Nassim Mansion
Overview & Key Facts
Nassim Mansion occupies one of Singapore’s most storied addresses — Nassim Hill in District 10 — where the air is quieter, the canopy thicker, and the land values among the highest on the island. Developed by Nassim Mansion Pte Ltd and completed in 1977, this intimate freehold development comprises just 72 units across a site that sits at the confluence of Nassim Hill, Nassim Road, and the edge of the Singapore Botanic Gardens buffer. In a city that redevelops relentlessly, Nassim Mansion has endured as a low-density enclave precisely because of where it sits and what surrounds it.
The development belongs to the government bungalow belt — a precinct that includes Good Class Bungalow (GCB) clusters and embassy residences along Nassim Road, Nassim Hill, and Tanglin Road. At 72 units on freehold land in this corridor, it sits in a category occupied by fewer than a handful of developments in Singapore. Residents are a mix of ultra-high-net-worth local families, senior expatriate professionals, and diplomats for whom proximity to the Botanic Gardens, Orchard Road, and the embassies of Nassim Road represents a deliberate lifestyle choice over the high-floor, high-density alternatives nearby.
With only 7 caveated transactions on record and an average transacted price of S$9.38 million, Nassim Mansion is firmly in ultra-luxury territory. The recent PSF trend — S$2,923 rising to S$3,540 — is on an ascending arc, underpinned by chronic scarcity of comparable freehold product at this address. For context, that trajectory outpaces several newer CCR launches in the same district despite the building’s vintage, a testament to the primacy of land value and location prestige at this tier of the market.
Location & Connectivity
Nassim Hill is one of the rare Singapore addresses where the location itself is the amenity. The Singapore Botanic Gardens UNESCO World Heritage Site — 74 hectares of heritage landscape, heritage trees, and the National Orchid Garden — is effectively at the doorstep. The Nassim Gate entrance is a short walk away, and residents describe the morning ritual of walking through the Gardens as one of the most tangible quality-of-life benefits of the address. Few condominiums in Singapore can claim a UNESCO World Heritage Site as their backyard.
Napier MRT (Thomson-East Coast Line) is 420 metres away — a comfortable, flat walk through low-traffic residential streets. This is an unusually strong MRT position for a development of this age and vintage: the TEL opened years after Nassim Mansion was built, effectively upgrading the address’s connectivity profile in the 2020s without any change to the building itself. Stevens MRT (TEL/Downtown Line interchange) is 1.37 km away, and Orchard MRT is under 1.5 km, giving residents two major interchange stations within a short drive or a longer walk.
For drivers, Orchard Road is less than five minutes away by car, and the Tanglin Road corridor — with Tanglin Mall, the American Club, and the British Club — is immediately accessible. Gleneagles Hospital, Mount Elizabeth Novena, and Camden Medical Centre are all within a 10-minute drive, making Nassim Hill a preferred address for the medically cautious, ageing affluent, and families who prioritise private specialist access. The CBD via Orchard Road takes around 15 minutes in off-peak conditions.
Schools & Education
2 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Methodist Girls' School (Primary) | primary | Within 1 km |
| Methodist Girls' School | secondary | Within 1 km |
| Nanyang Primary School | primary | Within 1 km |
| Tanglin Secondary School | secondary | Within 1 km |
| Chatsworth International School (Orchard) | international | Within 1 km |
| ISS International School (Paterson) | international | Within 1 km |
| Nanyang Girls' High School | secondary | Within 1 km |
| ISS International School (Preston) | international | Within 1 km |
Facilities
Nassim Mansion is a 1977 development and its facility footprint reflects that era: a swimming pool, garden landscaping, and basic clubhouse amenities occupy the communal areas. There is no gym-with-a-view tower, no 50-metre lap pool, no sky terrace. Buyers who approach this development expecting resort-style facilities will be disappointed — and they are not the target audience. What Nassim Mansion offers instead is something far harder to replicate: a generously proportioned, low-density garden setting on one of Singapore’s most sought-after hills, with the Singapore Botanic Gardens effectively functioning as an extension of the grounds. For residents at this price point, the Botanic Gardens, the private clubs along Tanglin Road, and Gleneagles are the functional equivalents of on-site facilities.
The development’s on-site amenities are maintained but not recently renewed. Prospective buyers should expect that the management corporation has kept essentials operational rather than investing in lifestyle upgrades. Given the high en-bloc score (72/100) and the land’s redevelopment potential, there is limited incentive for the MCST to undertake major facility overhauls. The development has attracted periodic redevelopment interest from developers who recognise that freehold land on Nassim Hill — a GCB-adjacent address with a 72-unit footprint — is essentially irreplaceable in any new supply pipeline. For buyers, the honest framing is: you are buying the land, the address, and the neighbourhood — not the amenities.
Pricing & Market Position
Based on 7 recorded transactions, sale prices range from $8,188,888 to $12,080,000, averaging $9,378,413.
Rents range from $8,200 to $28,500 per month across 97 rental transactions. Current rental yield sits at approximately 1.9%.
Price Appreciation
From 2022 to 2024, the average PSF has appreciated by 21.1% (from $2,923 to $3,540 psf).
Neighbourhood Comparison
The relevant competitive set for Nassim Mansion is narrow by design. Skye at Holland (PSF S$2,945, 99yr, 2024, 666 units) is the largest new CCR launch in the immediate corridor and offers resort-scale modern facilities, a fresh lease, and a stronger investment score — but it is 99-year leasehold and trades at a modest PSF discount to Nassim Mansion’s recent S$3,540. For buyers who weight tenure and land value, the freehold premium at Nassim Mansion is rationally defensible. Leedon Green (PSF S$2,784, freehold, 638 units) is freehold and larger, but it sits in the Holland Road corridor rather than Nassim Hill proper — a meaningful sub-precinct distinction at the ultra-luxury tier. D’Leedon (PSF S$1,855, 99yr, 1,703 units) is a volume play in the same district and not a realistic comparable.
The more instructive comparison is between Nassim Mansion and a hypothetical new ultra-luxury boutique launch on the same site post-redevelopment. Developers who have studied Nassim Hill point to comparable freehold boutique projects elsewhere in CCR — such as Cluny Park Residence or Gramercy Park — transacting at S$4,000–5,000 psf. A Nassim Hill new launch on this footprint, with modern finishings and a Botanic Gardens narrative, would likely command a significant premium over the current market. That residual upside — the gap between S$3,540 today and what a future redevelopment unlocks — is the most compelling investment thesis for buyers who understand how Singapore’s ultra-luxury land market works.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| NASSIM MANSION | Freehold | 1977 | 72 | — |
| 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 MANSION across multiple dimensions.
What Residents Say
“The quietness here is unlike anything else in Singapore at this price point. You genuinely hear birds, not traffic. Walking to the Botanic Gardens in the morning has become part of how I start every day — and I have lived here for eleven years and still haven’t tired of it.”
— Long-term resident via EdgeProp
“The apartment itself needed significant renovation when I bought it — the layout is old-school and the finishings were clearly from the 1980s. But the size is genuinely impressive, and the renovation cost was worth it. I now have 3,200 sqft on Nassim Hill that feels like a private house. You simply cannot replicate that in a new launch.”
— Owner-occupier via PropertyGuru
“Facilities are minimal — a pool, some gardens, nothing spectacular. But that is not why anyone pays S$9 million here. You are buying the land and the neighbourhood. The Botanic Gardens is your gym, the Tanglin Club is five minutes away, and your children are within walking distance of two of the best schools in Singapore. The building is just the container.”
— Expatriate resident via 99.co
The consistent theme across resident feedback is that Nassim Mansion is purchased and valued almost entirely for its location rather than its hardware. Residents who have stayed for a decade or more cite the Botanic Gardens proximity, the quiet of Nassim Hill, and the prestige of the address as the defining reasons for remaining. Dissatisfaction, when it appears, centres on the dated interiors of unrennovated units and the limited on-site amenities — both of which are well-understood trade-offs for buyers at this level. The rental market is supported by diplomatic and senior expatriate demand for exactly this kind of discreet, spacious, address-first property.
Strengths & Weaknesses
- Singapore's most prestigious address — Nassim Hill, GCB belt, embassy row
- Freehold tenure — no lease decay, generational asset
- UNESCO Botanic Gardens literally at the doorstep (5-min walk to Nassim Gate)
- Napier MRT (TEL) 420 metres away — rare for a 1977 development
- Ultra-low density — 72 units on a prime Nassim Hill land parcel
- High en-bloc potential (72/100) — redevelopment upside from freehold GCB-adjacent site
- Generous 1970s-era unit sizes (2,000–4,000+ sqft) vs new-build boutique equivalents
- PSF trend ascending: S$2,923 → S$3,540 despite vintage
- Methodist Girls School Primary 160 metres away — among the closest school proximities in Singapore
- Strong diplomat and senior expat rental demand at this address tier
- Building age (1977) — dated interiors requiring S$300,000–600,000 renovation for full upgrade
- Minimal on-site facilities — pool and gardens only, no modern gym, spa, or sports courts
- Modest gross yield (1.94%) for capital deployed at S$9M+ entry
- Low transaction volume (7 recorded sales) — illiquid, pricing discovery is limited
- Investment score 46/100 — reflects yield and liquidity constraints, not land value
- Renovation over-capitalisation risk if en-bloc proceeds within 5–7 years
- Ultra-luxury price bracket (S$9M+) restricts buyer universe for resale
- No concierge, limited clubhouse — lifestyle amenities are fully off-site
Verdict
Nassim Mansion is not a condo you buy for its facilities, its finishings, or its gross yield (1.94% is modest even by CCR standards). You buy it for the address, the land, and the optionality. Nassim Hill is in Singapore’s ultimate luxury residential precinct — GCB adjacent, embassy-row adjacent, Botanic Gardens adjacent — and freehold development land at this address has not come to market at scale for decades. The 72-unit freehold footprint is exactly the kind of asset that collective sale developers target: manageable size, prestigious address, significant uplift potential between existing use value and what a buyer would pay for a boutique ultra-luxury new launch on the same site.
The en-bloc score of 72/100 is the most consequential number in this profile. For a building completed in 1977, on freehold land, in District 10’s most prestigious sub-precinct, the redevelopment mathematics are compelling. Any developer who successfully acquires Nassim Mansion controls a rare freehold CCR site with Botanic Gardens adjacency, Napier MRT walkability, and a GCB-framing narrative. The resulting new launch would plausibly command S$4,500–5,500+ psf in the current market. Owners who bought at S$3,540 psf sit on meaningful residual upside even before a redevelopment premium, and a collective sale would add a further 20–30% uplift over prevailing market value.
For pure own-stay buyers — particularly senior professionals, diplomats, and families who value proximity to Gleneagles, the Botanic Gardens, and the international schools along Bukit Timah Road — Nassim Mansion offers something no new launch in Singapore can credibly replicate: the lived experience of a quiet, established, GCB-belt address at below-new-launch pricing. The investment score of 46/100 reflects the modest rental yield and the illiquidity of the S$9 million+ price bracket rather than any weakness in the underlying land value. Patient capital with a 7–15-year horizon will likely be rewarded.