Proximity to National Junior College 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 National Junior College 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 National Junior College.
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: National Junior College (Jc)
- Condos within 1km: 70
- Condos within 2km: 179
- Family-friendly (3BR+): 10
Condos Within 1km
Condos within the priority admission zone (1km) of National Junior College.
| Condo | Distance | District | Tenure | Avg PSF |
|---|---|---|---|---|
| HILLCREST VILLA | 180m | D11 | 99 yrs lease commencing from 2006 | $1,213 psf |
| DUCHESS MANOR | 260m | D10 | 999 yrs lease commencing from 1875 | $2,260 psf |
| WATTEN RESIDENCES | 270m | D11 | Freehold | $1,094 psf |
| DUCHESS ROYALE | 300m | D10 | 999 yrs lease commencing from 1875 | $2,060 psf |
| ONE DUCHESS | 310m | D10 | 999 yrs lease commencing from 1875 | $2,312 psf |
| DUKE'S GARDEN | 350m | D10 | 999 yrs lease commencing from 1875 | $2,663 psf |
| THE TRESOR | 370m | D10 | 999 yrs lease commencing from 1875 | $2,434 psf |
| WATTEN ESTATE | 380m | D11 | Freehold | $2,574 psf |
| CORONATION GARDENS | 390m | D10 | 999 yrs lease commencing from 1875 | $2,928 psf |
| DUNEARN LODGE | 460m | D11 | 99 yrs lease commencing from 1993 | $1,361 psf |
| THE SHELFORD | 460m | D11 | Freehold | $2,249 psf |
| DUCHESS CREST | 470m | D10 | 99 yrs lease commencing from 1995 | $1,716 psf |
| CORONATION SHOPPING PLAZA | 510m | D10 | Freehold | $1,453 psf |
| CORONATION VILLAGE | 510m | D10 | 999 yrs lease commencing from 1875 | $2,861 psf |
| DUNEARN SUITES | 520m | D11 | Freehold | $2,015 psf |
| SHELFORD REGENCY | 520m | D11 | Freehold | $1,885 psf |
| WATTEN HILL | 530m | D11 | Freehold | $1,737 psf |
| DUNEARN REGENCY | 540m | D11 | — | — |
| GREENDALE COURT | 540m | D11 | Freehold | $1,335 psf |
| WATTEN HOUSE | 540m | D11 | Freehold | $3,236 psf |
| PRINCESS OF WALES PARK | 550m | D10 | 999 yrs lease commencing from 1875 | $2,456 psf |
| DUCHESS PLACE | 560m | D10 | — | — |
| CORONATION ARCADE | 590m | D10 | Freehold | $1,490 psf |
| SHELFORD MANSIONS | 590m | D11 | Freehold | $1,142 psf |
| D'CHATEAU @ SHELFORD | 610m | D11 | Freehold | $1,792 psf |
| HILLCREST PARK | 610m | D11 | Freehold | $2,488 psf |
| KING'S ARCADE | 610m | D10 | — | — |
| KING'S LODGE | 620m | D10 | Freehold | $1,933 psf |
| DUCHESS RESIDENCES | 630m | D10 | 999 yrs lease commencing from 1875 | $1,921 psf |
| SHELFORD 23 | 630m | D11 | Freehold | $1,736 psf |
| 21 SHELFORD | 640m | D11 | — | $2,086 psf |
| DUNEARN 386 | 640m | D11 | Freehold | $2,371 psf |
| POINT LOMA | 640m | D11 | — | — |
| CORONATION VILLE | 650m | D10 | 999 yrs lease commencing from 1875 | $2,385 psf |
| NAMLY COURT | 650m | D10 | Freehold | $1,582 psf |
| SHELFORD VIEW | 650m | D11 | Freehold | $1,632 psf |
| THE PARK VALE | 650m | D11 | 999 yrs lease commencing from 1874 | $1,773 psf |
| 28 SHELFORD | 660m | D11 | — | $1,990 psf |
| 10 SHELFORD | 670m | D11 | — | $1,718 psf |
| CORONATION GROVE | 670m | D10 | 999 yrs lease commencing from 1875 | $1,828 psf |
| CROWN CENTRE | 670m | D10 | — | — |
| SHELFORD GREEN | 670m | D11 | Freehold | $1,759 psf |
| KING'S 8 | 680m | D10 | Freehold | $997 psf |
| SHELFORD SUITES | 680m | D11 | Freehold | $1,855 psf |
| VICTORIA PARK VILLAS | 680m | D10 | 99 yrs lease commencing from 2013 | $2,322 psf |
| 18 SHELFORD | 690m | D11 | — | $1,934 psf |
| CASA PERLA | 720m | D11 | — | — |
| ADAM PLACE | 740m | D11 | Freehold | $1,783 psf |
| GREENWOOD VILLAS | 750m | D11 | Freehold | $2,736 psf |
| RAFFLES PARK | 750m | D11 | Freehold | $2,213 psf |
| THE ASANA | 750m | D10 | Freehold | $2,431 psf |
| ADAM GREEN | 770m | D11 | — | — |
| ADAM PARK CONDOMINIUM | 770m | D11 | Freehold | $1,712 psf |
| DUCHESS GARDEN | 780m | D10 | 999 yrs lease commencing from 1875 | $2,348 psf |
| DUKES RESIDENCE | 820m | D10 | Freehold | $1,965 psf |
| CAPITOL PARK | 850m | D11 | Freehold | $2,519 psf |
| CASABELLA | 850m | D10 | Freehold | $1,800 psf |
| SECOND AVENUE JUNCTION | 850m | D10 | Freehold | $1,559 psf |
| VICTORIA PARK | 860m | D10 | — | — |
| LUTHERAN TOWERS | 870m | D10 | 103 yrs lease commencing from 1974 | $1,090 psf |
| THE SIENA | 870m | D10 | 99 yrs lease commencing from 2013 | $1,767 psf |
| THE ARCADIA | 890m | D11 | 99 yrs lease commencing from 1979 | $1,118 psf |
| KINGSVILLE | 900m | D10 | 102 yrs lease commencing from 1996 | $1,577 psf |
| SERENE CENTRE | 930m | D10 | — | — |
| REBECCA PARK | 940m | D10 | 999 yrs lease commencing from 1875 | $1,763 psf |
| CLUNY COURT | 970m | D10 | — | — |
| CHIP HOCK GARDENS | 980m | D10 | Freehold | $2,396 psf |
| CLUNY PARK RESIDENCE | 980m | D10 | Freehold | $2,720 psf |
| CAMDEN PARK | 990m | D11 | Freehold | $1,781 psf |
| HILLCREST ARCADIA | 990m | D11 | 99 yrs lease commencing from 1975 | $1,182 psf |
Condos 1\u{2013}2km Away
| Condo | Distance | District | Avg PSF |
|---|---|---|---|
| BIN TONG PARK | 1 km | D10 | $2,235 psf |
| GALLOP VILLAS | 1 km | D10 | $2,394 psf |
| GALLOP PARK | 1.1 km | D10 | — |
| ORCHID VILLAGE | 1.1 km | D11 | $2,591 psf |
| BOTANIC @ CLUNY PARK | 1.1 km | D10 | $1,397 psf |
| FOURTH AVENUE RESIDENCES | 1.1 km | D10 | $2,465 psf |
| GREENWOOD MEWS | 1.1 km | D11 | $1,374 psf |
| THE GREENWOOD | 1.2 km | D11 | $1,865 psf |
| CHARMING GARDEN | 1.2 km | D10 | $1,880 psf |
| KING'S GARDEN | 1.2 km | D10 | $2,408 psf |
| ORCHID APARTMENTS | 1.2 km | D11 | $1,596 psf |
| SHAMROCK VILLAS | 1.2 km | D10 | $773 psf |
| SOMMERVILLE GRANDEUR | 1.2 km | D10 | $2,092 psf |
| WOOLLERTON PARK | 1.2 km | D10 | $2,282 psf |
| SHAMROCK PARK | 1.2 km | D10 | $2,447 psf |
| CLUNY PARK | 1.3 km | D10 | — |
| FIFTH AVENUE CONDOMINIUM | 1.3 km | D10 | $2,081 psf |
| AVENUE VILLAS | 1.3 km | D10 | — |
| UNIVERSITY PARK | 1.3 km | D11 | $1,407 psf |
| CORONA COURT | 1.3 km | D10 | — |
| GALLOP GREEN | 1.3 km | D10 | $2,393 psf |
| SIXTH AVENUE VILLE | 1.3 km | D10 | $1,952 psf |
| SPANISH VILLAGE | 1.3 km | D10 | $2,057 psf |
| VILLAS SIX | 1.3 km | D5 | $1,353 psf |
| ALIAS VILLAS | 1.3 km | D10 | — |
| TUDOR VIEW | 1.4 km | D11 | — |
| CORONA VILLE | 1.4 km | D10 | $1,598 psf |
| SIXTH AVENUE CENTRE | 1.4 km | D10 | $1,577 psf |
| TUDOR TEN | 1.4 km | D11 | $661 psf |
| D'LEEDON | 1.4 km | D10 | $1,858 psf |
| GALLOP GABLES | 1.4 km | D10 | $2,083 psf |
| ALLAMANDA GROVE | 1.5 km | D10 | $2,323 psf |
| ROYALGREEN | 1.5 km | D10 | $2,767 psf |
| LUCKY PARK | 1.5 km | D10 | $2,391 psf |
| HANSVILLE | 1.5 km | D10 | — |
| CAMWOOD PARK | 1.5 km | D10 | — |
| THE LEVELZ | 1.5 km | D10 | $1,850 psf |
| ASTRIDVILLE | 1.5 km | D10 | $1,541 psf |
| GARLICK PARK | 1.5 km | D10 | $2,932 psf |
| SELBY GARDENS | 1.5 km | D10 | $1,622 psf |
| KHEAM HOCK GARDENS | 1.6 km | D11 | $1,553 psf |
| LEEDON RESIDENCE | 1.6 km | D10 | $2,613 psf |
| THE SIXTH AVENUE RESIDENCES | 1.6 km | D10 | $1,942 psf |
| WILSHIRE RESIDENCES | 1.6 km | D10 | $2,642 psf |
| PALMS @ SIXTH AVENUE | 1.6 km | D10 | $1,115 psf |
| SUTTON PLACE | 1.6 km | D10 | $1,659 psf |
| ASTRID MEADOWS | 1.6 km | D10 | $2,157 psf |
| GALLOP COURT | 1.6 km | D10 | — |
| LEEDON GREEN | 1.6 km | D10 | $2,785 psf |
| GARLICK VILLE | 1.6 km | D10 | — |
| VILLA AZURA | 1.6 km | D10 | $1,600 psf |
| TREVOSE PLACE | 1.6 km | D11 | — |
| DYNASTY LODGE | 1.6 km | D10 | $1,483 psf |
| WATERFALL GARDENS | 1.6 km | D10 | $1,953 psf |
| ESTRIVILLAS | 1.6 km | D10 | $804 psf |
| GALLOP GARDENS | 1.7 km | D10 | — |
| TREVOSE 12 | 1.7 km | D11 | — |
| DYNASTY GARDEN | 1.7 km | D10 | $1,635 psf |
| SOMMERVILLE PARK | 1.7 km | D10 | $2,039 psf |
| VILLA DELLE ROSE | 1.7 km | D10 | $1,631 psf |
| THE CORNWALL | 1.7 km | D10 | $1,957 psf |
| HOLLAND 100 | 1.7 km | D10 | — |
| OAK VILLAS | 1.7 km | D10 | $2,466 psf |
| HOLLAND MANSION | 1.8 km | D10 | — |
| OEI TIONG HAM PARK | 1.8 km | D10 | $2,219 psf |
| REGENT VILLAS | 1.8 km | D10 | $1,369 psf |
| EDEN PARK | 1.8 km | D10 | $2,520 psf |
| THE BELMONT | 1.8 km | D10 | $1,916 psf |
| YGK GARDEN | 1.8 km | D10 | $2,119 psf |
| DE LENTE | 1.8 km | D10 | $1,776 psf |
| FAIRLODGE | 1.8 km | D10 | $1,746 psf |
| VENTURA HEIGHTS | 1.8 km | D10 | $819 psf |
| D' DALVEY | 1.8 km | D10 | $1,951 psf |
| DUET | 1.8 km | D10 | $1,908 psf |
| HOLLAND COURT | 1.8 km | D10 | $1,976 psf |
| THE COTERIE @ HOLLAND | 1.8 km | D10 | $2,176 psf |
| THE TENERIFFE | 1.8 km | D10 | $1,003 psf |
| JADE MANSION | 1.8 km | D10 | $1,833 psf |
| MOOI RESIDENCES | 1.8 km | D10 | $2,468 psf |
| WILMER PARK | 1.8 km | D10 | — |
| DALVEY COURT | 1.9 km | D10 | $1,551 psf |
| HOLLAND SUITES | 1.9 km | D10 | $1,920 psf |
| SYLVAN LODGE | 1.9 km | D10 | $1,470 psf |
| THE ENCLAVE . HOLLAND | 1.9 km | D10 | $2,184 psf |
| CHIP BEE GARDENS | 1.9 km | D10 | $2,089 psf |
| HOLLAND GEMS | 1.9 km | D10 | — |
| ILLOURA | 1.9 km | D10 | $1,350 psf |
| ELEVEN @ HOLLAND | 1.9 km | D10 | $949 psf |
| HYLL ON HOLLAND | 1.9 km | D10 | $2,648 psf |
| LEEDON 2 | 1.9 km | D10 | $2,036 psf |
| LIEN TOWERS | 1.9 km | D10 | $1,657 psf |
| THE LEGACY | 1.9 km | D10 | $1,875 psf |
| BOTANIKA | 1.9 km | D10 | $2,262 psf |
| HOLLANDSWOOD COURT | 1.9 km | D10 | $980 psf |
| UNIT 8 | 1.9 km | D10 | $1,673 psf |
| LOFT@HOLLAND | 1.9 km | D10 | $2,403 psf |
| SEVEN OAKS | 1.9 km | D10 | $1,400 psf |
| THE TESSARINA | 1.9 km | D10 | $2,107 psf |
| HOLLAND HILL LODGE | 2 km | D10 | $1,582 psf |
| VERDURE | 2 km | D10 | $1,852 psf |
| HOLLAND MEWS | 2 km | D10 | $1,919 psf |
| THE GLYNDEBOURNE | 2 km | D11 | $2,130 psf |
| THE TREVOSE | 2 km | D11 | $1,596 psf |
| BLISSFUL VIEW | 2 km | D10 | — |
| FORD PLACE | 2 km | D10 | — |
| SIGNATURE AT LEWIS | 2 km | D10 | $1,910 psf |
| HOLLAND HILL PARK | 2 km | D10 | $1,777 psf |
| LEWIS LODGE | 2 km | D10 | — |
| LORNIE 18 | 2 km | D11 | $1,293 psf |
Family-Friendly Condos (3BR+ Available)
Condos near National Junior College with 3-bedroom or larger units suitable for families.
| Condo | Distance | District |
|---|---|---|
| HILLCREST VILLA | 180m | D11 |
| DUCHESS MANOR | 260m | D10 |
| WATTEN RESIDENCES | 270m | D11 |
| DUCHESS ROYALE | 300m | D10 |
| ONE DUCHESS | 310m | D10 |
| DUKE'S GARDEN | 350m | D10 |
| THE TRESOR | 370m | D10 |
| WATTEN ESTATE | 380m | D11 |
| CORONATION GARDENS | 390m | D10 |
| DUNEARN LODGE | 460m | D11 |
The private condos list ranked by distance to National Junior College 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 National Junior College 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 National Junior College?
How is the distance to National Junior College 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 National Junior College?
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 National Junior College?
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.