NICON GARDENS
How is this worked out? — the five sub-scores
Nicon Gardens is a 54-yr remaining leasehold project in D23 Bukit Batok with limited yield data, thin liquidity. It sits in a URA growth node (Jurong Lake District).
- Capital growth buyers
- pure rental-yield investors
- buyers seeking a fresh/long lease
- Confirm the exact unit stack, facing and floor — our figures are project medians.
- Stress-test cashflow at +1–2% interest in the calculator below.
- Factor lease decay into your exit horizon.
Investment report
A plain-language read on Nicon Gardens — genuine strengths, honest risks, an independent fair-value range and a Buy / Watch / Avoid position, all from the data above.
- In the Jurong Lake District URA growth precinct — a corridor earmarked for new jobs, transport and amenities.
- Phoenix LRT Station MRT within ~83 m — walkable transit underpins rent and resale.
- Short remaining lease (~54 yrs) — faster lease decay, plus CPF-usage and financing curbs as it nears 60 yrs.
- Thin liquidity (1 sale/12 mo · 47-unit project) — a slower, choppier exit and a softer price signal.
- Ageing project (TOP 1984, ~42 yrs) — budget for rising maintenance and possible upgrading levies.
- Check nearby new-launch & upcoming TOP supply — a fresh project within walking distance can cap rents and resale for a few years.
Fair-value range
Several independent value bases — more informative than a single median. The combined range weights the project-specific bases most.
| Recent project median $psfexcludes ground & top-floor units | $904 psf |
| Same-size, recent compsfloor of ±25% size band, recency-weighted | $918 psf |
| D23 district-comparablemedian $psf of all projects in the district | $1,478 psf |
| HomeVestor fair range | $944–$1,226 psf ≈ $1,889,888–$2,454,452 for a ~2,002 sqft unit |
See the D23 comparables behind that district base on the map below — switch on “District condos by $psf” in the layers (this project vs cheaper/pricier neighbours).
How is this worked out? — the value bases & combined range
Buy · Watch · Avoid
Where the project’s current median $psf sits against its fair range, overlaid with the risk signals. An educational classification — not a recommendation.
Price trend
6-month rolling median $psf · excludes ground & top floor
Location & neighbourhood
Tap any label below the map to show or hide that layer, or use Show / hide all. On by default: primary schools, MRT stations within 2 km (nearest highlighted), and hawker / malls / supermarkets. Off by default (tap to switch on): Secondary / JC / Poly, international schools, bus stops, healthcare and childcare.
Nearest MRT: Phoenix LRT Station · ~83 m. Amenities © OpenStreetMap contributors (ODbL), tiles © CARTO.
About this project
| Project Name | NICON GARDENS |
| Street Name | Choa Chu Kang Road |
| Property Type | Condominium |
| Tenure | 99 yrs from 1981 · ~54 yrs left |
| District / Planning Area | D23 / Bukit Batok |
| Completion | 1984 |
| Number of units | 47 units |
| Highest floor in the project | — |
| Developer | Far East & China Construction |
| Land Area (sqm) | 15,285 |
| Master Plan Plot Ratio | 2.8 |
All transactions (7)
Newest first. Click any column heading to sort. Ground & top-floor units are excluded from the median above.
| Date ↕ | Address ↕ | Size (sqft) ↕ | $psf ↕ | Price ↕ |
|---|