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RPS · Resale Project Scorecard

Nicon Gardens — Grade C

RPS score 4.84/10 · D23 · Bukit Batok, Bukit Panjang, Choa Chu Kang · 47 units · scored across 7 weighted factors — methodology published.

99YR · Pidemco Land Ltd · TOP 1984

Below-average project with notable weaknesses. Standout strengths: total returns, capital appreciation. Key weaknesses: project size, schools.

Factor breakdown

Project's Historical Performance25% weight
8/10

Avg Ann. of +4.39% — top-quartile performance within its 1984-era cohort (75th percentile).

Primary School Effect20% weight
1/10

School proximity could not be measured — address geocoding incomplete for this development.

Project Size16% weight
3/10

47 units — very small project; niche product with thin resale market.

MRT Proximity13% weight
3/10

0.08km from Phoenix Lrt Stn (BP5) — weaker MRT access, likely requires bus or car for most trips.

Rental Yield10% weight
10/10

Rental yield of 6.35% — exceptional income return.

Tenure10% weight
4/10

99YR tenure — about 54 years remaining; lease decay is starting to impact bank valuations and CPF usage.

Future Transformation6% weight
6/10

Moderate future-catalyst exposure — nearest meaningful driver: Choa Chu Kang West MRT (JS1, JRL1) at 2.12km. Some forward-looking tailwind, but the impact is more diffuse than for adjacent-zone projects.

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RPSResale Project Scorecard

0 projects · Data-calibrated · Scores updated July 2026
™ Silas @ Huttons · TribeSG
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RPS · Resale Project Scorecard
™ Silas @ Huttons · TribeSG

Ranked in: The 3 Condos We Won't Recommend in Bukit Panjang & Choa Chu Kang

Scored either side of Nicon Gardens in Bukit Batok, Bukit Panjang, Choa Chu Kang

The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.

See all 71 scored projects in Bukit Batok, Bukit Panjang, Choa Chu Kang