Proximity to Australian International School is one of the highest-leverage locational variables in the Singapore property market. Primary-school proximity matters for families during the Phase 2A/2B/2C/3 registration windows; the 1km school-zone catchment is the operative threshold for the Phase 2C balloting advantage. The Ministry of Education maintains the official registration framework.
For private condo buyers in particular, proximity to Australian International School translates to (a) immediate quality-of-life benefit during the holding period, (b) measurable rental-yield uplift via stronger tenant demand, and (c) resale-pricing premium when exiting. The premium magnitude varies: school-zone proximity premium typically runs 3–8% over equivalent units outside the 1km catchment. This private condos shortlist surfaces the developments closest to Australian International School.
The cost framework applies uniformly: private condo buyers face BSD per the IRAS BSD, ABSD per the IRAS ABSD by buyer profile, and SORA-pegged mortgages at ~4.0% all-in via the MAS TDSR explainer framework. Use the stamp duty calculator to size your upfront cost.
- School: Australian International School (International)
- Condos within 1km: 32
- Condos within 2km: 145
- Family-friendly (3BR+): 8
Condos Within 1km
Condos within the priority admission zone (1km) of Australian International School.
| Condo | Distance | District | Tenure | Avg PSF |
|---|---|---|---|---|
| HOLLAND GREEN | 350m | D10 | 99 yrs lease commencing from 1995 | $1,065 psf |
| EWART PARK | 390m | D10 | — | — |
| BRIZAY PARK | 430m | D10 | — | — |
| FLORIDIAN | 500m | D21 | Freehold | $2,211 psf |
| BAN GUAN PARK | 530m | D10 | Freehold | $2,325 psf |
| ELEVEN @ HOLLAND | 540m | D10 | 99 yrs lease commencing from 2010 | $949 psf |
| SEVEN OAKS | 580m | D10 | Freehold | $1,400 psf |
| THE NEXUS | 580m | D21 | Freehold | $2,129 psf |
| MAPLE WOODS | 620m | D21 | Freehold | $2,063 psf |
| THE TENERIFFE | 640m | D10 | 99 yrs lease commencing from 1996 | $1,003 psf |
| CASA ESPERANZA | 660m | D21 | Freehold | $1,846 psf |
| THE CASCADIA | 660m | D21 | Freehold | $1,959 psf |
| ILLOURA | 680m | D10 | Freehold | $1,350 psf |
| THE TESSARINA | 730m | D10 | Freehold | $2,107 psf |
| AMSTERDAM APARTMENTS | 740m | D10 | — | — |
| OAK VILLAS | 740m | D10 | Freehold | $2,466 psf |
| ASHLEY GREEN | 820m | D10 | — | — |
| LINK RESIDENCE @ HOLLAND | 820m | D10 | Freehold | $2,842 psf |
| HOCK SENG PARK | 830m | D21 | Freehold | $2,271 psf |
| THE STERLING | 840m | D21 | Freehold | $2,052 psf |
| ROSEDALE | 870m | D21 | — | — |
| EDEN PARK | 890m | D10 | Freehold | $2,520 psf |
| THE SIXTH AVENUE RESIDENCES | 890m | D10 | Freehold | $1,942 psf |
| GARLICK VILLE | 910m | D10 | — | — |
| HUA GUAN GARDENS | 910m | D21 | 999 yrs lease commencing from 1883 | $2,695 psf |
| GARLICK PARK | 920m | D10 | Freehold | $2,932 psf |
| THE BLOSSOMVALE | 920m | D21 | 999 yrs lease commencing from 1884 | $2,023 psf |
| LUCKY PARK | 970m | D10 | Freehold | $2,391 psf |
| MARYLAND ESTATE | 970m | D10 | — | — |
| VILLA AZURA | 970m | D10 | Freehold | $1,600 psf |
| REGENT VILLAS | 990m | D10 | 99 yrs lease commencing from 1991 | $1,369 psf |
| DYNASTY GARDEN | 1 km | D10 | Freehold | $1,635 psf |
Condos 1\u{2013}2km Away
| Condo | Distance | District | Avg PSF |
|---|---|---|---|
| 1 KING ALBERT PARK | 1 km | D21 | $1,831 psf |
| DYNASTY LODGE | 1 km | D10 | $1,483 psf |
| KING ALBERT PARK | 1 km | D21 | — |
| KILBURN ESTATE | 1 km | D21 | $1,503 psf |
| BINJAI PARK | 1 km | D21 | $1,658 psf |
| PALMS @ SIXTH AVENUE | 1 km | D10 | $1,115 psf |
| VILLAS HOLLAND | 1 km | D10 | — |
| MAYFAIR MODERN | 1.1 km | D21 | $2,164 psf |
| MING TECK PARK | 1.1 km | D10 | $2,454 psf |
| HANSVILLE | 1.1 km | D10 | — |
| SELBY GARDENS | 1.1 km | D10 | $1,622 psf |
| ROYALGREEN | 1.1 km | D10 | $2,767 psf |
| VILLAS SIX | 1.1 km | D5 | $1,353 psf |
| MAYFAIR GARDENS | 1.1 km | D21 | $2,065 psf |
| GARDENVISTA | 1.1 km | D21 | $1,746 psf |
| JARDIN | 1.1 km | D21 | $1,849 psf |
| AVENUE VILLAS | 1.2 km | D10 | — |
| SIXTH AVENUE VILLE | 1.2 km | D10 | $1,952 psf |
| SIXTH AVENUE CENTRE | 1.2 km | D10 | $1,577 psf |
| VENTURA HEIGHTS | 1.2 km | D10 | $819 psf |
| ALLSWORTH PARK | 1.2 km | D10 | $1,841 psf |
| ALLAMANDA GROVE | 1.2 km | D10 | $2,323 psf |
| ESTRIVILLAS | 1.2 km | D10 | $804 psf |
| QUINTERRA | 1.2 km | D10 | $1,573 psf |
| QUEEN ASTRID GARDENS | 1.2 km | D10 | $2,281 psf |
| FIFTH AVENUE CONDOMINIUM | 1.2 km | D10 | $2,081 psf |
| SWISS CLUB PARK | 1.2 km | D11 | $1,689 psf |
| THE SERENADE @ HOLLAND | 1.3 km | D10 | $1,457 psf |
| HOLLAND GARDENS | 1.3 km | D10 | $2,082 psf |
| SHAMROCK PARK | 1.3 km | D10 | $2,447 psf |
| SUITES DE LAUREL | 1.3 km | D21 | $1,608 psf |
| THE SIERRA | 1.3 km | D10 | $1,696 psf |
| ALIAS VILLAS | 1.3 km | D10 | — |
| ASTRIDVILLE | 1.3 km | D10 | $1,541 psf |
| CORONA VILLE | 1.3 km | D10 | $1,598 psf |
| PINETREE HILL | 1.3 km | D21 | $2,486 psf |
| PARKSUITES | 1.3 km | D10 | $2,365 psf |
| QUEEN ASTRID PARK | 1.4 km | D10 | $2,704 psf |
| CLEMENTI GREEN | 1.4 km | D21 | $1,418 psf |
| MAYFAIR PARK | 1.4 km | D21 | $357 psf |
| MCMAHON PARK | 1.4 km | D10 | $2,314 psf |
| RIDGEWOOD | 1.4 km | D10 | $1,727 psf |
| FOURTH AVENUE RESIDENCES | 1.4 km | D10 | $2,465 psf |
| PANDAN VALLEY | 1.4 km | D21 | $1,380 psf |
| SHERWOOD TOWER | 1.4 km | D21 | $995 psf |
| MOUNT SINAI RESIDENCES | 1.4 km | D10 | $611 psf |
| CORONA COURT | 1.4 km | D10 | — |
| GLENTREES | 1.4 km | D10 | $1,693 psf |
| SWISS VALLEY | 1.4 km | D11 | — |
| NAVA GROVE | 1.5 km | D21 | $2,489 psf |
| SHAMROCK VILLAS | 1.5 km | D10 | $773 psf |
| MOUNT SINAI | 1.5 km | D10 | $2,578 psf |
| THE TRIZON | 1.5 km | D10 | $1,964 psf |
| ASTRID MEADOWS | 1.5 km | D10 | $2,157 psf |
| ASTOR GREEN | 1.5 km | D21 | $1,342 psf |
| CHENG SOON GARDEN | 1.5 km | D21 | $1,513 psf |
| THE RESERVE RESIDENCES | 1.5 km | D21 | $2,494 psf |
| HONG KONG PARK | 1.6 km | D21 | $2,024 psf |
| MONTVIEW | 1.6 km | D10 | $1,946 psf |
| OEI TIONG HAM PARK | 1.6 km | D10 | $2,219 psf |
| ORCHID APARTMENTS | 1.6 km | D11 | $1,596 psf |
| PINE GROVE | 1.6 km | D21 | $1,047 psf |
| SECOND AVENUE JUNCTION | 1.6 km | D10 | $1,559 psf |
| THE LINQ @ BEAUTY WORLD | 1.6 km | D21 | $2,738 psf |
| 8@BT | 1.7 km | D21 | $2,732 psf |
| KI RESIDENCES AT BROOKVALE | 1.7 km | D21 | $1,955 psf |
| ORCHID VILLAGE | 1.7 km | D11 | $2,591 psf |
| TOH YI COURT | 1.7 km | D21 | $1,080 psf |
| BEAVERTON COURT | 1.7 km | D10 | $1,816 psf |
| CAVENDISH PARK | 1.7 km | D21 | $1,455 psf |
| HENRY PARK | 1.7 km | D10 | $2,432 psf |
| SUMMERLEA GREEN | 1.7 km | D21 | $1,457 psf |
| VILLAGE TOWER | 1.7 km | D10 | $1,896 psf |
| FONTANA HEIGHTS | 1.7 km | D10 | $1,945 psf |
| CASABELLA | 1.7 km | D10 | $1,800 psf |
| BEAUTY WORLD PLAZA | 1.7 km | D21 | $1,570 psf |
| LEIGHWOODS | 1.7 km | D10 | $1,664 psf |
| HOLLAND GROVE PARK | 1.8 km | D10 | $2,180 psf |
| THE MARBELLA | 1.8 km | D10 | $2,184 psf |
| BEAUTY WORLD CENTRE | 1.8 km | D21 | $1,056 psf |
| GROVE RESIDENCE | 1.8 km | D10 | $2,992 psf |
| JK BUILDING | 1.8 km | D21 | $1,242 psf |
| KILAT COURT | 1.8 km | D21 | $971 psf |
| ENG KONG PARK | 1.8 km | D21 | $1,929 psf |
| NAMLY COURT | 1.8 km | D10 | $1,582 psf |
| SUITES AT BUKIT TIMAH | 1.8 km | D21 | $1,682 psf |
| HOLLAND GROVE | 1.8 km | D10 | $1,547 psf |
| VILLAEA VISTA | 1.8 km | D10 | $1,759 psf |
| KILAT 19 | 1.8 km | D21 | $1,128 psf |
| UOB CENTRE | 1.8 km | D21 | — |
| BINJAI CREST | 1.8 km | D21 | $763 psf |
| TOH TUCK HILL | 1.8 km | D21 | — |
| BIN TONG PARK | 1.9 km | D10 | $2,235 psf |
| HIGH OAK CONDOMINIUM | 1.9 km | D21 | $1,242 psf |
| CHUN TIN COURT | 1.9 km | D21 | — |
| KISMIS COURT | 1.9 km | D21 | $882 psf |
| UNIQUE GARDEN | 1.9 km | D21 | $593 psf |
| SUN COURT | 1.9 km | D21 | $274 psf |
| DUCHESS GARDEN | 1.9 km | D10 | $2,348 psf |
| ENG KONG GREEN | 1.9 km | D21 | $1,488 psf |
| OEI TIONG HAM PARK RESIDENCES | 1.9 km | D10 | — |
| DUCHESS RESIDENCES | 1.9 km | D10 | $1,921 psf |
| MEADOWLODGE | 1.9 km | D21 | $1,394 psf |
| HOOVER PARK | 1.9 km | D21 | $2,016 psf |
| VIEW AT KISMIS | 1.9 km | D21 | $1,932 psf |
| HAMPSTEAD | 2 km | D21 | — |
| MANDARIN PARK | 2 km | D21 | $1,859 psf |
| REBECCA PARK | 2 km | D10 | $1,763 psf |
| THE FORD @ HOLLAND | 2 km | D10 | $1,994 psf |
| DAINTREE RESIDENCE | 2 km | D21 | $2,006 psf |
| KILAT CENTRE | 2 km | D21 | $1,345 psf |
| DUCHESS PLACE | 2 km | D10 | — |
| SAVOY PARK | 2 km | D21 | $1,588 psf |
Family-Friendly Condos (3BR+ Available)
Condos near Australian International School with 3-bedroom or larger units suitable for families.
| Condo | Distance | District |
|---|---|---|
| HOLLAND GREEN | 350m | D10 |
| FLORIDIAN | 500m | D21 |
| BAN GUAN PARK | 530m | D10 |
| ELEVEN @ HOLLAND | 540m | D10 |
| SEVEN OAKS | 580m | D10 |
| THE NEXUS | 580m | D21 |
| MAPLE WOODS | 620m | D21 |
| THE TENERIFFE | 640m | D10 |
The private condos list ranked by distance to Australian International School is sorted by walking-distance, not as-the-crow-flies. Singapore’s urban form — built around limited road grids, MRT alignment, and walkway connectivity — means actual walking distance can be 1.3–1.8x the straight-line distance. Each unit’s rated distance reflects this real-walking-distance computation.
Within the shortlist, individual private condos differ on (a) tenure type (mix of freehold, 999-year, and 99-year leasehold), (b) unit-type mix (studio / 1BR / 2BR / 3BR / 4BR), (c) MCST or S&CC fees (for condos vs HDB), and (d) age + facilities standard. The proximity-premium is one variable; the comprehensive evaluation needs all of these. Use the comparison tool to place 2–3 candidates side-by-side on price, PSF, yield, and walkability score.
Cross-reference the list against URA REALIS (for private condo transacted caveats) or the HDB resale portal (for HDB resale transactions) to verify recent per-unit transacted prices. The proximity-premium varies by district and demand cohort; well-connected RCR / OCR with strong upgrader demand tends to see the highest premium, while super-prime CCR sees a smaller relative premium because PSF is already high.
The distance-vs-price curve for Australian International School typically follows a step-function: units 0–500m command the full premium (5–10% for MRT, 3–8% for schools), units 500m–1km command a partial premium (3–5%), and units 1km+ command little to no premium. For yield-focused buyers, the 500m–1km band can offer the best yield-to-price tradeoff — close enough for tenant-demand support but priced below the premium-floor 0–500m tier.
The 1km school-zone threshold is binary in regulatory terms (you either qualify for Phase 2C balloting advantage or you don’t), so for family-stage buyers the cliff is meaningful. For MRT-proximity there’s no equivalent binary threshold, but the walking-time-tolerance threshold typically sits around 8–10 minutes — buyers tolerate longer walks if the segment is otherwise compelling.
Within the shortlist, value-buyers should look for: (a) older private condos in the 500m–1km band with strong fundamentals (freehold tenure or good unit-mix) that are priced below the proximity-premium-floor adjacent stock; (b) private condos in projects where MCST or S&CC fees are lower than comparable proximity-tier stock; (c) units on lower floors in private condos with good orientation, where the floor-band discount partially offsets the proximity-premium. The price heatmap visualises district-level PSF concentration; cross-reference with the URA Property Price Index for cycle context.
FAQ
How many condos are near Australian International School?
How is the distance to Australian International School computed?
Walking distance, not as-the-crow-flies. Singapore’s urban form means actual walking distance is typically 1.3–1.8x the straight-line distance. The list reflects real-walking computation, verified against the LTA MRT system map (for MRT) or Ministry of Education (for schools).
What is the typical proximity premium for Australian International School?
School-zone proximity (within 1km catchment) typically commands 3–8% premium over outside-catchment units. The premium is highest near brand-name primary schools.
Does the primary school affect rental yield?
Yes. School-zone-proximate units attract longer-lease family tenants who prioritise schooling stability, supporting both rental rates and tenancy duration.
How does cooling-measure environment affect this list?
The post-April-2023 cooling-measure regime (foreigner ABSD 60%, SC second-property ABSD 20%, TDSR 55%) shapes demand-side composition across all districts. Proximity premium remains structural, but the absolute price level reflects the broader demand-supply equilibrium. See IRAS ABSD and the MAS TDSR explainer.
Where can I verify transacted prices for private condos in this list?
The official source is URA REALIS for private residential caveats. ShiokNest aggregates this data into per-project transacted history.
Should I always prioritise proximity to Australian International School?
Honest answer: depends on holding horizon and buyer profile. For family-stage buyers, school-zone proximity is binary-valuable during the 6-year primary-school window. For MRT-proximity, daily commute quality compounds across the holding period. Yield-focused investors should run the ROI calculator with proximity-tier-specific yield assumptions.
Methodology & Sources
Numbers in this article reflect the latest available data and update as new data becomes available.
Transaction data sourced from URA REALIS.
- Distances: haversine formula.
- Data: URA REALIS.
Outlier-resistant medians anchor every PSF figure shown above. Volume counts are exact transaction tallies, not estimates.