The 2023 Primary 1 Registration Exercise (for the 2024 intake) will happen in phases from 4 July to 31 October. This will be for children entering primary 1 in 2024.
For parents, living in a property near a primary school is a huge deal as it affects their child’s chances of getting a place in their preferred school. This is especially important if it’s your first child and you don’t have any prior connections to the school. Hence, the only way for your child to be considered is through a ballot in Phase 2C, which will happen on 1 August 2023.
Based on the Home-School Distance (HSD), those who live closer to a specific school will be given priority admission. Here’s when living “within 1km” of your preferred school is crucial as it is the first priority, followed by applicants living “between 1km and 2km” and those “more than 2km.”
While every school is a good school, the fact remains that there are primary schools which are more popular than others.
But it’s not just parents who are interested in reputable schools. Investors also look for such opportunities as there will be an appeal in the resale market in future. In terms of rental prospects, such properties are also likely to do well.
We’ve compiled a list of popular primary schools in Singapore and new launches within 1km, which will TOP in 2024 and 2025.
This is because you can register the address of an uncompleted development for primary school registration as long as you move into your property within 2 years of your child’s entry into primary one.
For the 2023 P1 registration exercise (for the 2024 intake), you must move into your new property no later than 31 December 2025. To do so, you’ll need to undertake during registration that you’ll move in within the stipulated time and submit a copy of the original Sales and Purchase Agreement.
30-month stay requirement
If your child gains priority admission through the HSD, you must stay in your new property for at least 30 months from when you move in. For instance, if your child starts primary one in 2024 and you move into your new address in January 2025, the 30-month period will start from January 2025.
Popular primary schools within 1km (<1km) of new launches TOP-ing in 2024-2025
Anglo-Chinese School (Primary)
The Novena area is home to several reputable primary schools, including Anglo-Chinese School (Primary) at Barker Road. Based on the 2022 P1 Registration Exercise, ACS (Primary) had 69 applicants for 55 vacancies during Phase 2C.
The area has seen several boutique and mid-scale new launches, which are TOP-ing in 2024 and 2025; all of them on this list are freehold. What’s great is that they have larger units for families.
The Atelier
TOP: 2024
Tenure: Freehold
Address: Makeway Avenue
No. of units: 120
Unit types: 1 to 4-bedroom
Average price: S$2,681 psf
Peak Residence
TOP: 2025
Tenure: Freehold
Address: Thomson Road
No. of units: 90
Unit types: 1 to 5-bedroom
Average price: S$2,497 psf
Perfect Ten
TOP: 2025
Tenure: Freehold
Address: Bukit Timah Road
No. of units: 230
Unit types: 2 to 3-bedroom
Average price: S$3,034 psf
We did a full analysis of Perfect Ten’s unit layouts, prices, stack analysis, facilities and more. Read our in-depth review of Perfect Ten.
Klimt Cairnhill
TOP: 2025
Tenure: Freehold
Address: Cairnhill Road
No. of units: 138
Unit types: 2 to 5-bedroom
Average price: S$3,690 psf
However, it won’t be long before ACS (Primary) relocates to Tengah in 2030, which is 12km away.
If you plan to have children in the future, you can consider two upcoming EC projects, Altura EC and a GLS site at Bukit Batok West Ave 5. Both will be within 1km of ACS (Primary) Tengah.
Check out more properties for sale near Anglo-Chinese School (Primary).
Anglo-Chinese School (Junior)
ACS (Junior) is about a 10-minute drive from ACS (Primary) in the Newton area. Hence, some new launches are within 1km of both schools. During last year’s P1 registration exercise, there were 69 applicants for 53 vacancies.
The Atelier
TOP: 2024
Tenure: Freehold
Address: Makeway Avenue
No. of units: 120
Unit types: 1 to 4-bedroom
Average price: S$2,681 psf
Klimt Cairnhill
TOP: 2025
Tenure: Freehold
Address: Cairnhill Road
No. of units: 138
Unit types: 2 to 5-bedroom
Average price: S$3,690 psf
Sanctuary @ Newton
TOP: 2025
Tenure: Freehold
Address: Surrey Road
No. of units: 38
Unit types: 2 to 4-bedroom
Average price: N/A (no transactions yet)
If you are not in a hurry to move to a new condo, enchanté (TOP: 2026) along Evelyn Road is a great choice for families as it has 3 to 5-bedroom units with the flexibility of unit configurations. Some units will also get unblocked views of the surrounding landed estate.
Alternatively, you can also check out more properties for sale near Anglo-Chinese School (Junior).
Pei Hwa Presbyterian Primary School
Situated in the Beauty World precinct, Pei Hwa Presbyterian Primary School is one of Singapore’s top non-GEP primary schools. The school had 87 applicants for 41 vacancies in phase 2C of last year’s P1 registration.
Forett @ Bukit Timah is the only new launch TOP-ing in 2024-2025 with balance units (only three units left in April 2023 according to URA Realis).
Forett @ Bukit Timah
TOP: 2024
Tenure: Freehold
Address: Toh Tuck Road
No. of units: 633
Unit types: 1 to 5-bedroom
Average price: S$2,156 psf
Another new launch TOP-ing in 2024 is Mayfair Modern. However, it is fully sold, so you’ll have to wait for sub-sales to buy a property there.
If your child is still around three years old and you can wait another 2-3 years, the newly launched The Reserve Residences is just opposite Pei Hwa. The 732-unit development has a wide variety of 1 to 5-bedroom units and family-friendly facilities. It is expected to TOP in 2028, so it will be suitable if your child enters primary 1 in 2027.
There are also many resale properties near Pei Hwa Presbyterian Primary School that you can consider if you’re in a rush to move. 
Tao Nan School
As one of the six Singapore Hokkien Huay Kuan schools in Singapore, Tao Nan School is popular with those living in the Marine Parade area. The school had 99 applicants for 47 vacancies in Phase 2C of last year’s P1 registration.
There are two new launches within Tao Nan that are expected to TOP in 2025, Baywind Residences and K Suites. Both are boutique developments with less than 30 units.
Baywind Residences
TOP: 2025
Tenure: Freehold
Address: Lorong N Telok Kurau
No. of units: 24
Unit types: 3 to 4-bedroom
Average price: S$2,106 psf
Baywind Residences has bigger unit configurations that cater to families, each with a flexi space that can be turned into any room. We covered more about Baywind Residences in our full review.
K Suites
TOP: 2025
Tenure: Freehold
Address: Lorong K Telok Kurau
No. of units: 19
Unit types: 3 to 4-bedroom
Average price: N/A (no transactions yet)
If you’re also exploring resale projects or new launches that are TOP-ing this year, check out these properties near Tao Nan School.
Singapore Chinese Girls’ Primary School
Located along Dunearn Road, Singapore Chinese Girls’ Primary School (SCGS) is near some notable mid-sized condos like Robin Residences and Cyan. Recently, the area has seen quite a number of freehold projects which have just TOP-ed like Dalvey Haus and Juniper Hill. The only project TOP-ing in the next two years is Perfect Ten, an 8-minute walk from the school.
In 2022’s P1 registration, SCGS Primary had 73 applicants for 40 vacancies in Phase 2C.
Perfect Ten
TOP: 2025
Tenure: Freehold
Address: Bukit Timah Road
No. of units: 230
Unit types: 2 to 3-bedroom
Average price: S$3,034 psf
Check out more properties near Singapore Chinese Girls’ Primary School.
2
2
3
2
4
4
2
1
2
2
3
3
5
4
4
3
2
1
Popular primary schools within the 1-2km range (>1km<2km) of new launches TOP-ing in 2024-2025
Besides the schools listed above, there are several other primary schools that are popular and were oversubscribed last year. However, there aren’t any new launch condos within 1km of these schools, which are TOP-ing in 2024 and 2025.
Here’s a list of new launch condos within 1km and 2km of popular primary schools that are TOP-ing in 2024-2025.
Do note that the priority for applicants in this HSD category will be lower than those living within 1km of the school. Hence, there’s a very slim chance of your child getting a place if you live within 1km and 2km of these schools.
Nanyang Primary School
Located in the Farrer Road area, Nanyang Primary is popular with those living in Bukit Timah. Besides being affiliated with Nanyang Girls’ High, it is near other reputable schools like Hwa Chong Institution and National Junior College.
Nanyang Primary had 89 applicants for 41 vacancies (in Phase 2C) in last year’s P1 registration. The school is within 1-2km of two new launches in Holland Village.
One Holland Village Residences
TOP: 2024
Tenure: 99-year
Address: Holland Village Way
No. of units: 296
Unit types: 1 to 4-bedroom
Average price: S$2,880 psf
Hyll on Holland
TOP: 2025
Tenure: Freehold
Address: Holland Road
No. of units: 319
Unit types: 2 to 3-bedroom
Average price: S$2,755 psf
If you’re looking for resale properties which are nearer, check out these properties near Nanyang Primary School.
Nan Hua Primary School
Situated in Clementi, Nan Hua Primary was one of the most heavily oversubscribed schools in 2022’s P1 registration. It had 191 applicants for 40 vacancies in Phase 2C. Started as a girls’ school, Nan Hua’s history dates back to 1917 and is currently a government-aided mixed school.
There’s one new launch within 1-2km of Nan Hua Primary, Ki Residences at Brookvale.
Ki Residences at Brookvale
TOP: 2024
Tenure: 999-year
Address: Brookvale Drive
No. of units: 660
Unit types: 2 to 5-bedroom
Average price: S$2,084 psf
The development has 2 to 5-bedroom units, which is suitable for families with children. However, based on data from URA Realis, there are only 19 units left at Ki Residences as of April 2023.
Another new launch in the vicinity is Clavon, which is already fully sold. It will TOP in 2025, so if you purchase a sub-sale unit before this year’s or next year’s P1 registration, you’ll still be able to take advantage of the HSD rule.
For parents who are looking at resale projects, be sure to check out our listings of properties near Nan Hua Primary School.
Filter your property search based on school on 99.co
If you’re looking for an easier way to find properties near your preferred school, you can use 99.co to search for property listings within 1km or 2km of the school. You can filter out the listings by new launch projects or their TOP year.
If you’re looking for new launches based on their TOP year, you can also do so on 99.co’s new launch directory. Scroll over to the “New Launches by TOP year” section and you’ll see a map of projects which TOP from 2022 to 2028.
Planning to sell your property to buy a new home nearer to your child’s primary school? Let us help you get the right price by connecting you with a premier property agent.
If you find this article helpful, 99.co recommends All you need to know about the condo payment schedule and 32 condo units sold at a loss in April 2023, the biggest at S$4.65m.
The post New launch condos, within 1km or 1-2km of popular primary schools, TOP-ing in 2024-2025 appeared first on .
