When purchasing property in Singapore, many buyers and investors often prioritise proximity to primary schools. Even if they have no children or are not planning to enrol them yet, the prevailing belief is that condos near reputable schools enjoy better resale and rental prospects. But is this always true? Must a project without a nearby primary school struggle to perform? And if you personally don’t need schools nearby, is it safe to disregard this criterion?
Interestingly, some condos have maintained strong resale performance despite being beyond Home School Distance (HSD). Notable examples include Costa Rhu, Pebble Bay, Sanctuary Green, Water Place, Tanjong Ria, Camelot by the Water, Symphony Heights, Astrid Meadows, Normanton Park, Caribbean at Keppel Bay, Kent Ridge Hill Residences, Clementiwoods Condominium, Varsity Park Condominium, Seahill, The Vision, Blue Horizon, West Bay Condominium, and Springdale.
Looking at resale transactions over the past decade (2014–2024), some of these projects recorded annualised returns that rivalled or exceeded market averages. The top five performers based on historical data are: Clementiwoods Condominium, Sanctuary Green, Springdale Condominium, Symphony Heights, and Varsity Park Condominium.
Clementiwoods Condominium, completed in 2010, is a 99-year leasehold project with 240 units. It is located along West Coast Road in a low-density, quiet residential enclave, surrounded by greenery from Clementi Woods Park. Although there’s no local primary school within one kilometre, its proximity to NUS makes it appealing to university staff or families with older children. Units here are comparatively large, with recent resale transactions around $1.68–$1.75 million for over 1,000 sq ft, offering more space than typical new launches. The layouts include enclosed kitchens, spacious master bedrooms, and sizable rooftop terraces, although some features like planter boxes may be considered inefficient today.
Sanctuary Green, a 99-year leasehold project completed in 2003, comprises 522 units and sits adjacent to Water Place. When built, the area had limited accessibility, but improvements like the Tanjong Rhu MRT station now provide convenient access to the city and lifestyle hubs along the East Coast. District 15 prestige and the city-fringe location enhance its appeal, despite older layouts with some inefficiencies. Units typically transact around $1.95 million for sizes of approximately 1,100–1,200 sq ft.
Springdale Condominium, a 999-year lease project completed in 1998, has 480 units located at the foot of Bukit Timah Nature Reserve. This low-density, greenery-rich environment attracts buyers seeking tranquility rather than proximity to malls or MRT stations. Residents rely on bus connections for nearby amenities like Beauty World Centre and Beauty World MRT station. Recent resale prices for 1,120–1,150 sq ft units were around $1.965–$2.05 million, reflecting the long lease and desirable location.
These examples demonstrate that while proximity to primary schools is traditionally valued, other factors such as location, unit size, amenities, and transport connectivity can significantly influence a condo’s performance. Buyers focused on lifestyle, privacy, or long-term investment potential may find that projects without nearby primary schools can still offer strong returns and a comfortable living environment.
In conclusion, the Singapore condo market shows that primary school proximity is not always the defining factor. For certain projects, especially those in established or well-connected areas, resale and rental performance can remain strong, even when schools are outside the Home School Distance. Understanding the broader picture—location, unit features, and future developments—can be just as important as school proximity when making property decisions.
