‘Should we move houses?’: Property agents step in as parents plan for Primary 1

(Clockwise from top left) Property agents Linda Sim, Ronald Lam, Jason Chew and Denise Tan.

ST PHOTOS: JASEL POH, KUA CHEE SIONG, JASON QUAH

Vanessa Paige Chelvan

Published Sep 26, 2026, 12:00 PM

Updated Sep 26, 2026, 12:00 PM

Property agents in Singapore are advising families on buying or renting homes near popular primary schools to improve admission chances, often years before children start school.

New 2027 P1 registration rules increase Phase 2C places and split them by distance, reducing the advantage of living close to certain schools and adding uncertainty to admission chances.

Experts highlight that school proximity influences property choices, but caution families to prioritise suitable homes and consider the new system's impact on access and affordability.

SINGAPORE – When her daughter was three years old, property agent Linda Sim started planning for primary school. She wanted the girl to attend Nanyang Primary School (NYPS), a popular co-ed school in Bukit Timah that is regularly oversubscribed.

Her husband became a grassroots volunteer, which gave them a route into Phase 2B.

They also bought a $2.46 million condominium unit along Duchess Avenue, putting them within 1km of both NYPS and Raffles Girls’ Primary School (RGPS), which was their second choice.

Their daughter missed out on a spot in NYPS after a ballot, but clinched a place in RGPS in Phase 2C – for children without prior ties to the school – in 2026.

Sim, 40, whose Instagram reel in August about how she planned for her daughter’s Primary 1 journey drew considerable attention, is among a group of property agents who have folded primary school choice into their work with families.

Parents sometimes approach such agents years before their children are due to apply for Primary 1.

Observers said the rise of such services raises broader questions about which families have the time and information to plan ahead, and how unequal access to resources can shape the chances of getting into ideal schools.

Some agents explicitly market themselves as Primary 1 strategists or consultants. Others produce school maps, while some advise clients on school options as part of a broader property consultation.

The advice is free. The agents earn their commissions when families eventually buy, rent or sell property through them.

Linda Sim is among a group of property agents who have folded primary school choice into their work with families. ST PHOTO: JASEL POH

Linda Sim is among a group of property agents who have folded primary school choice into their work with families.

The latest changes to the Primary 1 registration system from 2027 could make some of these decisions less straightforward, particularly for families considering moving near sought-after schools.

The minimum number of Phase 2C places will go up from 40 to 60 at most primary schools, in a move to widen access to schools and improve social mixing.

At 12 schools where public housing makes up less than 40 per cent of homes within 2km, the 2C places will also be split into two tracks: half initially reserved for children living within 2km, and half for those living farther away.

Within each track, there is no further priority based on home-school distance.

The changes mean that at these 12 schools, moving as close as possible will no longer hold the same advantage within Phase 2C as before.

Property agents said reactions so far have been mixed, with some parents reconsidering the need to pay a premium to live near a preferred school. But they noted that it is too early to tell whether purchasing behaviour will change.

“A lot of people are excited because previously, a 1km radius was more limiting, especially for families with no affiliation,” said property agent Ronald Lam. “Now, they have a better chance of getting a more suitable location and maybe not having to pay so much.”

But he has also sensed “a little bit of dread” among alumni parents worried about greater competition for places.

Lam said demand for popular schools is unlikely to disappear simply because the rules have changed, as perceptions have been built up over time.

Ronald Lam has sensed “a little bit of dread” among alumni parents worried about greater competition for places. ST PHOTO: KUA CHEE SIONG

Ronald Lam has sensed “a little bit of dread” among alumni parents worried about greater competition for places.

ST PHOTO: KUA CHEE SIONG

Vincent Chua, an associate professor from NUS’ Department of Sociology and Anthropology, said some property agents have built a business around helping families pursue two goals at once: improving their child’s chances of entering a sought-after school while buying a property that could appreciate in value.

The latest changes could initially drive more parents to seek advice as they try to “decode” the new system. But over time, he said, the two-track scheme could “blunt the formula” these services rely on by reducing the certainty that comes from living closer and making property-based strategies less predictable.

Jacqueline Ho, an assistant professor of sociology at Singapore Management University, said the two-track scheme introduces more of a “luck factor” into Phase 2C at the 12 schools.

Moving closer to a school is now less of a guarantee of admission, as half the places are initially set aside for children living beyond 2km, she said.

For parents navigating the Primary 1 system, information itself is a form of advantage.

“Some parents know a lot more than others about the registration process and how to navigate it,” Ho said.

This can depend on their social networks, as well as how much time and “headspace” they have to think about Primary 1 registration in advance.

She likened the emergence of Primary 1 advisory services to the tuition industry around the PSLE – industries that develop around systems parents regard as high-stakes.

Chua said two forms of resources are at play.

The first is financial: the ability to buy or rent a home close to a sought-after school. The second is informational: having the knowledge and support to calculate balloting probabilities, weigh different options and put backup plans in place.

Lam, 43, an Anglo-Chinese School (Primary) alumnus whose eldest son currently attends the school, built an online map combining years of P1 registration data, historical balloting records and nearby property information.

“When I became a realtor, I realised a school decision quickly became a property decision,” said the father of three, who shared the map on Instagram in July.

Denise Tan, 41, who describes herself as a Primary 1 and property strategist, said parents may approach her with five or six schools in mind.

Denise Tan said clients are often prepared to pay more for homes within 1km of their preferred school. ST PHOTO: JASON QUAH

Denise Tan said clients are often prepared to pay more for homes within 1km of their preferred school.

ST PHOTO: JASON QUAH

She looks at the registration phases the family may qualify for, historical balloting data and how competitive each school has been. She may also discuss other routes, such as parent volunteering or becoming an active community leader.

Agents said most families who approach them already intend to move, either to upgrade or because they have set their sights on a particular school. Their thinking is that they might as well buy a home near a school.

Resale value is another consideration, with some weighing whether the home could later appeal to other parents – what agents call an “exit strategy”.

Tan said clients are often prepared to pay more for homes within 1km of their preferred school, describing what she called a “1km halo effect” on surrounding properties.

IT consultant Stephane Lim, 37, moved his family from Bukit Panjang to the King Albert Park area in June 2025, paying about $1.7 million for a home within 1km of Pei Hwa Presbyterian Primary School.

Living within 1km allowed him to apply to become a parent volunteer at the school, giving his son a chance to enter through Phase 2B while retaining Phase 2C as a backup.

His son eventually secured a place at Pei Hwa in Phase 2B.

Jolene Pang, 39, moved with her family from Queenstown to one-north and signed a two-year lease at $4,500 a month to live within 1km of Fairfield Methodist School (Primary) in Dover. She chose to rent, to have more flexibility if plans did not work out.

The strategic account manager, whose daughter will enter Primary 1 in 2027, had initially set her sights on NYPS, but concluded that securing a place there would be too difficult and changed her plans.

Pang said the process has been stressful, but rejected the suggestion that moving for a school made her a “tiger mum”.

Part of Fairfield’s appeal was its affiliation with Fairfield Methodist School (Secondary). She felt this could give her children a “head start” and potentially allow them to remain with the same friends as they grow up, which she considers important.

Anmari Van Nieuwenhove, 37, moved with her family from Henderson Road in Redhill to Joo Chiat partly to be nearer CHIJ (Katong) Primary, her alma mater.

The marketing and communications professional, whose five-year-old daughter will register for Primary 1 in 2027, paid about $1.8 million for the family’s new home, about 1.1km from the school.

Van Nieuwenhove said the move made sense because she hopes her daughter will get into the school, and Joo Chiat suited the lifestyle her family wanted.

Property agent Jason Chew, 46, said families should consider whether the property works for them beyond Primary 1 registration.

“Don’t just try to buy a school that you forget to buy a home,” he said.

Jason Chew said families should consider whether the property works for them beyond Primary 1 registration. ST PHOTO: JASON QUAH

Jason Chew said families should consider whether the property works for them beyond Primary 1 registration.

A home, or a school?

Former teacher Prab Nathan, who is now a property agent, said he hopes the latest changes will take some pressure off families considering a housing move primarily because of a school.

Prab, 37, has seen clients make substantial compromises on their homes. One family with two children, for example, moved from a five-room HDB flat to a two-bedroom condo largely to be closer to NYPS, he said, adding that he had cautioned them about whether the purchase made financial sense and if the smaller space would fit the family in the long run.

The property industry has also played a part in reinforcing the connection, Prab said, pointing to advertisements that highlight homes within 1km of sought-after schools.

Discussing schools with clients is not an issue, but he thinks it is problematic when families are led to believe they need to buy a particular property or risk their child missing out on educational opportunities.

“A property is a huge, illiquid financial commitment,” said the father of two.

“The home must make sense for the family’s finances, space requirements and longer-term plans first. School proximity can absolutely be one consideration, but I don’t think it should automatically override everything else.”

Since the latest changes, Prab has sensed some relief among parents who felt they had to move to get into a desired school.

Some are now asking whether they need to move at all, and whether homes farther away might offer better value.

His own family took a different approach.

When choosing Junyuan Primary School in Tampines for their older daughter, Prab and his wife, a primary school teacher, prioritised teacher well-being and school culture over academic reputation or popularity. They felt a healthy staff culture would shape their daughter’s experience in the classroom.

“We weren’t going to buy a property to chase a school,” he said. “We chose a school we were comfortable with in an area where we already wanted to live.”

Vanessa Paige Chelvan is an education correspondent at The Straits Times. She also writes the occasional commentary on parenthood, work and family life.

Primary 1 registration

（从左上角顺时针方向）房地产经纪人 Linda Sim、Ronald Lam、Jason Chew 和 Denise Tan。

ST 照片：JASEL POH、KUA CHEE SIONG、Jason Quah

凡妮莎·佩奇·切尔万

发布于2026年9月26日下午12:00

更新于2026年9月26日中午12:00

新加坡的房地产经纪人建议家庭在热门小学附近购买或租赁房屋，以提高入学机会，而这往往是在孩子入学前几年就开始的。

2027 年 P1 入学新规增加了第二阶段 C 的入学名额，并按距离划分，减少了居住在某些学校附近的优势，增加了入学机会的不确定性。

专家强调，学校的近近会影响购房选择，但他们也提醒家庭要优先考虑合适的住房，并考虑新制度对入学机会和经济承受能力的影响。

新加坡——房地产经纪人琳达·沈（Linda Sim）在女儿三岁时就开始为她规划小学教育。她希望女儿能就读南洋小学（NYPS），这是一所位于武吉知马的热门男女合校，经常供不应求。

她的丈夫成为了一名基层志愿者，这让他们得以进入第二阶段B。

他们还在 Duchess Avenue 上购买了一套价值 246 万美元的公寓单元，距离 NYPS 和莱佛士女子小学 (RGPS) 均不到 1 公里，而莱佛士女子小学是他们的第二选择。

他们的女儿在投票中错失了进入纽约公立学校的机会，但在 2026 年进入了 RGPS 的第二阶段 C 类项目（面向与该校没有先前联系的孩子）。

40岁的沈女士在8月份发布了一段关于她如何为女儿规划小学一年级学习的Instagram短视频，引起了广泛关注。她和其他一些房地产经纪人一样，将小学择校纳入了他们与家庭合作的方案中。

家长有时会在孩子申请小学一年级之前几年就联系这类中介。

观察人士表示，此类服务的兴起引发了更广泛的问题，即哪些家庭有时间和信息提前做好规划，以及资源分配不均如何影响进入理想学校的机会。

有些中介明确地将自己定位为小学一年级规划师或顾问。有些中介会制作学校地图，还有一些中介会在更广泛的房产咨询服务中为客户提供学校选择方面的建议。

咨询服务是免费的。经纪人只有在最终通过他们进行房产买卖或租赁时才能获得佣金。

Linda Sim是众多将小学择校纳入与家庭合作的房产经纪人之一。（海峡时报照片：Jasel Poh）

Linda Sim 是众多将小学择校纳入其与家庭合作工作的房地产经纪人之一。

从 2027 年起，小学一年级注册制度的最新变化可能会使其中一些决定变得不那么简单，特别是对于那些考虑搬到热门学校附近的家庭而言。

为了扩大入学机会并改善社会融合，大多数小学的 2C 阶段最低学位数量将从 40 个增加到 60 个。

在 12 所学校，公屋占 2 公里范围内房屋的比例不到 40%，2C 名额也将分为两条路线：一半最初保留给住在 2 公里范围内的孩子，另一半保留给住在更远地方的孩子。

在每个轨道上，没有根据家庭住址与学校之间的距离进行进一步的优先排序。

这些变化意味着，在这 12 所学校中，在第二阶段 C 中尽可能靠近教室将不再像以前那样具有同样的优势。

房产中介表示，目前各方反应不一，一些家长正在重新考虑是否需要为了靠近理想学校而支付更高的房价。但他们也指出，现在判断购房行为是否会改变还为时过早。

房产经纪人罗纳德·林表示：“很多人都感到兴奋，因为以前1公里半径的限制比较大，尤其是对于没有关系的家庭来说。现在，他们更有机会找到更合适的地点，而且可能不用花那么多钱。”

但他也感觉到校友家长们“有些担忧”，他们担心学位竞争会更加激烈。

林先生表示，即使规则发生了变化，人们对热门学校的需求也不太可能消失，因为人们的观念是随着时间的推移而形成的。

林荣福表示，校友家长们对学位竞争加剧感到“有些担忧”。（海峡时报照片：郭志雄）

罗纳德·拉姆感觉到校友家长们“有些担忧”，他们担心学位竞争会更加激烈。

《海峡时报》摄影：郭志雄

新加坡国立大学社会学与人类学系副教授 Vincent Chua 表示，一些房地产经纪人围绕着帮助家庭同时实现两个目标而建立起业务：提高孩子进入理想学校的机会，同时购买可能升值的房产。

最新变化初期可能会促使更多家长寻求建议，试图“解读”新系统。但他表示，随着时间的推移，这种双轨制方案可能会削弱这些服务所依赖的模式，因为它降低了居住地附近带来的确定性，并使基于房产的策略变得更加难以预测。

新加坡管理大学社会学助理教授何嘉琳表示，双轨制方案在12所学校的第二阶段C中引入了更多“运气因素”。

她说，现在搬到离学校更近的地方并不能保证一定能被录取，因为最初有一半的名额是留给住在2公里以外的孩子的。

对于正在了解小学一年级体系的家长来说，信息本身就是一种优势。

“有些家长比其他家长更了解注册流程以及如何进行注册，”何先生说。

这可能取决于他们的社交网络，以及他们有多少时间和“精力”提前考虑小学一年级的报名事宜。

她将小学一年级辅导服务的出现比作小学离校考试（PSLE）期间的补习行业——这些行业都是围绕家长们认为至关重要的考试制度而发展起来的。

蔡先生表示，目前有两种资源形式在发挥作用。

首先是经济方面的考量：能否在热门学校附近购买或租赁房屋。其次是信息方面的考量：是否具备计算投票概率、权衡不同选项并制定备选方案所需的知识和支持。

43岁的林女士是英华小学的校友，她的大儿子目前就读于该校。她制作了一张在线地图，结合了多年的小学一年级入学登记数据、历史投票记录和附近的房产信息。

“当我成为一名房地产经纪人时，我意识到择校很快就会变成择房决定，”这位三个孩子的父亲说道，他于 7 月份在 Instagram 上分享了这张地图。

41岁的丹妮丝·谭（Denise Tan）自称是小学一年级和房地产策略师，她说家长们可能会带着五六所心仪的学校来找她。

Denise Tan表示，客户通常愿意为距离心仪学校1公里以内的房屋支付更高的价格。（海峡时报照片：JASON QUAH）

Denise Tan表示，客户通常愿意为距离他们心仪学校1公里以内的房子支付更高的价格。

《海峡时报》摄影：JASON QUAH

她会查看家庭可能符合的注册阶段、历史投票数据以及每所学校的竞争程度。她可能还会讨论其他途径，例如家长志愿服务或成为积极的社区领袖。

经纪人表示，大多数前来咨询的家庭都已打算搬家，要么是为了改善居住条件，要么是因为他们已经选定了某所学校。他们的想法是，既然如此，不如直接买一套靠近学校的房子。

转售价值是另一个需要考虑的因素，有些人会权衡这套房子以后是否会吸引其他父母——经纪人称之为“退出策略”。

Tan表示，客户通常愿意为距离他们心仪学校1公里以内的房屋支付更高的价格，她将这种现象描述为对周边房产的“1公里光环效应”。

37 岁的 IT 顾问 Stephane Lim 于 2025 年 6 月将家人从武吉班让搬到了国王阿尔伯特公园地区，花费约 170 万美元购买了一套距离培华长老会小学不到 1 公里的房子。

由于他住在学校 1 公里范围内，所以他可以申请成为学校的家长志愿者，让他的儿子有机会通过 2B 阶段入学，同时保留 2C 阶段作为备选方案。

他的儿子最终在培华中学二期B阶段获得了一个入学名额。

39岁的乔琳·庞和家人从皇后镇搬到了北一区，并在多佛区租了一套距离费尔菲尔德卫理公会小学不到1公里的房子，租期两年，月租金4500美元。她选择租房，是为了在计划有变时有更大的灵活性。

这位战略客户经理的女儿将于 2027 年进入小学一年级，她最初的目标是 NYPS，但后来认为在那里获得入学资格太难了，于是改变了计划。

庞女士表示，这个过程压力很大，但她否认了为孩子搬家让她成了“虎妈”。

费尔菲尔德吸引她的部分原因是它与费尔菲尔德卫理公会中学（Fairfield Methodist School (Secondary)）的隶属关系。她觉得这能让她的孩子“赢在起跑线上”，并有可能让他们在长大后继续和同一群朋友在一起，她认为这一点很重要。

37 岁的 Anmari Van Nieuwenhove 和家人从 Redhill 的 Henderson Road 搬到 Joo Chiat，部分原因是想离她的母校 CHIJ (Katong) 小学更近一些。

这位市场营销和传播专业人士的五岁女儿将于 2027 年入学小学一年级，他为家人购买了一套距离学校约 1.1 公里的新房，花费了约 180 万美元。

范·尼乌文霍夫表示，此举是合理的，因为她希望女儿能考上这所学校，而且如切区也符合她家人想要的生活方式。

46岁的房产经纪人Jason Chew表示，家庭应该考虑房产在孩子完成小学一年级注册后是否仍然适合他们。

“不要只想着买学校，却忘了买房，”他说。

周杰森表示，家长应该考虑房产在孩子小学一年级入学后是否仍然适合他们。海峡时报照片：周杰森

Jason Chew表示，家长应该考虑这处房产在孩子上完小学一年级之后是否仍然适合他们。

家，还是学校？

前教师普拉布·内森（Prab Nathan）现在是一名房地产经纪人，他表示希望最新的变化能够减轻那些主要因为学校而考虑搬家的家庭的压力。

37岁的普拉布见过不少客户在住房方面做出重大妥协。例如，他提到，有一户有两个孩子的家庭，为了离新加坡国立学校（NYPS）更近，从五房式组屋搬到了两居室公寓。他还补充说，他曾提醒他们，这笔交易在经济上是否划算，以及较小的空间是否适合这个家庭的长期居住。

Prab 表示，房地产行业也对加强这种联系起到了一定作用，他指出，广告中会重点宣传距离热门学校 1 公里以内的房屋。

与客户讨论学校问题本身没有问题，但他认为，如果让家庭误以为他们需要购买特定的房产，否则他们的孩子就有可能错过教育机会，那就存在问题。

这位有两个孩子的父亲说：“房产是一项巨大的、流动性差的财务承诺。”

“首先，房子必须符合家庭的经济状况、空间需求和长远规划。离学校近当然是一个考虑因素，但我认为它不应该凌驾于其他一切之上。”

自最近的政策调整以来，普拉布感觉到一些家长松了一口气，他们之前觉得为了让孩子进入理想的学校，不得不搬家。

现在有些人开始质疑自己是否真的需要搬家，以及更远的地方的房子是否性价比更高。

他自己的家人采取了不同的做法。

普拉布和他的妻子（她也是一名小学教师）在为大女儿选择淡滨尼的俊源小学时，优先考虑的是教师的福祉和学校文化，而不是学校的学术声誉或受欢迎程度。他们认为，健康的教职工文化会影响女儿在课堂上的学习体验。

他说：“我们买房不是为了迎合学校。我们选择了一所我们觉得合适的学校，而且选址也在我们本来就想住的地方。”

Vanessa Paige Chelvan是《海峡时报》的教育记者。她偶尔也会撰写一些关于育儿、工作和家庭生活的评论文章。

小学一年级注册