Newton Condo Near ACS Junior 2026 – What Families Need to Know Before Buying
Families planning ahead for Anglo-Chinese School Junior admission face a straightforward challenge: the number of private residential addresses that qualify for the 1km priority registration band is limited, and most of them are either resale condominiums or completed developments with no new supply in the pipeline.
That changes with the Peck Hay Road GLS. Announced under the 1H 2026 Government Land Sales Confirmed List, the site at 50 Scotts Road in District 9 sits approximately 0.5km from ACS Junior – firmly within the 1km priority band. It is the only new GLS residential site released in recent years that offers this combination of ACS Junior school access and Newton MRT interchange connectivity simultaneously.
This article explains what the 1km ACS Junior priority means in practice, which addresses qualify, and how the Peck Hay Road GLS fits into the planning calculus for families making a long-term property decision around school access.
How ACS Junior Primary 1 Registration Works
Primary 1 registration in Singapore operates in phases. For popular schools like ACS Junior, the most competitive phase is Phase 2C, where children who live within 1km of the school receive priority over applicants living beyond 1km. While living within 1km does not guarantee a place, it provides a meaningful advantage in the ballot process – and for a school that consistently oversubscribes, that advantage is material.
ACS Junior is currently located at Winstedt Road in District 11. However, it is important to note that the school is expected to relocate in connection with planned urban redevelopment. Families planning 5 to 10 years ahead should verify the current and planned school address directly with MOE before making a purchase decision based on school proximity.
As of current planning, the Peck Hay Road GLS site falls within the 1km radius of the existing ACS Junior location at Winstedt Road, placing it in the priority registration catchment.
Source: MOE Primary 1 Registration Framework. ACS Junior relocation timeline: Stacked Homes, April 2026 – “Two Prime Central GLS Sites Just Launched In Newton And River Valley.”
Why This Matters for Property Value
Properties within 1km of ACS Junior have historically traded at a premium over comparable units outside the catchment. The premium is driven by consistent annual demand from families who are planning primary school admission and treat the 1km radius as a purchase criterion rather than a preference.
In the CCR, where most addresses are either freehold older developments or high-end new launches without the school proximity advantage, the combination of Newton MRT interchange access and ACS Junior 1km access in a new development is genuinely rare. It explains why analysts from ERA, Knight Frank and CBRE have all identified the Peck Hay Road GLS as the standout CCR plot in the 1H 2026 GLS programme.
Source: ERA Singapore Press Release, December 2, 2025 – “1H 2026 Government Land Sales Programme.” Knight Frank commentary via EdgeProp Singapore, December 3, 2025. CBRE Singapore Commentary on GLS 1H 2026, December 2, 2025.
Which Existing Condominiums Are Within 1km of ACS Junior
| Development | Tenure | Units | TOP | Age (as at 2026) | Highest PSF |
|---|---|---|---|---|---|
| Kopar at Newton | 99-year | 378 | 2024 | ~2 years | ~S$2,887 psf |
| Pullman Residences Newton | Freehold | 340 | 2025 | ~1 year | ~S$3,387 psf |
| The Scotts Tower | 103-year | 231 | 2016 | ~10 years | ~S$2,200 psf |
| Trilight | Freehold | 205 | 2012 | ~14 years | ~S$2,585 psf |
| Goodwood Residence | Freehold | 210 | 2013 | ~13 years | ~S$2,943 psf |
| Residences @ Evelyn | Freehold | 208 | 2007 | ~19 years | ~S$2,617 psf |
| Orchard Scotts | 99-year | 387 | 2007 | ~19 years | ~S$2,232 psf |
| Amaryllis Ville | 99-year | 311 | 2004 | ~22 years | ~S$2,263 psf |
Families who cannot wait for Peck Hay Road GLS to launch in 2H 2028 are currently looking at resale options in the Newton and Cairnhill area. Condominiums along Scotts Road, Peck Hay Road itself and the broader Cairnhill enclave sit within or near the 1km catchment. Recent resale transactions along Peck Hay Road have been in the range of S$2,200 to S$2,600 psf for freehold units, reflecting the premium this address commands.
Source: Resale listings with projects at least 200 units, and within 5 mins walk to Newton MRT and within 1km of ACS Junior. PSF figures are based on URA transaction data for the past 12 months as at April 2026 and are indicative only. Buyers should verify current prices with a licensed salesperson before making any decisions.
What the Peck Hay Road GLS Adds
For families who are willing to wait, the Peck Hay Road GLS offers a new 99-year leasehold unit in a development that will be planned and designed specifically for the current market – with modern layouts, full condominium facilities and a location that directly straddles the ACS Junior catchment and the Newton MRT interchange.
Analyst estimates suggest the eventual launch price will be in the range of S$3,200 to S$3,500 psf. On a 3-bedroom unit of approximately 1,000 sqft, this translates to an all-in purchase price broadly in the range of S$3.2 million to S$3.5 million before stamp duties. Families should factor ABSD obligations into their planning based on current property ownership status.
Source: New Launches Review, December 15, 2025 – “New Condo at Peck Hay Road GLS (D9) – Extended Analyst Review, Pricing Outlook and Investment Deep Dive.” EdgeProp Singapore, January 22, 2026 – “GLS 1H2026: Identifying the most sought-after sites.”
The Timeline Question
The practical constraint is timing. The Peck Hay Road GLS tender was launched in April 2026. The developer award is expected mid to late 2026. From award to public sales launch is typically 18 to 24 months. From sales launch to TOP is typically a further 4 to 5 years for a development of this size and plot ratio. Families whose children are entering Primary 1 in the next 3 to 4 years will need to consider whether a resale property provides a more immediate solution while monitoring the Peck Hay Road GLS for a longer-term upgrade.
Source: URA 1H 2026 GLS Confirmed List, December 2025. Tender launch confirmed April 9, 2026 – URA press release and Stacked Homes, April 2026.
For Families Looking at the Bukit Timah Corridor More Broadly
Families who want to act in 2026 and are also considering the Bukit Timah school belt – including Methodist Girls School Primary at Dunearn Road – should look at Dunearn House, which is the only confirmed new launch in the Bukit Timah corridor launching in Q3 2026. The comparison between Peck Hay Road GLS and Dunearn House comes down to school priority, timeline and budget, which we cover in detail in our separate comparison article.
