Nicole Green
Overview & Key Facts
Nicole Green occupies a quietly coveted address on Guillemard Road in District 14 — the Mountbatten-Geylang fringe that has steadily recast itself from industrial backwater into one of Singapore’s more interesting city-edge neighbourhoods. Developed by Annerly Pte Ltd and completed in 2003, this boutique freehold development comprises just 44 units spread across a low-rise residential setting, placing it firmly in the “rare and small” category that draws a very specific type of buyer.
With 44 units on a freehold title, Nicole Green represents the kind of intimate private enclave that has become vanishingly rare in a land-scarce city. There are no mega-facilities, no concierge team, and no sprawling grounds — but there is perpetual ownership, a Mountbatten MRT station at 0.47 km, and a neighbourhood that is quietly being rediscovered by Singaporeans priced out of the D15 waterfront belt. The surrounding Guillemard corridor has seen renewed development interest, with Penrose and The Antares both having launched recently within the same catchment.
The buyer profile here skews toward owner-occupiers who value freehold permanence and central proximity over trophy amenities, alongside a meaningful expat component anchored by One World International School’s Mountbatten campus at just 0.33 km — a genuine draw for families relocating from Europe, the Americas, and East Asia who want walkable access to an international curriculum without paying D9/D10 premiums.
Location & Connectivity
The headline number is Mountbatten MRT at 0.47 km — a genuinely comfortable walk under Singapore standards, clearing the 500 m threshold that separates “walkable” from “bus required.” Mountbatten sits on the Circle Line, offering single-transfer access to Marina Bay, Dhoby Ghaut, and Bishan without changing lines, and a direct ride to the Stadium, Nicoll Highway, and Promenade stations that ring Marina Bay Sands. For residents working at Raffles Place or the Marina Bay Financial Centre, the commute runs approximately 20 minutes door-to-door.
The Kallang-Mountbatten-Geylang triangle that Nicole Green sits within has layers of urban infrastructure that its PSF doesn’t fully advertise. The Kallang Sports Hub complex — Singapore National Stadium, OCBC Arena, and the indoor OCBC Aquatic Centre — is under two kilometres away on foot along the Kallang Basin waterfront. The Park Connector along Geylang River and Kallang Basin gives residents a near-continuous cycling and running route toward Marina Bay and East Coast Park without touching major roads. Aljunied MRT (East-West Line) provides a second rail option at 0.87 km for direct connections to Tampines, Changi, and Jurong.
For everyday errands, the Geylang Serai Market and Food Centre sits about 1.5 km away, while the Paya Lebar commercial hub — with PLQ Mall, Paya Lebar Square, SingPost Centre, and a large FairPrice — is reachable in roughly 10 minutes by bicycle or 12 minutes on the Circle Line. Closer still, the Guillemard corridor has a handful of neighbourhood coffeeshops, a petrol station cluster, and the Jalan Bukit Ho Swee wet market for basic provisioning. Kallang Wave Mall at the Sports Hub adds a gym, food court, and entertainment options within a pleasant waterfront walk.
Schools & Education
1 primary school within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| One World International School (Mountbatten) | international | Within 1 km |
| Geylang Methodist School (Primary) | primary | Within 1 km |
| Geylang Methodist School (Secondary) | secondary | Within 1 km |
| Kong Hwa School | primary | ~1.3 km |
| Haig Girls' School | primary | ~1.8 km |
| Hong Wen School | primary | ~1.8 km |
| Tanjong Katong Primary School | primary | ~2.0 km |
Facilities
A 44-unit development completed in 2003 is not where you come for resort-scale amenities, and Nicole Green makes no pretence otherwise. Expect the functional essentials: a swimming pool, a gym, and landscaped grounds designed around the intimacy of a boutique residence rather than the spectacle of a mega-development. The trade-off is meaningful — maintenance fees are lower than comparable-sized units in developments with extensive amenity clusters, and the pool and gym are rarely crowded. Residents consistently describe the atmosphere as quiet and community-oriented in a way that 400-unit and 1,000-unit developments simply cannot replicate.
The intimate scale is a deliberate feature for the target buyer, not a deficiency to be apologised for. Buyers who prioritise the freehold title, the location, and the neighbourhood over water slides and tennis courts will find Nicole Green’s facilities perfectly adequate for day-to-day living. Those who want more comprehensive recreational infrastructure are better served by Parc Esta or Sims Urban Oasis nearby — but they will pay for the privilege with a 99-year lease and a higher per-unit price in absolute terms.
Unit Sizes & Layout
Nicole Green’s 44 units were laid out to a 2003-era standard that tends to be more generous with floor area than the micro-unit new launches of the 2010s and 2020s. Two-bedroom configurations typically run in the 900–1,100 sqft range, while three-bedroom units stretch toward 1,400–1,600 sqft — proportions that feel spacious against contemporary equivalents at the same price point. The Guillemard Road setting means the lower floors have an urban streetscape quality rather than resort greenery, but upper floors across the better stacks capture longer sight lines across the low-rise Mountbatten landed enclave to the south-east.
Buyers conducting due diligence should note that a 2003 build means original fittings — bathrooms, kitchen appliances, and air-conditioning systems — will typically have been updated at least once by prior owners, but condition varies significantly by unit. Budget for a selective renovation of wet areas and flooring if purchasing a resale unit that hasn’t been recently upgraded. The structural layout itself is a strength: full-height windows, functional room proportions, and a lack of the “Mickey Mouse bedroom” problem that plagues units sized around 500–700 sqft in newer developments.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 2 | $1,388 | $1,285,000 |
| 3 BR | 4 | $1,369 | $1,705,000 |
Pricing & Market Position
Based on 6 recorded transactions, sale prices range from $1,270,000 to $1,760,000, averaging $1,565,000 (~$1,422 psf).
Rents range from $2,200 to $7,000 per month across 25 rental transactions. Current rental yield sits at approximately 2.9%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 4.8% (from $1,357 to $1,422 psf).
Neighbourhood Comparison
The clearest comparison set for Nicole Green is the cohort of 99-year leasehold new launches along the Guillemard-Sims corridor. Penrose (CDL, 2019, 566 units) at $1,928 psf and Parc Esta (MCL Land, 2018, 1,399 units) at $2,182 psf both offer superior facilities, more unit liquidity, and newer builds — but at a 36–53% PSF premium over Nicole Green, and on depreciating 99-year leases. The Antares (MATTAR ROAD, 2018, 265 units) at $1,833 psf is the most direct comparison: newer and slightly better-facilitated, but again leasehold and priced 29% above Nicole Green per square foot. EuHabitat at $1,326 psf (99yr, 2010, 697u) is the only nearby comparator trading below Nicole Green, reflecting its older lease vintage and larger, less selective inventory.
The honest case for Nicole Green over its 99-year neighbours rests on two arguments: first, the PSF discount of 25–50% versus leasehold alternatives effectively prices in the age and lack of facilities, leaving the freehold tenure as a near-free option; second, the 44-unit scale and freehold title create en-bloc optionality that none of the leasehold comps can offer. Buyers choosing between Nicole Green and Penrose are making a bet on capital preservation and perpetual ownership (Nicole Green) versus newer finishings, better facilities, and a larger resale market (Penrose). Neither is wrong — they serve genuinely different buyer profiles and holding horizons.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| NICOLE GREEN | Freehold | 2003 | 44 | $1,422 |
| PARC ESTA | 99 yrs lease commencing from 2018 | 2021 | 1,399 | $2,182 |
| SIMS URBAN OASIS | 99 yrs lease commencing from 2014 | 2020 | 1,024 | $1,760 |
| PENROSE | 99 yrs lease commencing from 2019 | 2021 | 566 | $1,928 |
| EUHABITAT | 99 yrs lease commencing from 2010 | 2016 | 697 | $1,326 |
| THE ANTARES | 99 yrs lease commencing from 2018 | 2021 | 265 | $1,833 |
ShiokNest Scores
Our proprietary scoring system evaluates NICOLE GREEN across multiple dimensions.
What Residents Say
“Quiet and well-maintained for its age. The pool area is never overcrowded and the management committee is responsive. Mountbatten MRT is genuinely walking distance — I do it every morning in under 10 minutes.”
— Owner-occupier review via EdgeProp
“Good location for expat families — One World International School is just down the road and Paya Lebar is accessible on the Circle Line in two stops. The units are a decent size for the price. Only complaint is the building is showing its age in places; bathrooms in some units need a refresh.”
— Tenant review via PropertyGuru
“Bought freehold here instead of the new leasehold launches nearby. The PSF gap made more sense to me as a long-term hold. Neighbourhood has improved a lot since 2018 and I expect it to keep going with the Sports Hub and Kallang Basin development.”
— Owner review via 99.co
The consistent thread across resident feedback is satisfaction with location and the intimate scale of the development, tempered by acknowledgment that a 2003-vintage building requires buyers to go in with eyes open on finishings and common area aesthetics. Long-term owner-occupiers tend to be highly positive; buyers who expected new-launch standards from a 20-year-old building are occasionally disappointed. The expat rental market, driven by One World International School proximity, provides a steadier tenant pool than the development’s modest yield figure might suggest.
Strengths & Weaknesses
- Freehold tenure — perpetual ownership on a D14 Mountbatten address
- Mountbatten MRT (Circle Line) at 0.47 km — genuinely walkable
- One World International School at 0.33 km — rare expat school anchor under $2M
- PSF materially below 99yr leasehold comps ($1,422 vs $1,760–$2,182)
- Boutique 44-unit scale — uncrowded facilities, community atmosphere
- Kallang Sports Hub and Kallang Basin waterfront within 2 km
- Steady 4-year PSF appreciation: $1,357 → $1,422 (4.8% gain)
- En-bloc optionality — 44-unit freehold near MRT is prime redevelopment profile
- Generous unit sizes vs 2020s micro-units at comparable absolute prices
- Dual MRT access: Mountbatten 0.47 km (CCL) + Aljunied 0.87 km (EWL)
- 2003 vintage — original fittings dated; budget for selective renovation
- Only 44 units — lower resale liquidity vs large-scale developments nearby
- Gross yield 2.86% — modest return for investors without long-term capital upside thesis
- Basic facilities — no tennis court, no comprehensive clubhouse, no large-scale amenity cluster
- Guillemard Road address carries a D14 perception discount vs D15 neighbours
- Geylang-adjacent — some buyers perceive the neighbourhood as transitional despite Mountbatten proximity
- Investment score 50 — below-median rating reflects modest yield and lower market liquidity
- Limited public transport redundancy — Circle Line only at Mountbatten; Aljunied EWL adds 0.87 km walk
Verdict
Nicole Green occupies a specific niche that is genuinely underserved in Singapore’s resale market: a freehold boutique in a genuinely walkable inner-city location, priced materially below the D15 waterfront belt it borders, with an expat school anchor that underpins rental demand. The headline gross yield of 2.86% is modest by absolute standards but is consistent with freehold D14 assets — the rental floor is anchored by One World International School proximity and Circle Line connectivity, which gives it more stability than a pure price-appreciation play. The four-year PSF trend from $1,357 to $1,422 reflects exactly that: steady, unspectacular appreciation that compounds quietly rather than surging and correcting.
The comparison to nearby 99-year leasehold towers is instructive. Parc Esta at $2,182 psf, Penrose at $1,928 psf, and Sims Urban Oasis at $1,760 psf all sit above Nicole Green’s $1,422 psf — which at first glance looks anomalous for a freehold asset. The explanation is partly scale (those are large developments with better facilities and more liquidity), partly age (buyers discount 20+-year-old buildings even when the land title is freehold), and partly the “Guillemard discount” that D14 carries versus D15. For a buyer with a 10-year-plus horizon and a view that the Mountbatten-Guillemard corridor will continue its quiet gentrification, the discount looks compelling rather than justified. For a buyer seeking short-term liquidity or a larger tenant pool, the smaller unit count and older vintage require more patience.
The 52 en-bloc score reflects a genuine possibility rather than an idle calculation. A 44-unit freehold site on Guillemard Road, minutes from Mountbatten MRT and the Kallang Basin redevelopment zone, has the characteristics that en-bloc committees and developers pay attention to: small owner base, freehold tenure, and improving locational narrative. This is not a near-term certainty — it requires unanimous or near-unanimous consent and favourable land cost economics — but for buyers who want optionality baked into their purchase, Nicole Green offers it.