Cheapest HDB Flats Near Popular Primary Schools (2026)
Wellington Primary School (Sembawang) has the cheapest typical 4-room flats within 1km of a popular primary school, at $420,000 as of Jul 2026. Chongfu School ($422,500) and Shuqun Primary School ($427,500) follow. The single cheapest resale block inside any sought-after catchment is $207,500, Block 191 Boon Lay Drive, within 1km of Rulang Primary School.
Parents assume a good school means a private-property budget. The transactions say the cheapest door into a sought-after catchment is a normal resale flat, and often not an expensive one. The catchment premium is smaller than the reputation suggests.
Keith Teo, CheckHowMuch
Cheapest Primary School Catchments by 4-Room Price (Within 1km)
The 46 most-wanted schools with HDB flats inside the 1km priority zone, ranked by the typical 4-room resale price within that zone. Showing the cheapest 15.
| Rank | School | 4-Room Median |
|---|---|---|
| #1 | Wellington | $420,000 |
| #2 | Chongfu | $422,500 |
| #3 | Shuqun | $427,500 |
| #4 | Rulang | $429,250 |
| #5 | Rosyth | $430,000 |
| #6 | Northland | $435,450 |
| #7 | North View | $438,472 |
| #8 | Temasek | $438,750 |
| #9 | Holy Innocents' | $445,222 |
| #10 | Paya Lebar Methodist Girls' School (Primary) | $449,000 |
| #11 | Mee Toh | $451,750 |
| #12 | South View | $455,000 |
| #13 | CHIJ St. Nicholas Girls' | $456,500 |
| #14 | Chua Chu Kang | $465,000 |
| #15 | Red Swastika | $465,000 |
Cheapest Single Blocks Within 1km of a Popular School
Individual blocks, not catchment medians. These are the lowest-priced HDB blocks that still sit inside a sought-after school's 1km zone.
| Rank | Block | Within 1km of | Median Price |
|---|---|---|---|
| #1 | Blk 191 Boon Lay Drive | Rulang | $207,500 |
| #2 | Blk 7 Telok Blangah Crescent | Radin Mas | $210,000 |
| #3 | Blk 55 Lorong 5 Toa Payoh | Pei Chun Public | $212,500 |
| #4 | Blk 113 Bedok North Street 2 | Red Swastika | $215,000 |
| #5 | Blk 438 Yishun Avenue 11 | North View | $215,500 |
| #6 | Blk 438 Yishun Avenue 11 | Northland | $215,500 |
| #7 | Blk 28 Jalan Bahagia | Hong Wen | $225,000 |
| #8 | Blk 28 Jalan Bahagia | St Andrew's School (Junior) | $225,000 |
| #9 | Blk 38 Bedok South Road | Temasek | $225,000 |
| #10 | Blk 513 Wellington Circle | Wellington | $228,000 |
Frequently Asked Questions
What is the cheapest primary school catchment to buy an HDB flat in?
Wellington Primary School in Sembawang has the lowest typical 4-room resale price within 1km at $420,000 as of Jul 2026, despite balloting at 2.6x at Phase 2C 2025. Chongfu School ($422,500) and Shuqun Primary School ($427,500) are next.
What is the single cheapest HDB block within 1km of a popular primary school?
Block 191 Boon Lay Drive at $207,500 median, inside the 1km zone of Rulang Primary School. Several other catchments have entry blocks under $228K.
Do I need to live within 1km of a primary school to get in?
Not necessarily, but it helps a lot. Singapore's P1 registration gives admission priority by home-to-school distance: within 1km first, then 1-2km, then beyond 2km. For oversubscribed schools that ballot, living within 1km materially improves your odds in the distance tie-breaks.
Are there popular schools with no affordable HDB nearby?
Yes. 3 of the most-wanted schools have no HDB within 1km at all, and the dearest catchment (Henry Park Primary School) runs $825,000 for a 4-room within 1km, 2.0x the cheapest catchment.
Where does this data come from?
Resale prices are from data.gov.sg (HDB), refreshed monthly. School locations are from the Ministry of Education; Phase 2C 2025 ballot ratios (Singapore Citizens within 1km) are compiled by p1registration.sg from MOE P1 registration data. We compute each block's 4-room median from its own transactions, then take the catchment median across blocks within 1km.
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