Overview & Key Facts
ST NICHOLAS VIEW is a 99 yrs lease commencing from 1995 condominium at ST. NICHOLAS VIEW in District 20 (OCR), developed by BUKIT SEMBAWANG VIEW PTE LTD (BUKIT SEMBAWANG ESTATES LIMITED), comprising 84 units, completed in 1999.
Location & Connectivity
ST NICHOLAS VIEW is approximately 550m from Mayflower MRT station, with 3 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Mayflower | Thomson-East Coast Line | 550m |
| Bright Hill | Thomson-East Coast Line | 1 km |
| Lentor | Thomson-East Coast Line | 1.4 km |
Schools & Education
12 schools within 2 km (5 within 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 |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 4 BR | 14 | $1,421 psf | $2,353,421 |
| 5+ BR | 5 | $1,078 psf | $2,543,000 |
Market Position
ST NICHOLAS VIEW has recorded 19 sales at an average price of $2,403,310.
Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 8 | $1,124 psf | — |
| 2022 | 2 | $1,162 psf | ↑ 3.4% |
| 2023 | 2 | $1,549 psf | ↑ 33.3% |
| 2024 | 5 | $1,467 psf | ↓ 5.3% |
| 2025 | 1 | $1,680 psf | ↑ 14.5% |
| 2026 | 1 | $1,858 psf | ↑ 10.6% |
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ST NICHOLAS VIEW prices sit at a fresh series high after a 10.6% gain on the prior period, now 65.3% above the 2021 starting level.
Price Index Check
The ShiokNest Price Index for District 20 reads 143.5 as of June 2026 — up 4.6% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
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Neighbourhood Comparison
| Condo | Tenure | Avg PSF | Sales |
|---|---|---|---|
| AMO RESIDENCE | 99 yrs lease commencing from 2021 | $2,152 psf | 409 |
| JADESCAPE | 99 yrs lease commencing from 2018 | $2,107 psf | 386 |
| THE PANORAMA | 99 yrs lease commencing from 2013 | $1,845 psf | 222 |
| SEMBAWANG HILLS ESTATE | Freehold | $1,951 psf | 176 |
| SKY VUE | 99-year leasehold | $1,973 psf | 171 |
Lease Analysis
With 68 years remaining on its 99-year lease, ST NICHOLAS VIEW still qualifies for full bank financing and CPF usage.
What Could Work Against You
- About 68 years remain on the lease. Decay is not yet a financing problem, but buyers holding beyond 10-15 years should model the value drag as the 60-year threshold approaches.
- Only 2 transactions were recorded in the past 12 months, so the price figures here rest on a thin sample — a single outlier deal can move the averages.
Best suited for
Who This Actually Suits
Buyers most likely to be happy here: families with young children, mrt-walkable commuters and nature / park-fronting. Family-suitable layout and OCR (Outside Central Region) location with established school catchments nearby.
For en-bloc speculators, it can work — but weigh the trade-offs before committing.
long-term hold (10+ yr), cpf-only buyers and resort facilities should probably look elsewhere. Tenure and location resilience suit long-horizon ownership.
Verdict
ST NICHOLAS VIEW is a 99 yrs lease commencing from 1995 development in District 20 (OCR), with 84 units, offering a gross yield of 3.4%.
At ~$1,769 psf, it represents a competitive entry point in the OCR segment.
Explore the full ST NICHOLAS VIEW dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing ST NICHOLAS VIEW against staying public? These HDB towns sit within walking or short-drive distance:
- Ang Mo Kio — 4-room average $724,816 (310m away), an upgrader gap of about $1,700,000
- Bishan — 4-room average $791,445 (1 km away), an upgrader gap of about $1,600,000
FAQ
What is the average PSF for ST NICHOLAS VIEW?
Is ST NICHOLAS VIEW freehold?
What is the rental yield for ST NICHOLAS VIEW?
Which MRT is nearest to ST NICHOLAS VIEW?
Sources & Next Steps
- ST NICHOLAS VIEW Dashboard — Live charts and analytics
- URA REALIS — Official transaction data
- District 20 (Ang Mo Kio, Bishan) — District 20 neighbourhood guide
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 19 transactions
- Rental data: 1 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Jun 2026 · 19 records analysed · Source: URA private-sale caveats