Proximity to School Of The Arts 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 School Of The Arts 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 School Of The Arts.
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: School of the Arts (Jc)
- Condos within 1km: 69
- Condos within 2km: 283
- Family-friendly (3BR+): 3
Condos Within 1km
Condos within the priority admission zone (1km) of School of the Arts.
| Condo | Distance | District | Tenure | Avg PSF |
|---|---|---|---|---|
| TALIB CENTRE | 260m | D7 | — | — |
| TALIB COURT | 270m | D7 | — | — |
| THE POST | 280m | D7 | — | — |
| AN CHUAN BUILDING | 300m | D7 | — | — |
| THE M | 370m | D7 | 99 yrs lease commencing from 2019 | $2,755 psf |
| BENCOOLEN HOUSE | 400m | D7 | — | — |
| BEACH ROAD CONSERVATION AREA | 420m | D7 | — | — |
| 75BR | 430m | D7 | — | $1,542 psf |
| EDEN RESIDENCES CAPITOL | 440m | D6 | 99 yrs lease commencing from 2011 | $3,394 psf |
| HEAP SENG HOUSE | 440m | D7 | — | — |
| LIANG SEAH PLACE | 440m | D7 | — | — |
| SOUTH BEACH RESIDENCES | 450m | D7 | 99 yrs lease commencing from 2007 | $3,689 psf |
| WATERLOO VIEW | 470m | D7 | Freehold | $901 psf |
| HERITAGE PLACE | 480m | D7 | — | — |
| SUNSHINE PLAZA | 490m | D7 | 99 yrs lease commencing from 1997 | $1,479 psf |
| TANQUEELAN SUITES | 490m | D7 | 999 yrs lease commencing from 1827 | $1,792 psf |
| THE 101 | 500m | D7 | — | — |
| MIDTOWN BAY | 530m | D7 | 99 yrs lease commencing from 2018 | $3,222 psf |
| MIDTOWN MODERN | 530m | D7 | 99 yrs lease commencing from 2019 | $2,837 psf |
| KENG SOON BLDG | 570m | D7 | — | — |
| THE BENCOOLEN | 570m | D7 | 99 yrs lease commencing from 1995 | $1,573 psf |
| SIN THAI HIN BUILDING | 600m | D7 | — | — |
| BURLINGTON SQUARE | 620m | D7 | 99 yrs lease commencing from 1996 | $1,444 psf |
| THE CATHAY RESIDENCE | 640m | D9 | — | — |
| DUO RESIDENCES | 660m | D7 | 99 yrs lease commencing from 2011 | $2,203 psf |
| THE COLLECTIVE AT ONE SOPHIA | 660m | D9 | 99 yrs lease commencing from 2023 | $2,758 psf |
| THE LUXE | 690m | D9 | — | — |
| SOPHIA HILLS | 700m | D9 | 99 yrs lease commencing from 2013 | $2,088 psf |
| LIV ON SOPHIA | 720m | D9 | Freehold | $2,147 psf |
| NOMU | 720m | D9 | Freehold | $2,452 psf |
| SOPHIA RESIDENCE | 720m | D9 | Freehold | $1,788 psf |
| SOPHIA CREST | 740m | D9 | — | — |
| SOPHIA FLATS | 750m | D9 | — | — |
| NIVEN SUITES | 760m | D9 | — | — |
| SOPHIA LODGE | 760m | D9 | Freehold | $1,632 psf |
| WHARTON VALE | 770m | D9 | Freehold | $1,612 psf |
| WILKIE REGENCY | 770m | D9 | Freehold | $1,699 psf |
| CITYVALE | 780m | D9 | Freehold | $1,616 psf |
| HAUS ON HANDY | 780m | D9 | 99 yrs lease commencing from 2018 | $2,695 psf |
| HOCK MANSION | 780m | D9 | Freehold | $1,315 psf |
| PARC SOPHIA | 800m | D9 | Freehold | $1,747 psf |
| STARFIRE @ SOPHIA | 800m | D9 | — | — |
| LIV ON WILKIE | 810m | D9 | Freehold | $2,216 psf |
| WILKIE 48 | 810m | D9 | Freehold | $1,567 psf |
| WILKIE APARTMENTS | 820m | D9 | — | — |
| HIGH STREET CENTRE | 830m | D6 | 99 yrs lease commencing from 1969 | $1,801 psf |
| WILKIE VALE | 840m | D9 | — | — |
| SUITES AT ORCHARD | 850m | D9 | 99 yrs lease commencing from 2007 | $1,991 psf |
| JIA | 860m | D9 | Freehold | $1,353 psf |
| KAMPONG GLAM CONSERVATION AREA | 870m | D7 | — | — |
| LE WILKIE | 870m | D9 | Freehold | $1,511 psf |
| 8 @ MOUNT SOPHIA | 880m | D9 | — | $1,593 psf |
| MOUNT SOPHIA SUITES | 880m | D9 | Freehold | $1,810 psf |
| NIVEN LOFT | 880m | D9 | — | — |
| SOPHIA 98 | 880m | D9 | Freehold | $1,868 psf |
| SUITES @ SOPHIA | 880m | D9 | — | — |
| ESTILO | 900m | D9 | Freehold | $1,718 psf |
| SOPHIA VIEW | 900m | D9 | — | — |
| SAPPHIRE 99 | 910m | D9 | — | — |
| WILKIE 80 | 910m | D9 | Freehold | $1,865 psf |
| EMILY RESIDENCE | 920m | D9 | Freehold | $1,542 psf |
| EQUITY HEIGHTS | 920m | D9 | — | — |
| WILKIE STUDIO | 940m | D9 | Freehold | $1,746 psf |
| 1919 | 960m | D9 | — | $2,032 psf |
| MACKENZIE REGENCY | 960m | D9 | Freehold | $1,525 psf |
| PARC EMILY | 960m | D9 | Freehold | $1,985 psf |
| WILKIE 87 | 960m | D9 | Freehold | $1,561 psf |
| THE PLAZA | 980m | D7 | 99 yrs lease commencing from 1968 | $1,257 psf |
| WILKIE COURT | 980m | D9 | Freehold | $1,388 psf |
Condos 1\u{2013}2km Away
| Condo | Distance | District | Avg PSF |
|---|---|---|---|
| ORCHARD SOPHIA | 1 km | D9 | $2,830 psf |
| CANNINGHILL PIERS | 1 km | D6 | $2,946 psf |
| SULTAN GATE PLACE | 1 km | D7 | — |
| THE OXLEY | 1.1 km | D9 | — |
| VISIONCREST | 1.1 km | D9 | $2,255 psf |
| HOLLYWOOD APARTMENTS | 1.1 km | D9 | $1,919 psf |
| CONCOURSE SKYLINE | 1.1 km | D7 | $1,961 psf |
| THE IMPERIAL | 1.2 km | D9 | $2,353 psf |
| BOAT QUAY CONSERVATION AREA | 1.2 km | D1 | $5,695 psf |
| OXLEY GARDEN | 1.2 km | D9 | $1,882 psf |
| BELLE VUE RESIDENCES | 1.2 km | D9 | $1,994 psf |
| LITTLE INDIA CONSERVATION AREA | 1.2 km | D8 | $979 psf |
| PARC MACKENZIE | 1.2 km | D9 | $1,563 psf |
| RV POINT | 1.2 km | D9 | $2,056 psf |
| UE SQUARE | 1.2 km | D9 | $2,048 psf |
| MACKENZIE 88 | 1.2 km | D9 | $1,666 psf |
| ORCHARD COURT | 1.2 km | D9 | $1,622 psf |
| OXLEY EDGE | 1.2 km | D9 | $2,005 psf |
| VALLEY PARK | 1.2 km | D10 | $2,078 psf |
| VILLE ROYALE | 1.2 km | D9 | $1,851 psf |
| RIVER VALLEY CONSERVATION AREA | 1.2 km | D9 | — |
| CITY GATE | 1.3 km | D7 | $2,052 psf |
| ONE OXLEY RISE | 1.3 km | D9 | $2,007 psf |
| VALLEY LODGE | 1.3 km | D9 | — |
| OXLEY RESIDENCE | 1.3 km | D9 | $1,996 psf |
| ACORN | 1.3 km | D9 | — |
| OXLEY NEO RESIDENCES | 1.3 km | D9 | — |
| TEXTILE CENTRE | 1.3 km | D7 | $1,108 psf |
| THE MKZ | 1.3 km | D9 | $1,807 psf |
| MACKENZIE 138 | 1.3 km | D9 | $1,602 psf |
| THE RIVERSIDE PIAZZA | 1.3 km | D1 | $1,586 psf |
| OXLEY MANSION | 1.3 km | D9 | — |
| ASPEN HEIGHTS | 1.3 km | D9 | $2,138 psf |
| THE ROBERTSON OPUS | 1.3 km | D9 | $3,367 psf |
| DESKER ROAD CONSERVATION AREA | 1.4 km | D8 | — |
| LLOYD MANSION | 1.4 km | D9 | — |
| VALLEY MANSION | 1.4 km | D9 | $1,764 psf |
| DUBLIN ROAD FLATS | 1.4 km | D9 | $1,991 psf |
| BRENTWOOD | 1.4 km | D9 | — |
| EBER GARDENS | 1.4 km | D9 | — |
| UNION SQUARE RESIDENCES | 1.4 km | D1 | $3,159 psf |
| VIVACE | 1.4 km | D9 | $2,058 psf |
| DUBLIN LODGE | 1.4 km | D9 | $2,527 psf |
| ROBERTSON EDGE | 1.4 km | D9 | $2,034 psf |
| THE WHARF RESIDENCE | 1.4 km | D9 | $2,253 psf |
| PINE RESIDENCES | 1.4 km | D9 | — |
| TWO8ONE STUDIO | 1.4 km | D9 | $2,323 psf |
| 283 STUDIO | 1.4 km | D9 | $1,953 psf |
| ASPEN LINQ | 1.4 km | D9 | $1,835 psf |
| TEOCHEW SAIHO RESIDENCE | 1.4 km | D9 | — |
| HILL HOUSE | 1.5 km | D9 | $3,094 psf |
| LLOYD COURT | 1.5 km | D9 | $1,780 psf |
| RACE COURSE MANSION | 1.5 km | D8 | $990 psf |
| WATERFORD RESIDENCE | 1.5 km | D9 | $1,861 psf |
| FOOK HAI BUILDING | 1.5 km | D1 | $986 psf |
| THE BLISS | 1.5 km | D8 | $1,356 psf |
| THE BOTANIC ON LLOYD | 1.5 km | D9 | $2,219 psf |
| RACE COURSE 138 | 1.5 km | D8 | $1,124 psf |
| SAM LEONG MANSION | 1.5 km | D8 | — |
| THE PIER AT ROBERTSON | 1.5 km | D9 | $2,155 psf |
| GAMBIER COURT | 1.5 km | D9 | $1,628 psf |
| JALAN BESAR PLAZA | 1.5 km | D8 | — |
| RITZ @ FARRER | 1.5 km | D8 | $1,380 psf |
| RIVER PLACE | 1.5 km | D3 | $1,651 psf |
| 28 RC SUITES | 1.5 km | D8 | $1,619 psf |
| CITY STUDIOS | 1.5 km | D8 | $1,291 psf |
| HIJAUAN | 1.5 km | D9 | $2,006 psf |
| LLOYD SIXTYFIVE | 1.5 km | D9 | $3,801 psf |
| VERDUN HOUSE | 1.5 km | D8 | — |
| ZAMAN CENTRE | 1.5 km | D8 | — |
| ATTITUDE AT KIM YAM | 1.5 km | D9 | $2,129 psf |
| LA VILLE | 1.5 km | D15 | $2,321 psf |
| LANGSTON VILLE | 1.5 km | D9 | $1,846 psf |
| PEOPLE'S PARK CENTRE | 1.5 km | D1 | $837 psf |
| SPA BUILDING | 1.5 km | D8 | — |
| KINTA SUITES | 1.6 km | D8 | — |
| WATERSCAPE AT CAVENAGH | 1.6 km | D9 | $1,994 psf |
| OLEANAS RESIDENCE | 1.6 km | D9 | $2,007 psf |
| RIVERSIDE 48 | 1.6 km | D9 | $1,973 psf |
| THE BOUTIQ | 1.6 km | D9 | $1,977 psf |
| THE CENTREPOINT | 1.6 km | D9 | $2,682 psf |
| THE IVERIA | 1.6 km | D9 | $2,586 psf |
| 336 RIVER VALLEY | 1.6 km | D9 | — |
| GOODLAND BUILDING | 1.6 km | D8 | — |
| CAVENAGH GARDENS | 1.6 km | D9 | $1,524 psf |
| SOHO @ FARRER | 1.6 km | D8 | $1,397 psf |
| WISMA M.T.F.A. | 1.6 km | D8 | — |
| COSTA RHU | 1.6 km | D15 | $1,485 psf |
| KILLINEY 118 | 1.6 km | D9 | $2,095 psf |
| RESIDENCES @ KILLINEY | 1.6 km | D9 | $2,266 psf |
| THE INSPIRA | 1.6 km | D9 | $2,174 psf |
| RESIDENCES AT 338A | 1.6 km | D9 | $2,066 psf |
| DEVONSHIRE 12 | 1.6 km | D9 | $2,075 psf |
| DEVONSHIRE BUILDING | 1.6 km | D9 | — |
| MARTIN PLACE RESIDENCES | 1.6 km | D9 | $2,547 psf |
| SOHO 188 | 1.6 km | D8 | $1,693 psf |
| THE PLATINUM | 1.6 km | D1 | — |
| AUREA | 1.6 km | D7 | $2,899 psf |
| CITY SQUARE RESIDENCES | 1.6 km | D8 | $1,891 psf |
| URBANA | 1.6 km | D9 | $2,378 psf |
| THE ABODE AT DEVONSHIRE | 1.7 km | D9 | $2,009 psf |
| THE QUAYSIDE | 1.7 km | D9 | $1,583 psf |
| CLAREMONT | 1.7 km | D9 | $1,989 psf |
| EURO-ASIA COURT | 1.7 km | D9 | $1,994 psf |
| CAVENAGH LODGE | 1.7 km | D9 | — |
| EMERALD HILL CONSERVATION AREA | 1.7 km | D9 | $4,178 psf |
| ONE DEVONSHIRE | 1.7 km | D9 | $2,726 psf |
| PICCADILLY GRAND | 1.7 km | D8 | $2,167 psf |
| THE BOX | 1.7 km | D1 | — |
| MARTIN MODERN | 1.7 km | D9 | $2,739 psf |
| MARTIN NO 38 | 1.7 km | D9 | $2,519 psf |
| SOUTHBANK | 1.7 km | D7 | $1,828 psf |
| 8 HULLET | 1.7 km | D9 | $3,079 psf |
| TOP TEN | 1.7 km | D9 | $1,755 psf |
| ALLAN VILLE | 1.7 km | D1 | — |
| DEVONSHIRE RESIDENCES | 1.7 km | D9 | $2,088 psf |
| CAVENAGH FORTUNA | 1.7 km | D9 | — |
| EMERALD APARTMENTS | 1.7 km | D9 | — |
| THE BAYRON | 1.7 km | D9 | — |
| STARLIGHT SUITES | 1.7 km | D9 | $2,002 psf |
| FUQING BUILDING | 1.7 km | D8 | — |
| CITYLIGHTS | 1.8 km | D8 | $1,767 psf |
| HULLET RISE | 1.8 km | D9 | — |
| LA CRYSTAL | 1.8 km | D9 | $2,059 psf |
| LE SOMME | 1.8 km | D8 | $1,615 psf |
| MARTIN EDGE | 1.8 km | D9 | $1,612 psf |
| SKYLINE 360 @ SAINT THOMAS WALK | 1.8 km | D9 | $2,494 psf |
| THE REGALIA | 1.8 km | D9 | $2,209 psf |
| URBAN SUITES | 1.8 km | D9 | $2,906 psf |
| 111 EMERALD HILL | 1.8 km | D9 | $2,318 psf |
| ROBERTSON 100 | 1.8 km | D9 | $2,118 psf |
| THE METZ | 1.8 km | D9 | $2,618 psf |
| ESPADA | 1.8 km | D9 | $2,398 psf |
| ROBINSON SUITES | 1.8 km | D1 | $2,325 psf |
| TELOK AYER CONSERVATION AREA | 1.8 km | D1 | — |
| CAIRNHILL CONSERVATION AREA | 1.8 km | D9 | $3,891 psf |
| ILLUMINAIRE ON DEVONSHIRE | 1.8 km | D9 | $2,238 psf |
| PARC SOMME | 1.8 km | D8 | $1,576 psf |
| PEOPLE'S PARK COMPLEX | 1.8 km | D1 | $1,148 psf |
| RESIDENCES AT EMERALD HILL | 1.8 km | D9 | $2,335 psf |
| RESIDENCES @ SOMME | 1.8 km | D8 | $1,502 psf |
| THE AVENIR | 1.8 km | D9 | $3,190 psf |
| THE SUITES AT CENTRAL | 1.8 km | D9 | $2,493 psf |
| TOWNHOUSE APARTMENTS | 1.8 km | D9 | $1,057 psf |
| WATERMARK ROBERTSON QUAY | 1.8 km | D9 | $2,139 psf |
| 8 RODYK | 1.8 km | D9 | $2,300 psf |
| 8 SAINT THOMAS | 1.8 km | D9 | $2,743 psf |
| CAVENAGH COURT | 1.8 km | D9 | $1,867 psf |
| EMERALD GARDEN | 1.8 km | D1 | $2,166 psf |
| MARINA BAY SUITES | 1.8 km | D1 | $1,929 psf |
| ST THOMAS COURT | 1.8 km | D9 | $1,921 psf |
| UP@ROBERTSON QUAY | 1.8 km | D9 | $2,133 psf |
| CAVENAGH HOUSE | 1.8 km | D9 | $1,900 psf |
| THE BEAUMONT | 1.8 km | D9 | $2,473 psf |
| CAIRNHILL ASTORIA | 1.8 km | D9 | $1,859 psf |
| KRETA AYER CONSERVATION AREA | 1.8 km | D1 | — |
| UPTOWN @ FARRER | 1.8 km | D8 | $1,899 psf |
| HERTFORD MANSION | 1.9 km | D8 | $1,378 psf |
| ROBERTSON BLUE | 1.9 km | D9 | $2,101 psf |
| SKYPARK | 1.9 km | D9 | $1,792 psf |
| ST THOMAS VILLE | 1.9 km | D9 | — |
| THE LANDMARK | 1.9 km | D3 | $2,593 psf |
| TYRWHITT 139 | 1.9 km | D8 | $1,509 psf |
| CAIRNHILL NINE | 1.9 km | D9 | $2,471 psf |
| CAVAN SUITES | 1.9 km | D8 | $1,709 psf |
| FARRER PARK SUITES | 1.9 km | D8 | $1,521 psf |
| SUITES @ OWEN | 1.9 km | D8 | $1,493 psf |
| URBAN RESORT CONDOMINIUM | 1.9 km | D9 | $2,406 psf |
| ALBA | 1.9 km | D9 | $3,160 psf |
| RIVERGATE | 1.9 km | D9 | $2,735 psf |
| ST THOMAS SUITES | 1.9 km | D9 | $2,221 psf |
| STUDIOS @ MARNE | 1.9 km | D8 | $1,397 psf |
| THE MORNINGSIDE | 1.9 km | D9 | $2,033 psf |
| VANADIUM | 1.9 km | D8 | $1,480 psf |
| OWEN 88 | 1.9 km | D8 | — |
| ST THOMAS LODGE | 1.9 km | D9 | — |
| LILY TAN MANSION | 1.9 km | D8 | — |
| CAIRNHILL CREST | 1.9 km | D9 | $2,191 psf |
| DORSET MANSIONS | 1.9 km | D8 | $1,271 psf |
| HERTFORD COLLECTION | 1.9 km | D8 | $1,377 psf |
| WILMER HOUSE | 1.9 km | D9 | — |
| MARINA BAY RESIDENCES | 1.9 km | D1 | $2,275 psf |
| OWEN COURT | 1.9 km | D8 | — |
| CARLYX GREEN | 1.9 km | D8 | $1,560 psf |
| KENG LEE COURT | 1.9 km | D8 | $1,504 psf |
| KERRISDALE | 1.9 km | D8 | $1,395 psf |
| SAM KIANG MANSIONS | 1.9 km | D9 | $2,064 psf |
| THE LAURELS | 1.9 km | D9 | $2,675 psf |
| THE LIGHT @ CAIRNHILL | 1.9 km | D9 | $2,266 psf |
| BRISTOL LODGE | 1.9 km | D8 | $1,385 psf |
| CAMBRIDGE VILLAGE | 1.9 km | D8 | $1,483 psf |
| CARLISLE COURT | 1.9 km | D8 | — |
| CARLYX RESIDENCE | 1.9 km | D8 | $1,270 psf |
| R66 APARTMENTS | 1.9 km | D8 | $1,438 psf |
| RANGOON APARTMENTS | 1.9 km | D8 | $1,274 psf |
| RV ALTITUDE | 1.9 km | D9 | $2,735 psf |
| TAN CHIN TUAN MANSION | 1.9 km | D9 | — |
| CASA CAIRNHILL | 1.9 km | D9 | $2,180 psf |
| ONE SHENTON | 1.9 km | D1 | $1,774 psf |
| THE URBANITE | 1.9 km | D8 | $1,503 psf |
| VOGX | 1.9 km | D8 | $1,392 psf |
| GRANGE HEIGHTS | 2 km | D9 | $1,915 psf |
| STURDEE RESIDENCES | 2 km | D8 | $1,999 psf |
| URBAN LOFTS | 2 km | D8 | $1,401 psf |
| HILLTOPS | 2 km | D9 | $3,337 psf |
| HOA NAM BUILDING | 2 km | D8 | $1,407 psf |
| RIVERDALE RESIDENCE | 2 km | D9 | — |
| HELIOS RESIDENCES | 2 km | D9 | $2,379 psf |
| KALLANG RIVERSIDE | 2 km | D12 | $2,421 psf |
| RANGOON 88 | 2 km | D8 | $1,516 psf |
| RIVER GREEN | 2 km | D9 | $3,138 psf |
| RIVERIA GARDENS | 2 km | D9 | $2,361 psf |
| THE VERV @ RV | 2 km | D9 | $2,048 psf |
| STURDEE VIEW | 2 km | D8 | $1,119 psf |
Family-Friendly Condos (3BR+ Available)
Condos near School of the Arts with 3-bedroom or larger units suitable for families.
| Condo | Distance | District |
|---|---|---|
| THE M | 370m | D7 |
| 75BR | 430m | D7 |
| EDEN RESIDENCES CAPITOL | 440m | D6 |
The private condos list ranked by distance to School Of The Arts 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 School Of The Arts 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 School of the Arts?
How is the distance to School Of The Arts 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 School Of The Arts?
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 School Of The Arts?
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.