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
- Primary School Effect20% weight
- 1/10
- Project Size16% weight
- 3/10
- MRT Proximity13% weight
- 3/10
- Rental Yield10% weight
- 10/10
- Tenure10% weight
- 4/10
- Future Transformation6% weight
- 6/10
Avg Ann. of +4.39% — top-quartile performance within its 1984-era cohort (75th percentile).
School proximity could not be measured — address geocoding incomplete for this development.
47 units — very small project; niche product with thin resale market.
0.08km from Phoenix Lrt Stn (BP5) — weaker MRT access, likely requires bus or car for most trips.
Rental yield of 6.35% — exceptional income return.
99YR tenure — about 54 years remaining; lease decay is starting to impact bank valuations and CPF usage.
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.
RPSResale Project Scorecard
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.
- Hillview ResidenceC4.84
- EspaC4.83
- Phoenix ResidencesC4.86
- Chantilly RiseD4.54
- Hillview Garden EstateC4.93
- Hilltop GroveD4.53
See all 71 scored projects in Bukit Batok, Bukit Panjang, Choa Chu Kang →