Primary 1 Registration Framework 2027: What Parents and Property Buyers Need to Know

For years, the 1km radius around a popular primary school has been one of the most closely watched boundaries for homebuyers. But that could be about to change.

From the 2027 Primary 1 Registration Exercise, MOE will introduce a new registration framework, including a Two-Track Scheme at 12 primary schools. Under the new system, the traditional distinction between living within 1km and between 1km and 2km will no longer apply in the same way.

For families planning their next home around primary school access, this raises an important question: Could the new rules change where parents choose to buy?

Here's what is changing and what it could mean for your property search.

What Are the Main Changes?

There are two key changes under the revised P1 Registration Framework 2027:

1. More Phase 2C places

For most schools, the number of reserved Phase 2C places will increase from 40 to 60.

Schools with fewer than 180 Primary 1 places will continue to have 40 reserved places.

2. A new Two-Track Scheme for 12 schools

For 12 selected schools, the 60 Phase 2C places will be divided equally:

• Phase 2C (≤ 2km): 30 places for children living within 2km
• Phase 2C (> 2km): 30 places for children living beyond 2km

Importantly, there will be no further distance priority within each track. This means a child living 500m from the school will not have priority over another child living 1.5km away, as both fall within the ≤2km track.

Nevertheless, Singapore Citizens will continue to have priority over Permanent Residents.

Current vs Revised P1 Registration Framework

Which 12 Schools Are Affected?

The Two-Track Scheme will apply to:

1. Anglo-Chinese School (Junior)
2. Anglo-Chinese School (Primary)
3. CHIJ (Katong) Primary
4. Methodist Girls' School (Primary)
5. Nanyang Primary School
6. Ngee Ann Primary School
7. Pei Hwa Presbyterian Primary School
8. Raffles Girls' Primary School
9. Singapore Chinese Girls' Primary School
10. St Margaret's School (Primary)
11. Tanjong Katong Primary School
12. Tao Nan School

These schools were selected based on the proportion of public housing within 2km of the school.

What Does This Mean for Property Buyers?

The biggest property-related change is that being within 1km may no longer carry the same P1 registration advantage at these 12 schools.

A wider property search

For families considering one of the 12 affected primary schools, the new Primary 1 registration framework may allow them to consider a wider range of homes.

Under the new Phase 2C two-track system, a home located 500m from a school will be in the same track as one located 1.5km away. Homes beyond 2km will fall under a separate track.

With the previous 1km distance boundary no longer creating a separate priority within the 2km radius, school proximity may influence property searches across a wider area. This could potentially broaden school-driven buyer interest and spread demand across more homes within and beyond the 2km radius.

The 1km boundary may become less decisive

This does not mean that properties within 1km will suddenly become less desirable.

Families may still value being able to walk to school, and proximity to sought-after schools can remain one of several factors influencing housing demand.

However, for families purchasing primarily for P1 registration purposes, the difference between being 800m, 1.5km or 3km away from one of the 12 schools may become less significant under the new framework.

What Does This Mean for Families Looking for a Home within one of the 12 Schools?

The new framework could encourage families to look beyond the traditional 1km school radius when searching for a property.

Instead of focusing solely on distance, buyers may want to consider a combination of:

School access + property fundamentals + connectivity + lifestyle + long-term suitability

This is particularly relevant when comparing properties at different distances from one of the 12 affected schools.

The new rules do not guarantee admission. Where applications exceed available places within a track, balloting may still be required.

What Does This Mean for the Singapore Property Market?

From a property perspective, school-driven demand could become more geographically distributed, as families may have less reason to concentrate their search immediately around the 1km boundary. With properties within 2km placed under the same Phase 2C distance track, families may have a wider range of homes to consider when looking near the 12 affected primary schools.

This does not mean that distance from a school will no longer matter. Factors such as property price, location, land size, layout, accessibility and overall suitability for family living will continue to play a role in a buyer's decision.

For property buyers, the key consideration may therefore shift from simply asking:

“Is this property within 1km of the school?”

to considering:

“Does this property offer the right combination of location, price and attributes for my family's needs?”

The extent to which this affects property demand and prices remains to be seen as buyers and the market adjust to the new framework.

Beyond the 1km Boundary: A Wider Property Search?

The 2027 Primary 1 Registration Framework changes how school distance is considered for the 12 affected schools.

Previously:

Within 1km → 1km–2km → Beyond 2km

From 2027:

≤ 2km vs > 2km

There is no further distance priority within either track.

For families buying a home with primary school registration in mind, this could mean a wider property search beyond the 1km radius. Instead of focusing solely on the 1km boundary, buyers may have more properties to compare based on price, land size, location, layout and overall suitability.

At PropertyGiant, we help families look beyond the school radius and assess the properties available within the wider area, so they can better understand the trade-offs between different homes and what each property offers for their needs and budget.

With more properties potentially entering the search, knowing what to look for and how to compare one property against another will becomes increasingly important.

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FAQs: 2027 Primary 1 Registration

Is living within 1km still a priority?

For the 12 affected schools, there is no further distance priority within the ≤ 2km track. A home 500m away and one 1.5km away are in the same track.

Can I apply to Phase 2C if I live beyond 2km?

Yes. For the 12 affected schools, 30 Phase 2C places are reserved for children living beyond 2km, with another 30 for those living within 2km.

Will the new P1 rules affect property prices?

The impact on property demand and prices remains uncertain. The wider 2km track could change how families search for homes, but factors such as location, pricing, property type and amenities will continue to influence demand.

Where can I check the latest P1 registration rules?

Parents should refer to MOE's official P1 Registration website for the latest registration phases, distance requirements and school vacancies.

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^{Disclaimer: Information provided in this article is accurate as of the date of publication and is intended for general informational and educational purposes only. Market conditions, government statistics, and real estate data are subject to change without notice. PropertyGiant makes no representation or warranty as to the completeness or accuracy of the information provided and accepts no liability for any loss or damage arising from reliance on this content. Readers are advised to seek independent professional advice before making any property investment or financial decisions.}