# Why Some Parents May No Longer Need To Move For A Popular Primary School From 2027

- **Source:** Stacked Homes
- **Published:** 2026-09-21T02:18:42.000Z
- **Author:** Ryan J. Ong
- **Original:** https://stackedhomes.com/this-new-primary-school-rule-could-change-how-much-parents-pay-to-live-within-1km/
- **Topics:** Market Updates

## Featured rationale

Equal priority within the two-kilometre track may weaken one-kilometre school premiums, broaden buyer searches and favour larger, cheaper or better-connected homes farther from affected schools.

## AI summary

From the 2027 P1 registration exercise, 12 primary schools will reserve 30 Phase 2C places each for children within two kilometres and 30 for those farther away.

## Original article

The rules regarding Home School Distance (HSD) have changed in some Singapore neighbourhoods.

Under the previous framework, children get higher enrolment priority if they live within one kilometre of a school, those who live a bit further out (up to two kilometres) will come second-in-line – barring other exceptions like siblings, alumni, etc*. Which, if you’re familiar with queues for any limited-edition item, you’ll recognise as code for “may as well give up now.”

*I don’t want to deviate too far into the intricacies of Primary school registration here, but the HSD factor is broadly under Phase 2C of school registration; this is the phase for children without prior ties to the school.

The problem is that for 12 schools in particular, there have been some concerns that this has the potential to entrench a certain wealth divide:

Anglo-Chinese School (Junior)

Anglo-Chinese School (Primary)

CHIJ (Katong) Primary

Methodist Girls’ School (Primary)

Nanyang Primary School

Ngee Ann Primary School

Pei Hwa Presbyterian Primary School

Raffles Girls’ Primary School

Singapore Chinese Girls’ Primary School

St. Margaret’s School (Primary)

Tanjong Katong Primary School

Tao Nan School

These schools are broadly in the Bukit Timah region, the Marine Parade / Katong region, and within the central district. So you may see the underlying problem here: the residential properties within one kilometre of these schools are far more likely to be private homes, expensive, and occupied by the demographic that considers buying a Lexus an afterthought. Public housing within two-kilometres of these schools is cited to make up around just 40% of housing.

MOE says it periodically reviews the affected schools and areas, since surrounding housing profiles change over time. But these profiles change quite slowly, so changes are likely to be infrequent.

Starting from the 2027 P1 registration exercise, these 12 schools will adopt a two-track system for Phase 2C registration.

Thirty places will be reserved for children living within two kilometres, and another 30 spots for those living farther away. Within each track, HSD won’t determine priority. E.g., there’s no advantage between living within 500 metres and, say, 1.9 kilometres. For the 30 places on the outside track (those beyond two kilometres) distance simply ceases to matter for priority.

The intention is to widen access and encourage social mixing. Which, by the way, is a way bigger effect than many of us give credit for. It’s not just that students from different socioeconomic strata mix: when children go to the same school, parents and caregivers of those children also mingle. They meet at lunch and breakfast spots, share activities, complain about the same teachers etc.

But from a property perspective, I think the immediate question is whether some parents will now feel compelled to make the same housing compromises.

Previously, a family targeting one of these schools might have narrowed its property search to the one-kilometre radius. This often resulted in compromises on size, due to keeping the quantum affordable.

Most recently, one of my conversations with a reader involved Amberwood at Holland, a new development on Holland Plain by Sim Lian Group. This particular reader was considering a 872 sq ft three-bedder there, because the project is within one-kilometre of Methodist Girls’ School (MGS). This would have been a significant compromise in space: it meant selling their 1,400+ sq ft unit at an older project.

Perhaps now, they might consider that the Floridian – which is within two-kilometres of MGS – has seen its resale units go for around $100,000 less (we always do these comparisons for new launches, so it’s coincidentally quite useful for those seeking homes near MGS right now).

Another substantial effect, which could follow the Phase 2C tweak, is that some buyers decide they don’t need to move after all.

This recently came up during a conversation with a property agent I was speaking to, who may have to unwind all her recent work. The case she was working on involved a family in the Katong area, who wanted to move from their current condo because it’s over one-kilometre from CHIJ Primary. But since their home is within two kilometres of CHIJ Primary, and their child’s enrolment will be in 2027 (when the rule change takes effect), they’ve begun reconsidering whether the move is necessary.

For sellers, too, I expect similar factors to kick in. Projects that have long commanded a “school premium” for sitting snugly within the one-kilometre radius of these 12 elite institutions might now face greater competition. This will be especially true if a property that’s, say, 1.5 kilometres away has a larger layout, a lower quantum, or newer facilities. Of course, the effect depends greatly on what existing projects are situated another kilometre away.

For projects within the wider two-kilometre radius, I expect the competitive edge now becomes walkability and time.

Now that the great registration ballot odds are levelled for one and two-kilometres, one key differentiator remains: the actual ease of the journey.

Singaporeans are obsessed with covered walkways, so I probably don’t need to explain that a continuously sheltered walk matters. But parents also care about details like how many major roads there are to cross, and the transit times during the morning rush. I’m looking at you, Blackmore Drive: this is an MGS issue, where when the dismissal bell rings, the backup of cars trying to filter in and out turns the whole area into a giant parking lot.

This is a good reason to live near a school but not right next to it. If you’re directly beside the school, even if you don’t have children there, you’re still held hostage by school timing. You need to quickly leave the house before the morning rush, or resign yourself to silent internal rage until the school storm passes. Ask the people at Martia Road. They know.

In any case, when heavy traffic or complex junctions become an issue, some families will lean toward properties with a smoother and more direct route; and this can sometimes be properties further out than one kilometre.

Ultimately, I expect more buyers to focus on details like whether the children can be home early before tuition (that is the rest break), and how easy it is for grandparents or other caretakers to navigate. This could replace the former distinction of the one- and two-kilometre boundary lines.

While it’s not Singapore-wide, the recent policy tweak can have a substantial impact on relevant properties.

We’ll try to round up the most affected properties when we can on Stacked. But in the meantime, buyers aiming at these particular schools may want to recheck their condo shortlist. You have a wider range of alternatives that may involve larger or more affordable units; or quite possibly, you can be comfortable and not worry about having to move anymore.

Meanwhile in other property news…

Neptune Court has made many an en-bloc attempt; but is it something that owners there should bank on? Check out our answer to a reader here.

Fancy a condo near Jurong East, but want to be closer to the scenic Jurong Lake district? Lucerne Grand is a new launch that attempts to combine the best of both.

The income ceiling for singles buying BTO flats has finally gone up, as is appropriate in this time of inflation. Check out the details here.

As mentioned above, we have a price comparison for Amberwood at Holland on Stacked Pro, which seems especially pertinent right now for those seeking a home near MGS

Weekly Sales Roundup (07 – 13 September)

Top 5 Most Expensive New Sales (By Project)

PROJECT NAME | PRICE S$ | AREA (SQFT) | $PSF | TENURE

SKYWATERS RESIDENCES | $11,480,000 | 2088 | $5,498 | 99 yrs

UPPERHOUSE AT ORCHARD BOULEVARD | $7,312,000 | 2056 | $3,557 | 99 yrs

PINETREE HILL | $6,800,000 | 2874 | $2,366 | 99 yrs

THE CONTINUUM | $5,351,000 | 1905 | $2,809 | FH

TERRA HILL | $4,820,000 | 1894 | $2,544 | FH

Top 5 Cheapest New Sales (By Project)

PROJECT NAME | PRICE S$ | AREA (SQFT) | $PSF | TENURE

UNION SQUARE RESIDENCES | $1,302,000.00 | 463 | $2,813.00 | 99 yrs (2024)

DUNEARN HOUSE | $1,515,000.00 | 527 | $2,872.00 | 99 yrs (2025)

LENTOR GARDENS RESIDENCES | $1,558,100.00 | 646 | $2,413.00 | 99 yrs (2025)

HILLOCK GREEN | $1,592,000.00 | 775 | $2,054.00 | 99 yrs

HUDSON PLACE RESIDENCES | $1,594,000.00 | 646 | $2,468.00 | 99 yrs (2025)

Top 5 Most Expensive Resale

PROJECT NAME | PRICE S$ | AREA (SQFT) | $PSF | TENURE

ARDMORE PARK | $12,550,000 | 2885 | $4,350 | FH

LATITUDE | $8,280,000 | 2766 | $2,993 | FH

GLENTREES | $5,600,000 | 3671 | $1,526 | 999 yrs (1885)

THE TESSARINA | $5,500,888 | 3671 | $1,499 | FH

THE IMPERIAL | $5,320,960 | 1905 | $2,793 | FH

Top 5 Cheapest Resale

PROJECT NAME | PRICE S$ | AREA (SQFT) | $PSF | TENURE

RIPPLE BAY | $730,000 | 484 | $1,507 | 99 yrs (2011)

SEASTRAND | $740,000 | 581 | $1,273 | 99 yrs (2011)

MIDTOWN RESIDENCES | $770,000 | 452 | $1,703 | 99 yrs (2013)

PARC RIVIERA | $780,000 | 463 | $1,685 | 99 yrs (2015)

JEWEL @ BUANGKOK | $818,888 | 484 | $1,691 | 99 yrs (2012)

Top 5 Biggest Winners

PROJECT NAME | PRICE S$ | AREA (SQFT) | $PSF | RETURNS | HOLDING PERIOD

ARDMORE PARK | $12,550,000 | 2885 | $4,350 | $7,600,735 | 30 Years

GLENTREES | $5,600,000 | 3671 | $1,526 | $3,910,000 | 22 Years

LATITUDE | $8,280,000 | 2766 | $2,993 | $2,590,300 | 16 Years

WINDY HEIGHTS | $3,620,000 | 2476 | $1,462 | $2,310,000 | 30 Years

LEONIE GARDENS | $4,050,000 | 2540 | $1,594 | $2,250,000 | 26 Years

Top 5 Biggest Losers

PROJECT NAME | PRICE S$ | AREA (SQFT) | $PSF | RETURNS | HOLDING PERIOD

MARINA BAY SUITES | $4,200,000 | 2056 | $2,043 | -$1,733,000 | 16 Years

NYON | $2,920,000 | 1292 | $2,261 | -$149,180 | 5 Years

COASTAL CABANA | $1,825,000 | 1012 | $1,804 | $0 | 1 Years

COASTAL CABANA | $1,909,000 | 1055 | $1,810 | $18,000 | 1 Years

THE REEF AT KING’S DOCK | $1,000,000 | 484 | $2,064 | $27,400 | 6 Years

Top 5 Biggest Winners (ROI%)

PROJECT NAME | PRICE S$ | AREA (SQFT) | $PSF | ROI (%) | HOLDING PERIOD

SYMPHONY HEIGHTS | $1,770,000 | 915 | $1,935 | 269% | 20 Years

FERNWOOD TOWERS | $2,790,000 | 1647 | $1,694 | 267% | 20 Years

GLENTREES | $5,600,000 | 3671 | $1,526 | 231% | 22 Years

THE FLORAVALE | $1,450,000 | 1292 | $1,123 | 208% | 27 Years

LA CASA | $1,038,000 | 980 | $1,060 | 183% | 21 Years

Top 5 Biggest Losers (ROI%)

PROJECT NAME | PRICE S$ | AREA (SQFT) | $PSF | ROI (%) | HOLDING PERIOD

MARINA BAY SUITES | $4,200,000 | 2056 | $2,043 | -29% | 16 Years

NYON | $2,920,000 | 1292 | $2,261 | -5% | 5 Years

COASTAL CABANA | $1,825,000 | 1012 | $1,804 | 0% | 1 Years

COASTAL CABANA | $1,909,000 | 1055 | $1,810 | 1% | 1 Years

SEAHILL | $1,450,000 | 861 | $1,684 | 2% | 3 Years

Transaction Breakdown

For more news and updates on the Singapore property market, follow us on Stacked.

## Chinese translation

> Translation model: grok_cli

### 为何从2027年起，部分家长可能不必再为热门小学而搬家

家校距离（HSD）规则已在新加坡部分邻里发生变化。在此前的框架下，住在学校一公里以内的孩子入学优先权更高，住得稍远一些（最远…

家校距离（Home School Distance，HSD）规则已在新加坡部分邻里发生变化。

在此前的框架下，住在学校一公里以内的孩子入学优先权更高，住得稍远一些（最远两公里）的则排在第二位——兄弟姐妹、校友等其他例外情况除外*。如果你熟悉任何限量商品的排队，就会明白这基本等于“现在就可以放弃了”。

*我不想在这里过多偏离小学报名的复杂细节，但HSD因素大体属于报名的第二阶段C（Phase 2C）；这一阶段面向与学校没有既有联系的孩子。

问题在于，尤其是对12所学校而言，有人担心这有可能固化某种贫富差距：

Anglo-Chinese School (Junior)

Anglo-Chinese School (Primary)

CHIJ (Katong) Primary

Methodist Girls’ School (Primary)

Nanyang Primary School

Ngee Ann Primary School

Pei Hwa Presbyterian Primary School

Raffles Girls’ Primary School

Singapore Chinese Girls’ Primary School

St. Margaret’s School (Primary)

Tanjong Katong Primary School

Tao Nan School

这些学校大体位于Bukit Timah一带、Marine Parade／Katong一带，以及中央区。因此你可能看出潜在问题：这些学校一公里范围内的住宅，更可能是私人住宅、价格昂贵，住户是那种买一辆Lexus不过是随手为之的人群。据称，这些学校两公里范围内的组屋仅约占住房的40%。

教育部（MOE）表示会定期检讨受影响的学校和地区，因为周边住房结构会随时间变化。但这些结构变化相当缓慢，因此调整可能并不频繁。

从2027年小一（P1）报名开始，这12所学校将在第二阶段C报名中采用双轨制。

将预留30个名额给住在两公里以内的孩子，另有30个名额给住得更远的孩子。在各轨道内，HSD不再决定优先顺序。例如，住在500米以内与住在比方说1.9公里处，并无优势差别。对外侧轨道的30个名额（住在两公里以外者）而言，距离对优先权已完全不再重要。

意图是扩大入学机会并促进社会融合。顺便说一句，其影响远比我们许多人以为的更大。不只是不同社会经济阶层的学生会混合：当孩子们上同一所学校，这些孩子的家长和照顾者也会交往。他们在午餐、早餐店碰面，一起参加活动，抱怨同一批老师等等。

但从房产角度看，我认为眼前的问题是：一些家长现在是否还会觉得必须做出同样的住房妥协。

此前，瞄准这些学校之一的家庭，可能把找房范围收窄到一公里半径内。这往往导致在面积上妥协，以便把总价控制在可负担范围内。

最近，我与一位读者的交谈涉及Amberwood at Holland，这是Sim Lian Group在Holland Plain的新盘。这位读者考虑那里一套872平方英尺的三房单位，因为该项目在Methodist Girls’ School（MGS）一公里范围内。这会是面积上的重大妥协：意味着卖掉他们在旧项目中超过1,400平方英尺的单位。

也许现在，他们可以考虑The Floridian——该项目在MGS两公里范围内——其二手单位成交价大约低新币100,000元（我们向来会为新盘做这类比较，因此对眼下想在MGS附近找房的人来说，碰巧相当有用）。

第二阶段C调整可能带来的另一重大影响是：一些买家决定根本不必搬家。

这最近出现在我与一位房产经纪的交谈中，她可能得把最近的工作全部推翻重来。她经手的案例涉及Katong一带的一个家庭，他们想搬离现有公寓，因为距离CHIJ Primary超过一公里。但由于他们的家在CHIJ Primary两公里范围内，且孩子将在2027年报名（规则变化生效之时），他们已开始重新考虑搬家是否必要。

对卖家而言，我预计类似因素也会起作用。那些因紧贴这12所精英学校一公里半径内而长期享有“名校溢价”的项目，现在可能面临更大竞争。如果一套比方说1.5公里外的物业拥有更大户型、更低总价或更新设施，情况尤其如此。当然，影响在很大程度上取决于再远一公里处有哪些现有项目。

对更宽的两公里半径内的项目，我预计竞争优势现在变成可步行性和时间。

既然一公里与两公里的报名抽签几率已经拉平，一个关键差异点仍然存在：实际通勤的便利程度。

新加坡人对有盖走道极为执着，所以我大概不必解释连续遮蔽步行有多重要。但家长也关心诸如要穿越多少条主干道、早高峰通行时间等细节。我说的就是你，Blackmore Drive：这是MGS的问题，放学铃一响，进出车辆堵住，整片区域变成巨型停车场。

这是住在学校附近、但不要紧挨学校的好理由。如果你就在学校旁边，即使家里没有孩子在那里上学，你仍会被学校作息绑住。你得在早高峰前赶紧出门，或者只能默默生闷气，直到学校风暴过去。问问Martia Road的居民吧。他们知道。

无论如何，当交通拥堵或复杂路口成为问题时，一些家庭会倾向路线更顺畅、更直接的物业；而这有时可能是一公里以外的物业。

归根结底，我预计会有更多买家关注诸如孩子能否在补习前早点回家（那是休息时间），以及祖父母或其他照顾者出行是否方便等细节。这可能取代以往一公里与两公里界线的区分。

虽然并非全岛适用，但近期的政策微调可能对相关物业产生重大影响。

我们会尽量在Stacked上汇总受影响最大的物业。但与此同时，瞄准这些特定学校的买家，可能需要重新检查自己的公寓候选名单。你有更广的替代选择，可能包括更大或更便宜的单位；又或者，你大可以安心，不必再担心必须搬家。

与此同时，其他房产新闻……

Neptune Court已多次尝试集体出售（en bloc）；但那里的业主是否该把希望押在这上面？请看我们在此对一位读者的答复。

想在Jurong East附近买公寓，又希望更靠近风景优美的Jurong Lake地区？Lucerne Grand是一个试图兼顾两者之长的新盘。

单身人士购买预购组屋（BTO）的收入顶限终于上调，在当前通胀时期这也是合理的。详情请看这里。

如上所述，我们在Stacked Pro上有Amberwood at Holland的价格比较，眼下对想在MGS附近找房的人似乎特别贴切

每周成交汇总（9月7日至13日）

最贵新盘成交前五（按项目）

项目名称 | 价格（新币） | 面积（平方英尺） | 每平方英尺单价（新币） | 地契

SKYWATERS RESIDENCES | 新币11,480,000 | 2088 | 新币5,498 | 99年

UPPERHOUSE AT ORCHARD BOULEVARD | 新币7,312,000 | 2056 | 新币3,557 | 99年

PINETREE HILL | 新币6,800,000 | 2874 | 新币2,366 | 99年

THE CONTINUUM | 新币5,351,000 | 1905 | 新币2,809 | 永久地契

TERRA HILL | 新币4,820,000 | 1894 | 新币2,544 | 永久地契

最便宜新盘成交前五（按项目）

项目名称 | 价格（新币） | 面积（平方英尺） | 每平方英尺单价（新币） | 地契

UNION SQUARE RESIDENCES | 新币1,302,000.00 | 463 | 新币2,813.00 | 99年（2024）

DUNEARN HOUSE | 新币1,515,000.00 | 527 | 新币2,872.00 | 99年（2025）

LENTOR GARDENS RESIDENCES | 新币1,558,100.00 | 646 | 新币2,413.00 | 99年（2025）

HILLOCK GREEN | 新币1,592,000.00 | 775 | 新币2,054.00 | 99年

HUDSON PLACE RESIDENCES | 新币1,594,000.00 | 646 | 新币2,468.00 | 99年（2025）

最贵二手成交前五

项目名称 | 价格（新币） | 面积（平方英尺） | 每平方英尺单价（新币） | 地契

ARDMORE PARK | 新币12,550,000 | 2885 | 新币4,350 | 永久地契

LATITUDE | 新币8,280,000 | 2766 | 新币2,993 | 永久地契

GLENTREES | 新币5,600,000 | 3671 | 新币1,526 | 999年（1885）

THE TESSARINA | 新币5,500,888 | 3671 | 新币1,499 | 永久地契

THE IMPERIAL | 新币5,320,960 | 1905 | 新币2,793 | 永久地契

最便宜二手成交前五

项目名称 | 价格（新币） | 面积（平方英尺） | 每平方英尺单价（新币） | 地契

RIPPLE BAY | 新币730,000 | 484 | 新币1,507 | 99年（2011）

SEASTRAND | 新币740,000 | 581 | 新币1,273 | 99年（2011）

MIDTOWN RESIDENCES | 新币770,000 | 452 | 新币1,703 | 99年（2013）

PARC RIVIERA | 新币780,000 | 463 | 新币1,685 | 99年（2015）

JEWEL @ BUANGKOK | 新币818,888 | 484 | 新币1,691 | 99年（2012）

获利最多前五

项目名称 | 价格（新币） | 面积（平方英尺） | 每平方英尺单价（新币） | 回报 | 持有期

ARDMORE PARK | 新币12,550,000 | 2885 | 新币4,350 | 新币7,600,735 | 30年

GLENTREES | 新币5,600,000 | 3671 | 新币1,526 | 新币3,910,000 | 22年

LATITUDE | 新币8,280,000 | 2766 | 新币2,993 | 新币2,590,300 | 16年

WINDY HEIGHTS | 新币3,620,000 | 2476 | 新币1,462 | 新币2,310,000 | 30年

LEONIE GARDENS | 新币4,050,000 | 2540 | 新币1,594 | 新币2,250,000 | 26年

亏损最多前五

项目名称 | 价格（新币） | 面积（平方英尺） | 每平方英尺单价（新币） | 回报 | 持有期

MARINA BAY SUITES | 新币4,200,000 | 2056 | 新币2,043 | 新币-1,733,000 | 16年

NYON | 新币2,920,000 | 1292 | 新币2,261 | 新币-149,180 | 5年

COASTAL CABANA | 新币1,825,000 | 1012 | 新币1,804 | 新币0 | 1年

COASTAL CABANA | 新币1,909,000 | 1055 | 新币1,810 | 新币18,000 | 1年

THE REEF AT KING’S DOCK | 新币1,000,000 | 484 | 新币2,064 | 新币27,400 | 6年

投资回报率最高前五

项目名称 | 价格（新币） | 面积（平方英尺） | 每平方英尺单价（新币） | 投资回报率（%） | 持有期

SYMPHONY HEIGHTS | 新币1,770,000 | 915 | 新币1,935 | 269% | 20年

FERNWOOD TOWERS | 新币2,790,000 | 1647 | 新币1,694 | 267% | 20年

GLENTREES | 新币5,600,000 | 3671 | 新币1,526 | 231% | 22年

THE FLORAVALE | 新币1,450,000 | 1292 | 新币1,123 | 208% | 27年

LA CASA | 新币1,038,000 | 980 | 新币1,060 | 183% | 21年

投资回报率最低前五

项目名称 | 价格（新币） | 面积（平方英尺） | 每平方英尺单价（新币） | 投资回报率（%） | 持有期

MARINA BAY SUITES | 新币4,200,000 | 2056 | 新币2,043 | -29% | 16年

NYON | 新币2,920,000 | 1292 | 新币2,261 | -5% | 5年

COASTAL CABANA | 新币1,825,000 | 1012 | 新币1,804 | 0% | 1年

COASTAL CABANA | 新币1,909,000 | 1055 | 新币1,810 | 1% | 1年

SEAHILL | 新币1,450,000 | 861 | 新币1,684 | 2% | 3年

成交明细

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