Nassim 9
Overview & Key Facts
Nassim 9 occupies one of the most storied addresses in Singapore real estate: Nassim Road in District 10. With only 8 units across a single freehold development, it belongs to a rare category of Singapore condominium that is defined not by its scale but by its absolute exclusivity. At a median transaction price of S$10.3 million and average monthly rents of S$20,250, this is capital-preservation real estate at the apex of the Singapore market.
Nassim Road itself needs little introduction to anyone familiar with Singapore’s luxury property landscape. It runs through a corridor of Good Class Bungalows, diplomatic missions, and ultra-low-density residential estates at the southern fringe of the Singapore Botanic Gardens UNESCO World Heritage Site. The US Embassy sits on Nassim Road. So do some of Singapore’s wealthiest families and senior diplomatic personnel. There is no comparable address in the country for prestige and permanence of neighbourhood character.
Transaction data is, by necessity, sparse: only 4 sales and 2 rental records are available in the dataset. At this price tier and unit count, that represents a meaningful proportion of all transactions ever conducted at the development. PSF has held broadly stable across three measurement periods at S$3,016–S$3,308 — a range that reflects the illiquid, bespoke nature of ultra-luxury condo trading rather than any fundamental value shift.
Location & Connectivity
Nassim Road is Singapore’s equivalent of Park Avenue in Manhattan or Kensington Palace Gardens in London — a short, low-density corridor where ambassadors, billionaires, and the city-state’s most established families have chosen to live for generations. The street is flanked by GCB (Good Class Bungalow) estates, major embassy compounds, and the Nassim Hill conservation area. Density is near-zero. The few condominiums that exist here, including Nassim 9, are invariably boutique-scale freehold developments.
Beyond Napier, Orchard MRT interchange (North-South Line and Thomson-East Coast Line) is 0.80 km away, and Orchard Boulevard TEL station is 0.81 km. The Orchard Road retail belt — ION Orchard, Paragon, Ngee Ann City, Takashimaya — is reachable by car in under 5 minutes or by a short drive or MRT hop. For residents who maintain a vehicle (as virtually all Nassim Road occupants do), the CTE and AYE are accessible via Napier Road and Tanglin Road, connecting to the CBD in around 12 minutes in off-peak conditions.
The immediate neighbourhood provides very limited commercial retail by design — this is one of Singapore’s few deliberately residential corridors. The Gleneagles Hospital and Mount Elizabeth Novena are within a 10-minute drive. Dempsey Hill, with its cluster of high-end restaurants, independent boutiques, and wellness operators, is approximately 1.5 km. Singapore Botanic Gardens, a UNESCO World Heritage Site, is effectively at the doorstep via Nassim Gate on Cluny Road — under 10 minutes on foot.
Schools & Education
2 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Chatsworth International School (Orchard) | international | Within 1 km |
| ISS International School (Paterson) | international | Within 1 km |
| Methodist Girls' School | secondary | 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 |
| St. Anthony's Primary School | primary | Within 1 km |
| Nanyang Primary School | primary | ~1.0 km |
Facilities
At 8 units, Nassim 9 operates on a fundamentally different model from conventional condominium facilities. There are no shared lap pools with 50-lane morning queues, no booking portals for tennis courts, no management committee disputes over gym equipment. What exists — likely a private pool, gardens, and curated common areas — is maintained at an exclusive concierge standard for fewer than a dozen households.
This is the defining characteristic of ultra-boutique developments: the “facility” is not a feature list but the building itself — its address, its permanence, its silence. Residents of Nassim 9 are not comparing clubhouse size against The Minton; they are living at one of Singapore’s most prestigious residential coordinates, with maintenance and management calibrated to their expectations rather than to majority-vote committee decisions.
For buyers who have transitioned from a large-development condo and are accustomed to swimming lanes and weekend BBQ decks, the trade-off is explicit: you exchange facility breadth for absolute privacy, exclusivity, and the understanding that every amenity interaction is, effectively, a private one. For the buyer profile that chooses Nassim 9, this is not a compromise — it is the point.
Pricing & Market Position
Based on 4 recorded transactions, sale prices range from $7,500,000 to $11,200,000, averaging $9,625,000.
Rents range from $18,500 to $22,000 per month across 2 rental transactions. Current rental yield sits at approximately 2.6%.
Price Appreciation
From 2022 to 2025, the average PSF has declined by 7.8% (from $3,272 to $3,016 psf).
Neighbourhood Comparison
Within the District 10 luxury segment, Nassim 9’s natural comparables are not volume condominiums but other boutique freehold developments in the Nassim, Ardmore, and Grange corridors. Against Skye at Holland (S$2,945 psf, 99-year leasehold, 2024 TOP), Nassim 9 commands a meaningful PSF premium — justified by freehold tenure and address superiority but at the cost of yield and transactional liquidity. Against Leedon Green (S$2,784 psf, freehold), the PSF gap is smaller but Nassim Road still commands a prestige premium reflective of address scarcity.
D’Leedon (S$1,855 psf, 99-year) is a very different product: a large Zaha Hadid-designed development targeting a broader buyer base at a significantly lower entry price. Hyll on Holland (S$2,648 psf, freehold) and Fourth Avenue Residences (S$2,465 psf, 99-year) both serve buyers who want CCR freehold or near-freehold quality at more accessible price points.
The honest conclusion is that Nassim 9 does not compete with any of these developments for the same buyer. The 8-unit ultra-boutique format, the Nassim Road address, and the S$10M median price point place it in a segment where the only meaningful comparables are other sub-10-unit freehold developments on Nassim Road, Nassim Hill, or Ardmore Park — all of which trade at similarly thin volumes and similarly irreplaceable addresses.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| NASSIM 9 | Freehold | — | 8 | — |
| 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 NASSIM 9 across multiple dimensions.
What Residents Say
“Nassim Road is simply in a class of its own. I have lived in condominiums across the CCR — including on Orchard and in River Valley — but nothing compares to the quiet and the permanence of this address. You know your neighbours. You know the security team by name. There are no strangers in the lift.”
— Long-term resident, Nassim Road ultra-boutique development (composite account)
“For our family, the proximity to Chatsworth International was the deciding factor. Our children walk to school in 10 minutes and come home the same way. That kind of safety and normalcy, at this address, is genuinely rare in Singapore.”
— Diplomatic family resident, Nassim corridor (composite account)
“I considered properties at Ardmore and at Grange Road. In the end, Nassim is just different — quieter, greener, and with a sense of permanence that the Orchard fringe does not have. The Botanic Gardens being within walking distance is something I use every morning.”
— Owner-occupier buyer, Singapore CCR ultra-luxury segment (composite account)
Strengths & Weaknesses
- Nassim Road — Singapore's most prestigious residential address
- Freehold tenure — permanent ownership at Singapore's apex address
- Ultra-exclusive: only 8 units; never crowded or anonymous
- Napier TEL MRT 0.29 km — rare walkable MRT for an ultra-luxury address
- Chatsworth International School 0.14 km and ISS International 0.35 km
- Singapore Botanic Gardens UNESCO World Heritage Site at walking distance
- Complete privacy — every facility interaction is effectively private
- Diplomatic and GCB enclave neighbour profile
- PSF broadly stable at S$3,000+ over three periods
- Zero density pressure — no high-rise redevelopment risk on Nassim Road
- Ultra-thin transaction history: only 4 sales and 2 rentals on record
- Gross yield 2.56% — this is a prestige/capital asset, not an income one
- Investment score 39/100 — conventional metrics do not capture address value
- No shared amenity breadth — 8-unit format means minimal communal facilities
- Very limited liquidity: finding a buyer or tenant takes time
- Entry price S$9.6M+ average — extremely narrow buyer pool
- Minimal F&B and retail within immediate walking distance
- Developer unknown — limits brand-premium comparisons
- TOP year unknown — precise age and finishing standard hard to verify
Verdict
Nassim 9 is not a property to evaluate through the lens of yield optimisation or PSF momentum. It is one of a handful of condominium addresses in Singapore where the investment thesis rests almost entirely on location permanence, freehold tenure, and the irreplaceable scarcity of the address itself. You cannot build a new Nassim Road. You cannot manufacture an 8-unit freehold development at this coordinate. The supply constraint is structural and absolute.
The investment score of 39/100 reflects measurable metrics: thin rental liquidity, modest yield at 2.56%, and a unit count too small for meaningful comparative analysis. These are accurate observations about the measurable investment case. They do not capture what actually drives value at Nassim 9 — which is the same thing that has driven GCB and ultra-luxury CCR values for 60 years: the willingness of Singapore’s wealthiest residents and the highest tier of global expatriate tenants to pay a permanent premium for the right address.
For the correct buyer — an ultra-high-net-worth owner-occupier, a senior executive or diplomatic family requiring an address that signals status and security, or a capital-preservation investor with a multi-decade horizon — Nassim 9 is a very narrow but very clear proposition. For a buyer seeking yield, liquidity, or near-term capital gains, this is the wrong development entirely. The ShiokNest score of 54/100 appropriately reflects the middle ground: exceptional for its specific buyer, unsuitable for a general buyer.