Nim Gardens

13 filed transactions · District 28 · OCR

Median, per square foot

1,230 psf

Observed range

$1,071 — $1,437 psf
S$2,350k median price

Freehold · 13 filed transactions

▲ 31.5% vs 12 months ago

S$2,350k

Median price

Filed transactions

30%

Spread, low to high

URA Data Service — PMI_Resi_Transaction · 2021-09 to 2026-09 · accessed 2026-09-10

Which of these are you

I’m considering buying this

What it costs on the day, at $2,350,000Loan, downpayment, the cash CPF cannot cover, and both stamp duties
Run six checks before you commitThe asking price, nearby MOP supply, land coming, and what could be built next door
What a higher floor is worth hereMeasured within this building, not across the country
What is within reach of itSchools, stations and shops, at straight-line distance
Put it beside another blockTwo or three side by side, in a link you can send to whoever else is deciding

I own this

Median price by month13 months with a sale

Dec '21 · S$2,000kOct '25 · S$2,630k

The transactions behind those figures13 of 13

Nothing modelled — these are the filed sales.

170 sqm · floor 06-10Condominium · Resale · 2025-10

S$2,630,000$1437 psf

170 sqm · floor 01-05Condominium · Resale · 2025-09

S$2,520,000$1377 psf

206 sqm · floor 01-05Condominium · Resale · 2025-06

S$2,750,000$1240 psf

170 sqm · floor 01-05Condominium · Resale · 2025-04

S$2,400,000$1312 psf

170 sqm · floor 06-10Condominium · Resale · 2024-12

S$2,468,000$1349 psf

170 sqm · floor 01-05Condominium · Resale · 2024-10

S$2,225,000$1216 psf

170 sqm · floor 01-05Condominium · Resale · 2024-09

S$2,350,000$1284 psf

170 sqm · floor 06-10Condominium · Resale · 2024-05

S$2,199,888$1202 psf

Why a range, not one number. Valuation tools routinely disagree by S$15,000–S$80,000 on the same home, because none can see your floor, facing, renovation or lease. The spread above is the real one — the cheapest and dearest psf actually filed here over the period. Where your unit sits inside it depends on the things the data cannot see.

Contains information from HDB Resale Flat Prices (data.gov.sg) accessed on 2026-09-10 from data.gov.sg, made available under the Singapore Open Data Licence v1.0Contains information from URA Data Service — PMI_Resi_Transaction accessed on 2026-09-10, made available under the Singapore Open Data Licence v1.0

What the floor is worth

This project—

Not enough filed sales at both ends of this project to compare it with itself. It needs 3 or more high and 3 or more low. The figure beside this one is the town, not here.

District 28, typical project+4.6%

Middle of 3 projects in District 28 that clear the bar — half fall between +3.6% and +9.6%. None came out negative in this set.

Every band in District 28, for reference. This pools all buildings in the town, so it carries the estates as well as the storeys — a town whose tall blocks are its newest ones will show a steeper climb than height alone buys. The two figures above are the ones that hold a building constant.

Storeys	Median psf	Filed sales
01-05	S$1,204	541
06-10	S$1,414	140
11-15	S$1,473	120
16-20	S$1,565	113
21-25	S$1,548	40

URA Data Service — PMI_Resi_Transaction · accessed 2026-09-10T21:15:39.110Z. Storey bands are the source's own — no floor number is inferred from them. A premium is a median of filed transactions, not a valuation of any home.

What's around

Straight-line distance from the building — the walk is longer, and how much longer depends on what is in the way.

Nearest station

Ang Mo Kio

1.9km

Primary schools within 1km

nearest 1.5km — outside the band

Primary schools · straight-line distance

4 more between 1km and 2km

Jing Shan Primary School1.5km
Rosyth School1.6km
Fernvale Primary School1.7km
Sengkang Green Primary School1.9km

A band is priority, not a place — and this is an indication, not MOE's answer. MOE measures home to school in a straight line, which is what is measured here. But it measures to the school's land boundary and this measures to the school's single registered coordinate, so a large campus reads as further away than MOE would find it. It also measures from the address on your child's registration, not from the block. A school near the line can fall either side of it once MOE measures it, and an oversubscribed school still ballots within a band. For the official category for a specific address, use OneMap's SchoolQuery.

Stations

Ang Mo Kio1.9km
Fernvale1.9km

Also nearby

Hawker centreAng Mo Kio Ave 10 Blk 527 (Cheng San Market and Cooked Food Centre)1.3km
ParkNim Meadow Park246m
Other schoolsSerangoon Garden Secondary School1.5km

Coordinates from OneMap, © Singapore Land Authority. Distances are straight-line.
Station exit locations — LTA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
School addresses — MOE School Directory and Information (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
Hawker centre locations — NEA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
Park locations — NParks (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.

What has sold nearby300m

Distance from Nim GardensStraight-line, not walking — what sits between two points is in no dataset here.

7projects within 300m

$1,035–$1,326the middle half, per sq ft

$1,132median of those sales

From 103 filed sales — the 20 most recent at each project, which is all this index keeps. 3 of them are at that limit, so they have sold more than is counted here.

Project	Away	Filed	Floor	Size	PSF
Mimosa Park	189m	2026-08	—	277 sqm	$1,040
Mimosa Park	189m	2026-08	—	283 sqm	$1,123
Belgravia Ace	231m	2026-08	—	377 sqm	$1,281
Belgravia Green	184m	2026-07	—	322 sqm	$1,187
Belgravia Ace	231m	2026-07	—	377 sqm	$1,257
Belgravia Ace	231m	2026-06	—	377 sqm	$1,232
Nim Collection	201m	2026-05	—	209 sqm	$1,836
Lilac Park	125m	2026-02	—	377 sqm	$1,243
Este Villa	214m	2026-02	—	312 sqm	$1,038
Este Villa	214m	2026-02	—	318 sqm	$1,070
Este Villa	214m	2025-12	—	315 sqm	$1,028
Este Villa	214m	2025-11	—	502 sqm	$811
Belgravia Green	184m	2025-10	—	322 sqm	$1,168
Mimosa Park	189m	2025-07	01-05	163 sqm	$1,321
Mimosa Park	189m	2025-07	01-05	176 sqm	$1,430
Mimosa Park	189m	2025-07	01-05	176 sqm	$1,320
Belgravia Green	184m	2025-04	—	306 sqm	$1,093
Mimosa Park	189m	2025-03	06-10	200 sqm	$1,384
Mimosa Park	189m	2025-02	01-05	163 sqm	$1,237
Mimosa Park	189m	2025-02	06-10	200 sqm	$1,347

The 20 most recent are listed, out of 103 in the index at this radius. The floor band is what URA and HDB publish; neither feed carries a unit number.

The afternoon sun, and what is approved in it247°–293°

Seen from here, the sun sets at 247° (WSW) in December and 293° (WNW) in June — a swing of 47° across the year. A window on one of those bearings takes the low sun for part of the year and none of it for the rest.

Today the sun drops below 15° at 06:04 pm and sets at 07:00 pm, arriving from 273° (W). Above that angle it is over the roof rather than through the window; near the equator the midday sun is almost overhead, which is why this is only ever about the last hour.

Which way does the unit face?

Nothing published says which way a unit points — not URA, not HDB. You are the one standing in it, or holding the plan. If the floor plan carries a north arrow, the plan reader will read it off and say so when it cannot.

4 permitted planning decisions sit on those bearings within 400m. What it means depends entirely on which:

Approved	Away	Bearing	Height	What
2024-05-10	177m	286° WNW	3 storeys	Proposed amendment to approved reconstruction of a 3-storey envelope control semi-detached dwelling house to a 2-store…
2025-12-03	177m	286° WNW	3 storeys	Proposed amendment to approved reconstruction of a 3-storey envelope control semi-detached dwelling house to a 2-store…
2024-09-12	256m	290° WNW	3 storeys	Proposed new erection of a 3-storey envelope control corner terrace dwelling house with attic on lot 11063l mk18 at 34…
2026-06-08	256m	290° WNW	3 storeys	Proposed amendment to approved new erection of a 3-storey envelope control corner terrace dwelling house with attic on…

This does not tell you whether anything is blocked. A shadow needs the height and footprint of every building between you and the sun, and no public dataset here carries them — so none is drawn. What is above is the bearing the sun arrives on, which is astronomy, and what has been permitted along it, which is a filed decision with a reference number. Joining the two is yours. Bearings and distances are straight-line. A decision is permission to build, not a building: some are never started, and heights come from URA’s own wording, which states one about four times in five.

Where the money actually goes

Drag the sale price. Everything moves.

Cash

Loan

CPF principal

CPF interest

Fees

Sale price · S$2,350,000

Outstanding loan

CPF principal used

Years held

Agent fee %

Sale priceS$2,350,000

Outstanding loan−S$180,000

CPF principal refundBack into your CPF, not lost−S$150,000

CPF accrued interestCPF OA rate, compounded over 12 years−S$52,416

Agent fee (2% + GST) and legal−S$54,030

Cash in handS$1,913,554

S$202,416 returns to your CPF, not your pocket — still yours, and it can fund the next purchase. The accrued interest alone is S$52,416, and it grows every year you hold. HDB concessionary loan interest is 2.6% p.a.; CPF Ordinary Account accrues at 2.5%.

Look up somewhere else

Any HDB block or private project in Singapore.