Nassim Jade
Overview & Key Facts
Nassim Jade sits along Nassim Road in District 10 — arguably the most prestigious residential address in Singapore. Developed by Allegro Investments and completed in 1999, it is a low-density freehold boutique of just 39 units, standing quietly among diplomatic missions, Good Class Bungalows, and the embassy belt that fans out from Tanglin toward the Botanic Gardens. Few addresses in Singapore carry the same mix of provenance, scarcity, and discretion.
The development is unusual even within its rarefied neighbourhood. Where many Nassim Road launches in the past decade have been ultra-high-end towers chasing global private wealth (think 28 Nassim, Nassim Park Residences, Cuscaden Reserve), Nassim Jade is a deliberately understated mid-rise — closer in spirit to a private members’ club than a marketing-led trophy block. The 39-unit count means residents tend to know one another by sight, lifts are rarely shared with strangers, and the building has retained a quiet, lived-in feel across nearly three decades.
Recent transaction data shows an average sale price of S$8.6 million with a median of S$8.1 million across the last 12 months — roughly S$2,661 psf. Rentals trade around S$11,500–S$12,000 per month, putting gross yield at a modest 1.78%. As with most Nassim addresses, the value here is not in cash flow; it is in the freehold land, the postal-code prestige, and the long-term scarcity premium that comes with owning on one of fewer than 200 strata-titled lots along the entire Nassim corridor.
Location & Connectivity
Location is the single most important fact about Nassim Jade. The development is roughly 350 metres from Napier MRT on the Thomson-East Coast Line — a station that opened in late 2022 and meaningfully changed the public-transport calculus for the entire Tanglin/Nassim belt. From Napier, residents reach Orchard (one stop), Stevens, Botanic Gardens, and onward to Marina Bay, Shenton Way, and the East Coast without changing trains. Orchard MRT itself sits about 700 metres away on foot through Tanglin Mall and the Claymore link — walkable in cool weather.
For drivers, the position is close to ideal. Nassim Road empties onto Tanglin Road and Cluny Road within minutes, with the Pan-Island Expressway and Central Expressway both reachable in well under 10 minutes. The CBD via Stevens Road and Bukit Timah is typically a 10–12 minute drive in off-peak conditions; Marina Bay via the AYE is comparable. School runs to ACS, Hwa Chong, Raffles, and Anglo-Chinese Junior College are short and largely fight-free.
The neighbourhood itself is what residents pay for. Nassim Road is lined with embassies — the British, US, Russian, Indonesian, and Philippine missions are all within a short walk — which means the streetscape is unusually quiet, the security presence is constant, and through-traffic is heavily moderated. The Singapore Botanic Gardens, a UNESCO World Heritage site, is a 10-minute walk via Cluny Road. Tanglin Mall, Tanglin Shopping Centre, and the Dempsey Hill F&B cluster are all within 1 km.
Day-to-day amenities lean upmarket rather than convenient. Cold Storage at Tanglin Mall handles groceries; Dempsey, Tudor Court, and the Como Dempsey cluster cover dining; Orchard Road covers everything else. There is no hawker centre within walking distance — the closest is Newton Food Centre, about 2 km away — which is the one consistent compromise of living in this part of D10.
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 |
| ISS International School (Preston) | international | Within 1 km |
| Methodist Girls' School | secondary | 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 | ~1.1 km |
Facilities
Nassim Jade is, by design, not a facilities-led development. With only 39 units across a low-rise footprint, the amenity set is intentionally restrained: a 25-metre lap pool, a children’s pool, a small but well-equipped gymnasium, a BBQ pavilion, and landscaped tropical gardens with mature rain trees. There is a function room for residents’ private events, 24-hour security with concierge-style reception, and ample sheltered carpark space — including visitor lots, which is a meaningful luxury in this part of D10.
“You don’t buy on Nassim Road for facilities. You buy for the address, the privacy, and the freehold land. Nassim Jade nails all three — the pool is quiet, the lobby is calm, and you almost never queue for a lift. After living in a 1,000-unit mega-condo, the contrast is striking.”
— Resident review via EdgeProp, 2024
What residents consistently praise is the quality of the small facility set rather than its breadth. The pool deck is genuinely usable (no jostling for loungers), the gym has commercial-grade equipment that is rarely all in use, and the gardens are professionally maintained on a tight rotation. Maintenance fees are correspondingly higher than mass-market 99-year condos — expect roughly S$700–S$900 per month for a typical unit — but that money funds genuine service standards rather than amortising hundreds of units’ worth of underused tennis courts and clubhouses. For buyers comparing against newer Nassim launches with elaborate sky lounges and rooftop infinity pools, the calculus is different but not necessarily worse.
Pricing & Market Position
Based on 8 recorded transactions, sale prices range from $6,500,000 to $15,200,000, averaging $8,618,875 (~$2,661 psf).
Rents range from $6,200 to $18,000 per month across 68 rental transactions. Current rental yield sits at approximately 1.8%.
Price Appreciation
From 2022 to 2026, the average PSF has appreciated by -0% (from $2,741 to $2,740 psf).
Neighbourhood Comparison
Within the immediate Nassim/Tanglin freehold cluster, Nassim Jade competes against a small set of comparables. Hyll on Holland (S$2,648 psf, freehold, 319 units) trades at near-identical psf but in a less prestigious sub-district and with materially lower view-protection. Leedon Green (S$2,784 psf, freehold, 638 units) and Skye at Holland (S$2,945 psf, 99-year, 666 units) command higher psf but in larger, denser developments further from the embassy belt. D’Leedon (S$1,855 psf, 99-year, 1,703 units) is a different proposition entirely — cheaper, much larger, leasehold, and Zaha Hadid-designed.
The closer comparison set is on Nassim Road itself: 28 Nassim, Nassim Park Residences, Park Nova, and Les Maisons Nassim — all freehold, all newer or much newer than Nassim Jade, and all priced 30–90% higher per square foot. The trade-off is therefore stark and honest: Nassim Jade gives buyers the same address, the same freehold land, and the same neighbourhood for roughly half the headline price, in exchange for accepting 1999-era construction, a renovation budget, and a smaller facility set. For families who plan to renovate to taste anyway, and who care more about the postal code than the brand of architect on the marketing brochure, that trade is unambiguously favourable.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| NASSIM JADE | Freehold | 1999 | 39 | $2,661 |
| 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 NASSIM JADE across multiple dimensions.
What Residents Say
“Lived here for over a decade. The block has aged beautifully — the rain trees outside have grown into full canopy, the lobby still feels formal but warm, and the staff know every resident by name. It is the opposite of a mega-condo, and that is exactly why we bought.”
— Long-term resident review via EdgeProp, 2024
“Napier MRT was a game-changer. We almost sold in 2020 because of the schlep to Orchard, and now my wife walks to the gym at Tanglin Club and I take the train to the office in Marina Bay. Best decision we made was waiting.”
— Owner-occupier review via PropertyGuru, 2023
“Honest assessment: facilities are basic, the kitchens are dated, and the lift refurbishment in 2021 took longer than promised. But you cannot buy this kind of land bank anywhere else in Singapore at this price. Bring a renovation budget and a long horizon.”
— Resident review via 99.co, 2024
Across review platforms the pattern is consistent: residents value the address, the privacy, the embassy-area calm, and the freehold tenure above all else. Common gripes — dated finishings, modest facilities, occasional management slowness on bigger capex items — are well-understood as the price of buying a 1999 boutique on Nassim Road rather than a brand-new tower. The MCST is small and decisions tend to move slowly, which suits owners with a long-horizon mentality but frustrates those wanting rapid upgrades.
Strengths & Weaknesses
- Freehold tenure on Nassim Road — among the most coveted land tenures in Singapore
- Napier MRT only 350m away (TEL, opened 2022) — direct ride to Orchard, Marina Bay
- Ultra-low density (39 units) — privacy, quiet, no lift queues
- Embassy-belt neighbourhood — one of the safest, quietest streets in Singapore
- View-protected north stacks face GCB enclave + Botanic Gardens canopy
- Substantially below newer Nassim launches on PSF (~$2,661 vs $3,500–$5,000+)
- Walkable to Tanglin Mall, Dempsey Hill, Orchard Road, Botanic Gardens
- Generous unit sizes (1,800–3,500+ sqft) with separate yards and private lift lobbies
- 14 schools/international schools within 1 km — strong for expat families
- Long-term scarcity story: <200 strata lots on the entire Nassim corridor
- Gross yield only 1.78% — not an income-play asset
- 1999 vintage — renovation budget of S$300k–S$600k typical for unrenovated units
- Thin liquidity (only 8 transactions in last 12 months) — exits can take time
- Facilities are minimal vs newer mega-launches — no tennis, no clubhouse
- Higher monthly maintenance fees (~S$700–S$900) for boutique service standards
- No hawker centre within walking distance — Newton Food Centre is ~2 km away
- Embassy-area rhythms include occasional road closures and security cordons
- En-bloc score 57/100 — meaningful but not imminent given 39-unit complexity
Verdict
Nassim Jade is, in many ways, the quintessential Nassim Road purchase — just at a more accessible entry point than the headline-grabbing new launches. At roughly S$2,661 psf, it sits well below the S$3,500–S$5,000+ psf range commanded by 28 Nassim, Park Nova, Boulevard 88, or Les Maisons Nassim, while still delivering the same postal code, the same embassy-belt streetscape, the same freehold land tenure, and the same long-term scarcity story. For buyers prioritising the address rather than the marketing, that gap is the entire point.
The honest weaknesses are well-defined. The 1.78% gross yield is unattractive for buyers who care about cash flow; this is an asset for own-stay or capital-preservation buyers, not for yield-focused investors. The 1999 vintage means renovation is almost always required to bring units to contemporary luxury standards. The 39-unit count means liquidity is thin — only 8 transactions in the last 12 months — and exits can take longer than for larger developments. Facilities are minimal compared to mega-launches, which matters for families wanting tennis, badminton, or extensive children’s amenities on-site.
The strengths are equally clear. Freehold land on Nassim Road does not lose tenure value over time. Napier MRT changed the daily-life calculus meaningfully in 2022. The view profile on the better stacks is structurally protected. The neighbourhood is one of the most discreet, secure, and quiet in Singapore. And at ~S$8 million for a 3-bedroom, the absolute pricing is roughly half of what a comparable unit at the newer Nassim trophy blocks now demands — arguably the cleanest entry into the postal code for buyers who do not need brand-new finishings.