Are Singapore Parents Willing to Pay an Extra $1M for a Home to Secure a Top School?

Why Are Properties Near Elite Schools Always in High Demand? Educational Resources Become a Major Driver in Home Purchases

For many Singapore families, buying a home is not just about securing a living space, but about giving their children access to better educational opportunities.

To boost their child's chances of securing a spot in a popular primary school, many parents are willing to spend millions of dollars buying a home near the school, while others choose to rent nearby for two to three years just to meet the home-school distance requirements for Primary 1 (P1) registration.

In the eyes of many families, an established primary school not only provides superior educational resources, but also opens doors to greater academic pathways, wider social networks, and brighter career prospects.

Because of this, private homes around sought-after primary schools have consistently enjoyed robust demand. Many new launches sell out quickly, and the resale market is equally competitive. Compared to comparable properties in the same locale, these homes often command double-digit price premiums.

Although the government has continued to push educational reforms in recent years—such as discontinuing the Primary Gifted Education Programme (GEP) in its current form from 2027 and reiterating that "every school is a good school"—these policy shifts have yet to visibly alter parents' preference for elite schools.

Education Policy Adjustments Further Spur Demand for Homes Near Top Schools

In recent years, tweaks to the P1 registration framework have unintentionally driven even greater interest in homes near prestigious schools.

Since 2022, the Ministry of Education (MOE) increased the reserved places for Phase 2C (for children with no prior school ties) to improve accessibility and promote greater educational equity.

However, with more places opened up, more families who might not have previously considered popular schools have joined the fray, intensifying competition across various registration phases.

Even in Phase 2A (alumni) and Phase 2B (parent volunteers and community connections), many top schools now routinely require balloting to decide admissions.

As a result, an increasing number of families are opting to move close to these schools—specifically within 1km—to enhance their chances in the balloting process.

Market observers have noted a marked increase in buyer enquiries for homes near popular primary schools, even from families who already hold alumni status.

Transaction Volumes Near Popular Primary Schools Continue to Rise

URA transaction data reveals that resale condo transaction volumes within 1km of several popular primary schools have steadily risen over recent years.

For instance, resale transactions near Nan Hua Primary School climbed from 135 units in 1H 2022 to 146 units in 1H 2026.

The increase around another popular institution, Rosyth School, was even more pronounced, surging over 60% from 46 units to 75 units over the same period.

These figures demonstrate that despite broader market cycles, access to prime education continues to draw buyers into the market.

The 'Elite School Effect' Outpaces District Price Growth

Beyond resilient transaction volumes, capital appreciation for properties near top primary schools has noticeably outpaced district averages.

Taking Rosyth School as an example, resale condo prices nearby rose by 46.8% between 1H 2022 and 1H 2026—outperforming District 19's overall increase of 30.6% by 16.2 percentage points.

Homes near Nanyang Primary School in Bukit Timah appreciated by 18.2% over the same period, similarly eclipsing District 11's overall gain of 12.4%.

A similar trend is evident across several heritage and prestigious schools, including:

Homes near Maris Stella High School in Toa Payoh rose by 31.4%, beating the regional average of 25.7%.

Homes near Catholic High School in Bishan gained 29.6%, outpacing District 20's overall 25.1%.

Homes near Nan Chiau Primary School in Sengkang grew by 34.8%, higher than District 19's 30.6%.

Homes near Pei Hwa Presbyterian Primary School in Bukit Timah rose by 31.2%, surpassing District 21's 27.3%.

Homes near Tao Nan School in Marine Parade climbed 24.1%, higher than District 15's 21.4%.

These statistics underscore that educational resources have become a key driver of long-term property value appreciation.

Supply Shortage of New Launches Drives Prices Even Higher

Alongside rising demand, limited supply has been an essential catalyst pushing up prices of properties near top schools.

Data shows that in 1H 2022, there were 444 new home sales within 1km of popular primary schools.

By 1H 2026, this number fell to just 22 units.

This sharp contraction in supply has propelled new launch prices upward.

For instance, the average transacted price for new launches near Nan Hua Primary School jumped from S$1,785 psf in 1H 2022 to S$2,255 psf in 1H 2026.

With demand consistently escalating against constrained supply, prices have naturally been driven upward.

Opportunities Remain to Enter the School-Zone Property Market

Looking ahead, the trend of parents buying or renting near premier primary schools to improve their children's admission odds is set to endure.

Consequently, for homeowners who already own properties near top schools, these assets continue to hold strong capital preservation and appreciation potential in the long run.

At the same time, a select number of upcoming new launches near popular primary schools over the next three years are worth watching.

Examples include Lucerne Grand in the Jurong Lake District near Rulang Primary School; Amberwood at Holland in the Bukit Timah educational belt near Methodist Girls' School; the Bayshore Drive Government Land Sales (GLS) site near Temasek Primary School; and River Valley Green (Parcel C) near River Valley Primary School.

These projects are well-positioned to attract family buyers whose primary consideration is proximity to quality schooling.

Conclusion: Educational Resources Are a Key Catalyst of Property Value

For many households, property buying is no longer just about transport connectivity, amenities, or everyday convenience; educational resources have increasingly become a decisive consideration.

Popular primary schools not only provide resilient owner-occupier demand, but also endow surrounding homes with greater downside protection and superior long-term capital growth potential.

Given the continued scarcity of top-tier educational institutions and the limited housing supply within their catchment zones, properties near reputable schools are expected to remain among the most sought-after and resilient asset classes in the Singapore property market.