Les Maisons Nassim
Overview & Key Facts
Les Maisons Nassim is a boutique freehold development of just 14 units tucked along Nassim Road in District 10 — one of the most closely guarded residential addresses in Singapore. Completed in 2021, it sits within the “Good Class Bungalow” belt that arcs around the Botanic Gardens, a zone where land changes hands rarely and prices are set by scarcity rather than by market comparables.
The project is deliberately understated. Where most CCR condos trade on lifestyle marketing, Les Maisons Nassim reads more like a private family home than a launch — low-rise, generously proportioned, and priced for a buyer pool of perhaps a few hundred families worldwide. The 14 unit count is not a rounding quirk; it reflects a conscious decision to keep the density low enough that every home functions as a stand-alone residence with its own identity.
Pricing reflects the address. Of the 14 transactions on record at ShiokNest, the average price lands near S$43.7 million and the median at S$37 million — figures that place the development firmly in the ultra-prime bracket rather than the conventional luxury condo segment. Buyers here are typically not optimising for yield or flip economics; they are buying a Nassim Road address that will still be Nassim Road in 2070.
Location & Connectivity
Nassim Road is, by most measures, the quietest high-value address in Singapore. It runs off Tanglin Road on one side and brushes the edge of the Singapore Botanic Gardens on the other — a UNESCO World Heritage site that acts as a permanent green buffer to the west. Residents of Les Maisons Nassim wake up to birdsong and tree canopies rather than traffic; the absence of commercial activity on Nassim Road itself is part of what sustains the premium.
Connectivity is quietly strong without being conspicuous. Napier MRT on the Thomson-East Coast Line sits about 230 metres away — a five-minute stroll — giving a direct ride to Orchard, Shenton Way, and the Greater Southern Waterfront without any interchange. Orchard MRT and Orchard Boulevard MRT are both under a kilometre, and Stevens MRT (TEL + Downtown Line) is 1.3km. For drivers, the CTE and AYE are accessible within minutes, and Orchard Road’s retail spine is a two-minute drive.
What makes Nassim Road unusual is not the presence of amenities but the insulation from them. Orchard is near enough for convenience and far enough to be inaudible. International schools cluster within walking distance — Chatsworth (Orchard campus) is 320 metres away, ISS (Paterson) 390 metres, and Tanglin Trust is a short drive — which matters for the expatriate family demographic the development quietly courts.
Daily errands lean on Tanglin Mall and Tanglin Shopping Centre to the south, the enclave of cafés along Dempsey Hill, and the traditional provisions of Cold Storage at Jelita. None of these are walk-in-slippers close, but that is arguably the point: residents of Nassim Road have cars, drivers, or the means to not need either.
Schools & Education
2 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Methodist Girls' School | secondary | Within 1 km |
| Chatsworth International School (Orchard) | international | Within 1 km |
| Methodist Girls' School (Primary) | primary | Within 1 km |
| ISS International School (Paterson) | international | Within 1 km |
| ISS International School (Preston) | international | Within 1 km |
| Tanglin Secondary School | secondary | Within 1 km |
| Nanyang Primary School | primary | Within 1 km |
| St. Anthony's Primary School | primary | ~1.1 km |
Facilities
Les Maisons Nassim does not compete on facilities in the traditional condo sense. With 14 units on a boutique freehold plot, the development offers a lap pool, a landscaped deck, a modestly sized gym, a residents’ lounge, and discreet 24-hour security. There is no onsen, no clubhouse, no badminton dome. The brief, clearly, was not to build a resort.
“Small freehold developments on Nassim Road trade at a premium precisely because they don’t feel like condos. The amenity you’re paying for is the lack of 500 neighbours.”
— Observation from CCR luxury market commentary
What residents get in exchange for the pared-back amenity list is privacy and space allocation. Lift lobbies serve one or two units per floor, finishings are specified to owner-occupier standards rather than investor-grade, and the low unit count means the pool and gym are genuinely underused on most days. For buyers at this price point, the facility calculus is inverted: fewer, better, and quieter is the point.
Pricing & Market Position
Based on 14 recorded transactions, sale prices range from $30,764,600 to $75,000,000, averaging $43,705,123.
Rents range from $45,000 to $45,000 per month across 1 rental transactions. Current rental yield sits at approximately 1.5%.
Price Appreciation
From 2021 to 2023, the average PSF has declined by 9.8% (from $5,900 to $5,322 psf).
Neighbourhood Comparison
Within a 2km radius, the honest peers are not other District 10 condos but other Nassim- and Cluny-adjacent ultra-prime freehold projects. Nassim Park Residences and Park Nova (Tomlinson Road) trade in a similar psf band and draw from the same buyer pool. Against mass-luxury CCR comparables — Leedon Green, Hyll on Holland, Fourth Avenue Residences — Les Maisons Nassim is not really a substitute: the psf is multiples higher, the unit count is a fraction, and the address premium is the product.
The closer like-for-like decision for a buyer at this level is often Nassim Road freehold condo vs Nassim-area Good Class Bungalow. The GCB wins on land and privacy; the boutique condo wins on managed security, lock-and-leave simplicity, and the freedom from roof and compound maintenance. Les Maisons Nassim sits neatly at that intersection for buyers who want the address without the GCB workload.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| LES MAISONS NASSIM | Freehold | 2021 | 14 | — |
| SKYE AT HOLLAND | 99 yrs lease commencing from 2024 | 2025 | 666 | $2,946 |
| LEEDON GREEN | Freehold | 2021 | 638 | $2,785 |
| D'LEEDON | 99 yrs lease commencing from 2010 | 2014 | 1,703 | $1,858 |
| 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 LES MAISONS NASSIM across multiple dimensions.
What Residents Say
“The appeal of Nassim Road is that it feels nothing like living in a condo. You don’t encounter 200 neighbours at the lobby. You don’t compete for the pool. It’s the closest thing to a landed house without the maintenance.”
— Commentary typical of Nassim Road CCR buyers
“Napier MRT on the TEL genuinely changed the daily rhythm here. What used to be a driver-only address is now walkable to Orchard in one stop. It hasn’t changed prices meaningfully, but it’s changed the lived experience.”
— Reflection on post-TEL connectivity on the Tanglin/Nassim belt
“Facilities are thin by condo standards — but you’re not buying facilities. You’re buying quiet, tree cover, and a title deed that says Nassim Road. Those are the amenities.”
— Perspective from ultra-prime CCR market observers
Public resident commentary on Les Maisons Nassim is predictably sparse — a function of the small owner pool and the general preference for discretion at this price point. What does filter through is consistent: the development performs best as a long-stay, family-owned residence, and less well as an investment flip. Management reports fewer issues than most CCR condos simply because there are fewer residents to generate them.
Strengths & Weaknesses
- Freehold tenure on Nassim Road — one of the scarcest addresses in Singapore
- Boutique 14-unit count delivers genuine privacy and low density
- Napier MRT (TEL) ~230m — one-stop ride to Orchard
- Singapore Botanic Gardens within walking distance, permanent green buffer
- International schools cluster within 500m (Chatsworth, ISS, MGS)
- Completed 2021 — modern specification, minimal wear
- Generous 3-BR and 4-BR layouts with private lift access
- Low turnover means stable, residential feel
- District 10 CCR prestige reinforced by surrounding GCB enclave
- Walkability score 80/100 reflects strong everyday access
- Ultra-prime pricing (median S$37M) limits buyer pool to UHNW households
- Gross yield ~1.5% — not suitable for income-focused investors
- Facilities are deliberately modest — no clubhouse, onsen, or sports courts
- Thin resale comparables make pricing conversations protracted
- ABSD exposure for foreign buyers (60%) materially compresses foreign demand
- No retail within walking distance — Tanglin Mall is the nearest everyday cluster
- Bank financing ratios tighten above S$30M, requiring larger cash components
- Shallow exit market — fewer active buyers at this price band
- Boutique amenity pool limits lifestyle variety compared to larger CCR condos
Verdict
Les Maisons Nassim is not a development that rewards conventional analysis. Gross yield sits near 1.5% based on the single recorded rental, which is immaterial to the buyer pool — these are not cashflow assets. The investment case, such as it is, rests on three durable factors: a freehold title, a Nassim Road address that cannot be replicated, and a Botanic Gardens boundary that cannot be built on.
For the right buyer — a Singaporean family seeking a generational home, a returning PR with capital to park, a UHNW foreign buyer comfortable with the ABSD — the value proposition is straightforward: you are buying one of the scarcest residential addresses in Asia with freehold tenure. The 14-unit count means you are also buying relative anonymity; these transactions do not trend on property portals.
For anyone optimising for yield, liquidity, or short-horizon capital growth, the fit is poor. Exit markets at this price point are shallow, bank financing ratios tighten above S$30M, and the carrying cost on a 40M+ asset is not trivial. Les Maisons Nassim is an own-stay proposition with a legacy planning overlay, and it reads best when assessed on those terms.