The Primary School Hunting Game
With Singaporeans marrying later and the fertility rate dropping, parents of young children are more eager than ever to secure the best educational opportunities for their kids. One major factor in home buying? Proximity to a top primary school.
Why Proximity Matters
In Singapore, a school's location relative to your home can influence admission chances due to the Ministry of Education’s Home-School Distance (HSD) priority. This system prioritizes:
But even living within 1km doesn’t guarantee a spot, as there are several registration phases. In 2024, 38 schools were oversubscribed in Phase 2A alone, including popular choices like Princess Elizabeth Primary School, with over 3 applicants per spot.
The Price of School Proximity
A study by NUS found that property prices within 1km of popular primary schools rose significantly, while values dropped 2.9-6% in areas where primary schools relocated. So, while proximity to a school may come at a premium, it’s often a worthwhile investment for parents set on securing a spot at a specific school (see source below).
Source: Sumit Agarwal, Satyanarain Rengarajan, Tien Foo Sing, Yang Yang, School allocation rules and housing prices: A quasi-experiment with school relocation events in Singapore, Regional Science and Urban Economics, Volume 58, 2016, Pages 42-56, ISSN 0166-0462, https://doi.org/10.1016/j.regsciurbeco.2016.02.003 .
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Strategies for the School Proximity Advantage
Instead of limiting yourself to one school, consider choosing a home near several schools. In Punggol, for instance, Waterbay Executive Condominium has a rare advantage: 8 primary schools within 1km and an additional 9 within 1-2km. Even if your preferred school is oversubscribed, you’ll have options nearby. Using DataSense by PropertyGuru , it’s also interesting to see demand for homes to rent like Waterbay surge during the months leading up to the P1 registration exercise as parents prepare to meet the 30-month residency rule (Figure 1).
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Figure 1: Demand and Supply Indices for Waterbay for Rent
Source DataSense by PropertyGuru for Business
Where Schools Are Scarce
In some areas, especially mature estates, office zones, or those near natural barriers, there are fewer schools within close proximity. For example, V on Shenton in the CBD has no schools within 1km, largely because the area caters to a different demographic, with 25% of potential renters searching from overseas using DataSense by PropertyGuru compared to WaterBay, which only has 12%.
For estates near coastal areas, such as the idyllic Watercove at Wak Hassan or Seascape on Sentosa, primary schools are also scarce due to lower demand from the residents.
Looking Beyond School Proximity
While living near a school may be a top priority now, this may change with life’s stages. Over time, proximity to lifestyle amenities, healthcare, or rehabilitation centres can become more important, reflecting broader trends in urban planning as Singapore’s population ages.
Final Thoughts
The “Primary School Hunting Game” is a dynamic part of Singapore’s property landscape, reflecting how priorities shift across generations. Whether hunting for a school-zone home or planning for the future, being aware of these factors can help you make a more informed choice that adapts to your life’s changing needs.