Property Values Near Popular Schools in Singapore

Singapore’s competitive education landscape has made proximity to prestigious primary schools one of the most sought-after factors for homebuyers and investors. The Primary 1 registration process gives priority to children living within 1 kilometer of a school, which drives up property demand in these areas. However, does living near a top school truly impact real estate value beyond the educational benefits?

This article will explore the relationship between real estate prices, rental yields, and demand trends for properties located near prestigious primary schools in Singapore. Whether you are a homeowner, investor, or parent planning for the future, understanding these dynamics can help you make informed property decisions.

Why Properties Near Top Primary Schools Are in High Demand?

• Priority for Primary 1 Registration

Singapore’s Ministry of Education (MOE) uses a distance-based priority system for Primary 1 admission. Living within 1km of a highly sought-after school such as Raffles Girls’ Primary, Nanyang Primary, and Tao Nan School gives parents an advantage in securing a place for their children. This increases competition for homes in these prime locations, boosting property values.

• Limited Housing Supply in School Zones

Many prestigious primary schools are located in established residential neighborhoods such as Bukit Timah, Marine Parade, and Bishan, where housing supply is limited. As a result, demand consistently outstrips supply, leading to steady price appreciation.

The Effect on Property Prices

• The Impact of Proximity to Top Schools on Property Prices

Properties located within 1km of prestigious schools typically command a premium in Singapore’s real estate market. Data indicates that condos and landed homes in these areas often sell for 5% to 20% higher than similar properties situated farther away. For instance, in Bukit Timah, properties near Raffles Girls’ Primary School have a higher average price per square foot (PSF) compared to similar properties in nearby areas lacking a top-tier school. Additionally, condos near Tao Nan School in Marine Parade have demonstrated a consistent increase in resale value, outperforming the broader market trend.

• Price Resilience During Market Fluctuations

Homes near prestigious schools tend to maintain their value better during property market downturns. This resilience is primarily driven by demand from families who prioritize education, ensuring continuous interest from potential buyers.

Stronger Rental Demand and Higher Yields

Expats and local families are willing to pay a premium for rental properties, particularly those located near top schools. As Singapore’s international workforce continues to grow, the demand for these types of rental units remains strong. Properties situated near prestigious schools typically command rental rates that are 5% to 10% higher than those in less competitive school districts.

• Case Study: Bishan and Catholic High School

Bishan serves as an excellent example of how proximity to schools influences rental demand. With Catholic High School acting as a feeder to top secondary schools, many tenants prefer to rent in developments such as Bishan Point, Sky Vue, and Jadescape. These condominiums enjoy high occupancy rates and competitive rental yields.

 Faster Resale Turnover and Liquidity

• Homes Near Schools Sell Faster

Statistics show that homes located within 1 km of a prestigious primary school tend to spend less time on the market compared to similar properties in other areas. The resale cycle is quicker, as new families move into the area every few years. Properties near Nanyang Primary and Rosyth School often sell 20% faster than comparable homes located farther away.

• High Buyer Demand Creates Long-Term Value

For investors, this dynamic translates to a more straightforward exit strategy. Even if an investor does not plan to stay long-term, selling the unit later will likely be a quick process due to strong demand.

The Role of MOE Policies and Urban Development

• Changes in School Admission Rules

While proximity to schools remains a key factor in Primary 1 registration, the Ministry of Education (MOE) occasionally revises its policies. For instance, if the distance-based priority rules were relaxed, the demand for properties near schools could change. However, historical trends indicate that even when policies change, these properties continue to retain their value due to the convenience and reputation of the nearby schools.

• Impact of MRT Developments and Infrastructure Growth

While proximity to schools remains a key factor in Primary 1 registration, the Ministry of Education (MOE) occasionally revises its policies. For instance, if the distance-based priority rules were relaxed, the demand for properties near schools could change. However, historical trends indicate that even when policies change, these properties continue to retain their value due to the convenience and reputation of the nearby schools.

Not All Schools Have the Same Impact

While all top schools can influence property values, those with strong secondary affiliations tend to have an even greater effect. Schools such as Catholic High (Primary), CHIJ St. Nicholas Girls’, and Nanyang Primary generate demand due to their direct admission pathways to elite secondary schools.

In contrast, standalone primary schools without affiliations can still enhance property values, but their impact is slightly less significant.

Conclusion: Is It Worth Buying Near a Prestigious School?

If you’re in the market for a family home or a solid real estate investment, purchasing a property near a top primary school in Singapore can offer several long-term benefits, including:

✅ Higher resale value and price resilience

✅ Stronger rental demand and premium rental rates

✅ Quicker selling cycles and consistent appreciation

However, buyers should also take into account:

• MRT accessibility, as being near public transport enhances overall property value.
• Development plans for the area, such as new commercial or transport hubs.
• Potential changes in school admission policies that could affect future demand.

With careful planning, investing in a property close to a prestigious primary school can be a strategic decision that combines lifestyle advantages with strong real estate fundamentals.

Considering buying a property near a top school? Seek expert advice today to find the ideal home that meets both your family’s needs and your investment goals!