NATHAN RESIDENCES is a freehold development along NATHAN ROAD in District 10 (Bukit Timah / Holland), part of the CCR segment of Singapore's private residential market. The project comprises 91 units and is TOP 2012.
This profile draws on 17 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 14 years from TOP, NATHAN 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 NATHAN 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 17 sales and 220 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the NATHAN RESIDENCES dashboard.
- Average sale price: $1,491,405 across 17 transactions
- Estimated gross rental yield: 3.0%
- District 10 PSF ranking: Mid-range (top 70%)
- Freehold tenure · CCR · D10 · 91 units
About NATHAN RESIDENCES
NATHAN RESIDENCES is a freehold condominium, located at NATHAN ROAD in District 10 (Ardmore, Bukit Timah, Holland Road, Tanglin) (Core Central Region), developed by TAT AIK PROPERTY PTE LTD, comprising 91 residential units, completed in 2012.
As a freehold property, NATHAN RESIDENCES does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at NATHAN RESIDENCES:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 4 | $1,970 psf | $1,165,972 |
| 2 BR | 10 | $1,943 psf | $1,533,000 |
| 3 BR | 3 | $1,443 psf | $1,786,667 |
Sales Market Overview
NATHAN RESIDENCES has recorded 17 sale transactions with an average transaction price of $1,491,405, ranging from $1,115,000 to $1,800,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 1 | $1,429 psf | $1,200,000 | — |
| 2022 | 6 | $1,841 psf | $1,503,333 | ↑ 28.8% |
| 2023 | 3 | $1,817 psf | $1,512,963 | ↓ 1.3% |
| 2024 | 2 | $2,088 psf | $1,420,000 | ↑ 14.9% |
| 2025 | 4 | $2,024 psf | $1,493,750 | ↓ 3.0% |
| 2026 | 1 | $1,438 psf | $1,780,000 | ↓ 29.0% |
NATHAN RESIDENCES ranks in the top 70% of condos in District 10 by average PSF.
Compared to the CCR average of $2,447 psf, NATHAN RESIDENCES trades 24% below the segment benchmark.
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Rental Market Overview
NATHAN RESIDENCES has recorded 220 rental transactions with monthly rents averaging $3,731/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 119 | $3,263/mo | $2,450/mo | $4,800/mo |
| 2 BR | 101 | $4,283/mo | $2,900/mo | $5,800/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 46 | $3,017/mo |
| 2022 | 44 | $3,444/mo |
| 2023 | 41 | $4,252/mo |
| 2024 | 39 | $4,089/mo |
| 2025 | 42 | $3,933/mo |
| 2026 | 8 | $3,938/mo |
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Investment Analysis
Based on average rents and sale prices, NATHAN RESIDENCES delivers an estimated gross rental yield of 3.0%. 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 | $2,785 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 NATHAN RESIDENCES (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- NATHAN RESIDENCES
- Great World MRT
- Tiong Bahru MRT
- Havelock MRT
- Orchard Boulevard MRT
- Orchard MRT
- Gan Eng Seng Primary School
- Gan Eng Seng School
- Kheng Cheng School
Nearby MRT Stations
NATHAN RESIDENCES is 740m from Great World MRT (Thomson-East Coast Line), with 9 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Great World | TE15 | Thomson-East Coast Line | 740m |
| Tiong Bahru | EW17 | East-West Line | 930m |
| Havelock | TE16 | Thomson-East Coast Line | 930m |
| Orchard Boulevard | TE13 | Thomson-East Coast Line | 1.0 km |
| Orchard | NS22 | North-South Line | 1.2 km |
| Orchard | TE14 | Thomson-East Coast Line | 1.2 km |
| Redhill | EW18 | East-West Line | 1.3 km |
| Somerset | NS23 | North-South Line | 1.4 km |
Nearby Schools
There are 18 schools within 2 km of NATHAN RESIDENCES, including 4 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Gan Eng Seng Primary School | Primary | 600m |
| Gan Eng Seng School | Secondary | 630m |
| Kheng Cheng School | Primary | 770m |
| River Valley Primary School | Primary | 950m |
| CHIJ (Kellock) | Primary | 1.1 km |
| Henderson Secondary School | Secondary | 1.1 km |
| Tanglin Secondary School | Secondary | 1.2 km |
| Fairfield Methodist School (Primary) | Primary | 1.3 km |
| Chatsworth International School (Orchard) | International | 1.3 km |
| Outram Secondary School | Secondary | 1.5 km |
| Bukit Merah Secondary School | Secondary | 1.6 km |
| ISS International School (Paterson) | International | 1.7 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.
Walking-distance MRT. Great World is about 0.74km — 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 91 units, NATHAN RESIDENCES 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. Gan Eng Seng Primary School sits about 0.60km 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 17 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: NATHAN 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. 17 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: 17 transactions analysed
- Rental data: 220 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 NATHAN RESIDENCES
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.