Resale Project Scorecard
Nin Residence
D13 · MacPherson, Potong Pasir · 99-year leasehold · completed 2014 · 219 units
Grade A, 7.37 out of 10, the 9th highest score among 44 resale condos in District 13.
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
- 83 yrs
- Resales, 12 months to Oct 2026
- 11
- To Potong Pasir MRT
- 90 m
Artist's impression: Qingjian Realty (Serangoon) Pte Ltd, Nin Residence brochure
Nin Residence Score
- A
- Grade
- Score out of 10
- 7.37
- Highest score among 44 resale condos in District 13
- 9th
Strong project with clear strengths. Standout strengths: MRT access, capital appreciation. Key weaknesses: future transformation.
Project's Historical Performance25%8/10
Avg Ann. of +1.95% — top-quartile performance within its 2014-era cohort (72nd percentile).
The district median is 7/10.
Primary School Effect20%7/10
2 primary schools within 1km (nearest: St Andrew's School (Junior) at 0.45km). Strong school proximity — a genuine advantage for young families.
The district median is 8/10.
- St Andrew's School (Junior)
- Cedar Primary School
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%8/10
219 units — good project size supporting active resale market and adequate facilities.
The district median is 3/10.
MRT Proximity13%10/10
90 m from Potong Pasir MRT (NE10) — direct, walk-in MRT access. Strong commuter appeal.
The district median is 9/10.
Rental Yield10%5/10
Rental yield of 3.31% — above-average income return.
The district median is 5/10.
Tenure10%8/10
99YR tenure — about 83 years remaining — no near-term decay concern.
The district median is 10/10.
Future Transformation6%2/10
Marginal future-catalyst exposure — nearest driver: Paya Lebar Air Base redevelopment at 3.09km, beyond meaningful proximity bands. Score is low but a forward-looking catalyst was still identified.
The district median is 2/10.
Scores updated October 2026. On the map →
See every stack in 3D: facing, view, sun and floor plan →Why Nin Residence scores 7.37
Nin Residence scores 7.37 out of 10 on the TRIBE Resale Project Scorecard, Grade A, ranking 235th of 2,350 resale condos scored in Singapore and 9th of 44 in District 13 (MacPherson, Potong Pasir). Its strongest factors are MRT Proximity (10/10) and Project's Historical Performance (8/10); its weakest is Future Transformation (2/10).
| Factor | This condoNin Residence | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 8/10 | 7/10 | +0.25 | 65% of district |
| Primary School Effect20% | 7/10 | 8/10 | −0.20 | 12% of district |
| Project Size16% | 8/10 | 3/10 | +0.80 | 77% of district |
| MRT Proximity13% | 10/10 | 9/10 | +0.13 | 58% of district |
| Rental Yield10% | 5/10 | 5/10 | ±0.00 | 47% of district |
| Tenure10% | 8/10 | 10/10 | −0.20 | 0% of district |
| Future Transformation6% | 2/10 | 2/10 | ±0.00 | 49% of district |
Medians are across the 44 scored resale projects in District 13 (MacPherson, Potong Pasir). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between Nin Residence and a median-profile project (6.62). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
Nin Residence Prices
By unit type at Nin Residence
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 1-bedroom501 sq ft | 501 sq ft | $862,500 | $1,724 psf | 2 |
| 2-bedroom904 sq ft | 904 sq ft | $1.53M to $2.25M | $1,747 psf | 7 |
| 3-bedroom1,259 sq ft | 1,259 sq ft | $2.37M | $1,880 psf | 2 |
Past transactions at Nin Residence
11 resales, Nov 2025 to Oct 2026 · median $1,747 psf · $825,000 to $2,488,000 · all 11 sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 30 Jul 2026 | 85 Pheng Geck Avenue | 19 | #19-12122BR · Blk 85 | 2BR | 1,712 | $1,315 | $2,250,000 | Resale |
| 13 Jul 2026 | 85 Pheng Geck Avenue | 8 | #08-19192BR · Blk 85 | 2BR | 904 | $1,801 | $1,628,000 | Resale |
| 15 Jun 2026 | 85 Pheng Geck Avenue | 11 | #11-13132BR · Blk 85 | 2BR | 904 | $1,747 | $1,580,000 | Resale |
| 15 Jun 2026 | 85 Pheng Geck Avenue | 6 | #06-15151BR · Blk 85 | 1BR | 474 | $1,742 | $825,000 | Resale |
| 20 Mar 2026 | 85 Pheng Geck Avenue | 16 | #16-14141BR · Blk 85 | 1BR | 527 | $1,706 | $900,000 | Resale |
| 23 Feb 2026 | 85 Pheng Geck Avenue | 8 | #08-16162BR · Blk 85 | 2BR | 926 | $1,752 | $1,621,800 | Resale |
| 19 Jan 2026 | 85 Pheng Geck Avenue | 11 | #11-11113BR · Blk 85 | 3BR | 1,281 | $1,942 | $2,488,000 | Resale |
| 12 Jan 2026 | 85 Pheng Geck Avenue | 1 | #01-12122BR · Blk 85 | 2BR | 990 | $1,543 | $1,528,000 | Resale |
| 18 Dec 2025 | 83 Pheng Geck Avenue | 3 | #03-05052BR · Blk 83 | 2BR | 904 | $1,747 | $1,580,000 | Resale |
| 4 Dec 2025 | 85 Pheng Geck Avenue | 2 | #02-18183BR · Blk 85 | 3BR | 1,238 | $1,818 | $2,250,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D13 |
|---|---|---|---|
| Nov 2025 | 1 | — | $2,047 psf |
| Dec 2025 | 2 | $1,783 psf | $1,981 psf |
| Jan 2026 | 2 | $1,743 psf | $2,018 psf |
| Feb 2026 | 1 | — | $2,036 psf |
| Mar 2026 | 1 | — | $2,011 psf |
| Apr 2026 | — | — | $2,061 psf |
| May 2026 | — | — | $2,009 psf |
| Jun 2026 | 2 | $1,745 psf | $2,077 psf |
| Jul 2026 | 2 | $1,558 psf | $2,021 psf |
| Aug 2026 | — | — | $1,996 psf |
| Sep 2026 | — | — | $2,101 psf |
| Oct 2026 | — | — | — |
A month is plotted from two sales up; the district line from ten.
Sellers here made a median +2.1% a year, ranked 10 of 14 in D13 and 539 of 715 condos. See the most profitable condos in D13 →
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
Nin Residence Rent
- Median rent a month
- $3,000 to $5,700
- Gross yield
- 2.9% to 4.2%
- Rental contracts
- 68
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 1-bedroom | $3,000 | $3,000 to $3,100 | 4.2% | 30 |
| 2-bedroom | $4,200 | $4,100 to $4,200 | 3.2% | 33 |
| 3-bedroom | $5,700 | $5,700 to $5,800 | 2.9% | 5 |
Rental contracts at Nin Residence
68 contracts, Sep 2025 to Aug 2026 · median $4,000 a month · $2,800 to $6,700
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 1BR | 400 to 500 sq ft | $2,900 |
| Aug 2026 | 1BR | 500 to 600 sq ft | $3,000 |
| Aug 2026 | 1BR | 400 to 500 sq ft | $3,100 |
| Aug 2026 | 1BR | 500 to 600 sq ft | $3,100 |
| Aug 2026 | 2BR | 900 to 1,000 sq ft | $4,000 |
| Aug 2026 | 3BR | 1,200 to 1,300 sq ft | $5,700 |
| Jul 2026 | 1BR | 400 to 500 sq ft | $3,000 |
| Jul 2026 | 1BR | 400 to 500 sq ft | $3,000 |
| Jul 2026 | 2BR | 800 to 900 sq ft | $3,900 |
| Jul 2026 | 2BR | 800 to 900 sq ft | $4,000 |
URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.
Nin Residence By stack
- Highest, stack 15
- $1,731 psf
- Lowest, stack 12
- $1,405 psf
- Stacks with 2+ resales
- 11
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 01 | $1,601 psf | 953 sq ft | Levels 1 to 3 | 2 |
| 05 | $1,575 psf | 904 sq ft | Level 3 | 2 |
| 11 | $1,549 psf | 1,281 sq ft | Levels 5 to 13 | 4 |
| 12 | $1,405 psf | 850 sq ft | Levels 1 to 19 | 10 |
| 13 | $1,510 psf | 904 sq ft | Levels 1 to 19 | 7 |
| 14 | $1,620 psf | 527 sq ft | Levels 3 to 16 | 6 |
| 15 | $1,731 psf | 474 sq ft | Levels 6 to 13 | 7 |
| 16 | $1,524 psf | 1,351 sq ft | Levels 8 to 19 | 2 |
Show the other 3 stacks
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 17 | $1,446 psf | 850 sq ft | Levels 1 to 16 | 3 |
| 18 | $1,527 psf | 1,238 sq ft | Levels 2 to 14 | 3 |
| 19 | $1,582 psf | 904 sq ft | Levels 1 to 13 | 7 |
Where each stack sits, what it faces and its floor plan, in 3D →
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
Nin Residence Floor plans
16 layouts from the developer. Tap a plan to open it.
Compare two layouts side by side →Which stacks have each layout, in 3D →
1-Bedroom6 plans · 452 to 549 sq ft
2-Bedroom7 plans · 850 to 926 sq ft
3-Bedroom3 plans · 1,238 to 1,281 sq ft
Floor plans: Qingjian Realty (Serangoon) Pte Ltd, Nin Residence brochure (each type with its unit numbers, area and key plan). Developer's plans, not drawn to scale. Areas as printed in the brochure.
Nin Residence Site plan
Every block in 3D, with the sun on each home →
Site plan: Qingjian Realty (Serangoon) Pte Ltd, Nin Residence brochure (every stack numbered). Developer's illustration, artist's impression, not drawn to scale.
Nin Residence Notes
How these numbers are worked out
- Grade A places Nin Residence 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: $1,747 psf at Nin Residence against $2,030 psf across District 13, 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; the year before is Nov 2024 – Oct 2025, median $1,608 psf). A specific unit's value depends on floor, size, facing and condition.
- By unit type: a price range is shown from three sales up; with two, the figure is the median.
- 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.
- Rent: aggregates of URA rental contracts, Sep 2025 – Aug 2026, for unit types with three contracts or more; the contract list under the table carries every letting on file, including those with no bedroom count, and URA publishes no unit number for a letting. "Most rents" is the middle half of contracts, shown from five up. Gross yield is a year of the median rent over the median resale price of the same unit type (12 months to October 2026, two sales or more), before maintenance fees, property tax, agent fees, vacancy and mortgage interest.
- By stack: resales from 2022 to Oct 2026, medians per stack. A stack is the last two digits of the unit number, so #05-37 and #08-37 are both stack 37. Stacks with one sale (5 here) are left out, and prices moved over the period, so read a gap between two stacks as a lead to check, not a rule.
- 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. In the 12 months to October 2026, the 11 resale caveats at Nin Residence ranged from $1,315 psf to $1,942 psf: that spread is unit-level variation the score cannot see.
- Historical Performance is a percentile among projects of similar vintage (completed around 2014, 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 MRT is Potong Pasir MRT (NE10), 90 m in a straight line. The walking route is usually longer, and bus links are not scored.
- Primary School Effect counts the 2 primary schools within 1 km on OneMap's School Query (the school's land boundary to the block's building outline, the measure MOE uses for P1), weighted by recent P1 ballot demand. A school counts when any block is within 1 km, so confirm your own block's postal code before relying on it.
- 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 Nin Residence for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.