The Cheapest 2 And 3-Bedder Condos Within 1km Of Top Primary Schools—From Just $1 Million (Part 2)
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This is a continuation of the previous week’s list, where we check out the most affordable two and three-bedder condo units near some of the most desirable schools. If you don’t see the school you’re looking for here, check out the other half of this list in Part 1.
1. Most affordable projects near St. Margaret’s Primary School
2-Bedder
| Project | Average transacted price | Average size (sqft) | No. of units sold | Completion year | Tenure | No. of units |
| MOUNT SOPHIA SUITES | $1,160,000 | 710 | 1 | 2010 | FH | 50 |
| LIV ON WILKIE | $1,212,000 | 549 | 1 | 2017 | FH | 81 |
| LIV ON SOPHIA | $1,275,000 | 694 | 2 | 2016 | FH | 64 |
| PARC SOPHIA | $1,280,667 | 804 | 3 | 2011 | FH | 152 |
| MACKENZIE 138 | $1,310,000 | 840 | 1 | 2006 | FH | 35 |
3-Bedder
| Project | Average transacted price | Average size (sqft) | No. of units sold | Completion year | Tenure | No. of units |
| VANADIUM | $1,702,000 | 1066 | 1 | 2007 | FH | 35 |
| BURLINGTON SQUARE | $1,725,000 | 1093 | 2 | 1998 | 99 | 179 |
| PARC MACKENZIE | $2,130,000 | 1335 | 1 | 2009 | FH | 42 |
| SOPHIA HILLS | $2,139,800 | 986 | 5 | 2018 | 99 | 493 |
| CAVENAGH GARDENS | $2,155,667 | 1413 | 12 | 0 | FH | 172 |
Some notable details:
Besides the proximity to St. Margaret’s, the Wilkie/Sophia projects are in a rather unique location. Liv On Wilkie and Liv On Sophia are close to Dhoby Ghaut, which is on the doorstep of Orchard but not quite there.
Liv On Wilkie, for instance, is near Sim Lim Square and La Salle College of the Arts: definitely not far from the Orchard area, but not quite there either. Coupled with the recent launch of The Collective at One Sophia, we do feel these properties will receive attention right now, even aside from the presence of St. Margaret’s Primary. These two-bedders will probably be compared as alternatives, and for those who want to live near Orchard but can’t handle the quantum, these could provide a fallback.
For those who can afford the $2.13 million quantum, Sophia Hills is definitely worth checking out. It’s about equidistant to Dhoby Ghaut MRT (CCL, NEL, NSL), as well as Bencoolen MRT (DTL). This also means being within striking range of Plaza Singapura, and just a short ride to Orchard.
2. Most affordable projects near Rosyth School
2-Bedder
| Project | Average transacted price | Average size (sqft) | No. of units sold | Completion year | Tenure | No. of units |
| D’ZIRE | $1,068,888 | 764 | 1 | 2014 | 99 | 613 |
| REGENTVILLE | $1,167,600 | 1132 | 5 | 1999 | 99 | 580 |
| TERRASSE | $1,184,461 | 827 | 8 | 2014 | 99 | 414 |
| THE GARDEN RESIDENCES | $1,185,995 | 662 | 23 | 2021 | 99 | 613 |
| FONTAINE PARRY | $1,386,667 | 915 | 3 | 2010 | 999 | 125 |
3-Bedder
| Project | Average transacted price | Average size (sqft) | No. of units sold | Completion year | Tenure | No. of units |
| REGENTVILLE | $1,302,313 | 1117 | 16 | 1999 | 99 | 580 |
| THE WATERLINE | $1,465,000 | 1012 | 1 | 2013 | FH | 103 |
| THE GARDEN RESIDENCES | $1,608,348 | 873 | 30 | 2021 | 99 | 613 |
| HUNDRED PALMS RESIDENCES | $1,735,000 | 920 | 2 | 2019 | 99 | 531 |
| TERRASSE | $1,811,000 | 1243 | 6 | 2014 | 99 | 414 |
Some notable details:
The wonder of the Rosyth area is that there are so many affordable options nearby. Even if you leave out school access, there are sizeable two-bedders here that remain below $1.2 million.
The most notable project here, however, is Hundred Palms Residences; an EC that recently broke records for a $3.05 million transaction. Regentville, whilst an older condo, also draws attention for the price point: a three-bedder for $1.3 million, at 1,117 sq. ft., is exceptionally tough to find in the 2025 market (and note that its two-bedder is 1,132 sq. ft.!)
Speculatively, the situation at Hundred Palms Residences – and the prices above – may reflect an area that’s gone under the radar. Perhaps because some of them don’t have MRT stations close by (e.g., Hundred Palms won’t be near an MRT station until around 2029), they’ve escaped notice and been more under the radar till recently.
3. Most affordable projects near Temasek Primary
2-Bedder
| Project | Average transacted price | Average size (sqft) | No. of units sold | Completion year | Tenure | No. of units |
| GRANDEUR PARK RESIDENCES | $1,195,805 | 632 | 17 | 2020 | 99 | 720 |
| THE BAYSHORE | $1,291,425 | 967 | 32 | 1996 | 99 | 1038 |
| EAST COAST RESIDENCES | $1,400,000 | 872 | 1 | 2011 | FH | 59 |
| ECO | $1,419,714 | 887 | 7 | 2017 | 99 | 748 |
| THE DAFFODIL | $1,550,000 | 1001 | 2 | 1998 | FH | 65 |
3-bedder
| Project | Average transacted price | Average size (sqft) | No. of units sold | Completion year | Tenure | No. of units |
| THE BAYSHORE | $1,663,889 | 1229 | 9 | 1996 | 99 | 1,038 |
| ECO | $1,679,875 | 1117 | 8 | 2017 | 99 | 748 |
| GRANDEUR PARK RESIDENCES | $1,784,000 | 929 | 6 | 2020 | 99 | 720 |
| EAST COAST RESIDENCES | $1,800,667 | 1033 | 3 | 2011 | FH | 59 |
| VENEZIO | $1,990,000 | 1313 | 1 | 2006 | FH | 40 |
Some notable details:
The Bayshore is the oldest project here, hence the attractive pricing; and a 967 sq. ft. unit is basically family-sized, even if it’s designated as a two-bedder. But we’re singling it out because of upcoming changes in the Bayshore area.
First, the Bayshore MRT station (TEL) is now operational. Whilst this is still a fringe area, it means easy access to amenities like Parkway Parade, i12 Katong, etc. The other big change is that Bayshore is a new HDB township, and we’re expecting about 10,000 new homes in the area; Bayshore Palms is the first of the Plus model housing, and was launched in October 2024. Coupled with a new integrated project that’s coming soon, there’s a lot of price support for the existing trio of condos here, including The Bayshore.
Second, there’s no room for further developments between the Bayshore area condos and East Coast Beach. This “locks in” the excellent sea view for some time to come (at least until the Long Island project, which may be decades down the road).
We’d scout out this project and its neighbours first, because of the upside potential in the surroundings.
4. Most affordable projects near Nan Hua Primary
2-Bedder
| Project | Average transacted price | Average size (sqft) | No. of units sold | Completion year | Tenure | No. of units |
| PARC RIVIERA | $1,041,907 | 643 | 27 | 2019 | 99 | 752 |
| WATERFRONT @ FABER | $1,096,236 | 735 | 8 | 2017 | FH | 210 |
| NEWEST | $1,149,229 | 736 | 3 | 2016 | 999 | 136 |
| REGENT PARK | $1,203,667 | 919 | 6 | 1997 | 99 | 276 |
| FABER CREST | $1,230,000 | 1033 | 2 | 2001 | 99 | 360 |
3-Bedder
| Project | Average transacted price | Average size (sqft) | No. of units sold | Completion year | Tenure | No. of units |
| FABER CREST | $1,575,076 | 1264 | 9 | 2001 | 99 | 360 |
| PARC RIVIERA | $1,593,384 | 944 | 7 | 2019 | 99 | 752 |
| REGENT PARK | $1,633,571 | 1175 | 7 | 1997 | 99 | 276 |
| WATERFRONT @ FABER | $1,643,833 | 1060 | 6 | 2017 | FH | 210 |
| THE INFINITI | $1,967,000 | 1340 | 4 | 2008 | FH | 315 |
Some notable details:
Waterfront @ Faber’s two-bedders are bound to stand out here, given the low price point for its freehold status. At just under $1.1 million, this is one of the most affordable two-bedders above 700 sq. ft. we’ve seen – not just in this area, but in most parts of Singapore. The trade-off though, is the relative inaccessibility by public transport.
This project gets much better if you drive, as Clementi – along with the gigantic Clementi Mall – is just minutes away by car.
For three-bedders, this will be a close match with The Infiniti, also a freehold condo: while units at The Infiniti are bigger, they’re also close to a decade older. This is somewhat mitigated by freehold status, but some buyers may feel the newer amenities and more spacious units are worth the price gap.
5. Most affordable (well, kind of) projects near Fairfield Methodist
We’d love to find and present cheaper options, but there are very few condos within one kilometre of Fairfield Methodist – so this may be as good as it gets. Sorry.
2-Bedder
| Project | Average transacted price | Average size (sqft) | No. of units sold | Completion year | Tenure | No. of units |
| DOVER PARKVIEW | $1,348,906 | 984 | 14 | 1997 | 99 | 686 |
| HERITAGE VIEW | $1,470,000 | 969 | 2 | 2000 | 99 | 618 |
| THE ROCHESTER RESIDENCES | $2,011,429 | 1262 | 7 | 2011 | 99 | 366 |
3-Bedder
| Project | Average transacted price | Average size (sqft) | No. of units sold | Completion year | Tenure | No. of units |
| DOVER PARKVIEW | $1,773,600 | 1262 | 5 | 1997 | 99 | 686 |
| HERITAGE VIEW | $1,984,389 | 1227 | 20 | 2000 | 99 | 618 |
| THE ROCHESTER RESIDENCES | $3,031,500 | 2034 | 7 | 2011 | 99 | 366 |
Some notable details:
Okay, we know The Rochester Residences’ three-bedders aren’t exactly “affordable” to the average Singaporean at over $3 million, but this is due to the jaw-dropping 2,034 sq. ft. size. We can say the same for its so-called two-bedders, which are bigger than some newer three-bedders, at 1,262 sq. ft.
Is it worth that price?
Ignoring the average buyers’ budget…you could make the case for it. Because it’s within walking distance to The Star Vista and Buona Vista MRT station (CCL, EWL). It’s also got great proximity to One North and Holland V, besides being near Fairfield Methodist. It’s just that its own unit sizes work against it, making the quantum tough to swallow. Ironically, it might be a better option if it were smaller (hence, the attraction for newer condos).
Heritage View is probably going to be the most realistic choice in terms of meeting budgets, but it’s far from the MRT stations, so be prepared to use the bus or drive.
6. Most affordable projects near Nanyang Primary
2-Bedder
| Project | Average transacted price | Average size (sqft) | No. of units sold | Completion year | Tenure | No. of units |
| THE SIENA | $1,400,000 | 797 | 1 | 2016 | 99 | 54 |
| THE ASANA | $1,522,472 | 614 | 4 | 2017 | FH | 48 |
| 28 SHELFORD | $1,675,000 | 823 | 2 | 1994 | FH | 36 |
| DUCHESS CREST | $1,810,000 | 1012 | 4 | 1998 | 99 | 251 |
| SHELFORD SUITES | $1,820,000 | 893 | 1 | 2011 | FH | 77 |
3-Bedder
| Project | Average transacted price | Average size (sqft) | No. of units sold | Completion year | Tenure | No. of units |
| ADAM PARK CONDOMINIUM | $2,230,000 | 1141 | 1 | 2004 | FH | 118 |
| DUCHESS MANOR | $2,300,000 | 990 | 1 | 2005 | 999 | 52 |
| LUTHERAN TOWERS | $2,302,000 | 1916 | 5 | 0 | 103 | 76 |
| THE ASANA | $2,310,000 | 1033 | 1 | 2017 | FH | 48 |
| POLLEN & BLEU | $2,355,000 | 1198 | 3 | 2016 | 99 | 106 |
Some notable details:
Given the prices of the larger two-bedders, we think buyers may be inclined to up the budget a little and just consider a three-bedder. Adam Park in particular stands out, being under $2.3 million for a freehold(!) 1,141 sq. ft. unit.
While it is an older condo, it is in a relatively serene family location (yes, that’s a reference to the often overlooked Serene Centre, which is within walking distance). Coronation Plaza is an older mall, but it does provide for most daily amenities, and the project overlooks landed homes in the direction of Camden Park. It is, however, slightly spoiled by Adam Road cutting across the view.
If you must stick to a two-bedder budget, The Siena would be the first condo we check out. This is mainly because it’s within walking distance to Botanic Gardens MRT station (CCL, DTL), as well as Coronation Plaza. Again, though, slightly spoiled by the proximity of Farrer Road and Farrer Flyover being nearby, but excellent for the price and for being almost 800 sq. ft.
7. Most affordable projects near Pei Hwa Presbyterian
2-Bedder
| Pei Hwa Presbyterian | ||||||
| Project | Average transacted price | Average size (sqft) | No. of units sold | Completion year | Tenure | No. of units |
| SUN COURT | $492,633 | 1798 | 1 | 1985 | FH | 19 |
| THE HILLFORD | $781,625 | 562 | 8 | 2016 | 60 | 281 |
| NOTTINGHILL SUITES | $940,444 | 544 | 2 | 2014 | FH | 124 |
| SUITES AT BUKIT TIMAH | $964,444 | 635 | 2 | 2014 | FH | 9 |
| ENG KONG GREEN | $1,223,333 | 840 | 3 | 1999 | FH | 74 |
3-Bedder
| Project | Average transacted price | Average size (sqft) | No. of units sold | Completion year | Tenure | No. of units |
| KAP RESIDENCES | $1,580,000 | 872 | 1 | 2016 | FH | 142 |
| HIGH OAK CONDOMINIUM | $1,777,500 | 1324 | 2 | 1999 | 99 | 194 |
| THE CREEK @ BUKIT | $2,136,722 | 1378 | 4 | 2017 | FH | 260 |
| DAINTREE RESIDENCE | $2,160,000 | 1037 | 6 | 2022 | 99 | 327 |
| GARDENVISTA | $2,171,400 | 1167 | 7 | 2006 | 99 | 318 |
Some notable details:
The two-bedders here can be a bit misleading. The Hillford isn’t going to be an option for many younger couples, as it’s on a 60-year lease. Sun Court, despite the size, is more of a 19-unit walk-up than a condo per se (although if you don’t mind that, and like having neighbourhood shops downstairs, then don’t rule it out).
So realistically, we’d say it’s down to Eng Kong Green for two-bedders, because 840 sq. ft. is an attractive size – a three-bedder by today’s standards. Eng Kong Green is in a landed enclave, which is a plus or a minus depending on your preferences, but as with most landed areas, this is a location that requires a car. It’s too far to walk out to malls, the MRT, etc.
For three-bedders, KAP Residences again stands out; and we’ve mentioned the reasons above (see the condos near Methodist Girls School above).
For deeper insights into specific projects, or help finding a home near your children’s ideal school, reach out to us at Stacked. If you’d like to get in touch for a more in-depth consultation, you can do so here.