NICON GARDENS
UrbanLens Analysis
At $924 PSF, NICON GARDENS prices 37% below the District 23 median. Compare that to HILLHAVEN at $2,133 PSF -- a 57% premium that buyers need to justify. Being 5 minutes on foot from Bukit Panjang MRT (434m) adds genuine convenience and supports the pricing.
The +0.0% two-year price movement is negligible -- neither bullish nor bearish. 4 transactions over two years is modest; the trend is directional, not definitive. For context, THE BOTANY AT DAIRY FARM has lost 2.4% over the same period.
Around 54 years remain on the lease. Financing is still available, but the exit window narrows with each passing year. Factor this into any holding period beyond 15 years. Insufficient rental data to pin down a yield figure. Buyers should assume this is a capital-growth story and do their own rental due diligence.
At just 47 units, this is an intimate development. Expect low common fees but limited resale volume -- patience is required on exit.
Nearby Comparables
| Development | Median PSF | Yield | 2Y Change |
|---|---|---|---|
| HILLHAVEN | $2,133 | — | +3.3% |
| LUMINA GRAND | $1,517 | — | -0.6% |
| SOL ACRES | $1,467 | — | +7.7% |
| THE MYST | $2,071 | — | -0.4% |
| THE BOTANY AT DAIRY FARM | $2,010 | — | -2.4% |
PSF Trend
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