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 (or PSLE, in short) help determine their future path in secondary school and beyond.
The Ministry of Education (MOE) prioritises a child’s admittance to a school based on the distance from their home.
The following below are the guidelines set by the Ministry of Education:
- Singapore Citizens (SC) living within 1km of the school.
- SCs living between 1km and 2km of the school.
- SCs living outside 2km of the school.
- Permanent Residents (PR) living within 1km of the school.
- PRs living between 1km and 2km of the school.
- PRs living outside 2km of the school.
In this edition we will cover properties surrounding St. Hilda’s Primary School, focusing on residential developments that fall within the 1km radius and 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 in close proximity to a top school plays a role in the value of the property.
Let’s take a quick look at the area surrounding St. Hilda’s Primary School:
As seen in the map, St. Hilda’s Primary School is surrounded by a mix of public and private residences. It is located in district 18 with the Tampines West MRT station the nearest public transport at about 450 to 480 metres.
St. Hilda’s Primary School has a long history dating all the way back to 1934. Due to increasing demand, the school relocated to Tampines Avenue 3 in the mid-1980s.
And to further cater to the students’ needs, the school operated with primary and secondary school facilities next to each other.
The school has won numerous awards and accolades over the years, including Singapore Quality Class and the People Developer Excellence award.
Transformations in Tampines
St. Hilda’s Primary School is located in the mature estate of Tampines, which was recognised for its innovation by the Building and Social Housing Foundation (BSHF) of the United Nations in 1992.
In recent times, it has undergone more urban transformations: The shopping malls such as Tampines Mall, Century Square and Tampines One cater to the many needs of its residents. With the completion of “Our Tampines Hub” in 2016, they have more retail options and sport facilities to enjoy as well.
The upcoming development of new rail lines such as the Cross Island Line (CRL) and the Thomson-East Coast Line (TEL) will further enhance connectivity for residents in the East.
An expanded cycling network in Tampines is also expected to be completed in 2022—something to look forward to if you’re a cycling enthusiast.
Increasing demand spurred by new launches
Interest for condominiums in Tampines have grown in recent years. The number of units transacted increased from 968 units in 2020 to 1,259 units in 2021. This was a 30.1% (y-o-y) rise in transactions.
This can be attributed to the recent new project launches that have spurred demand in the Tampines area. Projects such as Treasure At Tampines, The Tapestry and Parc Central Residences have provided buyers with more options.
Higher number of newly completed projects
But the demand for resale condominiums have also been on an upward trend since 2019. The number of resale transactions increased to 773 units in 2021, growing from 269 units sold in 2019. Meanwhile, average unit prices have remained within the $900 per square foot (psf) mark.
What’s the reason behind the rising number of resale transactions in Tampines? It is mainly due to more interest from buyers towards projects that were recently completed.
Relatively newer projects that were completed in 2014 and beyond have garnered more interest from buyers. About 47% of resale condominiums sold in 2021 were recently completed developments.
Growing demand towards 4 Room HDB resale flats in Tampines
St. Hilda’s Primary School is primarily surrounded by several public housing flats in the neighbourhood, and demand for 4 room flats has been on an increasing trend since 2018. More Build-To-Order (BTO) flats have also been introduced in Tampines in recent years as newly-wed couples and families with children have found ease of living in the mature estate of Tampines.
We looked at the average HDB resale prices of Tampines with the neighbouring estate of Bedok to compare prices. The average prices of both 4-room and 5-room resale flats are quite similar,. but those in Tampines are positioned marginally lower than those in Bedok.
Surrounding properties near St Hilda’s 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 St Hilda’s primary school and other projects that are close by as well. These projects were analysed to understand the price changes in this time period.
Properties closer to the school have certainly seen a growth in prices over the years. Among properties within 1km, Arc at Tampines had the highest price surge between 2011 and 2021, rising from $728 psf in 2011 to $944 psf in 2021 – a 29.7% increase. It is a 574-unit Executive Condominium (EC).
St Hilda’s Primary School is also surrounded by HDB flats, and we took a look at the price movements of these units as well:
The average prices of 4-room flats have generally seen an increase between 2011 and 2021, with the highest increase coming from the resale flats at Tampines Avenue 8. It’s about 760-790m away from St Hilda’s Primary School.
Average prices rose by 23.0% in 2021, increasing from $442.0k in 2011 to $543.8k in 2021.
On the other hand, 5-room HDB resale flats near St Hilda’s had a higher percentage change in average prices. A growth rate of 25.8% was observed for 5-room flats at Tampines Avenue 5, with average prices rising from $469.1k to $590.2k in 2021.
Notable properties near St Hilda’s 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.
1. Parc Central Residences
Property Type: Executive Condominium
Developer: Hoi Hup Sunway Tampines J.V. Pte Ltd
Tenure: 99-year leasehold
TOP: 2023 (expected)
Launch Date: 2021
Total units: 700
Distance to St Hilda’s Primary School : Est. 990m-1.0km
Nearest MRT station: Est. 1.4km to Tampines MRT station (Downtown Line / East West Line)
Parc Central Residences is a 99-year leasehold EC at Tampines Street 86, offering a total of 700 units. It is jointly developed by Hoi Hup Realty Pte Ltd and Sunway Group — known for their quality development, with several accolades under its belt. This is not Hoi Hup Realty’s first EC development, as they have also developed Parc Canberra and Rivercove Residences which have successfully sold in the past.
This luxury EC aims to cater to the pent-up demand in the East due to the lack of similar development.
The project’s ideal location provides an ease of access to amenities such as Tampines Town Hub, Tampines Mall, Tampines 1 and Century Square, and is conveniently linked to the city and the rest of the island through the Tampines Expressway and the Pan Island Expressway. It is also a relatively short distance away from the Tampines MRT station.
Demand for Parc Central Residences has stayed consistent, as buyers have picked up units of the project in each quarter of 2021. The development also has a bigger minimum size for its units, at 872 sq ft, as compared to Arc At Tampines (another EC in the area).
As Parc Central Residences is positioned as a luxury EC, the average prices are slightly on the higher end.
Suggested available unit(s) at Parc Central Residences:
- 3BR (893 sq ft): $984k ($1,101 psf)
- 4BR (1,206 sq ft): $1.4m ($1,160 psf)
- Pinevale – 3BR(1,389 sq ft): $1.2m ($900 psf)
- The Clearwater – 3BR (1,195 sq ft): $1.3m ($1,088 psf)
- Aquarius By The Park – 2BR (1,098 sq ft): $950k ($865 psf)
- The Tropica, 2BR, 990 sq ft, $900k ($909 psf)
2. Treasure at Tampines
Property Type: Condominium
Developer: Sim Lian Group Limited
Tenure: 99-year leasehold
TOP: 2023 (expected)
Total units: 2,203
Distance to St Hilda’s Primary School: Est. 1.1km-1.2km
Nearest MRT station: Est. 645m to Simei MRT station (East West Line)
Treasure at Tampines was the best-selling project in the Outside Central Region (OCR),commonly referred to as the mass market segment, in 2021. It transacted over 500 units for an average price of $1,410 psf.
It sits on the former Tampines Court site, at Tampines Street 11 (D18). Tampines Court was a privatised Housing and Urban Development Company (HUDC) project with 560 units, later acquired by Sim Lian Group in an en bloc sale back in Aug 2018.
Treasure at Tampines is expected to be completed in the year 2023.
Even with a sea of new launches, and despite being a mega development, Treasure at Tampines have remained an attractive option for buyers and investors. There’s been consistent demand for its units throughout the whole of 2021, primarily due to its location: a mature estate with easy access to a range of amenities within the vicinity.
Suggested available unit(s) at Treasure at Tampines:
- Eastpoint Green – 2BR (958 sq ft): $880k ($919 psf)
- Simei Green Condominium – 3BR (1,399 sq ft): $1.0m ($778 psf)
- Melville Park – 3BR (1,345 sq ft): $1.2m ($892 psf)
- Changi Rise Condominium – 3BR (1,184 sq ft): $1.0m ($870 psf)
3. HDB Resale Flats at Tampines Street 83
Property Type: HDB Resale
Flat types: 4-Room, 5-Room, Executive
Distance to St Hilda’s Primary School: Est. 550-590m
Nearest MRT station: Est. 800-900m to Tampines MRT station (East-West Line)
If you’re considering an HDB resale flat, you can take a look at the various blocks at Tampines Street 83. These flats are located close to St Hilda’s Primary School and have an average remaining lease of 65 years.
Several blocks at Tampines street 83 have had active transactions recently, with 4-room flats selling around the range of $415k to $487k in 2021. Meanwhile, 5-room flats were fetching a sale price of $490k to $585k. The average prices are reasonably positioned that will not stress your finances too much.
Suggested available unit(s) at Tampines Street 83:
- Block 855: 4BR (1,313 sq ft) for $578k ($464 psf)
- Block 863: Executive (1,658 sq ft) for $958k ($578 psf)
- Block 390 Tampines Avenue 7: 4BR (1,130 sq ft) for $550k ($487 psf)
- Block 717 Tampines Street 72: 4BR (1,076 sq ft) for $535k ($497 psf)
If you are looking at an EC option such as Parc Central Residences, do act fast as units in the development have been selling like hotcakes. As of the date of writing, over 600 units have been sold in the development.
However, this may not be the only EC launch in Tampines. A tender for a land parcel at Tampines Street 62 (Parcel A) was awarded in August 2021 to a joint venture of QJ-OS Pte. Ltd. and Santarli Realty Pte. Ltd. Typically, for an EC project, developers take about 15 months to launch it. Barring any unforeseen circumstances, we can expect the project to be launched around the fourth quarter of 2022. So if you are not in a rush, it is something you can look forward to as well.
A mega development such as Treasure at Tampines have garnered relatively strong interests from buyers and investors. The benefit of bigger development such as this is that there are over 128 condominium facilities available. As of writing, the remaining units are about 16 units in the development. This is due to the consistent demand for this project since its launch as well.
On the other hand, if you are keen on HDB resale options, there are plenty of options available around St Hilda’s Primary School that you can consider as well. There are an estimated 900 HDB flats in Tampines that are expected to reach their minimum occupation period (MOP) in 2022 as well. So, you can look out for them too.
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 your child.
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Header Image: Google Street View