Nin Residence
Overview & Key Facts
Nin Residence is a freehold condominium at 83 Pheng Geck Avenue in the Potong Pasir enclave, District 19. Completed in 2014, the development comprises 219 units across three blocks, offering a compact but well-positioned alternative to the larger developments that define the Potong Pasir cluster. Unit sizes range from 452 sqft studio apartments to 1,765 sqft family-sized configurations — a spread that caters to investors, young couples, and small families alike.
The developer is Qingjian Realty, a Singapore-based subsidiary of the Qingjian Group with a track record that includes Visionaire EC, Riverparc Residence, and JCube Residences. Nin Residence was positioned as a city-fringe freehold option at accessible quantum — a formula that has proven durable in terms of rental demand given the proximity to Potong Pasir MRT. With an average PSF of approximately $1,550 and a current rental yield of 3.8%, the development continues to attract both owner-occupiers looking for freehold security and investors seeking steady returns in a well-connected location.
Nin Residence is not a flagship development — it was designed as a practical, value-driven freehold home near the city fringe. That positioning, combined with its MRT proximity and efficient layouts, is precisely what makes it worth evaluating in a market where freehold city-fringe condos at this quantum are increasingly scarce.
Location & Connectivity
The defining location advantage of Nin Residence is its proximity to Potong Pasir MRT on the North-East Line — approximately a 3-minute walk. This is genuine door-to-platform convenience that places residents two stops from Dhoby Ghaut, four stops from Clarke Quay, and within easy reach of the CBD. Woodleigh MRT on the same line is also accessible by a short walk. For drivers, the Central Expressway (CTE) is minutes away, with Orchard Road reachable in 15–20 minutes via Bendemeer Road and Thomson Road.
Daily amenities are well covered in the immediate surroundings. Supermarkets including Prime, FairPrice, and Sheng Siong are within a 5-minute walk. Fast food options (McDonald’s, KFC) and local eateries are readily accessible. The Potong Pasir neighbourhood has experienced quiet gentrification over the past decade, with newer developments like The Poiz Residences bringing additional retail at the MRT doorstep.
For families, the school catchment includes St Andrew’s School and Cedar Girls’ Primary and Secondary within 1 km — both well-regarded institutions. The area benefits from the ongoing transformation of the Bidadari estate nearby, which is adding parks, community facilities, and new housing that will further enhance the neighbourhood’s maturity. The Alkaff Lake Park and Bidadari Park offer green spaces within walking or cycling distance.
Schools & Education
1 primary school within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Assumption Pathway School | secondary | Within 1 km |
| Stamford Primary School | primary | Within 1 km |
| Red Swastika School | primary | ~1.2 km |
| Bartley Secondary School | secondary | ~1.3 km |
| Bendemeer Secondary School | secondary | ~1.5 km |
| Bendemeer Primary School | primary | ~1.5 km |
| Balestier Hill Primary School | primary | ~1.7 km |
| De La Salle School | primary | ~1.7 km |
Facilities
Nin Residence provides a functional set of facilities for its 219-unit scale: a lap pool, fun pool, gymnasium, clubhouse with function room, BBQ area, fitness corner, lounge, and sauna. Basement car parks and 24-hour security are standard. The facilities are clean and maintained but not expansive — this is a mid-sized development that delivers the essentials without the resort-scale amenities found in larger compounds.
“Nice condo with few people. Swimming pool is nice and surroundings are very convenient. Got supermarkets and fast food within 5 minutes walk.”
— Resident review via PropertyGuru
The smaller unit count means facilities are rarely overcrowded, which is a practical advantage over the larger neighbouring developments where pool access during weekends can be competitive. However, residents seeking tennis courts, a full-length jogging track, or multiple pool zones will need to look to developments like The Poiz Residences (731 units) or the upcoming Bidadari condos, which offer more comprehensive amenity packages at a higher density.
Unit Sizes & Layout
Nin Residence offers units from studios at 452 sqft to 4-bedroom configurations at 1,765 sqft. The layouts have been praised for their efficiency — property analysts note that Nin Residence has among the most efficient layouts in the Potong Pasir cluster, with minimal wastage of space. All bedrooms can fit queen-size beds, and the enclosed kitchen design is practical for Asian cooking. The 2-bedroom and 3-bedroom configurations are the most popular for both own-stay and rental.
Being a 2014 completion, the finishings are modern enough to avoid the full-renovation treatment that older resale condos require, though some units may benefit from cosmetic updates. Higher-floor units enjoy views toward the Potong Pasir landed estate, while lower floors face the trade-off of convenience versus road-facing noise — a frequently mentioned issue for units closer to the junction. Cross-ventilation varies by stack, so buyers should inspect airflow during viewings.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 0 BR | 9 | $1,652 | $781,876 |
| 1 BR | 9 | $1,562 | $823,876 |
| 2 BR | 31 | $1,503 | $1,325,413 |
| 3 BR | 14 | $1,559 | $1,808,571 |
| 4 BR | 4 | $1,078 | $1,885,000 |
| 5 BR | 1 | $891 | $2,100,000 |
Pricing & Market Position
Based on 68 recorded transactions, sale prices range from $725,000 to $2,488,000, averaging $1,330,876 (~$1,658 psf).
Rents range from $1,900 to $6,700 per month across 360 rental transactions. Current rental yield sits at approximately 3.1%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 39.6% (from $1,243 to $1,736 psf).
Neighbourhood Comparison
Within the Potong Pasir cluster, the most direct comparisons are The Poiz Residences (99-year, 731 units, integrated with MRT), Sant Ritz (freehold, 214 units), and The Venue Residences (freehold, 40 units). Property analysts note that Nin Residence, Sant Ritz, and The Venue Residences share similar PSF-per-year values of 14–15, making them the more affordable freehold options in the cluster. The Poiz Residences commands a premium due to its direct MRT integration and newer facilities, but carries a leasehold tenure.
For buyers choosing between Nin Residence and Sant Ritz, the difference comes down to unit size preferences and block orientation. Nin Residence generally offers more efficient layouts, while Sant Ritz provides slightly larger common areas. Both are freehold, both are near the MRT, and both trade in a similar PSF band. The Venue Residences, at only 40 units, offers greater exclusivity but with correspondingly limited facilities and thinner resale liquidity. Nin Residence occupies the middle ground: enough units for a functional condo community without the density trade-offs of a 700+ unit development.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| NIN RESIDENCE | 99 yrs lease commencing from 2010 | 2014 | 219 | $1,658 |
| THE WOODLEIGH RESIDENCES | 99 yrs lease commencing from 2017 | 2021 | 667 | $2,229 |
| THE TRE VER | 99 yrs lease commencing from 2018 | 2021 | 729 | $1,919 |
| BARTLEY RIDGE | 99 yrs lease commencing from 2012 | 2018 | 868 | $1,708 |
| PARK COLONIAL | 99 yrs lease commencing from 2017 | 2021 | 805 | $2,145 |
| THE POIZ RESIDENCES | 99 yrs lease commencing from 2014 | 2019 | 731 | $1,867 |
Lease Decay Analysis
The 99-year lease runs from 2010, meaning approximately 16 years have already been consumed. Roughly 83 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~83 years | Full bank financing available |
| 2040 | ~69 years | CPF usage still unrestricted for most buyers |
| 2049 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2069 | ~39 years | Significant financing restrictions for next buyer |
| 2109 | Expiry | Lease reverts to state |
For a buyer purchasing today with a 10-year horizon (exit around 2036), the lease situation is essentially a non-issue — you’d be selling a property with ~73 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates NIN RESIDENCE across multiple dimensions.
What Residents Say
“Transportation is very convenient as bus-stop and MRT station is just a stone’s throw away. Famous schools such as St Andrew’s and Cedar Girls are within 1 km.”
— Resident review via 99.co
“Spacious layout compared to many new developments. The bedrooms can all fit queen-size beds, and the enclosed kitchen is practical. Not a fancy condo but very liveable.”
— Owner review via PropertyGuru
“Near a road junction means very noisy and dusty. You’ll be dusting furniture and cleaning the floor everyday if you face the main road. Some rooms are too close to the highway.”
— Resident warning via SingaporeExpats
The overall review pattern is positive but polarised by stack selection. Residents in quieter stacks praise the convenience, layout efficiency, and low-key community atmosphere. Those in road-facing units consistently flag noise and dust as the primary drawbacks. The lesson is clear: stack and floor selection at Nin Residence matters more than at many other developments.
Strengths & Weaknesses
- Freehold tenure — no lease-decay risk
- Approximately 3-minute walk to Potong Pasir MRT (North-East Line)
- Efficient unit layouts with minimal space wastage
- Healthy 3.8% gross rental yield for city-fringe freehold
- Multiple supermarkets and eateries within 5-minute walk
- St Andrew's School and Cedar Girls' within 1 km catchment
- Bidadari transformation adding parks and amenities nearby
- Mid-sized 219-unit development — facilities not overcrowded
- Modern 2014 completion — no major renovation required
- CTE expressway access for drivers — Orchard Road in 15 minutes
- Road noise is significant for junction-facing units
- Facilities are limited — no tennis court or resort-scale amenities
- Some early owners reported unit defects at handover
- Not a prestige address — Potong Pasir lacks lifestyle cachet
- Lower-floor units face dust and noise from nearby roads
- Smaller development means limited common green spaces
- No direct sheltered path to MRT — exposed walk required
- Cross-ventilation varies significantly by stack orientation
Verdict
Nin Residence delivers on a straightforward value proposition: freehold tenure, strong MRT proximity, efficient layouts, and a 3.8% rental yield — all at a price point that undercuts newer freehold launches in the city fringe. At an average of approximately $1,550 PSF, it offers meaningful savings compared to The Poiz Residences ($1,700+ PSF, 99-year lease) while retaining the permanent tenure advantage that supports long-term hold strategies.
The weaknesses are equally clear. Facilities are limited for buyers accustomed to larger developments. Road noise is a real issue for certain stacks. Some early owners reported unit defects, though this is now a historical issue for resale buyers who can inspect finished units. The Potong Pasir cluster is not a prestige address — it lacks the lifestyle cachet of Tiong Bahru or the aspirational pull of the Holland corridor. What it offers instead is practical, well-connected, freehold living at an accessible quantum.
For investors, the 3.8% yield is healthy for a freehold city-fringe asset, and the freehold tenure eliminates lease-decay risk entirely. For owner-occupiers, the 3-minute MRT walk, proximity to schools, and the Bidadari transformation tailwind make this a sensible medium-term home. Nin Residence is not glamorous, but it is efficient, well-located, and structurally sound as a real estate holding.