Which condos are in the Bukit Timah school belt?
The Bukit Timah school belt spans Districts 10, 11, and 21. Key condos within the school belt include Dunearn House (D11, est. 2027), The Botany at Dairy Farm, Pinetree Hill, and various freehold condos along Clementi/Holland Road. Dunearn House at Dunearn Road, D11, offers the most direct access to Hwa Chong, NJC, MGS, NYGH, and RGPS.
The Bukit Timah School Belt: Singapore’s Most Prestigious Education Corridor
The Bukit Timah school belt is not just a real estate marketing term — it is a structural driver of property demand. The corridor spanning Bukit Timah Road, Dunearn Road, and Holland Road concentrates Singapore’s densest cluster of top-ranked primary and secondary schools within a 3km radius.
Top Schools in the Bukit Timah School Belt
| School | Level | Key Appeal |
|---|---|---|
| Raffles Girls’ Primary | Primary | MOE top school, highly sought |
| Hwa Chong Institution | Secondary + JC | IP school, consistent top PSLE/A-Level |
| National Junior College | JC | Top JC, boarding option |
| Methodist Girls’ School | Pri + Sec | All-girls, mission school |
| Nanyang Girls’ High | Secondary | SAP school, Mandarin excellence |
| Singapore Chinese Girls’ | Pri + Sec | Top mission school D10 |
| Henry Park Primary | Primary | Perennially oversubscribed |
Dunearn House: The School Belt Address
Dunearn House at Dunearn Road, D11, sits within the densest concentration of this school belt. RGPS is ~1km away. HCI and NJC are within 1–2km. MGS and NYGH are within 2km. No other new launch in 2026–2027 combines CCR address, low-rise boutique format, and this school cluster in a single project.
How School Belt Proximity Drives Property Prices
Analysis of URA Realis data consistently shows a 10–20% PSF premium for condos within 1km of top-ranked primary schools versus comparable condos in the same district outside the 1km radius. For secondary schools (HCI, NJC), the rental demand premium from international and local families is equally structural.
Rental Demand from School Belt
- International families relocating for Singapore schools rent near D11 long-term
- Local families time condo purchase with child’s P1 registration (minimum 1 year ownership)
- Expatriate executives target D11 for school proximity as a prerequisite
- Investment-grade rental demand is therefore predictable and sticky
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Alvin Tan | CEA Reg. No. R072324C | ERA Realty Network Pte Ltd (L3002382K)
Get the latest pricing & floor plans — WhatsApp Alvin now
wa.me/6584888648
Alvin Tan | CEA Reg. No. R072324C | ERA Realty Network Pte Ltd (L3002382K)
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