What Homes Cost Inside the 1km and 2km Rings at All 12 P1 Schools

When MOE announced the two-track Phase 2C scheme on 10 September 2026, the coverage explained what the rule is. It did not answer the question a family has to act on: what does a home in that ring cost, and what is even available there?

So we worked it out from our own book. Below is every development we are currently marketing within 2km of each of the twelve schools, with the straight-line distance, the asking price and the price per square foot. For the rule itself, read our summary of the 2027 changes.

The finding: the 1–2km ring roughly doubles the shortlist

Across all twelve schools we are marketing 11 developments inside the 1km ring. Widen to 2km and a further 14 developments come into view — homes that, for Phase 2C at these twelve schools, now sit in the same track as a house at the school gate.

That is the practical effect of the change. Homes near these schools did not get cheaper. The shortlist got longer.

It means something different in Bukit Timah than in Katong

Around Nanyang, Raffles Girls' Primary, Singapore Chinese Girls' and Anglo-Chinese School (Primary), everything we hold inside 2km is landed. Entry is $9,380,000, with land rates from $2,438 to $4,939 psf. Widening the radius there widens the choice of houses, not the choice of price bracket.

Around Tanjong Katong Primary, Tao Nan, CHIJ (Katong) and St. Margaret's, condominium stock sits alongside the landed and entry inside 2km is $1,291,000. For a family priced out of a house, those are the four schools where the 2km ring genuinely opens a door.

How we measured this

Each school is placed at its registered address through OneMap, the national mapping service; each home at its own postal code; the distance is a straight line between the two.

Treat these as indicative, not as a qualifying distance. MOE measures home-to-school distance its own way, and MOE's checker is the only answer that counts on registration day. Use ours to decide what to view. A few homes whose position we could not place precisely enough are left out.

Anglo-Chinese School (Junior)

Winstedt Road, D11. 1 of the 5 developments we are marketing within 2km sits inside the 1km ring.

Within 1km

• Gilstead Road — 771m · landed · $15,980,000 · $4,668 psf land

1km to 2km

• Chancery Hill Collection — 1708m · landed · from $12,388,000 · from $4,266 psf land
• River Green — 1835m · condo · from $1,395,000 · from $3,321 psf strata
• Solstice @ Tan Sim Boh Road — 1867m · landed · $9,380,000 · $4,764 psf land
• The Robertson Opus — 1938m · condo · from $1,388,000 · from $3,220 psf strata

Anglo-Chinese School (Primary)

Barker Road, D11. 3 of the 6 developments we are marketing within 2km sit inside the 1km ring.

Within 1km

• Gilstead Road — 416m · landed · $15,980,000 · $4,668 psf land
• Chancery Hill Collection — 682m · landed · from $12,388,000 · from $4,266 psf land
• Solstice @ Tan Sim Boh Road — 993m · landed · $9,380,000 · $4,764 psf land

1km to 2km

• Berrima Road — 1429m · landed · $23,810,000 · $4,939 psf land
• Fernhill Road — 1638m · landed · $14,980,000 · $4,853 psf land
• Anagram House — 1954m · landed · from $12,950,000 · from $3,981 psf land

CHIJ (Katong) Primary

Martia Road, D15. 1 of the 5 developments we are marketing within 2km sits inside the 1km ring.

Within 1km

• Kurau Terrace — 781m · landed · $21,000,000 · $3,000 psf land

1km to 2km

• Tembusu Grand — 1615m · condo · from $1,434,000 · from $2,721 psf strata
• Avante-Garde at Siglap Road — 1709m · landed · $15,400,000 · $3,530 psf land
• Timber Veil House @ Bournemouth — 1755m · landed · $12,560,000 · $4,510 psf land
• Chevron @ Onan Road — 1805m · landed · $7,500,000 · $4,300 psf land

Methodist Girls' School (Primary)

Blackmore Drive, D21. 2 of the 7 developments we are marketing within 2km sit inside the 1km ring.

Within 1km

• Brizay Park — 524m · landed · to rent · $70,000 a month
• King Albert Park — 530m · landed · to rent · $79,000 a month

1km to 2km

• 8@BT — 1182m · condo · $2,084,000 · $2,847 psf strata
• Tan Boon Chong Avenue — 1295m · landed · $19,800,000 · $4,247 psf land
• Namly Crescent — 1379m · landed · to rent · $17,000 a month
• Moonbeam Terrace — 1836m · landed · $17,900,000 · $3,679 psf land
• Mount Sinai — 1988m · landed · $18,500,000 · $3,397 psf land

Nanyang Primary School

King's Road, D10. 1 of the 10 developments we are marketing within 2km sits inside the 1km ring.

Within 1km

• Swiss Club — 740m · landed · $50,500,000 · $2,438 psf land

1km to 2km

• Hillcrest Road — 1219m · landed · $14,880,000 · $4,756 psf land
• Belmont Road — 1325m · landed · to rent · $39,000 a month
• Anagram House — 1639m · landed · from $12,950,000 · from $3,981 psf land
• Namly Crescent — 1649m · landed · to rent · $17,000 a month
• Ford Avenue Good Class Bungalow — 1722m · landed · to rent · $35,000 a month
• Ford Avenue — 1722m · landed · $40,000,000 · $2,503 psf land
• Tan Boon Chong Avenue — 1752m · landed · $19,800,000 · $4,247 psf land
• Berrima Road — 1788m · landed · $23,810,000 · $4,939 psf land
• Fernhill Road — 1832m · landed · $14,980,000 · $4,853 psf land

Ngee Ann Primary School

Marine Terrace, D15. 1 of the 2 developments we are marketing within 2km sits inside the 1km ring.

Within 1km

• Kurau Terrace — 735m · landed · $21,000,000 · $3,000 psf land

1km to 2km

• Avante-Garde at Siglap Road — 1075m · landed · $15,400,000 · $3,530 psf land

Pei Hwa Presbyterian Primary School

Pei Wah Avenue, D21. 2 of the 3 developments we are marketing within 2km sit inside the 1km ring.

Within 1km

• 8@BT — 374m · condo · $2,084,000 · $2,847 psf strata
• King Albert Park — 480m · landed · to rent · $79,000 a month

1km to 2km

• Brizay Park — 1491m · landed · to rent · $70,000 a month

Raffles Girls' Primary School

Hillcrest Road, D11. 1 of the 5 developments we are marketing within 2km sits inside the 1km ring.

Within 1km

• Hillcrest Road — 238m · landed · $14,880,000 · $4,756 psf land

1km to 2km

• Tan Boon Chong Avenue — 1328m · landed · $19,800,000 · $4,247 psf land
• Namly Crescent — 1411m · landed · to rent · $17,000 a month
• Swiss Club — 1551m · landed · $50,500,000 · $2,438 psf land
• Anagram House — 1592m · landed · from $12,950,000 · from $3,981 psf land

Singapore Chinese Girls' Primary School

Dunearn Road, D11. 1 of the 7 developments we are marketing within 2km sits inside the 1km ring.

Within 1km

• Berrima Road — 572m · landed · $23,810,000 · $4,939 psf land

1km to 2km

• Chancery Hill Collection — 1093m · landed · from $12,388,000 · from $4,266 psf land
• Fernhill Road — 1120m · landed · $14,980,000 · $4,853 psf land
• Anagram House — 1146m · landed · from $12,950,000 · from $3,981 psf land
• Gilstead Road — 1249m · landed · $15,980,000 · $4,668 psf land
• Solstice @ Tan Sim Boh Road — 1455m · landed · $9,380,000 · $4,764 psf land
• Swiss Club — 1608m · landed · $50,500,000 · $2,438 psf land

St. Margaret's School (Primary)

Sophia Road, D09. None of the 5 developments we are marketing within 2km sits inside the 1km ring.

1km to 2km

• The Robertson Opus — 1439m · condo · from $1,388,000 · from $3,220 psf strata
• Gilstead Road — 1539m · landed · $15,980,000 · $4,668 psf land
• River Green — 1747m · condo · from $1,395,000 · from $3,321 psf strata
• Union Square Residences — 1823m · condo · from $1,291,000 · from $2,702 psf strata
• Promenade Peak — 1985m · condo · from $1,462,300 · from $2,775 psf strata

Tanjong Katong Primary School

Seraya Road, D15. 3 of the 7 developments we are marketing within 2km sit inside the 1km ring.

Within 1km

• Tembusu Grand — 402m · condo · from $1,434,000 · from $2,721 psf strata
• Timber Veil House @ Bournemouth — 567m · landed · $12,560,000 · $4,510 psf land
• Goodman Road — 876m · landed · $20,500,000 · $4,710 psf land

1km to 2km

• Bournemouth Road — 1126m · landed · from $10,800,000 · from $3,808 psf land
• Grand Dunman — 1127m · condo · from $1,456,000 · from $2,422 psf strata
• Chevron @ Onan Road — 1161m · landed · $7,500,000 · $4,300 psf land
• Kurau Terrace — 1870m · landed · $21,000,000 · $3,000 psf land

Tao Nan School

Marine Crescent, D15. 1 of the 5 developments we are marketing within 2km sits inside the 1km ring.

Within 1km

• Kurau Terrace — 860m · landed · $21,000,000 · $3,000 psf land

1km to 2km

• Tembusu Grand — 1664m · condo · from $1,434,000 · from $2,721 psf strata
• Avante-Garde at Siglap Road — 1699m · landed · $15,400,000 · $3,530 psf land
• Timber Veil House @ Bournemouth — 1777m · landed · $12,560,000 · $4,510 psf land
• Chevron @ Onan Road — 1921m · landed · $7,500,000 · $4,300 psf land

Three things worth saying plainly

The two-track scheme covers Phase 2C at these twelve schools only. Every other school, and the earlier phases, keep the existing rules, where living within 1km still carries priority when a ballot is needed.

Being in the right track gets you into the ballot, not into the school. These are heavily subscribed schools and a ballot within the 2km track is likely.

Prices move and availability moves faster. Every figure here is the asking price on the day of writing. Ask us for the current position before planning around any of it.

Sources

The framework is MOE's: Refinements to the Primary One Registration Exercise, announced 10 September 2026. School locations from OneMap. Prices and distances are our own, from homes we are marketing. This article is our independent analysis and is not published by, endorsed by, or affiliated with the Ministry of Education. School admission is never guaranteed.

Want the search run properly?

Finest SRI is part of SRI Pte Ltd, agency licence L3010738A, and every enquiry is handled by a CEA-registered salesperson. Tell us the school and we will run the 1km and 2km rings around it against everything on the market, not only our own listings. Talk to us, or browse what we are marketing.