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Homes Near Top Schools: Nan Hua Primary School | Ohmyhome


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For many parents, the beginning of their child’s formal education commences in primary school. To many, this is a pivotal moment in their lives, as Primary School Leaving Examinations help determine their future path in secondary school and beyond. 

The Ministry of Education prioritises a child’s admittance to a school based on the distance from their home. 


Below are the guidelines set by the Ministry of Education (MOE):

  1. Singapore Citizens (SC) living within 1km of the school.
  2. SCs living between 1km and 2km of the school.
  3. SCs living outside 2km of the school.
  4. Permanent Residents (PR) living within 1km of the school.
  5. PRs living between 1km and 2km of the school.
  6. PRs living outside 2km of the school.

Source: MOE

In this edition we will cover properties surrounding Nan Hua Primary School, focusing on residential developments that fall within the 1km radius as well as transactions in the past 10 years with sufficient transactional data available. This will provide a comprehensive view of how prices have changed over the years and if being near a top school plays a role in the value of the property. 

Let’s take a quick look at the area surrounding Nan Hua Primary School:

Source: Onemap, Ohmyhome Research 

School: Nan Hua Primary School

Property type: residences within 1km of school

District: 5

Nearest MRT:  Clementi Station (est. 630-650m) 

Nan Hua Primary School began as Nan Hua Girls’ School in 1917. After going through several iterations, it relocated to Jalan Lempeng in 1998. Jalan Lempeng is part of the Clementi estate in District 5. Its long lineage places it as one of the top renowned schools in Singapore. The school also offers the Gifted Education Programme and a Special Assistance Plan (SAP). The school is surrounded by a good mix of public and private residences. 

Source: The Straits Times

Clementi is one of the oldest estates in Singapore. It is a self-sufficient town, with amenities such as The Clementi Mall, a bus interchange, polyclinic and several sport facilities as well. 

Affordable condo prices in Clementi 

Overall new home condominium prices grew from $1,631 psf in 2020 to $1,713 psf in the first 11 months of 2021. A 5.0% (y-o-y) growth in prices between the two years. Typically, average prices hover around these price ranges in the suburban areas and Clementi is part of the mass market segment.

Source: URA Realis,Ohmyhome Research

Meanwhile, resale prices rose from $1,189 psf in 2020 to $1,304 psf in the first 11 months of 2021, a 9.7% (y-o-y) increase. This can be attributed to more transactions involving recently completed condominiums. Projects that were completed in 2019, such as Parc Riviera and The Clement Canopy, saw more transactions taking place in 2021. 

Higher number of new sale transactions in District 5

Source: URA Realis, Ohmyhome Research

To dive deeper into District 5, where Nan Hua Primary School is located, private new home prices have been hovering around the $1,700 psf mark in the first 11 months of 2021. Apart from Clementi town, District 5 also covers multiple areas including Pasir Panjang and Hong Leong Garden. 

A higher number of new condominium transactions occurred in the first 11 months of 2021. A 60.3% (y-o-y) increase in sales, growing from about 1,300 units transacted in 2020 to over 2,000 units being sold in 2021. This is due to more new launches entering District 5, especially projects that have a higher quantum of units offered – projects that have more than 500 units each. The primary contributors for the rise in new home sales were from the Normanton Park, Parc Clematis and Clavon projects.

Growing interest towards recently completed condos in District 5 

Source: URA Realis, Ohmyhome Research

There was a significant increase in the number of resale condominium units transacted in the first 11 months of 2021 in District 5. The number of transactions grew from 375 units in 2020 to 688 units sold in 2021, translating to about an 83.5% increase. 

Further transaction analysis shows that over 200 out of the 688 units sold were from projects that were completed between 2015 to 2019. As more condominiums are completed and coming onto the market, more buyers are purchasing these units. Average resale unit prices have grown marginally from $1,206 psf in 2020 to $1,323 psf in 2021 – a 9.7% (y-o-y) price change.   

Stable interest towards 4 & 5-Room HDB resale flats in Clementi

Source: Ohmyhome Research, data.gov.sg

 Nan Hua Primary is surrounded by several HDB flats within the vicinity. In recent years, demand for 4-room and 5-room flats have seen an upward trend. This can be attributed to the affordable price range for these resale flats, which garners more demand from buyers.   

Source: Ohmyhome Research, data.gov.sg 

We looked at the average HDB resale prices of Clementi with the neighbouring estate of Queenstown, to observe how prices compare. Average prices of 4-room resale flats in Clementi were lower than those at Queenstown. 

In addition, average prices for 5-room flats in Clementi were also lower compared to Queenstown. The attractively priced resale flats have contributed to a growing number of resale transactions for such flat types in Clementi.  

The transformation of the West Region  

Clementi is closely situated to the town of Jurong. Under the Urban Redevelopment Authority (URA)’s master plan, the government introduced plans to transform the west region into 3 new employment areas – Jurong Lake District (JLD), Jurong Innovation District (JID) and the Tuas Port. 

Source: TodayOnline

The JLD is poised to be transformed into Singapore’s second Central Business District (CBD) and will be the largest mixed-use business district outside the city centre. Connectivity will also be improved with newer MRT lines serving the area such as the Jurong Region Line (JRL). 

Surrounding properties near Nan Hua Primary School 

We conducted research based on the availability of transaction data over a 10-year period for properties that are within the 1km radius of Nan Hua Primary School. These projects were analyzed to understand the price changes in this time period. 

Source: URA Realis, OneMap, Ohmyhome Research 

Condominiums closer to the school have seen a growth in prices over the years. The above table is arranged in descending order from the highest price change in prices. Among properties within 1km distance, Carabelle had the highest price surge between 2011 and 2021, rising from $1,011 psf in 2011 to $1,370 psf in 2021, a 35.5% increase. 

Notable properties near Nan Hua Primary School

The following properties below lacked the 10-year transactional data criteria that Ohmyhome sets, but we believe these are notable mentions worth checking out. Let’s start with Parc Clematis.

1. Parc Clematis  

Source: SingHaiyi Group

Project details:

Property Type: Condominium 

Developer: SingHaiyi Group

Tenure: 99-year leasehold

TOP: 2023 (expected)

Launch Date: 2019

Total units: 1,468

Distance to Nan Hua Primary School: Est. 290-300m 

Nearest MRT station: Est. 650-660m to Clementi MRT station (East-West Line)

If you are looking to be just a stone’s throw away from Nan Hua Primary School, Parc Clematis would be a great choice. 

This is a 99-year leasehold development located at Jalan Lempeng, offering a total of 1,468 units. The project is developed by SingHaiyi Group. A reputable developer who has an established track record in property development. The development is built to cater to a wide group of prospective buyers who are working professionals, growing families and multi-generational households – with the concept of communal living. 

It is a short walking distance to both Clementi MRT station and Clementi Mall. Notable stores in Clementi Mall include FairPrice Finest, Popular bookstore, Decathlon and even a public library within the mall itself as well. 

Source: URA Realis, Ohmyhome Research

The project was launched in August 2019, with an average price of $1,612 psf. Average prices have since climbed to $1,766 psf. Despite the marginal increase, the average prices are still in line with the prices in the district. This can be attributed  to more units transacted in recent times, as about 94% of the units in the development have been sold to date. 

Suggested available unit(s) at Parc Clematis:

4BR, 1,238 sq ft, $1.9m ($1,598 psf)

5BR, 1,668 sq ft, $2.6m ($1,570 psf)

Neighbouring properties:

Regent Park, 2BR, 958 sq ft, $1.1m ($1,148 psf)

2. Clavon 

Source: UOL Group Limited

Project details:

Property Type: Condominium 

Developer: UOL Group Limited and UIC Limited

Tenure: 99-year leasehold

TOP: 2025 (expected)

Launch Date: 2020

Total units: 640

Distance to Nan Hua Primary School: Est. 1.34-1.36km 

Nearest MRT station: Est. 750-770m to Clementi MRT station (East-West Line)

Another development near the vicinity of Nan Hua Primary School that you can consider is Clavon. It is jointly developed by UOL Group Limited and UIC Limited. Both are leading real estate developers that place high emphasis on delivering quality and innovative residential developments. The project offerings range from 1 to 5 bedroom units.  

Although Clavon is located at a further distance from Nan Hua Primary School, the project actually sits next to Nan Hua High School. If you are interested in a secondary school option instead, this could be a better buying option. 

Source: URA Realis, Ohmyhome Research 

Clavon was launched towards the end of 2020, with average prices at the $1,600 psf mark. Prices have remained in that range in 2021 as well. Based on data gathered, about 95% of the units in the development have been transacted so far. 

Suggested available unit(s) at Clavon:

3BR, 958 sq ft, $1.4m ($1,518 psf)

3BR, 958 sq ft, $1.4m ($1,556 psf)

3. The Trilinq

Source: IOI Properties Group

Project details:

Property Type: Condominium 

Developer: IOI Properties Group 

Tenure: 99-year leasehold

TOP: 2017 

Launch Date: 2013

Total units: 755

Distance to Nan Hua Primary School: Est. 70-100m 

Nearest MRT station: Est. 530-540m to Clementi MRT station (East-West Line)

If closeness to school is very important to you and you don’t mind getting a resale condominium, then The Trilinq should be high on your list. 

It is a 99-year leasehold condominium and it was completed in 2017. So it is still relatively new, with minimal wear and tear. The project was developed by IOI Properties Group, one of Malaysia’s leading public-listed property developers. Some properties under its belt include South Beach and Seascape. 

The project offers 1 to 4 bedroom apartments, alongside penthouses with private pools. Selected units in the project also provide double-volume living space for creative lifestyle interiors. 

Source: URA Realis, Ohmyhome Research 

The average resale unit prices increased from $1,355 psf to $1,612 psf price range in the first 11 months of 2021, a 19.0% (y-o-y) increase. This can be attributed to the growing trend of buyers shifting their interest towards recently completed condominiums in District 5. 

Suggested available unit(s) at The Trilinq:

3BR, 915 sq ft, $ 1.6m ($1,836 psf)

3BR, 1356 sq ft, $1.9m ($1,401 psf)

4. Clementi Ridges 

Source: Google Street View

Project Details: Block 312A-312C Clementi Avenue 4

Property Type: HDB Resale

Flat types: 3-Room, 4-Room, 5-Room 

Total units: 684 

Completion date: 2017

Distance to Nan Hua Primary School: Est. 280-300m 

Nearest MRT station: Est. 400-430m to Clementi MRT station (East-West Line)

If you are thinking of an HDB resale option, take a look at Clementi Ridges. These are relatively newer flats that were completed in 2017, hence have 95 years of remaining lease. The 3 blocks mostly have an even distribution of different flat types. However, block 312C has a higher number of 4 room flats with a total of 156 units. 

Source: Ohmyhome Research, data.gov.sg

All blocks have had active transactions recently, with 4-room flats selling around the range of $700k to $820k. Meanwhile, 5-room flats were fetching slightly higher, with maximum prices reaching up to $900k.  

The relatively short distance to a popular school such as Nan Hua Primary and the closeness to Clementi MRT station has played a role in these transacted prices.  

Source: Ohmyhome Research, data.gov.sg //*Chinese buyers can purchase from any sellers in block 312C

Under The Ethnic Integration Policy (EIP) quota, if you are a Chinese Singaporean/Malaysian SPR buyer, you are only able to purchase from a Chinese seller for blocks 312A and 312B. However, for block 312C – you are able to purchase from any seller, regardless of their citizenship status. On the other hand – For Malay, Indian or other groups, you are free to buy from any flat sellers, regardless of their citizenship status. This information is accurate as of December 2021. 

Suggested available unit(s) at Clementi Ridges:

3R, 646 sq ft for $560k ($867 psf)

4R, 1,001 sq ft for $820k ($819 psf)

Neighbouring properties:

421 Clementi Avenue 1, 3R, 786 sq ft for $580k ($738 psf)

425 Clementi Avenue 1, 5R, 1,259 sq ft for $950k ($754 psf)


In terms of new condominium launches, Parc Clematis holds the distinct advantage in terms of distance to Nan Hua Primary School, amenities and transport nodes. With a wide offering of bedroom types and sizes, there is something for everyone. And the attractive price points are in the acceptable price range for a mass market condominium as well. 

On the other hand, if you are looking for an HDB resale development, Clementi Ridges is something that you can consider instead of The Trilinq.  In terms of pricing and subsidies from buying a public housing flat – these will offer more value than buying a resale condominium in this case, especially If you are looking to save some bucks. 

Owning a property near a top school does have its perks, since priority is given to students who live close to it. However, as a parent there are various considerations to undertake to ensure a smooth transition for the child as well. 

If you need help finding a home near a Top School that matches your requirements, do reach out to us at 6886 9009 to secure an appointment today or message us on Intercom, which can be found at the bottom, right-hand corner of the screen. You can also WhatsApp us at +65 9727 5270!

Cover Image : The Straits Times

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