Do Popular Primary Schools Drive Property Prices? Tengah Could Be Next

For many parents in Singapore, securing a spot in a popular primary school is a top priority—and it often means buying a home nearby. But beyond education, could this “proximity premium” also translate into higher property values? Recent research suggests the answer is yes, but with important caveats. As new towns like Tengah emerge, the relationship between schools and home prices is evolving—and worth a closer look.

The Power of School Proximity on Property Value

The Proximity Premium

In Singapore, living near a popular primary school can offer more than just admission priority—it may also boost property values. A recent DBS Group Research report suggests that homes within 1–2 km of top schools often see stronger price growth. However, this trend isn’t consistent across the board.

Not All Schools, Not All Locations

While properties near Catholic High School and CHIJ St Nicholas Girls’ School have outperformed district averages with over 5% annual growth, others near schools like Rosyth and Singapore Chinese Girls' School have shown mixed results. Key factors like MRT access, lease tenure, and project age also affect price trends.

Tengah: A Town to Watch

Emerging estate Tengah New Town is drawing attention, especially with the upcoming relocation of Anglo-Chinese School (Primary) by 2030. With multiple residential projects in the pipeline—including a new development led by GuocoLand—Tengah could offer long-term potential for homebuyers and investors.

Final Thoughts

School proximity can be a strong value driver, but it’s just one part of the property equation. For buyers eyeing growth, factors like connectivity and development quality remain just as crucial.