I am looking for properties with annual gains between 7-10% in areas with good schools, not necessarily top-tier but good enough.

If you are looking for condominiums with annual capital gains in the 7–10% range, and want to be near good (but not necessarily top elite) schools, focus on newer suburban projects in established residential towns. These areas have seen strong price appreciation, supported by good amenities, family-friendly environments, and proximity to reputable schools.

Based on recent market performance, projects such as High Park Residences, The Florence Residences, and The Garden Residences in the Hougang–Serangoon–Sengkang–Punggol area have recorded some of the highest annualized capital gains in recent years, sometimes hitting or exceeding your target range due to early launch pricing and improved connectivity from MRT and new malls.

Neighbourhoods like Bishan, Serangoon, Clementi, and Tampines also offer reputable schools (like Catholic High School, Maris Stella High, and St. Hilda’s Primary) without the premiums of the top central school zones. Newer projects in these areas, especially those launched in the past 5–8 years, offer both growth potential and convenient access to well-regarded primary and secondary schools.

You should be cautious, as the market’s average annual gains have generally moderated to around 4–7% recently. Achieving 7%–10% sustained growth is more likely for buyers who entered projects at launch in fast-developing areas or for those able to identify new launches with strong demand catalysts (such as immediate MRT adjacency or major retail nodes).

Within your budget, consider shortlisting newer condos in mature heartland estates close to good neighbourhood schools and with strong recent transaction data. EdgeProp Singapore’s analytics and research tools are useful for identifying such projects and tracking recent annualised gains, so you can make a more data-driven selection in your preferred area.