Nicon Gardens
Project page · 99-year lease from 1981
Based on 3 sales in this project, last 24 months. Search widened 2 of 4 steps to find enough comparable sales. See the comparable sales.
No storey entered, so sales were not adjusted for height
Comparable sales
Each price per area is scaled to Q2 2026 by the published index for the quarter it sold in.
| Sold | Where | Floor | Size | Price | Per sqft | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Jun 2026 | Nicon Gardens | - | 2,013 sqft | S$1,792,000 | S$890 psf | ×1.000 | S$890 psf |
| Dec 2024 | Nicon Gardens | - | 1,991 sqft | S$1,850,000 | S$929 psf | ×1.054 | S$979 psf |
| Nov 2024 | Nicon Gardens | - | 1,991 sqft | S$1,850,000 | S$929 psf | ×1.054 | S$979 psf |
How accurate is this estimate for Nicon Gardens?
Too few sales since Q4 2025 to score the estimate here. Three are the minimum, and this project has not had them.
What the rent says
What this home earns against what it costs, set beside what homes like it earn.
3.53% gross yield
S$69,600 of rent a year against the estimate above · 0.09 points above flats like it
Leases signed here within a quarter of this size run about S$5,800 a month, the middle of 1 of them.
In outside the central region, leasehold flats yield 3.44%, from 291 projects. Too few share this home's remaining lease to measure that separately.
A yield above the mark means the flat rents well for what it costs, which can point to a keen rental patch or a price the sales alone have not caught up with. Below it, buyers are paying for something a tenant will not, such as the address itself.
Recent leases signed here
| Signed | Size | Beds | Type | Rent a month |
|---|---|---|---|---|
| Q1 2026 | 1500-1600 sqft | — | Non-landed Properties | S$5,800 |
| Q3 2025 | 1500-2000 sqft | — | Terrace House | S$6,000 |
median of 1 URA rental contracts at Nicon Gardens within a quarter of 187 sqm, since 2025Q4.
Buying or selling at S$1,970,296?
Buying: Stamp duty on S$1,970,296 · Cash and CPF needed on S$1,970,296 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$1,970,296.
Each opens with this figure filled in; change anything there.
Primary schools near 65f Choa Chu Kang Road
Measured from each school's land to this address's own point, the way MOE bands P1 priority. MOE measures to the building's outline, so near 1 km or 2 km check OneMap's School Query.
Within about 1 km
- West View Primary School · 621 m · no 2025 Phase 2C ballot
- Teck Whye Primary School · 750 m · no 2025 Phase 2C ballot
1 to 2 km
- Zhenghua Primary School · 1,162 m · no 2025 Phase 2C ballot
- Bukit Panjang Primary School · 1,221 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- South View Primary School · 1,252 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Greenridge Primary School · 1,352 m · no 2025 Phase 2C ballot
- West Spring Primary School · 1,507 m · no 2025 Phase 2C ballot
- CHIJ Our Lady Queen of Peace (girls) · 1,535 m · no 2025 Phase 2C ballot
- St. Anthony's Primary School · 1,548 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Chua Chu Kang Primary School · 1,755 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Beacon Primary School · 1,791 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jun 2026 | Nicon Gardens · Condominium · 54 years left | 2,013 sqft | S$1,792,000 | S$890 psf |
| Dec 2024 | Nicon Gardens · Condominium · 55 years left | 1,991 sqft | S$1,850,000 | S$929 psf |
| Nov 2024 | Nicon Gardens · Condominium · 55 years left | 1,991 sqft | S$1,850,000 | S$929 psf |
| Oct 2024 | Nicon Gardens · Condominium · 55 years left | 2,013 sqft | S$1,848,800 | S$919 psf |
| Jun 2024 | Nicon Gardens · Condominium · 56 years left | 1,991 sqft | S$1,800,000 | S$904 psf |
| Nov 2021 | Nicon Gardens · Condominium · 58 years left | 2,013 sqft | S$1,200,000 | S$596 psf |
| Oct 2021 | Nicon Gardens · Condominium · 58 years left | 2,013 sqft | S$1,455,000 | S$723 psf |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Q1 2026 | Nicon Gardens · 1500-1600 sqft · Non-landed Properties | S$5,800 | S$3.74 psf |
| Q3 2025 | Nicon Gardens · 1500-2000 sqft · Terrace House | S$6,000 | S$3.43 psf |
Rents as approved by HDB, or as filed with URA for private homes, where the floor area is given as a band.
Where the lease takes this
About 53 years of the 99-year lease remain. Every figure below lets the lease run down on the decay measured from private resales in this market, then applies the price path in that column. The paths are scenarios to choose between, not forecasts.
| From now | Lease left | Prices flat | Prices 2% a year | Prices 4% a year | This market's record, 4.58% a yearmeasured |
|---|---|---|---|---|---|
| 5 years | 48 years | S$1,871,988 | S$2,066,826 | S$2,277,559 | S$2,341,780 |
On a flat market the lease alone costs 5% over 5 years. Prices would need to rise about 1.03% a year to cancel that out.
The measured column repeats what this market did between Q1 2015 and Q2 2026, which was 4.58% a year. Past growth is not a promise of future growth.
Horizons we have not measured are left out rather than guessed at, so a short lease shows fewer rows.
Indicative estimate from comparable caveats. Not a formal valuation.