District 23 · Bukit Batok · OCR
Nicon Gardens
Choa Chu Kang Road · Condominium · 99 yrs lease commencing from 1981
Current PSF
$890
-41.1% vs district median
Gross yield
4.8%
median rent $5,900/mo
3-year gain
0.0%
Transactions · 5y
7
1 in last 12 months
Nearest MRT
Bukit Panjang Mrt Station · 427.063m
DTL
Future MRT
Choa Chu Kang West Mrt Station
JRL · 2028
Vs local HDB
+43% premium
HDB median $621 psf
Area income
$8,500/mo median
residential zone
En-bloc potential56 / 100
45 years old · composite of plot use, age, tenure, value gap & size
Lease decay54 years left
worth 76.7%of freehold today (Bala’s Table) · loses ~5.5pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
-
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
2%
PSF dispersion within project
The neighbourhood
P1 ring
West View Primary School 712m · Phase 2C 0.5× · Big Heart Student Care (West View Primary School) 712m · Teck Whye Primary School 812m · Phase 2C 0.2× · Shg Student Care (Teck Whye Primary School) 812m - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Chua Chu Kang Secondary School · 692m
Food
Senja Hawker Centre · 1.1km
Green
Phoenix Park · 231m - 3 parks within 1km
Mall
Hillion Mall · 547m
Health
National University Polyclinics (Bukit Panjang Polyclinic) (polyclinic) · 604m
Who lives in Bukit Batok
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
Residents
158,030
Median age
41 yrs
49% under 40 · steady
Children 0–9
14,740
▲ 19% since 2015 · future P1 demand
Household size
3.1 avg
Homes
79% HDB
17% condo · 4% landed
Degree holders
33%
residents 15+
Commute
58% transit
22% drive
45 min+ to work
32%
Price trend average PSF by year
2021
$660
2024
$920
+39.4%
2026
$890
-3.3%
Recent transactions URA, latest 7
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $1,792,000 | 2,013 | $890 | - |
| Dec 2024 | $1,850,000 | 1,991 | $929 | - |
| Nov 2024 | $1,850,000 | 1,991 | $929 | - |
| Oct 2024 | $1,848,800 | 2,013 | $918 | - |
| Jun 2024 | $1,800,000 | 1,991 | $904 | - |
| Nov 2021 | $1,200,000 | 2,013 | $596 | - |
| Oct 2021 | $1,455,000 | 2,013 | $723 | - |
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More in District 23
The HDB blocks next door
The entry point, measured: what the resale flats around Nicon Gardens actually sell for - this project trades at 1.8× the nearest block’s PSF.