NASSIM PARK RESIDENCES 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 100 units and is TOP 2011.
This profile draws on 10 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 15 years from TOP, NASSIM PARK RESIDENCES is in mature-resale territory: a clear track record on capital appreciation, defined renovation and refurbishment cycles, and lease-decay considerations starting to enter the picture (if leasehold).
Within District 10 (Bukit Timah / Holland), the immediate context for NASSIM PARK RESIDENCES 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 10 sales and 92 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the NASSIM PARK RESIDENCES dashboard.
- Average sale price: $15,110,300 across 10 transactions
- Estimated gross rental yield: 2.4%
- District 10 PSF ranking: Premium tier (top 3%)
- Freehold tenure · CCR · D10 · 100 units
About NASSIM PARK RESIDENCES
NASSIM PARK RESIDENCES is a freehold condominium, located at NASSIM ROAD in District 10 (Ardmore, Bukit Timah, Holland Road, Tanglin) (Core Central Region), developed by UOL GROUP LTD/ORIX/KHENG LEONG, comprising 100 residential units, completed in 2011.
As a freehold property, NASSIM PARK RESIDENCES does not face lease decay concerns.
Sales Market Overview
NASSIM PARK RESIDENCES has recorded 10 sale transactions with an average transaction price of $15,110,300, ranging from $12,435,000 to $22,000,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 3 | $3,152 psf | $13,605,000 | — |
| 2022 | 3 | $3,885 psf | $13,196,000 | ↑ 23.3% |
| 2023 | 3 | $4,458 psf | $18,833,333 | ↑ 14.7% |
| 2024 | 1 | $4,472 psf | $14,200,000 | ↑ 0.3% |
NASSIM PARK RESIDENCES ranks in the top 3% of condos in District 10 by average PSF.
Compared to the CCR average of $2,447 psf, NASSIM PARK RESIDENCES trades 59.2% above the segment benchmark.
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Rental Market Overview
NASSIM PARK RESIDENCES has recorded 92 rental transactions with monthly rents averaging $29,665/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 4 BR | 89 | $29,260/mo | $15,750/mo | $60,900/mo |
| 5+ BR | 3 | $41,667/mo | $37,000/mo | $46,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 20 | $22,353/mo |
| 2022 | 20 | $25,963/mo |
| 2023 | 16 | $33,198/mo |
| 2024 | 18 | $34,856/mo |
| 2025 | 12 | $34,858/mo |
| 2026 | 6 | $31,000/mo |
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Investment Analysis
Based on average rents and sale prices, NASSIM PARK RESIDENCES delivers an estimated gross rental yield of 2.4%. 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 NASSIM PARK RESIDENCES (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- NASSIM PARK RESIDENCES
- Napier MRT
- Orchard Boulevard MRT
- Orchard MRT
- Orchard MRT
- Stevens MRT
- Methodist Girls'
- Methodist Girls'
- Chatsworth International School (Orchard)
Nearby MRT Stations
NASSIM PARK RESIDENCES is 80m from Napier MRT (Thomson-East Coast Line), with 6 stations within 1.5 km.
Nearby Schools
There are 16 schools within 2 km of NASSIM PARK RESIDENCES, including 7 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Methodist Girls' School | Secondary | 170m |
| Methodist Girls' School (Primary) | Primary | 320m |
| Chatsworth International School (Orchard) | International | 380m |
| ISS International School (Paterson) | International | 540m |
| ISS International School (Preston) | International | 620m |
| Tanglin Secondary School | Secondary | 680m |
| Nanyang Primary School | Primary | 850m |
| Nanyang Girls' High School | Secondary | 1.2 km |
| St. Anthony's Primary School | Primary | 1.2 km |
| CHIJ (Kellock) | Primary | 1.4 km |
| Swiss School Singapore | International | 1.6 km |
| River Valley Primary School | 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 0.08km 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.
School-belt proximity. Methodist Girls' School sits about 0.17km 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 10 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: NASSIM PARK RESIDENCES 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. 10 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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Is NASSIM PARK RESIDENCES freehold or leasehold?
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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: 10 transactions analysed
- Rental data: 92 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 NASSIM PARK RESIDENCES
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.