For: InvestorsHDB upgraders
Source: URA REALIS
Overview
Singapore is home to over 60 international schools, making school-zone proximity a key driver of expat rental demand. These condominiums sit in districts with the highest concentration of international schools — offering strong rental yields powered by a steady pool of expatriate tenants.
Key Takeaways
- SUITES @ SHREWSBURY tops the school-zone ranking with a 4.49% yield.
- Expat tenants near international schools typically sign 2-year leases, providing landlords with stable income.
- Districts 10, 11, and 5 are the highest-demand school-zone corridors.
- 15 condos analysed across 7 districts with international school clusters.
Data as of July 2026
International School Zones Explained
Singapore's international schools are clustered in specific districts, creating well-defined expat rental corridors. Families relocating for work typically rent within 3 km of their children's school, making these districts consistently high-demand for landlords.
| District | Key International Schools | Why It Matters |
|---|---|---|
| Alexandra / Queenstown (D3) | International School Singapore (ISS) | Walking distance to ISS; good connectivity via Queenstown MRT |
| Telok Blangah / Harbourfront (D4) | Tanglin Trust School, Dover Court International School | Tanglin Trust and Dover Court are top-tier British curriculum schools serving UK expats |
| Buona Vista / West Coast (D5) | United World College of South East Asia (Dover), ACSI International | UWC Dover campus draws European and US expat families; near one-north tech hub |
| Bukit Timah / Holland Road (D10) | Hwa Chong International School, Methodist Girls' School (International), National Junior College | Singapore's most prestigious school belt; HCI, Nanyang, Methodist Girls' drive CCR premium rents |
| Newton / Novena (D11) | SJI International School, Chatsworth International School (Newton) | SJI International caters to the Catholic expat community; Newton MRT for easy CBD access |
| Bishan / Thomson (D20) | Australian International School, Global Indian International School | Australian International School draws APAC expat families; growing rental corridor |
| Upper Thomson / Mandai (D26) | Singapore American School, GEMS World Academy | Singapore American School is one of Asia's largest; strong US expat demand |
Rankings
| # | Name | District | Nearby Schools | Avg Rent | Avg Price | Yield |
|---|---|---|---|---|---|---|
| 1 | SUITES @ SHREWSBURY | D11 (CCR) | SJI International School, Chatsworth International School (Newton) | $2,683/mo | $717,178 | 4.49% |
| 2 | VIVA VISTA | D5 (RCR) | United World College of South East Asia (Dover), ACSI International | $2,767/mo | $746,684 | 4.45% |
| 3 | LOFT@HOLLAND | D10 (CCR) | Hwa Chong International School, Methodist Girls' School (International) | $3,276/mo | $916,525 | 4.29% |
| 4 | THOMSON V ONE | D20 (RCR) | Australian International School, Global Indian International School | $2,860/mo | $811,100 | 4.23% |
| 5 | RV EDGE | D10 (CCR) | Hwa Chong International School, Methodist Girls' School (International) | $3,056/mo | $878,889 | 4.17% |
| 6 | DRAYCOTT EIGHT | D10 (CCR) | Hwa Chong International School, Methodist Girls' School (International) | $14,517/mo | $4,199,167 | 4.15% |
| 7 | ROOTS @ TRANSIT | D26 (OCR) | Singapore American School, GEMS World Academy | $2,795/mo | $826,174 | 4.06% |
| 8 | THE BROOKS I | D26 (OCR) | Singapore American School, GEMS World Academy | $3,254/mo | $964,635 | 4.05% |
| 9 | PARC IMPERIAL | D5 (RCR) | United World College of South East Asia (Dover), ACSI International | $2,820/mo | $840,261 | 4.03% |
| 10 | FOREST HILLS CONDOMINIUM | D26 (OCR) | Singapore American School, GEMS World Academy | $3,793/mo | $1,154,209 | 3.94% |
| 11 | DUNEARN SUITES | D11 (CCR) | SJI International School, Chatsworth International School (Newton) | $2,915/mo | $888,667 | 3.94% |
| 12 | WHITEHAVEN | D5 (RCR) | United World College of South East Asia (Dover), ACSI International | $4,032/mo | $1,231,857 | 3.93% |
| 13 | PARKSUITES | D10 (CCR) | Hwa Chong International School, Methodist Girls' School (International) | $5,748/mo | $1,773,404 | 3.89% |
| 14 | MULBERRY TREE | D11 (CCR) | SJI International School, Chatsworth International School (Newton) | $3,227/mo | $997,364 | 3.88% |
| 15 | THE RESIDENCES AT W SINGAPORE SENTOSA COVE | D4 (CCR) | Tanglin Trust School, Dover Court International School | $10,477/mo | $3,242,794 | 3.88% |
Top 3 Highlights
4.49% yield
#1 SUITES @ SHREWSBURY
4.45% yield
#2 VIVA VISTA
4.29% yield
#3 LOFT@HOLLAND
Top Performer
SUITES @ SHREWSBURY leads this ranking. Explore its full transaction history and price trends on the condo profile page.
Tips for Landlords Targeting Expat Tenants
- Lease length: Expat families typically sign 2-year leases aligned with school terms. Price your rental at or slightly below market to reduce vacancy.
- Furnishing: Fully-furnished units command a 15–25% rental premium with expat tenants — most relocate without furniture.
- School bus stops: Confirm whether the condo has a school bus stop or safe drop-off. This is a top question from expat tenants with school-age children.
- Bedroom count: 3-bedroom and 4-bedroom units dominate expat demand in school-zone districts; studios and 1-bedders are less sought-after by families.
- Relocation timing: The peak leasing window for expat families is May–August, aligned with the international school academic calendar. List units by April to capture this demand.
- Diplomatic clause: Include a diplomatic clause (typically 12 months minimum then 2 months notice) — mandatory for many corporate housing allowances.
Expat Rental Demand by Segment
Expatriate tenants in Singapore's school-zone districts span all three market segments:
CCR
D9, D10, D11 — Ultra-premium expat belt. Senior executives, finance sector.
RCR
D3, D4, D5 — Mid-senior expats. Tech & education sector professionals.
OCR
D20, D26 — Value-oriented families. Larger units at accessible price points.
Frequently Asked Questions
Why do international schools drive rental demand?
Expatriate families relocating to Singapore prioritise proximity to their children's school. Most rent within 3 km, creating concentrated demand corridors around major international school clusters in Districts 10, 11, 4, 5, and 26.
What rental premium do school-zone condos command?
Condos near top international schools can command 10–20% higher rents than comparable developments further away. The premium is strongest for 3–4 bedroom family-sized units.
When is the best time to list a school-zone condo for rent?
The peak leasing window is May through August, aligned with the international school academic calendar. Listing by April captures the highest demand from incoming expatriate families.
Methodology & Sources
Figures below are drawn from all available transaction periods and revised on demand.
Transaction data sourced from URA REALIS.
- Rankings require a minimum number of transactions to qualify.
- Averages are used for price and PSF metrics; yields are estimated from average rent and average sale price.
- Last updated: 24 May 2026.
We report medians (not means) so a single outlier transaction cannot skew district-level figures. PSF = price per square foot.