Buying Resale Flats Near Top Schools in Singapore
In Singapore, schools play a critical role in property decisions. Parents are increasingly prioritising access to reputable educational institutions when purchasing a home, especially resale HDB flats. Living near a top school not only secures a good education for children but also drives property value and rental demand. Whether you're a first-time buyer or looking to upgrade, resale flats near prestigious schools offer both lifestyle and investment benefits. This blog explores the best areas to consider, types of schools to focus on, and tips for navigating the resale market.
Buying Resale Flats Near Top Schools in Singapore: A Smart Investment for Families
Introduction: Why Schools Matter in Real Estate Decisions
In Singapore, schools play a critical role in property decisions. Parents are increasingly prioritising access to reputable educational institutions when purchasing a home, especially resale HDB flats. Living near a top school not only secures a good education for children but also drives property value and rental demand.
Whether you're a first-time buyer or looking to upgrade, resale flats near prestigious schools offer both lifestyle and investment benefits. This blog explores the best areas to consider, types of schools to focus on, and tips for navigating the resale market.
The 1km Advantage: How School Proximity Affects Admission Chances
One of the main reasons families seek homes near top schools is the Ministry of Education's Primary 1 registration framework, which gives priority to children living within 1km of a school. Being within this range significantly boosts a child’s chance of securing a spot in a coveted school.
Here’s why this matters for property:
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Flats within 1km of elite schools often appreciate faster in value.
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These homes are highly sought after by parents of young children.
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Some flats in these areas command a premium, despite being older.
Top Primary Schools and Nearby Resale HDB Hotspots
Let’s break down some of the most sought-after schools in Singapore and the HDB towns where resale flats near these schools are available.
1. Nanyang Primary School – Bukit Timah / Queenstown
Why it’s popular: Consistently ranked among the top primary schools for academic excellence and holistic development.
Nearby HDB Areas:
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Commonwealth (Queenstown): Older but well-maintained flats.
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Ghim Moh (Buona Vista): High demand due to proximity to One-North and educational hubs.
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Dover: Limited supply but competitive prices.
Resale flat types available:
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3-room and 4-room flats from the 1970s–1990s.
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Expect prices upwards of $600,000, depending on condition and floor.
2. Rosyth School – Serangoon North
Why it’s popular: Known for its strong academic culture and gifted education programme (GEP).
Nearby HDB Areas:
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Serangoon North Avenue 1–4
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Hougang Ave 2–5: Offers more spacious units and accessible via public transport.
Resale flat types available:
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Spacious 4-room and 5-room flats.
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Prices range from $500,000 to $750,000, depending on age and proximity.
3. Tao Nan School – Marine Parade
Why it’s popular: A well-established SAP school with a bilingual emphasis.
Nearby HDB Areas:
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Marine Terrace: Highly sought after.
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Telok Kurau and Joo Chiat: Mix of public and private housing.
Resale flat types available:
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Larger 4-room and 5-room units.
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Many units enjoy sea views or access to East Coast Park.
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Prices can go from $600,000 to over $900,000.
4. Henry Park Primary – Holland / Bukit Timah
Why it’s popular: High PSLE scores and strong alumni network.
Nearby HDB Areas:
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Ghim Moh Link / Road
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Ulu Pandan Road
Resale flat types available:
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Rare 3-room and 4-room flats.
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Prices can cross $700,000–$800,000 for well-renovated units.
5. Ai Tong School – Bishan / Sin Ming
Why it’s popular: Popular SAP school with strong Chinese cultural heritage.
Nearby HDB Areas:
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Sin Ming Avenue
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Upper Thomson Road
Resale flat types available:
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Larger executive flats and maisonettes in Sin Ming Court.
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Prices vary between $650,000 to $900,000.
Top Secondary Schools Near Resale Flats
While primary schools dominate buyer preferences, secondary schools are also a draw, especially for long-term residents and investors.
Raffles Girls’ School & Raffles Institution – Bishan
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Bishan Central resale flats remain highly desirable.
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Good MRT connectivity adds to appeal.
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4-room flats can exceed $700,000.
Hwa Chong Institution – Bukit Timah
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Ghim Moh and Holland areas offer proximity.
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Great for families planning ahead for their children’s education pipeline.
CHIJ St. Nicholas Girls’ School – Ang Mo Kio
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Located near Ang Mo Kio Ave 2.
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Good access to amenities and transport.
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High demand leads to rapid turnover of listings.
Advantages of Buying Resale Flats Near Good Schools
1. Immediate Occupation
Unlike BTO flats that come with a 3–5 year wait, resale flats offer immediate move-in, which is critical for parents wanting to register their children for school soon.
2. Proven Amenities and Transport
Older estates tend to have well-established infrastructure—think MRT lines, hawker centres, malls, and clinics—all within walking distance.
3. Strong Resale Value
Properties near good schools generally show resilience in price during downturns and faster appreciation when the market recovers.
4. Rental Demand
Investors can benefit from strong rental demand from expatriate families and locals looking for school proximity.
Challenges and Considerations
1. Higher Price Per Square Foot
You’ll often pay a premium for location. Some older flats may be less spacious or have limited lease remaining (especially if built pre-1985).
2. Competition from Upgraders
Many middle-income families look for resale units in these areas, leading to bidding wars or Cash Over Valuation (COV) demands.
3. Lease Decay
Always check the remaining lease. Properties with less than 60 years left may face financing restrictions and lower resale potential.
Tips for Buyers Targeting School Zones
1. Plan Ahead
Start your home search at least one year before your child’s school registration.
2. Use HDB Map Services
The OneMap.sg platform allows you to check 1km school buffers directly on the map.
3. Work With Agents Specialised in School Zone Properties
A good agent can help identify hidden gems and avoid overpaying.
4. Consider Undervalued Neighbouring Areas
Look just outside the 1km zone to avoid high premiums. Some families take the chance for Phase 2C entry if the school has less competition.
Future Trends: School-Centric Town Planning
Singapore’s URA has hinted at integrating schools more tightly into future housing plans. New towns like Tengah and Punggol are designed with education clusters, parks, and community features that appeal to young families.
Additionally, the government’s focus on modernising older schools and estates may shift demand away from traditional “top schools” in the future.
Conclusion: Investing in Education and Real Estate Together
Buying a resale flat near a good school in Singapore is both a strategic property decision and a gift to your child’s future. With benefits ranging from better school admission chances to stronger capital appreciation, it’s no surprise these properties are always in demand
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