LES MAISONS NASSIM is a freehold development along NASSIM ROAD in District 10 (Bukit Timah / Holland), part of the CCR segment of Singapore's private residential market. The project comprises 14 units and is TOP 2021.
This profile draws on 14 recorded transactions from URA REALIS to frame the project's character: who actually lives here, who buys here, and where the pricing sits relative to immediate alternatives. For the broader district context, see the Singapore price-heatmap map.
At roughly 5 years from TOP, LES MAISONS NASSIM is in the early-mature phase: facilities are well-broken-in, strata operations are stable, and pricing has been through one or two market cycles — making comparable-sales analysis meaningful.
Within District 10 (Bukit Timah / Holland), the immediate context for LES MAISONS NASSIM is shaped by the broader URA Master Plan zoning for the area, ongoing or planned infrastructure (MRT extensions, expressway changes, school relocations), and the supply pipeline of nearby launches. See the URA Master Plan 2019 for the precinct-specific land-use overlay before underwriting medium-term capital appreciation.
We track 14 sales and 1 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the LES MAISONS NASSIM dashboard.
- Average sale price: $43,705,123 across 14 transactions
- Estimated gross rental yield: 1.2%
- District 10 PSF ranking: Premium tier (top 0%)
- Freehold tenure · CCR · D10 · 14 units
About LES MAISONS NASSIM
LES MAISONS NASSIM is a freehold condominium, located at NASSIM ROAD in District 10 (Ardmore, Bukit Timah, Holland Road, Tanglin) (Core Central Region), comprising 14 residential units, completed in 2021.
As a freehold property, LES MAISONS NASSIM does not face lease decay concerns.
Sales Market Overview
LES MAISONS NASSIM has recorded 14 sale transactions with an average transaction price of $43,705,123, ranging from $30,764,600 to $75,000,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 4 | $5,900 psf | $46,500,000 | — |
| 2022 | 6 | $5,458 psf | $46,893,070 | ↓ 7.5% |
| 2023 | 4 | $5,322 psf | $36,128,325 | ↓ 2.5% |
LES MAISONS NASSIM ranks in the top 0% of condos in District 10 by average PSF.
Compared to the CCR average of $2,447 psf, LES MAISONS NASSIM trades 126.6% above the segment benchmark.
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Rental Market Overview
LES MAISONS NASSIM has recorded 1 rental transactions with monthly rents averaging $45,000/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 4 BR | 1 | $45,000/mo | $45,000/mo | $45,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2025 | 1 | $45,000/mo |
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Investment Analysis
Based on average rents and sale prices, LES MAISONS NASSIM delivers an estimated gross rental yield of 1.2%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
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 | $2,785 psf | 570 |
| D'LEEDON | 99 yrs lease commencing from 2010 | 1703 | $1,858 psf | 433 |
| 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 LES MAISONS NASSIM (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- LES MAISONS NASSIM
- Napier MRT
- Orchard MRT
- Orchard MRT
- Orchard Boulevard MRT
- Stevens MRT
- Methodist Girls'
- Chatsworth International School (Orchard)
- Methodist Girls'
Nearby MRT Stations
LES MAISONS NASSIM is 230m from Napier MRT (Thomson-East Coast Line), with 6 stations within 1.5 km.
Nearby Schools
There are 16 schools within 2 km of LES MAISONS NASSIM, including 7 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Methodist Girls' School | Secondary | 250m |
| Chatsworth International School (Orchard) | International | 320m |
| Methodist Girls' School (Primary) | Primary | 380m |
| ISS International School (Paterson) | International | 390m |
| ISS International School (Preston) | International | 460m |
| Tanglin Secondary School | Secondary | 820m |
| Nanyang Primary School | Primary | 840m |
| St. Anthony's Primary School | Primary | 1.1 km |
| Nanyang Girls' High School | Secondary | 1.1 km |
| Anglo-Chinese School (Primary) | Primary | 1.5 km |
| CHIJ (Kellock) | Primary | 1.6 km |
| Singapore Chinese Girls' School (Primary) | Primary | 1.6 km |
Tenure resilience. Freehold tenure removes the lease-decay headwind that affects 99-year leasehold stock from ~year 60 onward. CPF eligibility, loan-tenure caps, and resale buyer pool are all preserved without the time-decay clock. For long holds (15+ years), this matters meaningfully more than headline PSF.
Genuine walk-to-MRT access. Napier sits about 0.23km away — true walking distance, not the elastic 800m claim that some listings stretch. For tenants and commuter-owners, this anchors rental demand and supports a steady capital-value floor across cycles.
Boutique character. With 14 units, LES MAISONS NASSIM keeps a low-density character — fewer residents per facility, quieter corridors, more curated common spaces. Suits buyers prioritising unit-interior quality and neighbour proximity over deep facilities breadth.
School-belt proximity. Methodist Girls' School sits about 0.25km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Thin transaction history. With only 14 recorded sales, comparable-sales analysis is fragile — a single outlier transaction can skew the apparent price level by 5-10%. Triangulate with nearby district comparables rather than rely on within-project averages alone.
Cycle-sensitivity. Like all Singapore private residential, the project's capital appreciation and rental yields move with broader macro factors — mortgage rate environment, MAS macroprudential stance (TDSR, ABSD), and the supply-pipeline tempo. Build a 5pp rate buffer into your stress test.
[
{
"persona": "Young couple, first home",
"fit_color": "green",
"reason": "Long balance lease + likely sub-CCR pricing"
},
{
"persona": "Family with school-age kids",
"fit_color": "green",
"reason": "Nearby schools support MOE registration priority"
},
{
"persona": "CBD commuter",
"fit_color": "green",
"reason": "Walking-distance MRT supports daily commute"
},
{
"persona": "Rental investor (yield-focused)",
"fit_color": "red",
"reason": "Thin transaction history makes underwriting fragile"
},
{
"persona": "Foreign professional (expat)",
"fit_color": "amber",
"reason": "MRT plus mid-size facility suite typically meets expat-tenant criteria"
},
{
"persona": "Long-term hold (10+ yr)",
"fit_color": "green",
"reason": "Tenure supports CPF + buyer-pool through hold"
}
]
Composite assessment: LES MAISONS NASSIM hits the three structural levers that anchor long-term Singapore residential value: a prime district position, walkable MRT, and a long balance lease. Premium pricing is the trade-off; buyers paying that premium are buying scarcity rather than yield. 14 transactions in URA REALIS provide the data foundation for this view.
Suggested holding period for most buyer profiles: 8-15 years to absorb full cycle and capture the prime-district capital-appreciation thesis. Cross-reference per-bedroom net yield against district comparables via the compare-tool, model monthly cash-flow with the mortgage calculator, and confirm your effective BSD+ABSD cost using the stamp-duty calculator before finalising. This profile is informational; not a personal investment recommendation.
FAQ
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Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 14 transactions analysed
- Rental data: 1 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 LES MAISONS NASSIM
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.