Resale Project Scorecard
Nicon Gardens
D23 · Bukit Batok, Bukit Panjang, Choa Chu Kang · 99-year leasehold · completed 1984 · 47 units
Grade B, 5.62 out of 10, the 53rd highest score among 70 resale condos in District 23.
How to read this grade. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation.
TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Read the evidence →
- Lease left, about
- 54 yrs
- Resales, 12 months to Oct 2026
- 1
- To Phoenix LRT
- 130 m
3D model: block outlines © OpenStreetMap contributors, roof heights from OneMap 3D (SLA)
Nicon Gardens Score
- B
- Grade
- Score out of 10
- 5.62
- Highest score among 70 resale condos in District 23
- 53rd
Solid, middle-of-the-pack project. Standout strengths: rental yield, MRT access. Key weaknesses: project size, schools.
Project's Historical Performance25%8/10
Avg Ann. of +4.39% — top-quartile performance within its 1984-era cohort (75th percentile).
The district median is 6/10.
Primary School Effect20%1/10
School proximity could not be measured — address geocoding incomplete for this development.
The district median is 7/10.
Within 1km on OneMap's School Query for at least one block, the measure MOE uses for Primary 1. Check your block's postal code on OneMap School Query →
Project Size16%3/10
47 units — very small project; niche product with thin resale market.
The district median is 8/10.
MRT Proximity13%9/10
130 m from Phoenix LRT (BP5), 370 m from Bukit Panjang MRT (BP6 / DT1) — direct, walk-in MRT access. Strong commuter appeal.
The district median is 8/10.
Rental Yield10%10/10
Rental yield of 6.35% — exceptional income return.
The district median is 5/10.
Tenure10%4/10
99YR tenure — about 54 years remaining; lease decay is starting to impact bank valuations and CPF usage.
The district median is 8.5/10.
Future Transformation6%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.
The district median is 3.5/10.
Scores updated October 2026. On the map →
Why Nicon Gardens scores 5.62
Nicon Gardens scores 5.62 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 1522nd of 2,350 resale condos scored in Singapore and 53rd of 70 in District 23 (Bukit Batok, Bukit Panjang, Choa Chu Kang). Its strongest factors are Rental Yield (10/10) and MRT Proximity (9/10); its weakest is Primary School Effect (1/10).
| Factor | This condoNicon Gardens | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 8/10 | 6/10 | +0.50 | 67% of district |
| Primary School Effect20% | 1/10 | 7/10 | −1.20 | 0% of district |
| Project Size16% | 3/10 | 8/10 | −0.80 | 0% of district |
| MRT Proximity13% | 9/10 | 8/10 | +0.13 | 65% of district |
| Rental Yield10% | 10/10 | 5/10 | +0.50 | 97% of district |
| Tenure10% | 4/10 | 8.5/10 | −0.45 | 0% of district |
| Future Transformation6% | 6/10 | 3.5/10 | +0.15 | 74% of district |
Medians are across the 70 scored resale projects in District 23 (Bukit Batok, Bukit Panjang, Choa Chu Kang). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between Nicon Gardens and a median-profile project (6.78). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
Nicon Gardens Prices
- Median PSF
- $890
- Median price
- $1.79M
- Resale
- 1
Past transactions at Nicon Gardens
6 resales, Nov 2021 to Oct 2026 · median $911 psf · $1,200,000 to $1,850,000 · all 6 sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 29 Jun 2026 | 61A Choa Chu Kang Road | 0 | #00-00— · Blk 61A | — | 2,013 | $890 | $1,792,000 | Resale |
| 30 Dec 2024 | 67C Choa Chu Kang Road | 0 | #00-00— · Blk 67C | — | 1,991 | $929 | $1,850,000 | Resale |
| 22 Nov 2024 | 63B Choa Chu Kang Road | 0 | #00-00— · Blk 63B | — | 1,991 | $929 | $1,850,000 | Resale |
| 14 Oct 2024 | 65B Choa Chu Kang Road | 0 | #00-00— · Blk 65B | — | 2,013 | $918 | $1,848,800 | Resale |
| 11 Jun 2024 | 67E Choa Chu Kang Road | 0 | #00-00— · Blk 67E | — | 1,991 | $904 | $1,800,000 | Resale |
| 1 Nov 2021 | 61H Choa Chu Kang Road | 0 | #00-00— · Blk 61H | — | 2,013 | $596 | $1,200,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D23 |
|---|---|---|---|
| Nov 2021 – Jan 2022 | 1 | — | $1,064 psf |
| Feb–Apr 2022 | — | — | $1,129 psf |
| May–Jul 2022 | — | — | $1,213 psf |
| Aug–Oct 2022 | — | — | $1,153 psf |
| Nov 2022 – Jan 2023 | — | — | $1,119 psf |
| Feb–Apr 2023 | — | — | $1,317 psf |
| May–Jul 2023 | — | — | $1,351 psf |
| Aug–Oct 2023 | — | — | $1,358 psf |
| Nov 2023 – Jan 2024 | — | — | $1,361 psf |
| Feb–Apr 2024 | — | — | $1,366 psf |
| May–Jul 2024 | 1 | — | $1,416 psf |
| Aug–Oct 2024 | 1 | — | $1,396 psf |
| Nov 2024 – Jan 2025 | 2 | $929 psf | $1,385 psf |
| Feb–Apr 2025 | — | — | $1,451 psf |
| May–Jul 2025 | — | — | $1,441 psf |
| Aug–Oct 2025 | — | — | $1,476 psf |
| Nov 2025 – Jan 2026 | — | — | $1,502 psf |
| Feb–Apr 2026 | — | — | $1,485 psf |
| May–Jul 2026 | 1 | — | $1,514 psf |
| Aug–Oct 2026 | — | — | $1,461 psf |
A quarter is plotted from two sales up; the district line from ten.
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
Nicon Gardens Notes
How these numbers are worked out
- Grade B places Nicon Gardens in a relative band under the current seven-factor formula. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation. TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Two units can still be very different buys: the asking price, stack, floor, facing and condition decide the outcome.
- PSF against the district: $890 psf at Nicon Gardens against $1,495 psf across District 23, medians over 12 months.
- MRT distance is a straight line on the map; the walking route is longer.
- Prices: aggregates of URA REALIS resale caveats, data to October 2026 (Nov 2025 – Oct 2026). A specific unit's value depends on floor, size, facing and condition.
- Past transactions: every resale and sub-sale caveat lodged with URA from Nov 2021 to Oct 2026, newest first; a unit is its storey and stack (#07-18). Typing a unit or a stack lists its sales across the whole span. Profit is the sale price less the seller's own purchase price as the caveats pair them, before stamp duties, fees and loan interest; the gain a year is compounded and shown from one year held. The trend line is the median from two sales up per month, quarter or half-year, the district line from ten. 10Y appears once the dataset runs that far back.
- Factor bars: the black mark on each bar is the district median.
- Score: seven weighted factors. Methodology published.
What the score cannot tell you
- RPS scores the project, not a unit. Floor, stack, facing, renovation and the asking price are outside the score.
- Recent price evidence is thin: 1 resale caveat in the 12 months to October 2026. The Historical Performance factor (8/10) rests on the 10-year record, not on this window.
- Historical Performance is a percentile among projects of similar vintage (completed around 1984, within a year or so, widened when the cohort is small). A high score is strong for its age group, not against the whole market.
- The nearest rail stop is Phoenix LRT (BP5) (130 m), an LRT, which the MRT Proximity factor does not count; the score reflects the nearest MRT station instead. Distances are straight-line and bus links are not scored.
- OneMap's School Query lists no primary school within 1 km of any block, so none counts toward the Primary School Effect; a school just outside the 1 km line would not appear.
- Scores updated October 2026; transactions to October 2026. Nothing on this page is a valuation or advice on a specific unit.
- Facing decides a unit's morning or afternoon sun, and it varies stack by stack. See the sun path at Nicon Gardens for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.