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.
The verdict· Scores updated September 2026
Nicon Gardens scores 4.84 out of 10 on the TRIBE Resale Project Scorecard, Grade C, ranking 2021st of 2,357 resale condos scored in Singapore and 66th of 71 in District 23 (Bukit Batok, Bukit Panjang, Choa Chu Kang). Its strongest factors are Rental Yield (10/10) and Project's Historical Performance (8/10); its weakest is Primary School Effect (1/10). Below-average project with notable weaknesses. Standout strengths: total returns, capital appreciation. Key weaknesses: project size, schools.
See all 71 scored condos in District 23 (Bukit Batok, Bukit Panjang, Choa Chu Kang) →
RPS · Resale Project Scorecard
Recent resale transactions at Nicon Gardens
12 months to September 2026 (Oct 2025 – Sep 2026): 1 resale transaction, median $890 psf, median price $1.79M.
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | — | — | — |
| Jan–Mar 2026 | — | — | — |
| Apr–Jun 2026 | 1 | $890 psf | $1.79M |
| Jul–Sep 2026 | — | — | — |
| 12-month total | 1 | $890 psf | $1.79M |
Aggregates of URA REALIS resale caveats (data to September 2026). A specific unit's value depends on floor, size, facing and condition — for a unit-level read, use the Resale Price Check.
Nicon Gardens: frequently asked questions
Answers generated from the scorecard data — RPS rank 2021st of 2,357, scores updated September 2026.
- Is Nicon Gardens a good buy in 2026?
- Nicon Gardens scores 4.84/10 on the TRIBE Resale Project Scorecard (Grade C), which places it 2021st of 2,357 Singapore resale condos and 66th of 71 in District 23 (Bukit Batok, Bukit Panjang, Choa Chu Kang). Below-average project with notable weaknesses. Standout strengths: total returns, capital appreciation. Key weaknesses: project size, schools. RPS scores project-level demand fundamentals — not a specific unit or its asking price — so read the grade as a screen: it tells you whether the drivers of resale demand are present, and the price you pay still decides the outcome.
- What is the average PSF at Nicon Gardens?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 1 resale transaction at Nicon Gardens, at a median of $890 psf and a median price of $1.79M. Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Nicon Gardens from the nearest MRT station?
- The nearest rail stop to Nicon Gardens is Phoenix LRT (BP5), about 80m away. RPS scores MRT Proximity on true MRT stations only (LRT stops are excluded from the factor), and Nicon Gardens scores 3/10 on it.
- How does Nicon Gardens compare with Hillview Residence?
- Hillview Residence is the project scored next to Nicon Gardens on the District 23 ranking: 4.84 (Grade C) against Nicon Gardens's 4.84 (Grade C). Nicon Gardens scores higher on Rental Yield (10 vs 3) and Future Transformation (6 vs 3); Hillview Residence scores higher on Tenure (4 vs 10) and Primary School Effect (1 vs 3).
- What is the tenure of Nicon Gardens, and how big is the project?
- Nicon Gardens is 99-year leasehold, completed in 1984, has 47 units, developed by Pidemco Land Ltd. 99YR tenure — about 54 years remaining; lease decay is starting to impact bank valuations and CPF usage. 47 units — very small project; niche product with thin resale market. Tenure carries 10% of the RPS score and Project Size 16%.
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 →
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