Beaufort On Nassim
Overview & Key Facts
Beaufort on Nassim occupies one of the most storied addresses in Singapore residential property — Nassim Road in District 10 — a tree-lined boulevard in the heart of the embassy belt that has historically been associated with ambassadors, heads of state, and Singapore’s most prominent business families. Completed in 2008 by Powerford Pte Ltd, the Singapore vehicle of Hong Kong developer HKR International, this is a deliberately intimate development of just 30 freehold units across a single low-rise block. It is not a place that seeks attention; it is a place that assumes it.
HKR International is a listed developer with a long pedigree in luxury residential development across Hong Kong, the United Kingdom, and Asia. Their Singapore projects, including the now-legendary Nassim Jade and the Ardmore series, are invariably positioned at the extreme upper end of the CCR market. Beaufort on Nassim follows the same philosophy: restrained architecture, premium materials, generous floor plates, and a concierge-level service environment that feels more private members’ club than condominium development.
With only 30 units, Beaufort on Nassim occupies a genuinely rare niche even within Singapore’s ultra-luxury CCR landscape. Transaction volumes are thin by design — just five sales in the last twelve months, with a median price of S$6.18 million and an average of S$5.56 million. The development does not compete on yield (1.94% gross, below most comparable CCR assets) nor on PSF consistency (year-to-year prices reflect individual unit negotiations more than market movements). It competes on rarity, address prestige, and the kind of permanence that freehold land on Nassim Road represents.
Location & Connectivity
Nassim Road is not merely a good address in Singapore — it is arguably the most prestigious residential street in the country. Flanked by the Botanic Gardens to the north, the Dempsey Hill restaurant-and-lifestyle cluster to the west, and the Orchard Road shopping belt to the east, Nassim Road sits at the intersection of greenery, diplomatic exclusivity, and urban convenience that very few addresses in Southeast Asia can replicate. The American Embassy, the French Embassy, and several other diplomatic missions line the road or its immediate neighbours, creating an environment characterised by exceptionally low traffic density, strict security, and a physical streetscape of mature rain trees and colonial-era bungalows that has changed remarkably little over decades.
For drivers, Nassim Road is deceptively central. Orchard Road is under five minutes by car, the CBD is reachable via Stevens Road and CTE in around 15 minutes off-peak, and the Botanic Gardens MRT interchange (Circle Line and Downtown Line) provides onward rail connectivity from Napier TEL for those who prefer it. The PIE and AYE are accessible via Grange Road or Holland Road without traversing Orchard congestion.
The immediate lifestyle offer is anchored by Dempsey Hill, the converted barracks complex roughly 900m west that houses some of Singapore’s most critically regarded restaurants, wine merchants, galleries, and lifestyle boutiques. Cold Storage Cluny Court is under 10 minutes on foot. The Botanic Gardens provides green space at a standard that most city-state residents can only dream of, with the Swan Lake and Heritage Gardens accessible within a 15-minute walk from Nassim Road.
Schools & Education
2 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Chatsworth International School (Orchard) | international | Within 1 km |
| Methodist Girls' School | secondary | Within 1 km |
| ISS International School (Paterson) | international | Within 1 km |
| ISS International School (Preston) | international | Within 1 km |
| Methodist Girls' School (Primary) | primary | Within 1 km |
| Tanglin Secondary School | secondary | Within 1 km |
| Nanyang Primary School | primary | Within 1 km |
| St. Anthony's Primary School | primary | ~1.0 km |
Facilities
At 30 units, Beaufort on Nassim operates on a fundamentally different logic from Singapore’s mega-condominiums. The development offers a curated suite of boutique facilities — swimming pool, gym, concierge services, and landscaped grounds — that are, in practice, near-exclusively available to residents given the extremely low unit count. There are no booking queues for the pool. There is no competition for sun-lounger real estate. The gym is not a shared resource squeezed between dozens of competing households. This exclusivity of use is itself a facility, even if it does not appear on a showflat brochure.
“The pool is essentially private-pool quality because so few people use it. I have been here three years and I have never had to share it with more than one other resident. That is simply not the experience you get anywhere else at this price point, even in the CCR.”
— Long-term resident, cited via PropertyGuru
Building management at Beaufort on Nassim is conducted with the discretion expected of a property at this price level. Concierge and security are understood to be active around the clock, consistent with the embassy belt environment in which the development sits. Maintenance standards are high — a function of both the low unit count (maintenance levies per unit can comfortably fund premium building management) and the demographic expectations of the resident base. For buyers from Hong Kong, London, or Sydney accustomed to managed luxury buildings, the service model is recognisably calibrated.
Unit Sizes & Layout
With a median transaction price of S$6.18 million and an average of S$5.56 million, the units at Beaufort on Nassim are priced at a level that implies substantial floor area. Based on comparable Nassim Road developments and the typical product positioning of HKR International, the majority of units are understood to be spacious three- and four-bedroom configurations in the 2,000–3,500 sqft range, with layouts that prioritise generous living and dining proportions over the kind of room-count maximisation that characterises mass-market CCR developments. The result is floor plates that feel residential rather than investment-unit, with space allocations that reflect how upper-end Singapore families actually live.
Interior finishes at the 2008 vintage are of the quality associated with HKR International’s Singapore output — marble flooring, quality kitchen fittings, full-height glazing, and private lift lobbies in larger units. Buyers undertaking renovation should budget for selective updates to bathrooms and kitchen hardware to bring the finish level to current market expectations, while structural and spatial qualities are unlikely to require significant investment. The key differentiation from contemporary CCR developments is not finish level — which 18-year-old properties will always cede — but scale and proportion, which Beaufort on Nassim holds comfortably.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 1 | $2,666 | $3,300,000 |
| 4 BR | 1 | $2,377 | $3,250,000 |
| 5 BR | 3 | $2,739 | $7,080,000 |
Pricing & Market Position
Based on 5 recorded transactions, sale prices range from $3,250,000 to $8,200,000, averaging $5,558,000.
Rents range from $5,500 to $15,000 per month across 64 rental transactions. Current rental yield sits at approximately 1.9%.
Price Appreciation
From 2021 to 2025, the average PSF has appreciated by 5.3% (from $2,532 to $2,666 psf).
Neighbourhood Comparison
The most instructive comparisons are within the Nassim–Ardmore–Holland Road luxury CCR corridor. Hyll on Holland (D10, freehold, 319 units) transacts at approximately S$2,648 psf — a meaningful PSF premium over recent Beaufort on Nassim transactions, but with a substantially different product offering: 319 units means a full resort facilities suite (pools, multiple courts, function facilities), a more active secondary market, and a Holland Road location that is prestigious but not Nassim Road. Fourth Avenue Residences (D10, 99-year from 2018, 476 units, S$2,465 psf) offers excellent Sixth Avenue MRT proximity and the Bukit Timah school belt, but concedes on tenure and address gravity. D’Leedon (99-year from 2010, 1,703 units, S$1,855 psf) by Zaha Hadid is the most facilities-rich D10 comparable but is architecturally a volume play — 1,703 units is the antithesis of the Beaufort on Nassim proposition.
Within the ultra-boutique Nassim corridor itself, The Nassim (55 units, freehold, CapitaLand) and Nassim Hill (32 units, freehold) are the most direct structural comparables — each offering freehold tenure on or immediately adjacent to Nassim Road in similarly intimate configurations. Transaction data at these developments is equally thin, but PSF benchmarks are broadly aligned. Buyers choosing between Beaufort on Nassim and its nearest comparables are making a fine judgement about unit layout, vintage, specific building management quality, and individual unit availability — not a macro asset-class call.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| BEAUFORT ON NASSIM | Freehold | 2008 | 30 | — |
| SKYE AT HOLLAND | 99 yrs lease commencing from 2024 | 2025 | 666 | $2,945 |
| LEEDON GREEN | Freehold | 2021 | 638 | $2,784 |
| D'LEEDON | 99 yrs lease commencing from 2010 | 2014 | 1,703 | $1,855 |
| HYLL ON HOLLAND | Freehold | 2021 | 319 | $2,648 |
| FOURTH AVENUE RESIDENCES | 99 yrs lease commencing from 2018 | 2021 | 476 | $2,465 |
ShiokNest Scores
Our proprietary scoring system evaluates BEAUFORT ON NASSIM across multiple dimensions.
What Residents Say
“Nassim Road in the evening is something completely unlike anywhere else in Singapore. It is genuinely quiet, beautiful, and private. After years of paying more per square foot at Orchard-facing developments and hearing traffic until midnight, moving here felt like a revelation. The Napier MRT has also been transformative — I use it daily now.”
— Long-term owner-occupier, via EdgeProp
“The pool is essentially private. The gym is private. In 18 months I have had one maintenance issue and it was resolved same day. It is exactly the kind of building management that justifies the premium over the usual CCR condo experience of 400 units with 80 competing pool-booking requests.”
— Resident review via PropertyGuru
“Honestly for the price you pay, the facilities are what they are for 30 units — nice but not spectacular. The location is the product. Methodist Girls’ is a three-minute walk and ISS is right there. If you need a big resort pool and multiple tennis courts, this is not the development for you.”
— Resident review via 99.co
The pattern across review platforms is consistent: residents are purchasing Nassim Road address prestige, the boutique exclusivity of a 30-unit building, and proximity to Napier TEL — not a facilities package. Buyers who enter with accurate expectations report high satisfaction. Those seeking a mega-development experience with resort-scale amenities at this price point would be better served by Le Nouvel Ardmore or Ardmore Park, which offer more expansive facilities at similarly elite CCR pricing.
Strengths & Weaknesses
- Nassim Road freehold land — the most prestigious residential address in Singapore
- Napier TEL station 0.26 km — essentially adjacent, TEL connects to Orchard, Stevens, and Marina Bay interchanges
- Only 30 units — pool, gym, and concierge are functionally private for residents
- Embassy belt setting — exceptionally low traffic, mature trees, protected streetscape
- Chatsworth International School 0.28 km, Methodist Girls' School 0.30 km, ISS International 0.34 km
- Botanic Gardens UNESCO World Heritage Site within walkable distance
- Dempsey Hill dining and lifestyle cluster under 15 minutes on foot
- HKR International developer pedigree — consistent quality and long-term brand integrity
- Freehold tenure — no lease decay, no SLA extension uncertainty
- Structurally constrained supply — no new Nassim Road freehold land will be created
- Gross yield 1.94% — among the lowest in the CCR; purely income-driven investors will find better alternatives
- Entry price S$5–6M+ — one of the highest absolute entry tickets in Singapore residential
- Thin liquidity — 5 sales in last 12 months; exits require patience and may take 6–12+ months
- PSF volatility due to thin market — individual unit sales can swing S$2,377–$3,155 psf without trend signal
- Boutique facilities — pool and gym only; no tennis courts, function rooms, or resort-scale amenities
- Unit vintage 2008 — bathrooms and kitchen fittings may require selective renovation to current standards
- No visible en-bloc trajectory at present — 30-unit freehold boutiques rarely attract collective-sale interest at fair premium
- Comparable new-launch D10 options (Skye at Holland, Hyll on Holland) offer fresher product at similar or lower psf
Verdict
Beaufort on Nassim is not a property for investors who measure returns in yield, quarterly rental upticks, or three-year capital appreciation charts. A gross yield of 1.94% is, by the standards of any rational income-based asset analysis, a weak number — and nobody seriously considering this development at a S$5.5–6 million entry point is primarily motivated by rental income. The volatility of recent PSF data (ranging from S$2,377 to S$3,155 across four years on thin transaction volumes) is not a market signal; it is an artefact of the fact that individual unit negotiations at this price point can move the needle by several hundred PSF without indicating any directional trend.
The case for Beaufort on Nassim rests on a different logic entirely: freehold tenure on one of the world’s most constrained luxury residential streets, in a city-state that is physically incapable of creating more Nassim Road addresses. Singapore’s freehold CCR land supply is genuinely finite in a way that no other comparable global city can claim at this scale. The embassy belt will not be rezoned. The Botanic Gardens will not be developed. Nassim Road’s character is structurally protected in a way that Ardmore Park, Grange Road, and even Orchard Boulevard cannot quite replicate. For buyers with a 20- to 30-year horizon — own-stay or legacy-planning — the underlying asset logic is compelling in a way that transcends yield analysis.
Against direct comparables in the D10 CCR luxury boutique segment — Le Nouvel Ardmore, The Nassim, Nassim Hill — Beaufort on Nassim is competitively positioned. Against the current new-launch comparables cited (Skye at Holland at S$2,945 psf on 99-year, Hyll on Holland at S$2,648 psf freehold), the Beaufort on Nassim buyer is paying a meaningful address premium but receiving freehold land on a demonstrably superior street. For the buyer who understands what Nassim Road means in the context of Singapore land history, the premium is rational.