The Singapore condominium rental market exhibits distinct performance patterns in districts proximate to international schools, where expatriate tenant concentration and year-round enrollment cycles generate rental yields consistently above the national average. Orchard, Newton, and River Valley districts near Chatsworth International School, International French School, and ISS International School demonstrate rental yields of 3–4%, sustained by high expatriate presence and proximity to multiple institutions on Paterson Road and Emerald Hill. Luxury condominiums in these central zones attract both families and corporate expatriates, maintaining high occupancy rates while some locations offer rare freehold investment options that support long-term asset appreciation.
Central districts near international schools deliver superior rental yields of 3–4% through concentrated expatriate demand and stable enrollment-driven leasing cycles.
East Coast Road, Marine Parade, and Katong districts near Canadian International School’s Tanjong Katong campus and 5 Steps Academy see robust tenant demand, with condos achieving yield spikes up to 4.5% during international school intake seasons. Larger unit sizes, particularly 3–4 bedroom condos, rent at premiums relative to other districts, while accessibility to CBD and lifestyle attractions draws relocating families. Vacancy rates remain low due to steady school-year leasing cycles and family-friendly neighborhood profiles.
Bukit Timah and Tanglin Road host multiple major schools including Singapore Korean International and Tanglin Trust School, where yields often reach 3–3.5%. These yields are supported by solid pricing power derived from prestige and school proximity. Lease renewal rates in these areas rank among the highest citywide as families prioritize school stability. The area also benefits from proximity to Ascensia International School on Tanglin Road, further consolidating the district’s appeal to international families.
Newer developments like Fourth Avenue Residences benefit from direct access to top institutions, further enhancing their appeal and yield stability. Investors should note that private home prices have shown resilience with a 2.3% rebound in Q4 2024, indicating continued market strength in these prime educational corridors.
The Lorong Chuan and Serangoon micro-market, anchored by Stamford American International School, Australian International School, and Brighton College, generates rental yields of 3.5–4% through the concentration of international curriculum institutions. Condos such as Chuan Park and The Scala command rental premiums based on walking distances to schools. Accessibility through Circle Line MRT and major expressways enhances the area’s appeal to tenants. The Woodleigh Campus on 1 Woodleigh Lane off Upper Serangoon Road further strengthens the rental appeal of this micro-market for families prioritizing international education options.
Jurong West and Clementi near Canadian International School’s Lakeside campus and The Japanese School allow yields around 3.2–3.8%. These areas benefit from established family amenities, and new launches in Jurong Gateway are also gaining traction due to their proximity to the upcoming Jurong Lake District business hub.
