary School), so “buy within 1km of a good school” can mean anything from a $1.67M home to a $3.65M 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 caveats lodged for that project. 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.
Get the full 1km report for your school
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 caveats lodged over the 36 months to August 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
Got it.
I'll prepare your 1km report and send it to your WhatsApp shortly.
Prefer to talk now? WhatsApp VionaQuestions 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.
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.
Free · No obligation · No sign-up
Your 1km report for this school
A 6-page PDF covering every condo, apartment and EC inside the catchment, built from actual URA transacted prices. Sent to your WhatsApp, usually within the hour.
What you will get
- Every project inside the radius, ranked by distance. Name, type and exact distance in metres from the school.
- What each one actually sold for. Median price and median $PSF from URA caveats, 36 months to Aug 2026. Transacted prices, not asking prices.
- The full price range inside each project. Lowest and highest transaction with the median marked, so you can see what separates a low floor from a high floor.
- Balance lease on every project. Years remaining as at 2026, freehold or leasehold — the number that decides your loan tenure and your exit.
- How easily each project actually sells. Units sold in the last 12 months and the date of the most recent sale.
- A map of the catchment, drawn to scale, plus two ranking charts. Median $PSF by project and the transacted price bands, so the premium and value ends are obvious at a glance.
- A plain-English read, and the 1km rule explained properly. The cheapest way in, the top of the range, the most liquid project — and why being inside 1km still means a ballot at some schools.
Got it.
I’ll prepare your 1km report and send it to your WhatsApp shortly — usually within the hour, 9am–9pm.
Prefer to talk now? WhatsApp Viona