Proximity to German European School Singapore 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 German European School Singapore 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 German European School Singapore.
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: German European School Singapore (International)
- Condos within 1km: 72
- Condos within 2km: 215
- Family-friendly (3BR+): 8
Condos Within 1km
Condos within the priority admission zone (1km) of German European School Singapore.
| Condo | Distance | District | Tenure | Avg PSF |
|---|---|---|---|---|
| THE ASANA | 70m | D10 | Freehold | $2,431 psf |
| KING'S 8 | 80m | D10 | Freehold | $997 psf |
| DUKES RESIDENCE | 130m | D10 | Freehold | $1,965 psf |
| KING'S LODGE | 130m | D10 | Freehold | $1,933 psf |
| CROWN CENTRE | 150m | D10 | — | — |
| KING'S ARCADE | 160m | D10 | — | — |
| THE SIENA | 160m | D10 | 99 yrs lease commencing from 2013 | $1,767 psf |
| CORONATION ARCADE | 170m | D10 | Freehold | $1,490 psf |
| LUTHERAN TOWERS | 220m | D10 | 103 yrs lease commencing from 1974 | $1,090 psf |
| CORONATION SHOPPING PLAZA | 230m | D10 | Freehold | $1,453 psf |
| CHIP HOCK GARDENS | 270m | D10 | Freehold | $2,396 psf |
| DUNEARN REGENCY | 310m | D11 | — | — |
| DUNEARN 386 | 320m | D11 | Freehold | $2,371 psf |
| DUNEARN SUITES | 320m | D11 | Freehold | $2,015 psf |
| GALLOP VILLAS | 350m | D10 | Freehold | $2,394 psf |
| DUKE'S GARDEN | 360m | D10 | 999 yrs lease commencing from 1875 | $2,663 psf |
| DUNEARN LODGE | 360m | D11 | 99 yrs lease commencing from 1993 | $1,361 psf |
| SERENE CENTRE | 360m | D10 | — | — |
| SHELFORD GREEN | 360m | D11 | Freehold | $1,759 psf |
| CLUNY PARK RESIDENCE | 380m | D10 | Freehold | $2,720 psf |
| ONE DUCHESS | 410m | D10 | 999 yrs lease commencing from 1875 | $2,312 psf |
| CLUNY COURT | 420m | D10 | — | — |
| GALLOP PARK | 420m | D10 | — | — |
| WATTEN ESTATE | 420m | D11 | Freehold | $2,574 psf |
| THE TRESOR | 450m | D10 | 999 yrs lease commencing from 1875 | $2,434 psf |
| ADAM PLACE | 470m | D11 | Freehold | $1,783 psf |
| ADAM GREEN | 490m | D11 | — | — |
| CORONATION GARDENS | 490m | D10 | 999 yrs lease commencing from 1875 | $2,928 psf |
| DUCHESS MANOR | 490m | D10 | 999 yrs lease commencing from 1875 | $2,260 psf |
| PRINCESS OF WALES PARK | 490m | D10 | 999 yrs lease commencing from 1875 | $2,456 psf |
| 10 SHELFORD | 500m | D11 | — | $1,718 psf |
| CLUNY PARK | 540m | D10 | — | — |
| SHELFORD REGENCY | 540m | D11 | Freehold | $1,885 psf |
| BOTANIC @ CLUNY PARK | 550m | D10 | Freehold | $1,397 psf |
| DUCHESS ROYALE | 550m | D10 | 999 yrs lease commencing from 1875 | $2,060 psf |
| THE SHELFORD | 550m | D11 | Freehold | $2,249 psf |
| KINGSVILLE | 560m | D10 | 102 yrs lease commencing from 1996 | $1,577 psf |
| SHELFORD SUITES | 590m | D11 | Freehold | $1,855 psf |
| 21 SHELFORD | 650m | D11 | — | $2,086 psf |
| CAPITOL PARK | 650m | D11 | Freehold | $2,519 psf |
| CORONATION VILLE | 650m | D10 | 999 yrs lease commencing from 1875 | $2,385 psf |
| 18 SHELFORD | 660m | D11 | — | $1,934 psf |
| SHELFORD 23 | 690m | D11 | Freehold | $1,736 psf |
| WOOLLERTON PARK | 690m | D10 | Freehold | $2,282 psf |
| CORONATION VILLAGE | 710m | D10 | 999 yrs lease commencing from 1875 | $2,861 psf |
| D'CHATEAU @ SHELFORD | 720m | D11 | Freehold | $1,792 psf |
| SHELFORD MANSIONS | 730m | D11 | Freehold | $1,142 psf |
| VICTORIA PARK | 750m | D10 | — | — |
| ADAM PARK CONDOMINIUM | 760m | D11 | Freehold | $1,712 psf |
| GALLOP GREEN | 770m | D10 | Freehold | $2,393 psf |
| SOMMERVILLE GRANDEUR | 770m | D10 | Freehold | $2,092 psf |
| WATTEN RESIDENCES | 770m | D11 | Freehold | $1,094 psf |
| SHELFORD VIEW | 810m | D11 | Freehold | $1,632 psf |
| UNIVERSITY PARK | 820m | D11 | 99 yrs lease commencing from 1994 | $1,407 psf |
| WATTEN HOUSE | 820m | D11 | Freehold | $3,236 psf |
| CAMWOOD PARK | 840m | D10 | — | — |
| 28 SHELFORD | 850m | D11 | — | $1,990 psf |
| GALLOP GABLES | 860m | D10 | Freehold | $2,083 psf |
| VICTORIA PARK VILLAS | 860m | D10 | 99 yrs lease commencing from 2013 | $2,322 psf |
| HILLCREST VILLA | 880m | D11 | 99 yrs lease commencing from 2006 | $1,213 psf |
| POINT LOMA | 880m | D11 | — | — |
| DUCHESS CREST | 890m | D10 | 99 yrs lease commencing from 1995 | $1,716 psf |
| GALLOP COURT | 910m | D10 | — | — |
| SPANISH VILLAGE | 910m | D10 | Freehold | $2,057 psf |
| CAMDEN PARK | 920m | D11 | Freehold | $1,781 psf |
| THE PARK VALE | 920m | D11 | 999 yrs lease commencing from 1874 | $1,773 psf |
| CORONATION GROVE | 930m | D10 | 999 yrs lease commencing from 1875 | $1,828 psf |
| KING'S GARDEN | 930m | D10 | Freehold | $2,408 psf |
| CHARMING GARDEN | 950m | D10 | 999 yrs lease commencing from 1875 | $1,880 psf |
| WATTEN HILL | 960m | D11 | Freehold | $1,737 psf |
| DUCHESS PLACE | 970m | D10 | — | — |
| GALLOP GARDENS | 990m | D10 | — | — |
Condos 1\u{2013}2km Away
| Condo | Distance | District | Avg PSF |
|---|---|---|---|
| DUCHESS RESIDENCES | 1 km | D10 | $1,921 psf |
| TUDOR VIEW | 1.1 km | D11 | — |
| DUCHESS GARDEN | 1.1 km | D10 | $2,348 psf |
| D'LEEDON | 1.1 km | D10 | $1,858 psf |
| REBECCA PARK | 1.1 km | D10 | $1,763 psf |
| THE LEVELZ | 1.1 km | D10 | $1,850 psf |
| TUDOR TEN | 1.1 km | D11 | $661 psf |
| SUTTON PLACE | 1.2 km | D10 | $1,659 psf |
| CASA PERLA | 1.2 km | D11 | — |
| GREENDALE COURT | 1.2 km | D11 | $1,335 psf |
| TREVOSE 12 | 1.2 km | D11 | — |
| WILSHIRE RESIDENCES | 1.2 km | D10 | $2,642 psf |
| VILLA DELLE ROSE | 1.2 km | D10 | $1,631 psf |
| WATERFALL GARDENS | 1.2 km | D10 | $1,953 psf |
| BIN TONG PARK | 1.2 km | D10 | $2,235 psf |
| CASABELLA | 1.2 km | D10 | $1,800 psf |
| D' DALVEY | 1.2 km | D10 | $1,951 psf |
| LEEDON GREEN | 1.3 km | D10 | $2,785 psf |
| HILLCREST PARK | 1.3 km | D11 | $2,488 psf |
| SOMMERVILLE PARK | 1.3 km | D10 | $2,039 psf |
| THE ARCADIA | 1.3 km | D11 | $1,118 psf |
| DALVEY COURT | 1.3 km | D10 | $1,551 psf |
| LEEDON RESIDENCE | 1.3 km | D10 | $2,613 psf |
| NAMLY COURT | 1.3 km | D10 | $1,582 psf |
| KHEAM HOCK GARDENS | 1.3 km | D11 | $1,553 psf |
| HOLLAND GEMS | 1.4 km | D10 | — |
| THE LEGACY | 1.4 km | D10 | $1,875 psf |
| TREVOSE PLACE | 1.4 km | D11 | — |
| BOTANIKA | 1.4 km | D10 | $2,262 psf |
| DALVEY VILLAS | 1.4 km | D10 | $2,382 psf |
| DUET | 1.4 km | D10 | $1,908 psf |
| LEWIS LODGE | 1.4 km | D10 | — |
| THE COTERIE @ HOLLAND | 1.4 km | D10 | $2,176 psf |
| GREENWOOD VILLAS | 1.4 km | D11 | $2,736 psf |
| SIGNATURE AT LEWIS | 1.4 km | D10 | $1,910 psf |
| MARGOLIOUTH VILLAS | 1.4 km | D10 | — |
| VERDURE | 1.4 km | D10 | $1,852 psf |
| BOTANIC LODGE | 1.4 km | D10 | — |
| HOLLAND 100 | 1.4 km | D10 | — |
| UNIT 8 | 1.4 km | D10 | $1,673 psf |
| RAFFLES PARK | 1.5 km | D11 | $2,213 psf |
| LIEN TOWERS | 1.5 km | D10 | $1,657 psf |
| THE GLYNDEBOURNE | 1.5 km | D11 | $2,130 psf |
| THE TREVOSE | 1.5 km | D11 | $1,596 psf |
| HOLLAND MEWS | 1.5 km | D10 | $1,919 psf |
| THE HOLLAND COLLECTION | 1.5 km | D10 | $2,254 psf |
| DE LENTE | 1.5 km | D10 | $1,776 psf |
| HOLLAND MANSION | 1.5 km | D10 | — |
| THE GLENCAIRD RESIDENCES | 1.5 km | D10 | — |
| WHITE HOUSE PARK | 1.5 km | D10 | $3,017 psf |
| FAIRLODGE | 1.5 km | D10 | $1,746 psf |
| NASSIM REGENCY | 1.5 km | D10 | — |
| THE CORNWALL | 1.5 km | D10 | $1,957 psf |
| JAYA TOWER | 1.5 km | D10 | $2,043 psf |
| SECOND AVENUE JUNCTION | 1.5 km | D10 | $1,559 psf |
| HOLLANDSWOOD COURT | 1.5 km | D10 | $980 psf |
| HILLCREST ARCADIA | 1.5 km | D11 | $1,182 psf |
| HYLL ON HOLLAND | 1.5 km | D10 | $2,648 psf |
| SHAMROCK VILLAS | 1.5 km | D10 | $773 psf |
| CHATELET | 1.6 km | D10 | $1,987 psf |
| DUNEARN ESTATE | 1.6 km | D11 | $2,569 psf |
| HOLLAND HILL LODGE | 1.6 km | D10 | $1,582 psf |
| YGK GARDEN | 1.6 km | D10 | $2,119 psf |
| BLISSFUL VIEW | 1.6 km | D10 | — |
| THE EQUATORIAL | 1.6 km | D10 | $2,052 psf |
| CORONA COURT | 1.6 km | D10 | — |
| HOLLAND HILL PARK | 1.6 km | D10 | $1,777 psf |
| HOLLAND VALE | 1.6 km | D10 | — |
| THE BELMONT | 1.6 km | D10 | $1,916 psf |
| HOLLAND SUITES | 1.7 km | D10 | $1,920 psf |
| THE ENCLAVE . HOLLAND | 1.7 km | D10 | $2,184 psf |
| HOLLAND COURT | 1.7 km | D10 | $1,976 psf |
| FERNHILL COTTAGE | 1.7 km | D10 | $1,864 psf |
| FERNHILL COURT | 1.7 km | D10 | — |
| HOLLAND PEAK | 1.7 km | D10 | $1,837 psf |
| MOOI RESIDENCES | 1.7 km | D10 | $2,468 psf |
| SHAMROCK PARK | 1.7 km | D10 | $2,447 psf |
| WHITE HOUSE RESIDENCES | 1.7 km | D10 | — |
| ALIAS VILLAS | 1.7 km | D10 | — |
| TREVOSE PARK | 1.7 km | D11 | $1,978 psf |
| CORONA VILLE | 1.7 km | D10 | $1,598 psf |
| NASSIM MANSION | 1.7 km | D10 | $3,012 psf |
| STEVEN'S COURT | 1.7 km | D10 | $1,397 psf |
| SYLVAN LODGE | 1.7 km | D10 | $1,470 psf |
| 15 HOLLAND HILL | 1.7 km | D10 | $3,051 psf |
| DALVEY HAUS | 1.7 km | D10 | $3,503 psf |
| JADE MANSION | 1.7 km | D10 | $1,833 psf |
| KUIE PONG LOFT | 1.7 km | D10 | $2,483 psf |
| BOTANIC GARDENS VIEW | 1.8 km | D10 | $2,392 psf |
| CHIP BEE GARDENS | 1.8 km | D10 | $2,089 psf |
| FOURTH AVENUE RESIDENCES | 1.8 km | D10 | $2,465 psf |
| SANNY PARK | 1.8 km | D11 | $2,644 psf |
| DLV. | 1.8 km | D10 | $1,627 psf |
| GREENWOOD MEWS | 1.8 km | D11 | $1,374 psf |
| PARVIS | 1.8 km | D10 | $2,245 psf |
| VIZ AT HOLLAND | 1.8 km | D10 | $1,792 psf |
| WILMER PARK | 1.8 km | D10 | — |
| FERNHILL GARDEN | 1.8 km | D10 | — |
| THE CAPRI | 1.8 km | D10 | $1,650 psf |
| ASTRID MEADOWS | 1.8 km | D10 | $2,157 psf |
| HOLLAND TOWER | 1.8 km | D10 | $1,621 psf |
| ORCHID VILLAGE | 1.8 km | D11 | $2,591 psf |
| THE ELEMENT @ STEVENS | 1.8 km | D10 | $1,926 psf |
| LEEDON 2 | 1.8 km | D10 | $2,036 psf |
| LOFT @ STEVENS | 1.8 km | D10 | $2,152 psf |
| FERNHILL RESIDENCES | 1.8 km | D10 | — |
| LOFT@HOLLAND | 1.8 km | D10 | $2,403 psf |
| LUSH ON HOLLAND HILL | 1.8 km | D10 | $1,985 psf |
| ASTRIDVILLE | 1.8 km | D10 | $1,541 psf |
| STEVENS SUITES | 1.8 km | D10 | $1,728 psf |
| ALLAMANDA GROVE | 1.8 km | D10 | $2,323 psf |
| AVENUE VILLAS | 1.8 km | D10 | — |
| BOTANIC GARDENS MANSION | 1.8 km | D10 | $2,118 psf |
| FERNHILL PLACE | 1.8 km | D10 | — |
| STEVENS LOFT | 1.8 km | D10 | $1,743 psf |
| THE GREENWOOD | 1.8 km | D11 | $1,865 psf |
| CASA UNO | 1.9 km | D10 | — |
| ORANGE GROVE RESIDENCES | 1.9 km | D10 | $2,134 psf |
| FIFTH AVENUE CONDOMINIUM | 1.9 km | D10 | $2,081 psf |
| VILLAS SIX | 1.9 km | D5 | $1,353 psf |
| ORCHID APARTMENTS | 1.9 km | D11 | $1,596 psf |
| THE MERASAGA | 1.9 km | D10 | $1,895 psf |
| OEI TIONG HAM PARK | 1.9 km | D10 | $2,219 psf |
| SIXTH AVENUE VILLE | 1.9 km | D10 | $1,952 psf |
| LADYHILL PARK | 1.9 km | D10 | $1,859 psf |
| THE FERNHILL | 1.9 km | D10 | $1,998 psf |
| WILLYN VILLE | 1.9 km | D10 | $1,895 psf |
| FORD PLACE | 1.9 km | D10 | — |
| ORANGE REGENCY | 1.9 km | D10 | — |
| GARDEN APARTMENTS | 1.9 km | D10 | $1,979 psf |
| HANSVILLE | 1.9 km | D10 | — |
| FIFTY-TWO STEVENS | 1.9 km | D10 | $1,827 psf |
| LE GROVE | 1.9 km | D10 | — |
| SELBY GARDENS | 1.9 km | D10 | $1,622 psf |
| ESTRIVILLAS | 2 km | D10 | $804 psf |
| PEIRCE VILLAS | 2 km | D10 | $2,144 psf |
| PALMS @ SIXTH AVENUE | 2 km | D10 | $1,115 psf |
| PARC STEVENS | 2 km | D10 | $2,271 psf |
| THE ORANGE GROVE | 2 km | D10 | $2,076 psf |
| LOUIS GARDEN | 2 km | D10 | — |
| ROBIN RESIDENCES | 2 km | D10 | $2,400 psf |
| THE SOLITAIRE | 2 km | D10 | $2,201 psf |
| VAN HOLLAND | 2 km | D10 | $2,872 psf |
Family-Friendly Condos (3BR+ Available)
Condos near German European School Singapore with 3-bedroom or larger units suitable for families.
| Condo | Distance | District |
|---|---|---|
| THE ASANA | 70m | D10 |
| KING'S 8 | 80m | D10 |
| DUKES RESIDENCE | 130m | D10 |
| KING'S LODGE | 130m | D10 |
| THE SIENA | 160m | D10 |
| CORONATION ARCADE | 170m | D10 |
| LUTHERAN TOWERS | 220m | D10 |
| CORONATION SHOPPING PLAZA | 230m | D10 |
The private condos list ranked by distance to German European School Singapore 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 German European School Singapore 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 German European School Singapore?
How is the distance to German European School Singapore 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 German European School Singapore?
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 German European School Singapore?
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.