Condos Near Hollandse School

School Proximity Last reviewed

Proximity to Hollandse 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 Hollandse 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 Hollandse 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.

By ShiokNest Data TeamUpdated
Key Takeaways
  • School: Hollandse School (International)
  • Condos within 1km: 54
  • Condos within 2km: 200
  • Family-friendly (3BR+): 9

Condos Within 1km

Condos within the priority admission zone (1km) of Hollandse School.

Condos within 1km of Hollandse School
CondoDistanceDistrictTenureAvg PSF
DUCHESS CREST90mD1099 yrs lease commencing from 1995$1,716 psf
DUCHESS PLACE90mD10——
DUCHESS RESIDENCES130mD10999 yrs lease commencing from 1875$1,921 psf
CORONATION GROVE280mD10999 yrs lease commencing from 1875$1,828 psf
CORONATION VILLAGE320mD10999 yrs lease commencing from 1875$2,861 psf
DUCHESS GARDEN320mD10999 yrs lease commencing from 1875$2,348 psf
CASABELLA350mD10Freehold$1,800 psf
VICTORIA PARK VILLAS360mD1099 yrs lease commencing from 2013$2,322 psf
DUCHESS ROYALE440mD10999 yrs lease commencing from 1875$2,060 psf
NAMLY COURT440mD10Freehold$1,582 psf
CORONATION GARDENS490mD10999 yrs lease commencing from 1875$2,928 psf
CORONATION VILLE500mD10999 yrs lease commencing from 1875$2,385 psf
DUCHESS MANOR530mD10999 yrs lease commencing from 1875$2,260 psf
REBECCA PARK530mD10999 yrs lease commencing from 1875$1,763 psf
THE TRESOR530mD10999 yrs lease commencing from 1875$2,434 psf
HILLCREST VILLA540mD1199 yrs lease commencing from 2006$1,213 psf
PRINCESS OF WALES PARK550mD10999 yrs lease commencing from 1875$2,456 psf
BIN TONG PARK590mD10—$2,235 psf
SECOND AVENUE JUNCTION600mD10Freehold$1,559 psf
VICTORIA PARK660mD10——
ONE DUCHESS670mD10999 yrs lease commencing from 1875$2,312 psf
SHAMROCK VILLAS680mD10Freehold$773 psf
DUKE'S GARDEN690mD10999 yrs lease commencing from 1875$2,663 psf
SHAMROCK PARK760mD10Freehold$2,447 psf
WATTEN RESIDENCES760mD11Freehold$1,094 psf
CORONA COURT780mD10——
FOURTH AVENUE RESIDENCES800mD1099 yrs lease commencing from 2018$2,465 psf
WATTEN ESTATE810mD11Freehold$2,574 psf
ALIAS VILLAS840mD10——
AVENUE VILLAS850mD10——
KINGSVILLE850mD10102 yrs lease commencing from 1996$1,577 psf
CORONATION SHOPPING PLAZA860mD10Freehold$1,453 psf
KING'S LODGE860mD10Freehold$1,933 psf
RAFFLES PARK860mD11Freehold$2,213 psf
CORONA VILLE880mD10Freehold$1,598 psf
DUNEARN LODGE880mD1199 yrs lease commencing from 1993$1,361 psf
GREENDALE COURT880mD11Freehold$1,335 psf
FIFTH AVENUE CONDOMINIUM890mD10Freehold$2,081 psf
VILLAS SIX890mD5Freehold$1,353 psf
HILLCREST PARK910mD11Freehold$2,488 psf
CORONATION ARCADE930mD10Freehold$1,490 psf
DUNEARN SUITES930mD11Freehold$2,015 psf
SIXTH AVENUE VILLE930mD10Freehold$1,952 psf
THE SHELFORD940mD11Freehold$2,249 psf
ALLAMANDA GROVE950mD10Freehold$2,323 psf
CHARMING GARDEN950mD10999 yrs lease commencing from 1875$1,880 psf
DUNEARN REGENCY950mD11——
KING'S ARCADE950mD10——
ORCHID VILLAGE950mD11Freehold$2,591 psf
KING'S GARDEN970mD10Freehold$2,408 psf
KING'S 8980mD10Freehold$997 psf
GREENWOOD VILLAS1 kmD11Freehold$2,736 psf
HANSVILLE1 kmD10——
SHELFORD REGENCY1 kmD11Freehold$1,885 psf
💡
Family-Friendly Tip
Living within 1km of Hollandse School gives your child priority admission. There are 54 condos in this zone with 9 offering 3-bedroom+ units.
🧮Can you afford a home near Hollandse School? Try the Affordability Calculator→

Condos 1\u{2013}2km Away

Condos 1–2km from Hollandse School
CondoDistanceDistrictAvg PSF
CROWN CENTRE1 kmD10—
WATTEN HILL1 kmD11$1,737 psf
ASTRIDVILLE1 kmD10$1,541 psf
SELBY GARDENS1 kmD10$1,622 psf
ORCHID APARTMENTS1 kmD11$1,596 psf
THE ASANA1 kmD10$2,431 psf
WATTEN HOUSE1 kmD11$3,236 psf
DUNEARN 3861.1 kmD11$2,371 psf
LUCKY PARK1.1 kmD10$2,391 psf
SIXTH AVENUE CENTRE1.1 kmD10$1,577 psf
GARLICK PARK1.1 kmD10$2,932 psf
PALMS @ SIXTH AVENUE1.1 kmD10$1,115 psf
ASTRID MEADOWS1.1 kmD10$2,157 psf
SHELFORD GREEN1.1 kmD11$1,759 psf
SHELFORD MANSIONS1.1 kmD11$1,142 psf
ROYALGREEN1.1 kmD10$2,767 psf
THE SIXTH AVENUE RESIDENCES1.1 kmD10$1,942 psf
D'CHATEAU @ SHELFORD1.1 kmD11$1,792 psf
DUKES RESIDENCE1.1 kmD10$1,965 psf
10 SHELFORD1.1 kmD11$1,718 psf
DYNASTY LODGE1.1 kmD10$1,483 psf
GARLICK VILLE1.1 kmD10—
SHELFORD 231.1 kmD11$1,736 psf
21 SHELFORD1.1 kmD11$2,086 psf
THE SIENA1.1 kmD10$1,767 psf
ESTRIVILLAS1.1 kmD10$804 psf
POINT LOMA1.1 kmD11—
SOMMERVILLE GRANDEUR1.1 kmD10$2,092 psf
SHELFORD SUITES1.2 kmD11$1,855 psf
SHELFORD VIEW1.2 kmD11$1,632 psf
THE PARK VALE1.2 kmD11$1,773 psf
28 SHELFORD1.2 kmD11$1,990 psf
CASA PERLA1.2 kmD11—
18 SHELFORD1.2 kmD11$1,934 psf
ADAM PLACE1.2 kmD11$1,783 psf
DYNASTY GARDEN1.2 kmD10$1,635 psf
SPANISH VILLAGE1.2 kmD10$2,057 psf
LUTHERAN TOWERS1.2 kmD10$1,090 psf
WOOLLERTON PARK1.2 kmD10$2,282 psf
ADAM GREEN1.2 kmD11—
GALLOP VILLAS1.2 kmD10$2,394 psf
D'LEEDON1.2 kmD10$1,858 psf
CHIP HOCK GARDENS1.2 kmD10$2,396 psf
GALLOP PARK1.2 kmD10—
ADAM PARK CONDOMINIUM1.3 kmD11$1,712 psf
REGENT VILLAS1.3 kmD10$1,369 psf
VILLA AZURA1.3 kmD10$1,600 psf
VENTURA HEIGHTS1.3 kmD10$819 psf
GALLOP GREEN1.3 kmD10$2,393 psf
LEEDON RESIDENCE1.3 kmD10$2,613 psf
OEI TIONG HAM PARK1.3 kmD10$2,219 psf
SERENE CENTRE1.3 kmD10—
CAPITOL PARK1.3 kmD11$2,519 psf
CLUNY PARK RESIDENCE1.3 kmD10$2,720 psf
GREENWOOD MEWS1.3 kmD11$1,374 psf
HILLCREST ARCADIA1.3 kmD11$1,182 psf
THE ARCADIA1.3 kmD11$1,118 psf
THE LEVELZ1.3 kmD10$1,850 psf
CLUNY COURT1.4 kmD10—
OAK VILLAS1.4 kmD10$2,466 psf
THE GREENWOOD1.4 kmD11$1,865 psf
LEEDON GREEN1.4 kmD10$2,785 psf
THE TENERIFFE1.4 kmD10$1,003 psf
WILSHIRE RESIDENCES1.4 kmD10$2,642 psf
GALLOP GABLES1.4 kmD10$2,083 psf
THE BELMONT1.4 kmD10$1,916 psf
EDEN PARK1.4 kmD10$2,520 psf
HOLLAND COURT1.4 kmD10$1,976 psf
SUTTON PLACE1.4 kmD10$1,659 psf
WILMER PARK1.4 kmD10—
YGK GARDEN1.4 kmD10$2,119 psf
THE CORNWALL1.4 kmD10$1,957 psf
JADE MANSION1.5 kmD10$1,833 psf
ELEVEN @ HOLLAND1.5 kmD10$949 psf
HOLLAND MANSION1.5 kmD10—
BOTANIC @ CLUNY PARK1.5 kmD10$1,397 psf
MOOI RESIDENCES1.5 kmD10$2,468 psf
WATERFALL GARDENS1.5 kmD10$1,953 psf
CAMDEN PARK1.5 kmD11$1,781 psf
HOLLAND 1001.5 kmD10—
SYLVAN LODGE1.5 kmD10$1,470 psf
CLUNY PARK1.5 kmD10—
DE LENTE1.5 kmD10$1,776 psf
FAIRLODGE1.5 kmD10$1,746 psf
ILLOURA1.5 kmD10$1,350 psf
LEEDON 21.5 kmD10$2,036 psf
CHIP BEE GARDENS1.5 kmD10$2,089 psf
SEVEN OAKS1.5 kmD10$1,400 psf
THE ENCLAVE . HOLLAND1.5 kmD10$2,184 psf
HOLLAND SUITES1.5 kmD10$1,920 psf
LOFT@HOLLAND1.6 kmD10$2,403 psf
QUEEN ASTRID GARDENS1.6 kmD10$2,281 psf
FORD PLACE1.6 kmD10—
SOMMERVILLE PARK1.6 kmD10$2,039 psf
THE TESSARINA1.6 kmD10$2,107 psf
CAMWOOD PARK1.6 kmD10—
MING TECK PARK1.6 kmD10$2,454 psf
DUET1.6 kmD10$1,908 psf
VAN HOLLAND1.6 kmD10$2,872 psf
THE COTERIE @ HOLLAND1.6 kmD10$2,176 psf
THE FORD @ HOLLAND1.6 kmD10$1,994 psf
URBAN EDGE @ HOLLAND V1.6 kmD10$1,825 psf
WILLYN VILLE1.6 kmD10$1,895 psf
OEI TIONG HAM PARK RESIDENCES1.6 kmD10—
THE MERASAGA1.6 kmD10$1,895 psf
VILLA DELLE ROSE1.6 kmD10$1,631 psf
GALLOP COURT1.7 kmD10—
HYLL ON HOLLAND1.7 kmD10$2,648 psf
VILLAEA VISTA1.7 kmD10$1,759 psf
UNIVERSITY PARK1.7 kmD11$1,407 psf
HOLLANDSWOOD COURT1.7 kmD10$980 psf
HOLLAND HILL LODGE1.7 kmD10$1,582 psf
PARVIS1.7 kmD10$2,245 psf
BAN GUAN PARK1.7 kmD10$2,325 psf
LIEN TOWERS1.7 kmD10$1,657 psf
15 HOLLAND HILL1.8 kmD10$3,051 psf
BLISSFUL VIEW1.8 kmD10—
BRIZAY PARK1.8 kmD10—
GALLOP GARDENS1.8 kmD10—
HOLLAND HILL PARK1.8 kmD10$1,777 psf
HOLLAND RESIDENCES1.8 kmD10$1,985 psf
ONE HOLLAND VILLAGE RESIDENCES1.8 kmD10$2,838 psf
LINK RESIDENCE @ HOLLAND1.8 kmD10$2,842 psf
QUEEN ASTRID PARK1.8 kmD10$2,704 psf
UNIT 81.8 kmD10$1,673 psf
HOLLAND GEMS1.8 kmD10—
HOLLAND PEAK1.8 kmD10$1,837 psf
SKYE AT HOLLAND1.8 kmD10$2,946 psf
HOLLAND MEWS1.8 kmD10$1,919 psf
TUDOR VIEW1.8 kmD11—
WARNER COURT1.8 kmD10$1,709 psf
BOTANIKA1.8 kmD10$2,262 psf
LUSH ON HOLLAND HILL1.8 kmD10$1,985 psf
VERDURE1.8 kmD10$1,852 psf
HOLLAND VILLAGE1.9 kmD10—
TUDOR TEN1.9 kmD11$661 psf
SWISS CLUB PARK1.9 kmD11$1,689 psf
THE CASCADIA1.9 kmD21$1,959 psf
VIZ AT HOLLAND1.9 kmD10$1,792 psf
MCMAHON PARK1.9 kmD10$2,314 psf
HOCK SENG PARK1.9 kmD21$2,271 psf
THE HOLLAND COLLECTION1.9 kmD10$2,254 psf
MARYLAND ESTATE1.9 kmD10—
HOLLAND TOWER2 kmD10$1,621 psf
HOLLAND VALE2 kmD10—
THE NEXUS2 kmD21$2,129 psf

Family-Friendly Condos (3BR+ Available)

Condos near Hollandse School with 3-bedroom or larger units suitable for families.

CondoDistanceDistrict
DUCHESS CREST90mD10
DUCHESS RESIDENCES130mD10
CORONATION GROVE280mD10
CORONATION VILLAGE320mD10
DUCHESS GARDEN320mD10
CASABELLA350mD10
VICTORIA PARK VILLAS360mD10
DUCHESS ROYALE440mD10
NAMLY COURT440mD10

The private condos list ranked by distance to Hollandse 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 Hollandse 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 Hollandse School?
54 condos within 1km and 200 within 2km.
How is the distance to Hollandse 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 Hollandse 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 Hollandse 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.

Outlier-resistant medians anchor every PSF figure shown above. Volume counts are exact transaction tallies, not estimates.

Tags: International School Proximity

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