Family-demand strategy: buy at the school gate

All strategies Rental yield Capital growth Asset progression Family demand

Proximity to a popular (oversubscribed) primary school is one of the most durable demand anchors in Singapore property — being within 1 km gives top P1 balloting priority, which sustains both rental and resale demand through cycles. This shortlist ranks projects on our family sub-score, which rewards a popular school at the door plus the size and liquidity families look for.

TL;DR

A popular primary school within 1 km gives the highest P1 registration priority — a durable pull for family tenants and buyers.
‘Popular’ here = any oversubscribed school (Phase 2C ballot ratio > 1.0), not just the famous names.
Ranked by the family sub-score (popular school + project size/liquidity); we keep only 100+ unit projects.
Verify the 1 km boundary and current MOE rules for the exact block before you rely on priority — it’s a tie-breaker, not a guarantee.
Best for: family buyers, and investors targeting the stable family-rental and owner-occupier resale market

The demand anchor that outlasts cycles

45 projects make the shortlist out of 574 sitting within 1 km of an oversubscribed primary school. These span the island — wherever a popular school and a sizeable project coincide, family demand tends to hold up price and rent.

The family-demand shortlist

Sorted by family sub-score, then liquidity. Top three shaded. Tap a project for its schools map, rent history and fair-value range.

#	Project	District	Tenure	Units	Median $psf	Popular school ≤1km	Family score
1	Parc Clematis Greater Southern WaterfrontRCR	D5 · RCR	99-yr	1,450	$2,260	Nan Hua Primary School	100
2	Sol Acres Jurong Lake DistrictOCR	D23 · OCR	99-yr	1,327	$1,527	South View Primary School	100
3	Affinity At Serangoon Punggol Digital · Paya LebarOCR	D19 · OCR	99-yr	1,012	$1,864	Rosyth School	100
4	D'Nest OCR	D18 · OCR	99-yr	912	$1,516	Angsana Primary School	100
5	The Palette OCR	D18 · OCR	99-yr	892	$1,548	Angsana Primary School	100
6	Parc Oasis Jurong Lake DistrictOCR	D22 · OCR	99-yr	950	$1,231	Princess Elizabeth Primary School	100
7	The Trilinq Greater Southern WaterfrontRCR	D5 · RCR	99-yr	755	$1,802	Nan Hua Primary School	100
8	Parc Riviera Greater Southern WaterfrontRCR	D5 · RCR	99-yr	752	$1,754	Nan Hua Primary School	100
9	La Fiesta Punggol Digital · Paya LebarOCR	D19 · OCR	99-yr	810	$1,783	Nan Chiau Primary School	100
10	Whistler Grand Greater Southern WaterfrontRCR	D5 · RCR	99-yr	716	$1,932	Nan Hua Primary School	100
11	The Tampines Trilliant OCR	D18 · OCR	99-yr	670	$1,741	Angsana Primary School	100
12	Symphony Suites OCR	D27 · OCR	99-yr	660	$1,366	Chongfu School	100
13	The Luxurie Punggol Digital · Paya LebarOCR	D19 · OCR	99-yr	622	$1,668	Nan Chiau Primary School	100
14	Northvale Jurong Lake DistrictOCR	D23 · OCR	99-yr	762	$1,107	South View Primary School	100
15	The Garden Residences Punggol Digital · Paya LebarOCR	D19 · OCR	99-yr	613	$1,891	Rosyth School	100
16	Twin Vew Greater Southern WaterfrontRCR	D5 · RCR	99-yr	520	$1,884	Nan Hua Primary School	100
17	The Vales Punggol Digital · Paya LebarOCR	D19 · OCR	99-yr	517	$1,612	Nan Chiau Primary School	100
18	Le Quest Jurong Lake DistrictOCR	D23 · OCR	99-yr	516	$1,655	Princess Elizabeth Primary School	100
19	Hundred Palms Residences Punggol Digital · Paya LebarOCR	D19 · OCR	99-yr	531	$1,901	Rosyth School	100
20	Citylife@Tampines OCR	D18 · OCR	99-yr	514	$1,654	Angsana Primary School	100
21	Eight Courtyards OCR	D27 · OCR	99-yr	654	$1,382	Chongfu School	100
22	The Warren Jurong Lake DistrictOCR	D23 · OCR	99-yr	699	$1,191	South View Primary School	100
23	Skies Miltonia OCR	D27 · OCR	99-yr	420	$1,280	Northland Primary School	100
24	Regentville Punggol Digital · Paya LebarOCR	D19 · OCR	99-yr	580	$1,176	Rosyth School	100
25	The Criterion OCR	D27 · OCR	99-yr	505	$1,362	Northland Primary School	100
26	Palm Gardens Jurong Lake DistrictOCR	D23 · OCR	99-yr	694	$1,078	South View Primary School	100
27	The Parc Condominium Greater Southern WaterfrontRCR	D5 · RCR	FH	659	$1,965	Nan Hua Primary School	100
28	Botannia Greater Southern WaterfrontRCR	D5 · RCR	956-year	493	$1,795	Nan Hua Primary School	100
29	Clementi Park OCR	D21 · OCR	FH	487	$1,531	Nan Hua Primary School	100
30	Terrasse Punggol Digital · Paya LebarOCR	D19 · OCR	99-yr	414	$1,572	Rosyth School	100
31	Compass Heights Punggol Digital · Paya LebarOCR	D19 · OCR	99-yr	536	$1,322	Nan Chiau Primary School	100
32	Bellewaters Punggol Digital · Paya LebarOCR	D19 · OCR	99-yr	651	$1,527	Nan Chiau Primary School	100
33	Signature At Yishun OCR	D27 · OCR	99-yr	525	$1,269	Northland Primary School	100
34	Rivercove Residences Punggol Digital · Paya LebarOCR	D19 · OCR	99-yr	628	$1,628	Nan Chiau Primary School	100
35	The Mayfair Jurong Lake DistrictOCR	D22 · OCR	99-yr	452	$1,216	Princess Elizabeth Primary School	100
36	Mi Casa Jurong Lake DistrictOCR	D23 · OCR	99-yr	457	$1,260	South View Primary School	100
37	Wandervale Jurong Lake DistrictOCR	D23 · OCR	99-yr	534	$1,546	South View Primary School	100
38	Hundred Trees Greater Southern WaterfrontRCR	D5 · RCR	956-year	396	$1,873	Nan Hua Primary School	100
39	The Canopy OCR	D27 · OCR	99-yr	406	$1,144	Northland Primary School	100
40	Aurelle Of Tampines OCR	D18 · OCR	99-yr	760	$1,824	Angsana Primary School	100
41	Treasure Crest Punggol Digital · Paya LebarOCR	D19 · OCR	99-yr	504	$1,570	Nan Chiau Primary School	100
42	Otto Place Tengah Forest TownOCR	D24 · OCR	99-yr	600	$1,754	Princess Elizabeth Primary School	100
43	Pinery Residences OCR	D18 · OCR	99-yr	588	$2,548	St. Hilda'S Primary School	100
44	The Wisteria OCR	D27 · OCR	99-yr	216	$1,381	Northland Primary School	100
45	Rivelle Tampines OCR	D18 · OCR	99-yr	572	$1,935	St. Hilda'S Primary School	100

How is this worked out? — ranking metric, filters & sources

Ranking metric

The family sub-score — a popular (oversubscribed) primary school within 1 km, combined with the project size and liquidity families favour.

Popular school

Any primary school oversubscribed at Phase 2C (ballot ratio > 1.0), measured within a 1 km straight-line radius — not only the well-known brand-name schools.

Filters

Project ≥ 100 units with a valid median $psf.

Data

School locations & balloting from the Ministry of Education; distances via OneMap/SLA; prices from URA caveats.

Note: Priority is by home address at registration and can change year to year; the 1 km radius is straight-line. Confirm the current boundary and rules with MOE for the specific unit.

A screening tool, not a recommendation — for educational purposes only, not financial advice. Verify independently before transacting.

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