Perched on the storied slopes of Nassim Hill, 19 Nassim is one of Singapore's most quietly commanding luxury addresses. Developed by Parksville Development Pte Ltd — a wholly owned subsidiary of Keppel Land — this boutique ten-storey development offers just 101 residences on a plot held under a 99-year leasehold tenure commencing 17 June 2019, placing its effective lease expiry in 2118. The project obtained its Temporary Occupation Permit and welcomed residents in 2023, completing a journey that began with its March 2020 launch at the cusp of a global pandemic. That timing, far from suppressing appetite, proved to be a study in the resilience of ultra-prime CCR demand: by early 2024 a 1,830 sq ft unit had transacted at S$6 million, and headline PSF figures have since been recorded as high as S$3,906 psf — a new benchmark for the street at the time of that trade. For buyers who prize understated prestige over tower-block anonymity, 19 Nassim distils what District 10's Nassim corridor has long promised: low density, distinguished architecture, and a postcode that needs no elaboration to Singapore's wealth community.
Snapshot as of 2026-05 — figures above reflect publicly available URA/HDB data at the time of this editorial review (as of 2026-05).
Nassim Road and its immediate tributaries — Nassim Hill, Nassim Gate, Nassim Grove — form the inner sanctum of Singapore's Core Central Region. This is Good Class Bungalow territory interspersed with a handful of boutique condominiums; the land is scarce, the lot sizes are generous, and the neighbours are often listed on regional rich lists. 19 Nassim sits at the intersection of two macro tailwinds that have sustained CCR values through successive cooling-measure cycles: the continued wealth inflow into Singapore from across Asia, and the structural undersupply of small-footprint luxury developments with fewer than 150 units.
The Thomson – East Coast Line (TEL) has materially upgraded the connectivity of this previously transit-light enclave. Napier MRT (TE12) is a 242-metre walk from the development — one of the shortest station-to-door distances of any CCR project — while Orchard Boulevard MRT (TE13) and the Orchard Interchange (NS22/TE14) are also within comfortable walking range. This trifecta of TEL access places global financial hubs, hospitals, and the Orchard retail spine within rapid reach, satisfying both owner-occupiers and the expatriate rental pool that anchors CCR gross yields. According to transaction data, rentals at 19 Nassim have ranged from S$7,500 to S$18,000 per month, with a peak lease recorded in early 2025 at S$15,800 per month for a 1,700 sq ft three-bedroom unit. Against median transacted prices in the S$3,009 – S$3,793 psf band, this implies gross rental yields broadly in the 2.5 – 3.5 per cent range — consistent with CCR norms and supported by the project's proximity to multinational employers along Orchard, Tanglin, and Buona Vista.
The wider Nassim precinct is insulated from the oversupply risk that periodically weighs on larger CCR sub-markets. New supply on Nassim Road itself is effectively constrained by land scarcity and the prevalence of landed housing. Competing boutique launches in D10 — Les Maisons Nassim, Cuscaden Reserve — occupy premium price points that reinforce, rather than cannibalise, 19 Nassim's positioning. The Singapore government's URA property data consistently shows CCR non-landed private residential prices holding their long-run trajectory, underpinned by foreign demand and limited launches in the sub-200-unit boutique segment.
We track 93 sales and 41 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the 19 NASSIM dashboard.
- Average sale price: $3,330,639 across 93 transactions
- Estimated gross rental yield: 3.1%
- District 10 PSF ranking: Premium tier (top 6%)
- · CCR · D10 · 101 units
About 19 NASSIM
19 NASSIM is a condominium, located at NASSIM HILL in District 10 (Ardmore, Bukit Timah, Holland Road, Tanglin) (Core Central Region), comprising 101 residential units, completed in 2021.
With approximately 94 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 19 NASSIM:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 26 | $3,306 psf | $2,033,696 |
| 2 BR | 24 | $3,334 psf | $2,846,399 |
| 3 BR | 25 | $3,442 psf | $3,598,766 |
| 4 BR | 18 | $3,574 psf | $5,477,255 |
Sales Market Overview
19 NASSIM has recorded 93 sale transactions with an average transaction price of $3,330,639, ranging from $1,848,000 to $6,000,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 1 | $3,751 psf | $5,288,888 | — |
| 2023 | 8 | $3,524 psf | $3,751,856 | ↓ 6.1% |
| 2024 | 54 | $3,392 psf | $3,567,288 | ↓ 3.7% |
| 2025 | 26 | $3,354 psf | $2,851,542 | ↓ 1.1% |
| 2026 | 4 | $3,511 psf | $1,918,000 | ↑ 4.7% |
19 NASSIM ranks in the top 6% of condos in District 10 by average PSF.
Compared to the CCR average of $2,447 psf, 19 NASSIM trades 39% above the segment benchmark.
Loading chart data...
Rental Market Overview
19 NASSIM has recorded 41 rental transactions with monthly rents averaging $8,728/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 5 | $9,980/mo | $5,000/mo | $15,000/mo |
| 1 BR | 15 | $6,193/mo | $4,800/mo | $7,500/mo |
| 2 BR | 16 | $8,972/mo | $7,500/mo | $11,500/mo |
| 3 BR | 5 | $14,300/mo | $13,200/mo | $15,800/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2024 | 13 | $8,308/mo |
| 2025 | 24 | $9,090/mo |
| 2026 | 4 | $7,925/mo |
Loading chart data...
Investment Analysis
Based on average rents and sale prices, 19 NASSIM delivers an estimated gross rental yield of 3.1%. This is above the Singapore-wide benchmark of approximately 3%.
Competing Condos in District 10
Side-by-side comparison against the most actively traded condos in District 10 (Ardmore, Bukit Timah, Holland Road, Tanglin):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| SKYE AT HOLLAND | 99 yrs lease commencing from 2024 | 666 | $2,946 psf | 666 |
| LEEDON GREEN | Freehold | 638 | $2,786 psf | 571 |
| D'LEEDON | 99 yrs lease commencing from 2010 | 1703 | $1,861 psf | 438 |
| HYLL ON HOLLAND | Freehold | 319 | $2,648 psf | 327 |
| FOURTH AVENUE RESIDENCES | 99 yrs lease commencing from 2018 | 476 | $2,465 psf | 296 |
Location Map
Map shows 19 NASSIM (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- 19 NASSIM
- Napier MRT
- Orchard Boulevard MRT
- Orchard MRT
- Orchard MRT
- Methodist Girls'
- Methodist Girls'
- Tanglin Secondary School
Nearby MRT Stations
19 NASSIM is 180m from Napier MRT (Thomson-East Coast Line), with 4 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Napier | TE12 | Thomson-East Coast Line | 180m |
| Orchard Boulevard | TE13 | Thomson-East Coast Line | 1.2 km |
| Orchard | NS22 | North-South Line | 1.2 km |
| Orchard | TE14 | Thomson-East Coast Line | 1.2 km |
Nearby Schools
There are 17 schools within 2 km of 19 NASSIM, including 7 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Methodist Girls' School | Secondary | 280m |
| Methodist Girls' School (Primary) | Primary | 380m |
| Tanglin Secondary School | Secondary | 470m |
| Chatsworth International School (Orchard) | International | 530m |
| ISS International School (Paterson) | International | 780m |
| ISS International School (Preston) | International | 850m |
| Nanyang Primary School | Primary | 930m |
| CHIJ (Kellock) | Primary | 1.2 km |
| Nanyang Girls' High School | Secondary | 1.3 km |
| Swiss School Singapore | International | 1.4 km |
| St. Anthony's Primary School | Primary | 1.4 km |
| River Valley Primary School | Primary | 1.4 km |
Architecture and design pedigree. 19 Nassim was designed by Chan Soo Khian, Principal of SCDA Architects, the studio behind some of Singapore's most acclaimed luxury residences. The design vocabulary is one of restrained sophistication: clean horizontal lines, earthy material palettes, and tropical landscaping that softens the building's profile into its leafy hillside context. Each of the 101 units features bespoke customised interiors, and many enjoy direct views of the surrounding canopy — a rarity in an increasingly dense CCR. The single-block, ten-storey configuration means no unit is squeezed between two adjacent towers, and the low density translates to more than 30 facilities shared across just 101 households.
Ultra-prime address with genuine scarcity value. The Nassim Hill address is not replicated. Unlike the Orchard Road corridor, where new launches can appear on adjacent plots, the Nassim cluster is effectively built out. This scarcity has historically supported capital preservation: GCB land on Nassim Road has been recorded at S$4,550 psf and a single bungalow lot on the street was listed in 2025 for a reported S$308 million — figures that contextualise why condo PSFs here command a structural premium over most other CCR sub-districts. Buyers are effectively purchasing into a neighbourhood where the land itself is a finite resource.
Thomson – East Coast Line connectivity. The opening of Napier MRT (TE12) at 242 metres from the lobby materially changes the walk-score profile of this address. Pre-TEL, Nassim Hill residents relied on cars or Orchard bus routes. Now, a direct line runs through Orchard, Stevens, Newton, and onward to the financial district at Marina Bay, with direct connections into Changi Airport via the eastern leg. For the expatriate tenant — typically the anchor of CCR rental demand — this is a decisive upgrade. A buyer evaluating rental income prospects today is looking at a structurally better-served asset than the same address was five years ago.
Keppel Land developer track record. Keppel Land's Singapore residential portfolio spans decades of landmark completions. The developer's willingness to hold and market furnished completed units post-TOP (reported by EdgeProp) signals confidence in the product and removes the completion-risk overhang common to off-plan purchases. Buyers transacting in the secondary market are purchasing a delivered, tenanted-ready asset from a developer whose after-sales management and building quality standards are well-documented in Singapore's property research ecosystem.
Proximity to lifestyle anchors. Singapore Botanic Gardens UNESCO World Heritage Site is reachable in under ten minutes on foot. Dempsey Hill's concentration of Michelin-recommended restaurants and lifestyle boutiques sits moments away. Tanglin Mall (379 metres) provides premium grocery and retail access via Cold Storage Specialty and Jason's The Gourmet Grocer. For families, the precinct sits within the proximity catchment of several international schools and Singapore's premier medical belt along Napier and Gleneagles roads. These lifestyle and amenity attributes underpin consistent expatriate rental demand and support owner-occupier wellbeing in equal measure.
99-year leasehold decay in an ultra-prime address. The single most material risk for a long-hold investor at 19 Nassim is tenure. The land lease commenced on 17 June 2019, meaning the lease has already consumed approximately seven years. While the remaining term of roughly 92 years is not immediately restrictive, leasehold properties in Singapore historically experience accelerating value discount relative to freehold comparables as the lease passes the 60-year mark. Neighbouring properties on Nassim Road include freehold GCBs and freehold boutique condominiums. A buyer paying S$3,300 – S$3,900 psf for a leasehold asset should model their exit horizon carefully and account for the comparative disadvantage versus freehold supply that will persist in perpetuity in this sub-district.
Thin resale liquidity. With only 101 units and a buyer pool concentrated among UHNW individuals and corporate tenants, the secondary market at 19 Nassim is structurally narrow. Price discovery can be lumpy — a small number of motivated sellers in any given quarter can set PSF benchmarks that may not reflect true steady-state value. Buyers should not assume the ease of exit they might find in a 500 – 800-unit development. This illiquidity premium cuts both ways: it constrains downside protection but can also generate outsized gains when a scarcity narrative takes hold.
CCR cooling-measure sensitivity. Singapore's Additional Buyer's Stamp Duty (ABSD) regime — currently at 60 per cent for foreign buyers purchasing any residential property, and 20 per cent for Singapore Permanent Residents on a second purchase — bears disproportionately on the CCR buyer pool, which skews toward foreign nationals and multi-property investors. Any tightening of ABSD rates or loan-to-value limits could compress transaction volumes and sentiment in the sub-S$10 million ticket range more sharply here than in the OCR mass-market. Buyers should consult a licensed financial adviser and use the Stamp Duty Calculator and Total Cost Calculator to stress-test acquisition costs under current and hypothetical future ABSD scenarios.
Rental yield compression risk. Gross yields of 2.5 – 3.5 per cent leave limited buffer if rental demand softens or vacancy periods extend between tenancies. In a boutique development of 101 units, a cluster of simultaneous lease renewals and a tightening expatriate relocation budget can produce temporary rental softness. Buyers relying on rental income to service mortgage obligations should run their numbers conservatively through the Cash Flow Calculator and the Affordability Calculator before committing.
- ✅ UHNW owner-occupier seeking a boutique Nassim address: 101 units, SCDA architecture, and a Nassim Hill postcode deliver precisely the low-density prestige this buyer values. Napier MRT proximity adds day-to-day convenience without compromising the enclave's residential character.
- ✅ Singapore PR or citizen adding a CCR investment property: Structural supply scarcity on Nassim Hill, TEL connectivity, and a proven expatriate rental market support both income and capital preservation objectives. ABSD on a second property for PRs (20%) is material but manageable for high-net-worth buyers at this ticket size.
- ✅ Expatriate professional relocating to Singapore on a corporate package: The Nassim corridor is a perennial first-choice address for C-suite expatriates. Napier MRT, proximity to Gleneagles and Mount Elizabeth hospitals, and a walkable lifestyle strip (Dempsey, Tanglin Mall) align with the lifestyle expectations of this tenant segment.
- ⚠️ Foreign investor (non-PR) seeking Singapore residential exposure: The 60% ABSD for foreign buyers adds approximately S$1.1 – S$2.5 million in upfront tax depending on unit size and price. The leasehold tenure further erodes the store-of-value case relative to freehold alternatives. The investment case depends heavily on a conviction that Nassim scarcity premium outpaces the lease decay and tax drag over the intended hold period.
- ❌ First-time buyer seeking a starter CCR condo: Entry prices of S$1.8 – S$4.2 million for available units, combined with CCR ABSD exposure for PRs and the boutique resale market's limited liquidity, make 19 Nassim a poor fit for buyers establishing their first property foothold. The Affordability Calculator and TDSR Calculator will quickly illustrate the income thresholds required.
- ⚠️ Value-conscious investor comparing CCR leasehold options: At S$3,009 – S$3,793 psf for a leasehold asset, 19 Nassim commands a prestige premium over many CCR alternatives. The address scarcity justifies part of this premium, but buyers running a pure yield or total-return model on a 10 – 15-year horizon should benchmark carefully against freehold CCR stock using the Property Comparison tool and the ROI Calculator.
19 Nassim is a rare thing in Singapore's new-launch landscape: a genuinely boutique address — 101 units, one block, one architect — on a street where supply will almost certainly never be replicated at scale. For the buyer whose primary objective is a prestigious, low-density Nassim Hill home with TEL connectivity and Keppel Land's finishing quality, it is difficult to fault the proposition within its price bracket. The SCDA design, the 50-metre lap pool, the proximity to Napier MRT and Singapore Botanic Gardens, and the rental demand from the CCR expatriate market combine to make this an asset that genuinely earns its premium.
The caveats are equally clear-eyed. The 99-year leasehold tenure — commencing 2019, with roughly 92 years remaining today — is a permanent structural disadvantage relative to the freehold GCBs and boutique condominiums that define the Nassim streetscape. The secondary market is thin, ABSD friction is substantial for non-citizens, and rental yields of 2.5 – 3.5 per cent offer modest income cushioning relative to the capital deployed. These are not deal-breakers for the right buyer, but they demand honest underwriting.
Taken in the round, 19 Nassim is best suited to owner-occupiers and long-term holders who value address scarcity and architectural distinction above raw yield optimisation. For that buyer, the Nassim Hill postcode — enhanced by TEL access and insulated by structural supply constraints — remains one of the most defensible residential positions in Singapore's Core Central Region. Use the District 10 Analytics page to benchmark current CCR price trends before entering negotiations, and consult a licensed property professional for personalised advice.
FAQ
What is the average price for 19 NASSIM?
What is the rental yield for 19 NASSIM?
Is 19 NASSIM freehold or leasehold?
What financing options are available, and what are the TDSR implications?
Residential property financing in Singapore is subject to the Total Debt Servicing Ratio (TDSR) cap of 55 per cent of gross monthly income, and a maximum Loan-to-Value (LTV) of 75 per cent for a first property loan (lower for subsequent loans). At a purchase price of S$3 million with 75% LTV, the loan quantum is S$2.25 million; a 25-year loan at approximately 3.5 per cent per annum implies monthly repayments of roughly S$11,250 — requiring gross household income of at least S$20,450 per month to satisfy TDSR. Run your precise figures through the Mortgage Calculator, TDSR Calculator, and Affordability Calculator for a complete financing picture, and consult a licensed mortgage adviser for rate comparisons.
How far is 19 Nassim from the nearest MRT station?
Napier MRT (TE12) on the Thomson – East Coast Line is approximately 242 metres from 19 Nassim — a walk of around three to four minutes. Orchard Boulevard MRT (TE13) and the Orchard Interchange (NS22/TE14) are also within walking distance. The TEL provides a single-transfer connection to Marina Bay, the financial district, and Changi Airport, significantly upgrading the transit accessibility of this traditionally car-centric enclave.
What stamp duty costs apply when purchasing 19 Nassim?
Stamp duty obligations at 19 Nassim vary significantly by buyer profile. Singapore Citizens purchasing their first residential property pay Buyer's Stamp Duty (BSD) only (1 – 6% on purchase price, tiered). Singapore Permanent Residents pay an additional 5% ABSD on a first purchase and 30% ABSD on a second. Singapore Citizens pay 20% ABSD on a second property. Foreign buyers — including Employment Pass holders — pay a 60% ABSD on any residential purchase. At a S$3 million purchase price, a foreign buyer faces roughly S$1.8 million in ABSD alone. Use the Stamp Duty Calculator and Total Cost Calculator to compute the full acquisition cost for your specific profile.
How does 19 Nassim compare to other District 10 CCR condominiums?
19 Nassim occupies the boutique ultra-premium tier within District 10, defined by its Nassim Hill address, sub-150-unit scale, SCDA architecture, and Keppel Land developer pedigree. Its primary comparables are other low-density CCR projects in the Nassim – Tanglin corridor. Key differentiators relative to larger CCR towers are lower common-facility congestion, stronger address scarcity, and a more homogeneous resident community. The trade-off is thinner resale liquidity and a leasehold tenure that contrasts with some freehold neighbours. Explore the District 10 Analytics dashboard for current price trends, transaction volumes, and PSF benchmarks across comparable CCR projects, and use the Property Comparison tool to run a side-by-side analysis.
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA.
- Sales data: 93 transactions analysed
- Rental data: 41 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 19 NASSIM
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.
New Sale vs Resale Mix
Of the 1,955 condo transactions recorded in District 10 over the last 12 months, 50% resale, 48% new sale, 2% sub sale. A resale-heavy mix points to an established market trading on fundamentals; a new-sale-heavy mix means developer launches are setting the price benchmarks.
Loading chart data...
Price Index Check
The ShiokNest Price Index for District 10 reads 116.8 as of June 2026 — down 3.6% 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.
Loading chart data...
Upcoming Supply Pipeline
1 active Government Land Sales site in District 10 could add roughly 180 new units to local supply. Incoming supply of this scale tends to cap short-term price growth in the immediate area but also signals planning confidence in the location.
| Site | Street | Est. units | List | Status |
|---|---|---|---|---|
| Holland Plain | — | ~180 | Reserve | Available |
HDB Alternatives Nearby
Weighing 19 NASSIM against staying public? These HDB towns sit within walking or short-drive distance:
- Queenstown — 4-room average $1,002,705 (1.5 km away), an upgrader gap of about $2,350,000
- Bukit Merah — 4-room average $894,787 (1.7 km away), an upgrader gap of about $2,450,000
- Bukit Timah — 4-room average $846,049 (1.9 km away), an upgrader gap of about $2,500,000