Finding a Home in Singapore School Districts: A Guide

Quick Overview

If you're aiming for a local school, the '30-month residency rule' and staying within '1km' are crucial.

For international schools, compare school bus fees (millions of won annually) against rental price differences when choosing a location.

While the 2026 rental market is stabilizing, HDB foreigner quotas and occupancy limits remain strict.

When preparing to move to Singapore with children, the first hurdle you'll likely face is the distance between school and home. Unlike Korea, where school placement is often a simple matter of proximity, Singapore has a unique system where admission depends on residency duration, citizenship status, and the precise straight-line distance to the school.

Parents planning for 2025 and 2026 admissions need to establish their housing strategy immediately. Although rental prices are beginning to stabilize, they remain high, making it essential to find the right balance between school proximity and housing costs. Here is a summary of the core strategies for living in Singapore's top school districts.

Aiming for Local Schools (MOE)? Remember the '30-Month Rule'

Are you considering a local primary school (P1) for your child? If so, you must check the registration period starting July 1, 2025. Local schools use a distance-based priority system, and the most critical regulation is the '30-month residency requirement.'

Home-School Distance (HSD) Standards: Residents within a 1km radius of the school get 1st priority, while those within 1-2km get 2nd priority. For popular 'elite' schools, balloting (a lottery system) is common even among those living within 1km.

The 30-Month Rule: If you gain admission based on distance priority, you must physically reside at that address for at least 30 months. The Ministry of Education (MOE) monitors this strictly and can even force a school transfer if this requirement is not met.

Use OneMap: Google Maps distances differ from MOE standards. You must use the official 'OneMap.gov.sg' website and enter the postal code of the property you intend to lease to verify the exact distance to the school.

Recommended Areas and Rental Rates by International School Type

Most expatriates choose international schools. In this case, you should consider the school's location, your workplace, and school bus costs. Here is a breakdown of regional characteristics and projected 2026 rental rates.

Region	Key Schools	Housing Characteristics	Estimated Rent (3-BR Condo)
Central (Bukit Timah)	SKIS, SAS	Classic school district, luxury condos	SGD 6,500 ~ 8,500
West (Dover/Clementi)	UWC SEA, Tanglin Trust	Near tech hubs, preferred by families	SGD 5,500 ~ 7,500
North (Woodlands)	SAS (American School)	Spacious homes, landed properties	SGD 4,500 ~ 6,000
East (East Coast)	CIS (Canadian School)	Near the sea, relaxed lifestyle	SGD 5,000 ~ 7,000

After the surge in 2022–2023, the rental market is now seeing moderate growth or stabilization at around 1–3%. In 2026, the market is expected to ease further as approximately 13,500 HDB units are released, increasing the overall supply.

The 'Foreigner Quota' to Watch When Renting HDBs

Many families choose HDBs (public housing) over condos to save on budget. However, foreigners face much stricter rules when renting HDBs compared to private condominiums.

Non-Citizen Quota: Non-Malaysian foreigners are subject to a quota of 8% at the neighborhood level and 11% at the block level. Even if you find a home you love, you cannot legally sign a lease if the block's foreigner quota is full.

Lease Term Limits: While Singaporeans and Malaysians can sign 3-year leases, other foreigners are only approved for a maximum of 2 years. You must seek re-approval to extend after the two-year mark.

Occupancy Limits: Even for large 4-room (3-bedroom) HDBs or condos, the maximum number of unrelated occupants is 6 (temporarily relaxed to 8). If you plan to hire a helper, you must factor them into this limit.

Pro-Tips for a Successful Move

Before signing your lease, make sure to check these three things. These small details can significantly impact your quality of life in Singapore.

School Bus vs. Rent: International school bus fees range from SGD 2,000 to 5,000 per child annually. If you have two children, it may be more economical and better for the children's well-being to pay an extra SGD 500 in rent to live within walking distance.

Diplomatic Clause: This is a must-have in your lease. It typically allows you to terminate the lease after 12 months with 2 months' notice, without penalty, if you are transferred out of the country or lose your job.

Stamp Duty: After signing, you must pay approximately 0.4% of the total rent as stamp duty to IRAS (Inland Revenue Authority of Singapore). Usually borne by the tenant, this receipt is the official document required for legal protection in case of security deposit disputes.