ST NICHOLAS VIEW is a 68-year balance leasehold development along ST. NICHOLAS VIEW in District 20 (Ang Mo Kio / Bishan), part of the OCR segment of Singapore's private residential market. The project comprises 84 units and is TOP 1999.
This profile draws on 18 recorded transactions from URA REALIS to frame the project's character: who actually lives here, who buys here, and where the pricing sits relative to immediate alternatives. For the broader district context, see the Singapore price-heatmap map.
The project is in its mature or late-resale phase, where lease tenure (for leasehold stock), redevelopment optionality, and en-bloc potential all start to weigh more on the investment thesis than current rental yield.
Within District 20 (Ang Mo Kio / Bishan), the immediate context for ST NICHOLAS VIEW is shaped by the broader URA Master Plan zoning for the area, ongoing or planned infrastructure (MRT extensions, expressway changes, school relocations), and the supply pipeline of nearby launches. See the URA Master Plan 2019 for the precinct-specific land-use overlay before underwriting medium-term capital appreciation.
We track 18 sales and 1 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the ST NICHOLAS VIEW dashboard.
- Average sale price: $2,370,160 across 18 transactions
- Estimated gross rental yield: 3.4%
- District 20 PSF ranking: Value tier (top 85%)
- 99 yrs lease commencing from 1995 · OCR · D20 · 84 units
About ST NICHOLAS VIEW
ST NICHOLAS VIEW is a 99 yrs lease commencing from 1995 condominium, located at ST. NICHOLAS VIEW in District 20 (Ang Mo Kio, Bishan) (Outside Central Region), developed by BUKIT SEMBAWANG VIEW PTE LTD (BUKIT SEMBAWANG ESTATES LIMITED), comprising 84 residential units, completed in 1999.
With approximately 68 years remaining on its 99-year lease, the property qualifies for full bank financing and CPF usage.
Unit Mix Distribution
Transaction data breakdown by bedroom type at ST NICHOLAS VIEW:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 4 BR | 13 | $1,388 psf | $2,303,684 |
| 5+ BR | 5 | $1,078 psf | $2,543,000 |
Sales Market Overview
ST NICHOLAS VIEW has recorded 18 sale transactions with an average transaction price of $2,370,160, ranging from $1,800,000 to $2,870,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 8 | $1,124 psf | $2,117,000 | — |
| 2022 | 2 | $1,162 psf | $2,585,000 | ↑ 3.4% |
| 2023 | 2 | $1,549 psf | $2,594,444 | ↑ 33.3% |
| 2024 | 5 | $1,467 psf | $2,529,600 | ↓ 5.3% |
| 2025 | 1 | $1,680 psf | $2,720,000 | ↑ 14.5% |
ST NICHOLAS VIEW ranks in the top 85% of condos in District 20 by average PSF.
Compared to the OCR average of $1,550 psf, ST NICHOLAS VIEW trades 16% below the segment benchmark.
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Rental Market Overview
ST NICHOLAS VIEW has recorded 1 rental transactions with monthly rents averaging $6,800/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 1 | $6,800/mo | $6,800/mo | $6,800/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 1 | $6,800/mo |
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Investment Analysis
Based on average rents and sale prices, ST NICHOLAS VIEW delivers an estimated gross rental yield of 3.4%. This is above the Singapore-wide benchmark of approximately 3%.
Competing Condos in District 20
Side-by-side comparison against the most actively traded condos in District 20 (Ang Mo Kio, Bishan):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| AMO RESIDENCE | 99 yrs lease commencing from 2021 | 372 | $2,139 psf | 394 |
| JADESCAPE | 99 yrs lease commencing from 2018 | 1206 | $2,101 psf | 377 |
| THE PANORAMA | 99 yrs lease commencing from 2013 | 698 | $1,835 psf | 214 |
| SKY VUE | 99-year leasehold | 694 | $1,970 psf | 169 |
| SEMBAWANG HILLS ESTATE | Freehold | 34 | $1,941 psf | 168 |
Location Map
Map shows ST NICHOLAS VIEW (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- ST NICHOLAS VIEW
- Mayflower MRT
- Bright Hill MRT
- Lentor MRT
- Jing Shan Primary School
- Peirce Secondary School
- Mayflower Primary School
Nearby MRT Stations
ST NICHOLAS VIEW is 550m from Mayflower MRT (Thomson-East Coast Line), with 3 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Mayflower | TE6 | Thomson-East Coast Line | 550m |
| Bright Hill | TE7 | Thomson-East Coast Line | 1.0 km |
| Lentor | TE5 | Thomson-East Coast Line | 1.4 km |
Nearby Schools
There are 12 schools within 2 km of ST NICHOLAS VIEW, including 5 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Jing Shan Primary School | Primary | 410m |
| Peirce Secondary School | Secondary | 450m |
| Mayflower Primary School | Primary | 500m |
| Ang Mo Kio Secondary School | Secondary | 770m |
| Ang Mo Kio Primary School | Primary | 810m |
| Yio Chu Kang Primary School | Primary | 1.2 km |
| Yio Chu Kang Secondary School | Secondary | 1.2 km |
| Singapore American School | International | 1.4 km |
| Chong Boon Secondary School | Secondary | 1.5 km |
| Anderson Primary School | Primary | 1.6 km |
| Anderson Serangoon Junior College | Jc | 1.8 km |
| Institute of Technical Education (College Central) | Tertiary | 1.9 km |
Walking-distance MRT. Mayflower is about 0.55km — within the conventional 10-minute walk threshold most tenants accept. The project benefits from the public-transport premium without the price compression that <500m flagship stations command.
Boutique character. With 84 units, ST NICHOLAS VIEW keeps a low-density character — fewer residents per facility, quieter corridors, more curated common spaces. Suits buyers prioritising unit-interior quality and neighbour proximity over deep facilities breadth.
School-belt proximity. Jing Shan Primary School sits about 0.41km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Lease tenor below 75 years. With roughly 68 years remaining, CPF usage starts to be capped (the 95-year rule reduces utilisation as lease decays), and bank loan tenor compresses correspondingly. The resale buyer pool narrows toward older buyers with shorter horizons.
Thin transaction history. With only 18 recorded sales, comparable-sales analysis is fragile — a single outlier transaction can skew the apparent price level by 5-10%. Triangulate with nearby district comparables rather than rely on within-project averages alone.
District supply pipeline. Non-prime districts are more sensitive to GLS pipeline additions; check the URA Master Plan 2019 confirmed and provisional land sales schedule for the immediate 5-year window. New launches at 10-20% lower PSF can compress secondary-market resale velocity for 18-24 months around their launch dates.
[
{
"persona": "Young couple, first home",
"fit_color": "amber",
"reason": "Lease horizon constrains long-hold optionality"
},
{
"persona": "Family with school-age kids",
"fit_color": "green",
"reason": "Nearby schools support MOE registration priority"
},
{
"persona": "CBD commuter",
"fit_color": "green",
"reason": "Walking-distance MRT supports daily commute"
},
{
"persona": "Rental investor (yield-focused)",
"fit_color": "red",
"reason": "Thin transaction history makes underwriting fragile"
},
{
"persona": "Foreign professional (expat)",
"fit_color": "amber",
"reason": "MRT plus mid-size facility suite typically meets expat-tenant criteria"
},
{
"persona": "Long-term hold (10+ yr)",
"fit_color": "amber",
"reason": "Plan exit timing around lease-decay thresholds"
}
]
Composite assessment: ST NICHOLAS VIEW benefits from MRT proximity but the lease horizon or district position requires careful exit-timing planning. Active management of the hold matters more than passive accumulation. 18 transactions in URA REALIS provide the data foundation for this view.
Suggested holding period for most buyer profiles: 5-8 years with monitored exit windows. Cross-reference per-bedroom net yield against district comparables via the compare-tool, model monthly cash-flow with the mortgage calculator, and confirm your effective BSD+ABSD cost using the stamp-duty calculator before finalising. This profile is informational; not a personal investment recommendation.
FAQ
What is the average price for ST NICHOLAS VIEW?
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Is ST NICHOLAS VIEW freehold or leasehold?
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What is the tenure of ST NICHOLAS VIEW?
How does ST NICHOLAS VIEW compare to other projects in the district?
What stamp duty applies for a foreign buyer of ST NICHOLAS VIEW?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 18 transactions analysed
- Rental data: 1 lease records analysed
- Gross yield = (avg monthly rent × 12) / avg sale price
Median values used to minimise outlier impact. PSF = price per square foot.
View Live Data for ST NICHOLAS VIEW
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.