NASSIM REGENCY is a 51-year balance leasehold development along NASSIM ROAD in District 10 (Bukit Timah / Holland), part of the CCR segment of Singapore's private residential market. The project comprises 31 units and is TOP 1978.
This profile draws on 0 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.
The project is in its mature or late-resale phase, where lease tenure (for leasehold stock), redevelopment optionality, and en-bloc potential all start to weigh more on the investment thesis than current rental yield.
Within District 10 (Bukit Timah / Holland), the immediate context for NASSIM REGENCY 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 0 sales and 116 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the NASSIM REGENCY dashboard.
- · CCR · D10 · 31 units
About NASSIM REGENCY
NASSIM REGENCY is a condominium, located at NASSIM ROAD in District 10 (Ardmore, Bukit Timah, Holland Road, Tanglin) (Core Central Region), developed by FAR EAST ORGANIZATION, comprising 31 residential units, completed in 1978.
With approximately 51 years remaining on its 99-year lease, CPF usage and maximum loan tenure may be restricted.
Rental Market Overview
NASSIM REGENCY has recorded 116 rental transactions with monthly rents averaging $10,989/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 3 BR | 116 | $10,989/mo | $8,610/mo | $13,100/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 27 | $9,453/mo |
| 2022 | 19 | $10,299/mo |
| 2023 | 25 | $12,183/mo |
| 2024 | 12 | $11,841/mo |
| 2025 | 27 | $11,369/mo |
| 2026 | 6 | $11,692/mo |
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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 REGENCY (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- NASSIM REGENCY
- Napier MRT
- Stevens MRT
- Stevens MRT
- Botanic Gardens MRT
- Botanic Gardens MRT
- Methodist Girls'
- Nanyang Primary School
- Methodist Girls'
Nearby MRT Stations
NASSIM REGENCY is 620m from Napier MRT (Thomson-East Coast Line), with 5 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Napier | TE12 | Thomson-East Coast Line | 620m |
| Stevens | DT10 | Downtown Line | 1.2 km |
| Stevens | TE11 | Thomson-East Coast Line | 1.2 km |
| Botanic Gardens | CC19 | Circle Line | 1.3 km |
| Botanic Gardens | DT9 | Downtown Line | 1.3 km |
Nearby Schools
There are 16 schools within 2 km of NASSIM REGENCY, including 7 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Methodist Girls' School (Primary) | Primary | 250m |
| Nanyang Primary School | Primary | 350m |
| Methodist Girls' School | Secondary | 410m |
| Nanyang Girls' High School | Secondary | 670m |
| ISS International School (Paterson) | International | 910m |
| Chatsworth International School (Orchard) | International | 930m |
| ISS International School (Preston) | International | 960m |
| Tanglin Secondary School | Secondary | 1.0 km |
| Raffles Girls' Primary School | Primary | 1.2 km |
| Swiss School Singapore | International | 1.3 km |
| German European School Singapore | International | 1.5 km |
| St. Anthony's Primary School | Primary | 1.7 km |
Walking-distance MRT. Napier is about 0.62km — within the conventional 10-minute walk threshold most tenants accept. The project benefits from the public-transport premium without the price compression that <500m flagship stations command.
Boutique character. With 31 units, NASSIM REGENCY 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 (Primary) 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.
Lease tenor below 75 years. With roughly 51 years remaining, CPF usage starts to be capped (the 95-year rule reduces utilisation as lease decays), and bank loan tenor compresses correspondingly. The resale buyer pool narrows toward older buyers with shorter horizons.
Thin transaction history. With only 0 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.
[
{
"persona": "Young couple, first home",
"fit_color": "amber",
"reason": "Lease horizon constrains long-hold optionality"
},
{
"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": "amber",
"reason": "Plan exit timing around lease-decay thresholds"
}
]
Composite assessment: NASSIM REGENCY benefits from MRT proximity but the lease horizon or district position requires careful exit-timing planning. Active management of the hold matters more than passive accumulation. 0 transactions in URA REALIS provide the data foundation for this view.
Suggested holding period for most buyer profiles: 5-8 years with monitored exit windows. 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
What is the average price for NASSIM REGENCY?
What is the rental yield for NASSIM REGENCY?
Is NASSIM REGENCY freehold or leasehold?
How far is the nearest MRT from NASSIM REGENCY?
What is the tenure of NASSIM REGENCY?
How does NASSIM REGENCY compare to other projects in the district?
What stamp duty applies for a foreign buyer of NASSIM REGENCY?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Rental data: 116 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 REGENCY
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.