Proximity to Hwa Chong Institution 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 Hwa Chong Institution 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 Hwa Chong Institution.
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: Hwa Chong Institution (Secondary)
- Condos within 1km: 50
- Condos within 2km: 176
- Family-friendly (3BR+): 7
Condos Within 1km
Condos within the priority admission zone (1km) of Hwa Chong Institution.
| Condo | Distance | District | Tenure | Avg PSF |
|---|---|---|---|---|
| HANSVILLE | 160m | D10 | — | — |
| GARLICK VILLE | 170m | D10 | — | — |
| THE SIXTH AVENUE RESIDENCES | 180m | D10 | Freehold | $1,942 psf |
| GARLICK PARK | 210m | D10 | Freehold | $2,932 psf |
| VILLAS SIX | 210m | D5 | Freehold | $1,353 psf |
| SELBY GARDENS | 220m | D10 | Freehold | $1,622 psf |
| PALMS @ SIXTH AVENUE | 230m | D10 | Freehold | $1,115 psf |
| SHAMROCK PARK | 250m | D10 | Freehold | $2,447 psf |
| AVENUE VILLAS | 270m | D10 | — | — |
| DYNASTY LODGE | 280m | D10 | Freehold | $1,483 psf |
| LUCKY PARK | 310m | D10 | Freehold | $2,391 psf |
| ALLAMANDA GROVE | 330m | D10 | Freehold | $2,323 psf |
| DYNASTY GARDEN | 350m | D10 | Freehold | $1,635 psf |
| ALIAS VILLAS | 370m | D10 | — | — |
| THE TENERIFFE | 400m | D10 | 99 yrs lease commencing from 1996 | $1,003 psf |
| CORONA VILLE | 420m | D10 | Freehold | $1,598 psf |
| SIXTH AVENUE VILLE | 420m | D10 | Freehold | $1,952 psf |
| CORONA COURT | 440m | D10 | — | — |
| REGENT VILLAS | 450m | D10 | 99 yrs lease commencing from 1991 | $1,369 psf |
| SHAMROCK VILLAS | 470m | D10 | Freehold | $773 psf |
| FIFTH AVENUE CONDOMINIUM | 490m | D10 | Freehold | $2,081 psf |
| ASTRIDVILLE | 520m | D10 | Freehold | $1,541 psf |
| ESTRIVILLAS | 520m | D10 | Freehold | $804 psf |
| ELEVEN @ HOLLAND | 540m | D10 | 99 yrs lease commencing from 2010 | $949 psf |
| ROYALGREEN | 540m | D10 | Freehold | $2,767 psf |
| OAK VILLAS | 550m | D10 | Freehold | $2,466 psf |
| FOURTH AVENUE RESIDENCES | 590m | D10 | 99 yrs lease commencing from 2018 | $2,465 psf |
| VENTURA HEIGHTS | 600m | D10 | Freehold | $819 psf |
| SIXTH AVENUE CENTRE | 620m | D10 | Freehold | $1,577 psf |
| VILLA AZURA | 640m | D10 | Freehold | $1,600 psf |
| SEVEN OAKS | 660m | D10 | Freehold | $1,400 psf |
| CASABELLA | 700m | D10 | Freehold | $1,800 psf |
| ILLOURA | 700m | D10 | Freehold | $1,350 psf |
| ASTRID MEADOWS | 750m | D10 | Freehold | $2,157 psf |
| EDEN PARK | 750m | D10 | Freehold | $2,520 psf |
| SECOND AVENUE JUNCTION | 770m | D10 | Freehold | $1,559 psf |
| BAN GUAN PARK | 790m | D10 | Freehold | $2,325 psf |
| THE TESSARINA | 820m | D10 | Freehold | $2,107 psf |
| MING TECK PARK | 840m | D10 | 999 yrs lease commencing from 1876 | $2,454 psf |
| BIN TONG PARK | 860m | D10 | — | $2,235 psf |
| DUCHESS GARDEN | 860m | D10 | 999 yrs lease commencing from 1875 | $2,348 psf |
| BRIZAY PARK | 870m | D10 | — | — |
| DUCHESS RESIDENCES | 880m | D10 | 999 yrs lease commencing from 1875 | $1,921 psf |
| QUEEN ASTRID GARDENS | 880m | D10 | 999 yrs lease commencing from 1876 | $2,281 psf |
| NAMLY COURT | 890m | D10 | Freehold | $1,582 psf |
| LINK RESIDENCE @ HOLLAND | 900m | D10 | Freehold | $2,842 psf |
| REBECCA PARK | 950m | D10 | 999 yrs lease commencing from 1875 | $1,763 psf |
| DUCHESS PLACE | 960m | D10 | — | — |
| OEI TIONG HAM PARK | 970m | D10 | Freehold | $2,219 psf |
| ORCHID VILLAGE | 1 km | D11 | Freehold | $2,591 psf |
Condos 1\u{2013}2km Away
| Condo | Distance | District | Avg PSF |
|---|---|---|---|
| CORONATION GROVE | 1 km | D10 | $1,828 psf |
| ORCHID APARTMENTS | 1 km | D11 | $1,596 psf |
| HOLLAND GREEN | 1 km | D10 | $1,065 psf |
| DUCHESS CREST | 1 km | D10 | $1,716 psf |
| EWART PARK | 1.1 km | D10 | — |
| THE CASCADIA | 1.1 km | D21 | $1,959 psf |
| MARYLAND ESTATE | 1.1 km | D10 | — |
| VICTORIA PARK VILLAS | 1.1 km | D10 | $2,322 psf |
| QUEEN ASTRID PARK | 1.1 km | D10 | $2,704 psf |
| ASHLEY GREEN | 1.1 km | D10 | — |
| FLORIDIAN | 1.2 km | D21 | $2,211 psf |
| THE NEXUS | 1.2 km | D21 | $2,129 psf |
| HOCK SENG PARK | 1.2 km | D21 | $2,271 psf |
| VILLAS HOLLAND | 1.2 km | D10 | — |
| CORONATION VILLAGE | 1.2 km | D10 | $2,861 psf |
| MCMAHON PARK | 1.2 km | D10 | $2,314 psf |
| AMSTERDAM APARTMENTS | 1.2 km | D10 | — |
| VILLAEA VISTA | 1.3 km | D10 | $1,759 psf |
| CORONATION VILLE | 1.3 km | D10 | $2,385 psf |
| RAFFLES PARK | 1.3 km | D11 | $2,213 psf |
| SWISS CLUB PARK | 1.4 km | D11 | $1,689 psf |
| OEI TIONG HAM PARK RESIDENCES | 1.4 km | D10 | — |
| VICTORIA PARK | 1.4 km | D10 | — |
| BINJAI PARK | 1.4 km | D21 | $1,658 psf |
| MOUNT SINAI RESIDENCES | 1.4 km | D10 | $611 psf |
| THE FORD @ HOLLAND | 1.4 km | D10 | $1,994 psf |
| DUCHESS ROYALE | 1.4 km | D10 | $2,060 psf |
| HILLCREST VILLA | 1.4 km | D11 | $1,213 psf |
| WILMER PARK | 1.4 km | D10 | — |
| CORONATION GARDENS | 1.4 km | D10 | $2,928 psf |
| MAPLE WOODS | 1.4 km | D21 | $2,063 psf |
| PRINCESS OF WALES PARK | 1.5 km | D10 | $2,456 psf |
| URBAN EDGE @ HOLLAND V | 1.5 km | D10 | $1,825 psf |
| VAN HOLLAND | 1.5 km | D10 | $2,872 psf |
| JADE MANSION | 1.5 km | D10 | $1,833 psf |
| CASA ESPERANZA | 1.5 km | D21 | $1,846 psf |
| FORD PLACE | 1.5 km | D10 | — |
| HOLLAND COURT | 1.5 km | D10 | $1,976 psf |
| THE TRESOR | 1.5 km | D10 | $2,434 psf |
| CHARMING GARDEN | 1.5 km | D10 | $1,880 psf |
| DUCHESS MANOR | 1.5 km | D10 | $2,260 psf |
| LEEDON 2 | 1.5 km | D10 | $2,036 psf |
| GLENTREES | 1.5 km | D10 | $1,693 psf |
| HOLLAND RESIDENCES | 1.5 km | D10 | $1,985 psf |
| ONE HOLLAND VILLAGE RESIDENCES | 1.5 km | D10 | $2,838 psf |
| THE BELMONT | 1.5 km | D10 | $1,916 psf |
| KING'S GARDEN | 1.5 km | D10 | $2,408 psf |
| HUA GUAN GARDENS | 1.5 km | D21 | $2,695 psf |
| SKYE AT HOLLAND | 1.5 km | D10 | $2,946 psf |
| CHIP BEE GARDENS | 1.6 km | D10 | $2,089 psf |
| PARKSUITES | 1.6 km | D10 | $2,365 psf |
| LOFT@HOLLAND | 1.6 km | D10 | $2,403 psf |
| SYLVAN LODGE | 1.6 km | D10 | $1,470 psf |
| HILLCREST PARK | 1.6 km | D11 | $2,488 psf |
| HOLLAND GARDENS | 1.6 km | D10 | $2,082 psf |
| MOOI RESIDENCES | 1.6 km | D10 | $2,468 psf |
| GREENWOOD VILLAS | 1.6 km | D11 | $2,736 psf |
| WILLYN VILLE | 1.6 km | D10 | $1,895 psf |
| YGK GARDEN | 1.6 km | D10 | $2,119 psf |
| GREENDALE COURT | 1.6 km | D11 | $1,335 psf |
| KINGSVILLE | 1.6 km | D10 | $1,577 psf |
| LEEDON RESIDENCE | 1.6 km | D10 | $2,613 psf |
| SWISS VALLEY | 1.6 km | D11 | — |
| ONE DUCHESS | 1.6 km | D10 | $2,312 psf |
| DUKE'S GARDEN | 1.7 km | D10 | $2,663 psf |
| THE ENCLAVE . HOLLAND | 1.7 km | D10 | $2,184 psf |
| QUINTERRA | 1.7 km | D10 | $1,573 psf |
| THE MERASAGA | 1.7 km | D10 | $1,895 psf |
| WATTEN RESIDENCES | 1.7 km | D11 | $1,094 psf |
| ALLSWORTH PARK | 1.7 km | D10 | $1,841 psf |
| HOLLAND SUITES | 1.7 km | D10 | $1,920 psf |
| THE CORNWALL | 1.7 km | D10 | $1,957 psf |
| THE STERLING | 1.7 km | D21 | $2,052 psf |
| HENRY PARK | 1.7 km | D10 | $2,432 psf |
| THE BLOSSOMVALE | 1.7 km | D21 | $2,023 psf |
| D'LEEDON | 1.7 km | D10 | $1,858 psf |
| KILBURN ESTATE | 1.7 km | D21 | $1,503 psf |
| THE SIERRA | 1.7 km | D10 | $1,696 psf |
| GROVE RESIDENCE | 1.7 km | D10 | $2,992 psf |
| THE GREENWOOD | 1.8 km | D11 | $1,865 psf |
| THE SERENADE @ HOLLAND | 1.8 km | D10 | $1,457 psf |
| HOLLAND MANSION | 1.8 km | D10 | — |
| HOLLAND VILLAGE | 1.8 km | D10 | — |
| WATTEN ESTATE | 1.8 km | D11 | $2,574 psf |
| GREENWOOD MEWS | 1.8 km | D11 | $1,374 psf |
| SPANISH VILLAGE | 1.8 km | D10 | $2,057 psf |
| FAIRLODGE | 1.8 km | D10 | $1,746 psf |
| KING'S LODGE | 1.8 km | D10 | $1,933 psf |
| WARNER COURT | 1.8 km | D10 | $1,709 psf |
| DE LENTE | 1.8 km | D10 | $1,776 psf |
| LEEDON GREEN | 1.8 km | D10 | $2,785 psf |
| MOUNT SINAI | 1.8 km | D10 | $2,578 psf |
| HOLLAND 100 | 1.8 km | D10 | — |
| SOMMERVILLE GRANDEUR | 1.8 km | D10 | $2,092 psf |
| CORONATION SHOPPING PLAZA | 1.8 km | D10 | $1,453 psf |
| RIDGEWOOD | 1.8 km | D10 | $1,727 psf |
| DUNEARN LODGE | 1.9 km | D11 | $1,361 psf |
| MAYFAIR MODERN | 1.9 km | D21 | $2,164 psf |
| THE LEVELZ | 1.9 km | D10 | $1,850 psf |
| WATTEN HILL | 1.9 km | D11 | $1,737 psf |
| WILSHIRE RESIDENCES | 1.9 km | D10 | $2,642 psf |
| CORONATION ARCADE | 1.9 km | D10 | $1,490 psf |
| THE SHELFORD | 1.9 km | D11 | $2,249 psf |
| 1 KING ALBERT PARK | 1.9 km | D21 | $1,831 psf |
| DUNEARN SUITES | 1.9 km | D11 | $2,015 psf |
| KING ALBERT PARK | 1.9 km | D21 | — |
| ROSEDALE | 1.9 km | D21 | — |
| DUNEARN REGENCY | 1.9 km | D11 | — |
| KING'S ARCADE | 1.9 km | D10 | — |
| PARVIS | 1.9 km | D10 | $2,245 psf |
| MAYFAIR GARDENS | 1.9 km | D21 | $2,065 psf |
| WOOLLERTON PARK | 1.9 km | D10 | $2,282 psf |
| KING'S 8 | 1.9 km | D10 | $997 psf |
| WATTEN HOUSE | 1.9 km | D11 | $3,236 psf |
| CASA PERLA | 2 km | D11 | — |
| SHELFORD REGENCY | 2 km | D11 | $1,885 psf |
| SUTTON PLACE | 2 km | D10 | $1,659 psf |
| CROWN CENTRE | 2 km | D10 | — |
| GARDENVISTA | 2 km | D21 | $1,746 psf |
| 15 HOLLAND HILL | 2 km | D10 | $3,051 psf |
| GALLOP GREEN | 2 km | D10 | $2,393 psf |
| HILLCREST ARCADIA | 2 km | D11 | $1,182 psf |
| JARDIN | 2 km | D21 | $1,849 psf |
| THE ASANA | 2 km | D10 | $2,431 psf |
| WATERFALL GARDENS | 2 km | D10 | $1,953 psf |
| PANDAN VALLEY | 2 km | D21 | $1,380 psf |
Family-Friendly Condos (3BR+ Available)
Condos near Hwa Chong Institution with 3-bedroom or larger units suitable for families.
| Condo | Distance | District |
|---|---|---|
| THE SIXTH AVENUE RESIDENCES | 180m | D10 |
| GARLICK PARK | 210m | D10 |
| VILLAS SIX | 210m | D5 |
| SELBY GARDENS | 220m | D10 |
| PALMS @ SIXTH AVENUE | 230m | D10 |
| SHAMROCK PARK | 250m | D10 |
| DYNASTY LODGE | 280m | D10 |
The private condos list ranked by distance to Hwa Chong Institution 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 Hwa Chong Institution 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 Hwa Chong Institution?
How is the distance to Hwa Chong Institution 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 Hwa Chong Institution?
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 Hwa Chong Institution?
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.