CONDODistrict 23

NICON GARDENS

Name: NICON GARDENS
Address: SG

Details

Project: NICON GARDENS
TOP year: 1984
Tenure: 99
Lease start: 1981
Total units: 47
Land size: 15,280 sqm (164,471 sqft)
Plot ratio: Coming soon
Developer: Coming soon
Gross rental yield: Not enough rental data
Market segment: OCR
District: 23

Nearby Schools

Nearest primaryWEST VIEW PRIMARY SCHOOL730 m

Nearest school of each kind — Tier-1, GEP, SAP — straight-line (“as the crow flies”) from the development per MOE’s P1 method; a school that qualifies for several kinds is listed once with all its badges. Tier-1 marks historically oversubscribed primaries; the full 1 km / 2 km priority list is below.

Relevant market insights

En-bloc likelihood: not yet rated

Selling Pressure

haio estimate

Moderate selling pressure

About typical readiness to sell for a property of this profile.

haio tracks 56 units at NICON GARDENS. 93% of tracked units are free to sell now (past the seller’s-stamp-duty window) and 75% have been held over 10 years.

93%

Free to sell now

52 of 56 tracked · past SSD

—

Sitting on a gain

too few resales on record to show

A haio ranking signal, not a probability or advice — useful to time your own exit, to gauge incoming supply as a buyer, or to plan coverage as an agent. How this is calculated

Price Action

Beds

Find out the value of my home

Transaction History

Beds

Period

Size–sqft

Showing 10 of 56 total recorded transactions.

							Sellable from
Dec 2024	Resale	$1,850,000	1,991	$929	—	—	Q4 2027
Nov 2024	Resale	$1,850,000	1,991	$929	—	—	Q4 2027
Oct 2024	Resale	$1,848,800	2,012	$919	—	—	Q4 2027
Jun 2024	Resale	$1,800,000	1,991	$904	—	—	Q2 2027
Nov 2021	Resale	$1,200,000	2,012	$596	—	—	Nowsince Q4 2024
Oct 2021	Resale	$1,455,000	2,012	$723	—	—	Nowsince Q4 2024
2020-06-01	Resale	$1,280,000	1,991	$643	—	63A CHOA CHU KANG ROAD	Nowsince Q2 2023
2020-03-25	Resale	$1,350,000	2,012	$671	—	61A CHOA CHU KANG ROAD	Nowsince Q1 2023
2019-12-12	Resale	$1,310,000	2,012	$651	—	61G CHOA CHU KANG ROAD	Nowsince Q4 2022
2019-06-25	Resale	$1,230,000	2,012	$611	—	65B CHOA CHU KANG ROAD	Nowsince Q2 2022

Sellable from: the quarter that buyer clears the Seller's Stamp Duty holding period in force at purchase (3 or 4 years, by purchase date).

Nearby Transactions

DistanceWithin 300 m

12 condo transactions from other properties within 300 m, newest first.

Project	Distance	Date	Type	Price (SGD)	Area (sqft)	PSF
Hillsta	214 m	2026-06-01	Resale	$1,016,000	753	$1,349
Phoenix Residences	259 m	2026-06-01	Resale	$1,380,000	861	$1,603
Hillsta	214 m	2026-05-01	Resale	$1,350,000	979	$1,379
Hillsta	214 m	2026-05-01	Resale	$856,000	624	$1,372
Phoenix Residences	259 m	2025-12-01	Resale	$2,350,000	1,367	$1,719
The Arden	139 m	2025-11-01	New Sale	$2,108,000	1,108	$1,903
The Arden	139 m	2025-11-01	New Sale	$2,323,000	1,410	$1,648
The Arden	139 m	2025-10-01	New Sale	$2,495,000	1,388	$1,798
Phoenix Residences	259 m	2025-09-01	Subsale	$1,950,000	1,033	$1,888
Phoenix Heights	159 m	2019-07-25	Resale	$42,600,000	34,746	$1,226
Phoenix Heights	159 m	2018-08-20	Resale	$33,100,000	42,711	$775
Phoenix Heights	159 m	2018-01-25	Resale	$750,000	1,334	$562

RadiusWithin 4.0 km

Buyer Demand vs Competing Supply

haio estimate

x.x×demand vs supply · this year

Demand

xx,xxx

Nearby upgraders becoming able to buy a unit like yours this year

xx,xxx in the standing upgrader pool today

Supply

xx,xxx

Competing units coming up for sale nearby this year

xx,xxx competing units in the standing pool today

xx% demandxx% supply

xx,xxx HDB households within 4km of NICON GARDENS. xx,xxx are in the addressable upgrader pool — MOP-eligible blocks, net of recent resale resets.

xx,xxx sellable now+xx,xxx on resale clock+xx,xxx future MOP=xx,xxx total

xx,xxx households are in past-MOP blocks but were resold in the last 5 years — the new buyer's own MOP restarted, so these are excluded from the sellable-now pool.

Supply vs Demand by year within 4km · actual

In plain English: what’s free to sell right now — units that have already cleared their SSD/MOP lock-up.

Actual= booked supply only — real resale caveats coming off their seller’s stamp duty (SSD) holding period (3 or 4 years, by purchase date) plus GLS-awarded new launches. Every figure is a recorded transaction or an awarded parcel: what is genuinely on the SSD/MOP clock today. The demand:supply ratio (top row) is computed on this booked supply.

Neutral read: a higher ratio = demand outweighs supply; the trend shows if it’s tightening or easing. A haio estimate.

MOP estimated as HDB completion year + 5 (standard scheme); +10 for Plus/Prime/PLH blocks. Able-to-sell figure nets out resale transactions in the last 5 years (those buyers' own MOP restarted). haio estimate — not guaranteed to reflect individual flat eligibility.

haio+

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Exit Risk

haio unit-level records

NICON GARDENShas had fewer than 3 resales in the last 12 months, so there is no honest “today’s price” to score against. Where current owners entered is still on record below — n=56 traced current owners, 0.0% unit-exact.

haio+

the Exit-Risk band is a haio+ feature

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The headline share is an exact count over haio’s unit-level records — one entry price per traced current owner. “Today’s price” is the last-12-months resale median, an anchor, not a valuation. In appreciated projects most owners naturally hold cheaper — long holders rarely sell low, so read it with the SSD-free share. Not advice. How this is calculated

West Sun Exposure

When direct sun lands on a West-facing window at NICON GARDENS, for the date you pick.

Unit facing (your selection)

Date

6 am9 am12 pm3 pm6 pm8 pm

Direct sun on this facing
Worst window (overlaps 2–6 pm peak heat)

Direct sun on a West-facing window: 2:02 pm – 7:14 pm (5 h 12 m total). Worst stretch: 2:02 pm – 6:00 pm (falls in the 2–6 pm peak-heat band).

Sun at 3:30 pm on 2026-07-10: azimuth 304° (NW), elevation 50°.

Estimated from solar geometry — nearby buildings and blockage are not modelled.

Where Else You Can Buy

Anchored to this project's estimated price (~S$1.85M, the median of recent sale transactions at NICON GARDENS) — drag to explore what else that budget buys across Singapore.

Nearby Condos

13 within 1 km

Lowest

$1,162

psf

Average

$1,598

psf

Highest

$2,054

psf

This propertyNearby condo


139 m	The Arden	LH	2027	$1,806
159 m	Phoenix Heights	LH	1980	—
214 m	Hillsta	LH	2016	$1,362
259 m	Phoenix Residences	LH	2025	$1,803
333 m	The Tennery	LH	2014	$1,347
566 m	The Linear	FH	2006	$1,352
581 m	Maysprings	LH	1998	$1,162
590 m	Hillion Residences	LH	2017	$1,784
681 m	Bukit 828	FH	2022	$1,826
775 m	The Myst	LH	2027	$2,054
875 m	Sol Acres	LH	2018	$1,495
962 m	Hazel Park Condominium	FH	2000	$1,647
978 m	Cashew Heights Condominium	FH	1992	$1,539

Project-level medians from haio’s own transaction data — median sale $ psf (last 2 years) and, in each pin, median monthly rent $ psf. Distances are straight-line from this property. Blank where there are no recent sales.

Primary Schools Within 1 km / 2 km

West View Primary School≤ 1 km690 m
Teck Whye Primary School≤ 1 km815 m
South View Primary School1–2 km1.26 km
Zhenghua Primary School1–2 km1.27 km
Bukit Panjang Primary School1–2 km1.29 km
Greenridge Primary School1–2 km1.38 km
CHIJ Our Lady Queen Of Peace1–2 km1.55 km
West Spring Primary School1–2 km1.55 km
St. Anthony'S Primary School1–2 km1.71 km
Chua Chu Kang Primary School1–2 km1.78 km
Beacon Primary School1–2 km1.83 km

Distances are measured per block (straight-line, MOE method) and the nearest block’s distance is shown; where blocks differ, the qualifying blocks are named. The balloting distance is from your exact unit’s block. Distance sets priority within each registration phase; balloting still applies — see MOE’s P1 registration rules.

Amenities

MOE Primary One priority (1 km / 2 km) is measured from your home’s postal address — see the full Valuation Report for your unit.

What's next

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Nearby Schools

Nearest primaryWEST VIEW PRIMARY SCHOOL730 m

Transaction History

Beds

Period

Size–sqft

Showing 10 of 56 total recorded transactions.

							Sellable from
Dec 2024	Resale	$1,850,000	1,991	$929	—	—	Q4 2027
Nov 2024	Resale	$1,850,000	1,991	$929	—	—	Q4 2027
Oct 2024	Resale	$1,848,800	2,012	$919	—	—	Q4 2027
Jun 2024	Resale	$1,800,000	1,991	$904	—	—	Q2 2027
Nov 2021	Resale	$1,200,000	2,012	$596	—	—	Nowsince Q4 2024
Oct 2021	Resale	$1,455,000	2,012	$723	—	—	Nowsince Q4 2024
2020-06-01	Resale	$1,280,000	1,991	$643	—	63A CHOA CHU KANG ROAD	Nowsince Q2 2023
2020-03-25	Resale	$1,350,000	2,012	$671	—	61A CHOA CHU KANG ROAD	Nowsince Q1 2023
2019-12-12	Resale	$1,310,000	2,012	$651	—	61G CHOA CHU KANG ROAD	Nowsince Q4 2022
2019-06-25	Resale	$1,230,000	2,012	$611	—	65B CHOA CHU KANG ROAD	Nowsince Q2 2022