Proximity to Henry Park Primary 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 Henry Park Primary 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 Henry Park Primary 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: Henry Park Primary School (Primary)
- Condos within 1km: 21
- Condos within 2km: 161
- Family-friendly (3BR+): 8
Condos Within 1km
Condos within the priority admission zone (1km) of Henry Park Primary School.
| Condo | Distance | District | Tenure | Avg PSF |
|---|---|---|---|---|
| ROSEDALE | 130m | D21 | — | — |
| 1 KING ALBERT PARK | 700m | D21 | — | $1,831 psf |
| KING ALBERT PARK | 700m | D21 | — | — |
| CASA ESPERANZA | 710m | D21 | Freehold | $1,846 psf |
| MAPLE WOODS | 730m | D21 | Freehold | $2,063 psf |
| THE STERLING | 730m | D21 | Freehold | $2,052 psf |
| JARDIN | 810m | D21 | Freehold | $1,849 psf |
| CHENG SOON GARDEN | 840m | D21 | Freehold | $1,513 psf |
| GARDENVISTA | 850m | D21 | 99 yrs lease commencing from 1999 | $1,746 psf |
| MAYFAIR MODERN | 850m | D21 | 99 yrs lease commencing from 2018 | $2,164 psf |
| THE BLOSSOMVALE | 850m | D21 | 999 yrs lease commencing from 1884 | $2,023 psf |
| HOLLAND GREEN | 910m | D10 | 99 yrs lease commencing from 1995 | $1,065 psf |
| CLEMENTI GREEN | 920m | D21 | Freehold | $1,418 psf |
| EWART PARK | 920m | D10 | — | — |
| KI RESIDENCES AT BROOKVALE | 920m | D21 | 999 yrs lease commencing from 1885 | $1,955 psf |
| MAYFAIR GARDENS | 920m | D21 | 99 yrs lease commencing from 2018 | $2,065 psf |
| FLORIDIAN | 930m | D21 | Freehold | $2,211 psf |
| SUMMERLEA GREEN | 940m | D21 | 99 yrs lease commencing from 1995 | $1,457 psf |
| TOH YI COURT | 940m | D21 | Freehold | $1,080 psf |
| SUITES DE LAUREL | 970m | D21 | 999 yrs lease commencing from 1885 | $1,608 psf |
| SHERWOOD TOWER | 980m | D21 | 99 yrs lease commencing from 1976 | $995 psf |
Condos 1\u{2013}2km Away
| Condo | Distance | District | Avg PSF |
|---|---|---|---|
| KILBURN ESTATE | 1 km | D21 | $1,503 psf |
| THE NEXUS | 1 km | D21 | $2,129 psf |
| ENG KONG PARK | 1 km | D21 | $1,929 psf |
| HUA GUAN GARDENS | 1.1 km | D21 | $2,695 psf |
| BRIZAY PARK | 1.1 km | D10 | — |
| THE RESERVE RESIDENCES | 1.1 km | D21 | $2,494 psf |
| TOH TUCK HILL | 1.1 km | D21 | — |
| AMSTERDAM APARTMENTS | 1.1 km | D10 | — |
| MAYFAIR PARK | 1.1 km | D21 | $357 psf |
| ENG KONG GREEN | 1.1 km | D21 | $1,488 psf |
| THE LINQ @ BEAUTY WORLD | 1.1 km | D21 | $2,738 psf |
| KISMIS COURT | 1.1 km | D21 | $882 psf |
| THE CASCADIA | 1.1 km | D21 | $1,959 psf |
| UNIQUE GARDEN | 1.2 km | D21 | $593 psf |
| HIGH OAK CONDOMINIUM | 1.2 km | D21 | $1,242 psf |
| HAMPSTEAD | 1.2 km | D21 | — |
| JK BUILDING | 1.2 km | D21 | $1,242 psf |
| SUITES AT BUKIT TIMAH | 1.2 km | D21 | $1,682 psf |
| 8@BT | 1.2 km | D21 | $2,732 psf |
| BAN GUAN PARK | 1.2 km | D10 | $2,325 psf |
| KILAT COURT | 1.2 km | D21 | $971 psf |
| SAVOY PARK | 1.2 km | D21 | $1,588 psf |
| VIEW AT KISMIS | 1.2 km | D21 | $1,932 psf |
| PINETREE HILL | 1.2 km | D21 | $2,486 psf |
| KILAT 19 | 1.2 km | D21 | $1,128 psf |
| BEAUTY WORLD PLAZA | 1.3 km | D21 | $1,570 psf |
| CARMINE COLLECTION | 1.3 km | D21 | $2,243 psf |
| HOCK SENG PARK | 1.3 km | D21 | $2,271 psf |
| NAVA GROVE | 1.3 km | D21 | $2,489 psf |
| SUN COURT | 1.3 km | D21 | $274 psf |
| DAINTREE RESIDENCE | 1.3 km | D21 | $2,006 psf |
| KISMIS RESIDENCES | 1.3 km | D21 | $2,893 psf |
| ASHLEY GREEN | 1.3 km | D10 | — |
| CLEMENTI PARK | 1.3 km | D21 | $1,547 psf |
| PANDAN VALLEY | 1.3 km | D21 | $1,380 psf |
| SEVEN OAKS | 1.3 km | D10 | $1,400 psf |
| ALLSWORTH PARK | 1.3 km | D10 | $1,841 psf |
| BEAUTY WORLD CENTRE | 1.3 km | D21 | $1,056 psf |
| MEADOWLODGE | 1.3 km | D21 | $1,394 psf |
| CHUN TIN COURT | 1.3 km | D21 | — |
| ELEVEN @ HOLLAND | 1.3 km | D10 | $949 psf |
| KILAT CENTRE | 1.3 km | D21 | $1,345 psf |
| NOTTINGHILL SUITES | 1.3 km | D21 | $1,638 psf |
| MANDARIN PARK | 1.4 km | D21 | $1,859 psf |
| UOB CENTRE | 1.4 km | D21 | — |
| GREENRIDGE | 1.4 km | D21 | $1,708 psf |
| HOOVER PARK | 1.4 km | D21 | $2,016 psf |
| THE CREEK @ BUKIT | 1.4 km | D21 | $1,738 psf |
| BINJAI PARK | 1.4 km | D21 | $1,658 psf |
| ILLOURA | 1.4 km | D10 | $1,350 psf |
| THE SERENADE @ HOLLAND | 1.4 km | D10 | $1,457 psf |
| THE TESSARINA | 1.4 km | D10 | $2,107 psf |
| QUINTERRA | 1.4 km | D10 | $1,573 psf |
| TERRENE AT BUKIT TIMAH | 1.4 km | D21 | $1,763 psf |
| LINK RESIDENCE @ HOLLAND | 1.4 km | D10 | $2,842 psf |
| THE SIERRA | 1.4 km | D10 | $1,696 psf |
| THE TENERIFFE | 1.4 km | D10 | $1,003 psf |
| PINE GROVE | 1.4 km | D21 | $1,047 psf |
| ASTOR GREEN | 1.4 km | D21 | $1,342 psf |
| TOH TUCK LODGE | 1.4 km | D21 | $1,064 psf |
| GOLDEN RISE ESTATE | 1.5 km | D21 | $1,810 psf |
| RIDGEWOOD | 1.5 km | D10 | $1,727 psf |
| MARYLAND ESTATE | 1.5 km | D10 | — |
| OAK VILLAS | 1.5 km | D10 | $2,466 psf |
| THE TRIZON | 1.5 km | D10 | $1,964 psf |
| VILLAS HOLLAND | 1.5 km | D10 | — |
| FREESIA WOODS | 1.5 km | D21 | $1,618 psf |
| AIRVIEW PARK | 1.5 km | D21 | $2,047 psf |
| HOLLAND GARDENS | 1.5 km | D10 | $2,082 psf |
| THE BEVERLY | 1.5 km | D21 | $1,236 psf |
| SIGNATURE PARK | 1.5 km | D21 | $1,599 psf |
| SUNSET LODGE | 1.5 km | D21 | $1,031 psf |
| EDEN PARK | 1.6 km | D10 | $2,520 psf |
| FORETT@BUKIT TIMAH | 1.6 km | D21 | $2,130 psf |
| MONTVIEW | 1.6 km | D10 | $1,946 psf |
| CAVENDISH PARK | 1.6 km | D21 | $1,455 psf |
| HONG KONG PARK | 1.6 km | D21 | $2,024 psf |
| TOH TUCK GARDEN | 1.6 km | D21 | $1,990 psf |
| BEAVERTON COURT | 1.6 km | D10 | $1,816 psf |
| SHAN YAO GARDEN | 1.6 km | D21 | $1,308 psf |
| PARKSUITES | 1.7 km | D10 | $2,365 psf |
| TECK HIANG GARDENS | 1.7 km | D21 | — |
| SWISS CLUB PARK | 1.7 km | D11 | $1,689 psf |
| MOUNT SINAI | 1.7 km | D10 | $2,578 psf |
| VILLA AZURA | 1.7 km | D10 | $1,600 psf |
| HIGHGATE PARK | 1.7 km | D21 | $2,411 psf |
| MING TECK PARK | 1.7 km | D10 | $2,454 psf |
| THE MONDRIAN | 1.7 km | D21 | $2,614 psf |
| THE SIXTH AVENUE RESIDENCES | 1.7 km | D10 | $1,942 psf |
| VISTA GARDEN | 1.7 km | D21 | $1,325 psf |
| GARLICK PARK | 1.7 km | D10 | $2,932 psf |
| GARLICK VILLE | 1.7 km | D10 | — |
| FONTANA HEIGHTS | 1.7 km | D10 | $1,945 psf |
| PALM RESIDENCE | 1.7 km | D21 | $1,149 psf |
| RADIANCE @ BUKIT TIMAH | 1.7 km | D21 | $876 psf |
| GRAND REGENCY | 1.7 km | D21 | $1,555 psf |
| SELANTING GREEN | 1.7 km | D21 | $1,392 psf |
| LUCKY PARK | 1.7 km | D10 | $2,391 psf |
| REGENT VILLAS | 1.7 km | D10 | $1,369 psf |
| LEIGHWOODS | 1.8 km | D10 | $1,664 psf |
| REGIS MANSIONS | 1.8 km | D21 | $1,290 psf |
| ROYAL COURT | 1.8 km | D21 | $1,303 psf |
| VILLAGE TOWER | 1.8 km | D10 | $1,896 psf |
| DYNASTY GARDEN | 1.8 km | D10 | $1,635 psf |
| SWISS VALLEY | 1.8 km | D11 | — |
| MONT TIMAH | 1.8 km | D21 | $849 psf |
| PATENT PLACE | 1.8 km | D21 | — |
| DYNASTY LODGE | 1.8 km | D10 | $1,483 psf |
| HIGHGATE | 1.8 km | D21 | $1,453 psf |
| GLENTREES | 1.8 km | D10 | $1,693 psf |
| GRAND CHATEAU | 1.8 km | D21 | $1,326 psf |
| PALMS @ SIXTH AVENUE | 1.8 km | D10 | $1,115 psf |
| ROYALGREEN | 1.8 km | D10 | $2,767 psf |
| THE MARBELLA | 1.8 km | D10 | $2,184 psf |
| MOUNT SINAI RESIDENCES | 1.8 km | D10 | $611 psf |
| THE HILLFORD | 1.8 km | D21 | $1,355 psf |
| ANGSANA PARK | 1.8 km | D21 | — |
| HANSVILLE | 1.8 km | D10 | — |
| LE WOOD | 1.8 km | D21 | $1,155 psf |
| SELBY GARDENS | 1.8 km | D10 | $1,622 psf |
| CHARISMA VIEW | 1.9 km | D21 | $1,474 psf |
| HOLLAND GROVE PARK | 1.9 km | D10 | $2,180 psf |
| QUEEN ASTRID GARDENS | 1.9 km | D10 | $2,281 psf |
| VERDALE | 1.9 km | D21 | $1,824 psf |
| MCMAHON PARK | 1.9 km | D10 | $2,314 psf |
| SIXTH AVENUE CENTRE | 1.9 km | D10 | $1,577 psf |
| VENTURA HEIGHTS | 1.9 km | D10 | $819 psf |
| VILLAS SIX | 1.9 km | D5 | $1,353 psf |
| SOUTHAVEN II | 1.9 km | D21 | $1,484 psf |
| BUKIT REGENCY | 1.9 km | D21 | $1,549 psf |
| QUEEN ASTRID PARK | 1.9 km | D10 | $2,704 psf |
| SIXTH AVENUE VILLE | 1.9 km | D10 | $1,952 psf |
| SOUTHAVEN I | 1.9 km | D21 | $1,127 psf |
| AVENUE VILLAS | 1.9 km | D10 | — |
| JURONG PARK | 1.9 km | D21 | $2,135 psf |
| SHERWOOD CONDOMINIUM | 1.9 km | D21 | $1,400 psf |
| BINJAI CREST | 2 km | D21 | $763 psf |
| ESTRIVILLAS | 2 km | D10 | $804 psf |
| ALLAMANDA GROVE | 2 km | D10 | $2,323 psf |
| FIFTH AVENUE CONDOMINIUM | 2 km | D10 | $2,081 psf |
Family-Friendly Condos (3BR+ Available)
Condos near Henry Park Primary School with 3-bedroom or larger units suitable for families.
| Condo | Distance | District |
|---|---|---|
| 1 KING ALBERT PARK | 700m | D21 |
| CASA ESPERANZA | 710m | D21 |
| MAPLE WOODS | 730m | D21 |
| THE STERLING | 730m | D21 |
| JARDIN | 810m | D21 |
| CHENG SOON GARDEN | 840m | D21 |
| GARDENVISTA | 850m | D21 |
| MAYFAIR MODERN | 850m | D21 |
The private condos list ranked by distance to Henry Park Primary 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 Henry Park Primary 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 Henry Park Primary School?
How is the distance to Henry Park Primary 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 Henry Park Primary 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 Henry Park Primary 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.