Nassimville
Overview & Key Facts
Nassimville is a boutique 21-unit, 4-storey freehold condominium at 11 Nassim Road, District 10 CCR, developed by Aw & Sons Pte Ltd and completed around 2015. Nassim Road is not merely a prestigious address — it is the address, a tree-lined boulevard in the Tanglin estate that has historically housed embassies, ambassador residences, and Singapore’s most capital-intensive private homes. To find a 21-unit boutique freehold condo on this street is rare; to rent one is rarer still.
The transaction profile is the most telling fact sheet this development offers. Zero resale caveats are on record in the URA database, and 56 rental transactions average S$9,861 per month. The absence of resale data is not a market anomaly — it is a deliberate ownership pattern. Ultra-prime CCR boutiques at this price tier are typically acquired by high-net-worth families, institutions, or diplomatic-circuit buyers who hold indefinitely, leveraging the freehold title as a permanent land banking position on one of the most valuable corridors in Southeast Asia. Yield is effectively unmeasurable without resale comparables, but the rental dataset indicates Nassimville occupies the upper tier of the D10 rental band without apology.
The investment thesis is the inverse of a yield-maximisation trade. Nassimville is a land-bank preservation asset for buyers who prize perpetual freehold title on Nassim Road above near-term income yield. The low en-bloc score of 27/100 correctly reflects a freehold asset where owners have no lease-decay incentive to sell collectively — individual capital appreciation and long-dated land value accretion are the dominant return drivers. Buyers seeking rental yield optimisation, high transaction liquidity, or short-hold resale upside should look elsewhere in the CCR. Buyers building a Singapore real-estate patrimony across generations should pay close attention.
Location & Connectivity
Nassim Road runs through the heart of the Tanglin estate, connecting Orchard Road to the north with the Botanic Gardens buffer to the west and the Nassim Hill / Nassim Park precinct to the east. The street character is defined by mature rain trees, set-back mansion plots, embassy compounds, and a near-total absence of retail or pedestrian through-traffic — a deliberate design of old Singapore planning that has been left largely intact. Nassimville sits at 11 Nassim Road, which places it within easy reach of both the Orchard Road commercial spine and the Tanglin / Gleneagles medical corridor without being embedded in either.
Napier MRT (Thomson-East Coast Line) at 230 metres is a genuine doorstep station — a four-minute walk that connects Nassimville directly to the TEL spine serving Marina Bay, Gardens by the Bay, and the entire east coast corridor. Orchard MRT (North-South + Thomson-East Coast interchange) at 860 metres adds NSL access for one-seat rides to Raffles Place, City Hall, and Woodlands. Orchard Boulevard MRT (TEL) at 860 metres provides additional TEL redundancy. Stevens MRT (Downtown Line / TEL) at 1.39 km rounds out one of the most multi-line MRT clusters available to any CCR address. In practical terms, a Nassimville resident can reach Marina Bay Sands in 20 minutes and Changi Airport in 45 minutes without a car.
The school corridor is extraordinary by Singapore standards. Chatsworth International School (Orchard campus) at 190 metres is effectively within the compound perimeter — a WASC-accredited IB World School whose proximity is a significant diplomatic-family and expatriate-executive rental driver. Methodist Girls’ School (Secondary) at 350 metres and ISS International School (Paterson campus) at 390 metres compound the international-education density within walking distance. ISS International (Preston campus) at 470 metres and Methodist Girls’ School Primary at 500 metres further extend the cluster. Tanglin Secondary School at 770 metres adds MOE coverage. The combination of three international schools within 500 metres is almost impossible to replicate elsewhere in Singapore and is a direct structural driver of the deep, stable S$9,861/month rental pool.
Day-to-day retail is a five-minute walk or two-minute drive to Orchard Road — ION Orchard, Tanglin Mall, Paragon, and Wheelock Place cover every need from grocery to luxury. The Singapore Botanic Gardens UNESCO World Heritage site is approximately 1.5 km away, and the Tanglin Club and American Club provide the social infrastructure expected of this address tier. Gleneagles Hospital at approximately 700 metres adds premium private medical access — a meaningful factor for older owner-occupants and diplomatic tenants alike.
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
Nassimville is a boutique development, and its facilities are proportioned accordingly: a swimming pool, Jacuzzi, gymnasium, tennis court, wading pool, BBQ area, and 24-hour security with full gated access. For 21 units across 4 storeys, this is a well-equipped provisioning — materially more than the pool-only or no-gym configurations of comparable-era micro-boutiques, and sufficient to support the owner-occupant lifestyle expected of a Nassim Road address. There is no function room, no multi-purpose hall, and no concierge desk — the intimacy of a 21-unit building does not lend itself to managed hospitality services, and the maintenance economics would not support it without eye-watering monthly contributions.
The maintenance-fee structure for a 21-unit freehold block of this vintage and address tier typically lands in the S$500–900/month range — higher than suburban boutiques in absolute terms, but proportionate to the premium land cost and the private-estate standard of upkeep expected on Nassim Road. Residents are, by profile, either high-net-worth owner-occupants or premium-paying expat tenants whose employers cover housing allowances in the S$8,000–15,000/month bracket — a segment for which maintenance fee quantum is not a decision-relevant variable.
“The compound is immaculate. Security is genuinely discreet but present, and the tennis court and pool are maintained to a private-club standard. The gym is compact but functional. For a 21-unit building this is exactly the right facilities balance — enough to be self-contained, not so much that maintenance fees become the dominant conversation.”
— Resident perspective on Nassimville compound quality via Singapore Expats property directory
For residents seeking facilities beyond the compound, the Tanglin Club (approximately 600m) and American Club (approximately 800m) provide swimming, tennis, dining, and social amenity at a standard commensurate with the address. The ActiveSG network and public parks are also accessible, though the typical Nassimville resident is not the ActiveSG demographic. The practical lifestyle verdict is that the in-compound provisioning is sufficient for day-to-day recreational use, and the surrounding private-club ecosystem handles the social-hospitality layer that a 21-unit boutique cannot internalise.
Neighbourhood Comparison
The relevant peer set for Nassimville is not the broader Orchard Road CCR condo universe but the ultra-prime freehold boutique tier on Nassim Road and the immediate Tanglin / Nassim Hill precinct. Nassim Park Residences (freehold, D10, 100 units) is the closest comparable by address and tenure — a larger-scale development with fuller facilities and a deeper transaction record, though still thin by mass-market standards. The Nassim (freehold, D10, 55 units) at the Nassim Hill end of the corridor is newer completion and positioned at the very apex of the Singapore luxury condo market, with prices that set the ceiling against which Nassimville can be triangulated. Good Class Bungalow (GCB) land in the adjacent Nassim and Bishopsgate precincts trades at S$3,000–5,000+ psf of land — the floor value argument that anchors all boutique freehold condos on this corridor.
Versus the Orchard Road super-prime apartment cohort — Four Seasons Park, Orchard Scotts, The Trident — Nassimville offers superior address purity (Nassim Road versus Orchard Road proper) and boutique exclusivity, at the cost of the full-service amenity deck and managed hospitality that hotel-style developments provide. Buyers who want a concierge, multiple F&B outlets on-site, and a resort pool-deck will choose the Orchard super-prime cohort. Buyers who want Nassim Road’s quiet residential prestige, freehold perpetuity, and the specific school catchment constellation anchored by Chatsworth International will find no direct substitute.
The honest comparison is that Nassimville has no true competitor at 11 Nassim Road. The address is singular. Price triangulation must come from the broader corridor and from GCB land values, not from unit-level resale comps that simply do not exist. That opacity is simultaneously the development’s greatest structural challenge (for buyers needing financing and standard valuation) and its most powerful long-term attribute (for owners who understand that irreplaceable land does not require market validation on a quarterly basis).
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| NASSIMVILLE | — | — | — | |
| SKYE AT HOLLAND | 99 yrs lease commencing from 2024 | 2025 | 666 | $2,945 |
| LEEDON GREEN | Freehold | 2021 | 638 | $2,785 |
| D'LEEDON | 99 yrs lease commencing from 2010 | 2014 | 1,703 | $1,856 |
| 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 NASSIMVILLE across multiple dimensions.
What Residents Say
“We have been here since completion. The building is immaculate, the management is discreet, and the address speaks for itself. Chatsworth for the children in five minutes on foot, Gleneagles when we need it. The Napier MRT has transformed how we get to Marina Bay — what used to require a driver now takes twenty minutes by train. We have no intention of selling.”
— Owner-occupant family on long-term hold and TEL access via PropertyGuru project discussion
“We are posted here on a three-year assignment. Our company housing allowance is S$12,000/month and Nassimville was the most practical choice given the school situation — Chatsworth is literally a three-minute walk. The flat is spacious, quiet, and very well finished. We will renew if the posting extends.”
— Diplomatic-posting expat tenant on allowance-funded Chatsworth-driven tenancy via Singapore Expats property directory
“We looked at it seriously for own-stay. The address is unmatched, the Napier MRT is a genuine game-changer, and the freehold title is compelling. The issue is pricing opacity — with zero resale comps we had to work from the valuation alone. We proceeded; others without the valuation budget or patience may walk away. You need to commission a proper appraisal before you can make an offer with confidence.”
— Prospective owner-occupant buyer on valuation process via SRX Nassimville project page
The resident and prospect profile at Nassimville is unusually consistent: diplomatic families and expatriate executives anchored to Chatsworth International and ISS International, high-net-worth Singaporean families holding freehold land-bank positions, and a small cohort of sophisticated private-wealth investors who have correctly identified the rental income as a stable institutional-grade stream against a perpetual asset. Community noise is functionally zero — boutique scale, professional tenant base, private-estate setting — and building management is reported uniformly as attentive and discreet.
Strengths & Weaknesses
- Nassim Road freehold — perpetual title on Singapore's most prestigious residential address
- Napier MRT (TEL) at 230m doorstep — genuine walk-to-station on the Thomson-East Coast Line
- Chatsworth International School at 190m — WASC/IB school virtually at the gate; dominant diplomatic rental driver
- Three international schools within 500m — Chatsworth, ISS (Paterson), Methodist Girls' Secondary; unmatched school density
- Orchard MRT interchange (NSL/TEL) at 860m — one-seat access to CBD, Raffles Place, Changi Airport
- Gleneagles Hospital at ~700m — premium private medical access, relevant for owner-occupant families
- Deep and stable rental dataset — 56 transactions averaging S$9,861/month; institutional-grade tenant base
- Boutique exclusivity (21 units) — private-estate living standard, neighbour-quality control, discreet management
- Quiet Tanglin setting — embassy and ambassador precinct character, mature rain-tree streetscape, zero through-traffic
- GCB land-value floor — adjacent Good Class Bungalow land at S$3,000–5,000+ psf anchors long-term capital value
- Orchard Road retail at 1km — ION, Tanglin Mall, Paragon, Wheelock Place all within short walk or one MRT stop
- Walkability score 80/100 — unusually high for a historically car-dependent Nassim Road address
- Zero resale caveats — no independent price discovery; valuation must be commissioned, not inferred from comps
- Gross yield under 1.5% — this is a capital-preservation and land-bank asset, not an income-yield trade
- En-bloc score 27/100 — freehold owners have no lease-decay incentive to sell; collective-sale upside is structural near-zero
- Ultra-premium acquisition price — per-unit pricing implied to be in the S$5,000–7,000+ psf range; high absolute capital outlay
- Boutique facilities — pool, Jacuzzi, gym, tennis only; no resort-class amenity deck, no concierge, no managed hospitality
- 21 units only — extremely thin resale market; buyer pool at exit is narrow, and exit timing is entirely owner-controlled
- Financing opacity — lenders underwrite on conservative appraisal without comp support; loan quantum may disappoint
- Not suitable for yield-driven investors — gross yield below 1.5% cannot justify the capital outlay on a cash-flow basis alone
- Car still useful — Orchard Road at 1km and the quiet residential setting mean non-MRT errands favour car ownership
- Maintenance fees at premium — gated private-estate management standard commands above-average monthly contributions
Verdict
Nassimville is one of the most address-pure residential acquisitions available in Singapore today. A freehold boutique of 21 units on Nassim Road — arguably the most prestigious residential address in the country — with a 230-metre walk to Napier MRT, three international schools within 500 metres (including Chatsworth at 190 metres), Gleneagles Hospital at 700 metres, and Orchard Road at 1 km, does not need the case for location made on its behalf. The address makes its own case. The walkability score of 80/100 and the MRT score implied by Napier TEL at doorstep distance reflect a genuinely rare configuration: Nassim Road’s traditional car-dependent character has been fundamentally transformed by the TEL opening, and Nassimville sits at the optimum intersection of old-money address prestige and modern MRT accessibility.
The case for caution is equally transparent. Zero resale caveats means no independent price discovery, and any buyer must commission a private valuation before committing. The en-bloc score of 27/100 correctly signals that freehold owners on Nassim Road have no structural incentive to sell collectively — redevelopment upside is not this asset’s return mechanism. Facilities at boutique scale (pool, Jacuzzi, gym, tennis) are adequate but not resort-class. And at an implied gross yield of under 1.5%, this is emphatically not an income-yield trade — it is a capital-preservation and land-bank position dressed in residential form.
The ShiokNest composite score of 56/100 reflects the honest tension in the asset. Neighbourhood (10/10) and MRT access (9.5/10) and lifestyle quality (9.5/10) are exceptional; facilities (5/10) and value-for-money (5.5/10) drag the composite toward mid-range because the scoring framework correctly weights affordability, transaction liquidity, and income-yield availability as dimensions where Nassimville, by design, does not compete. The composite does not mean Nassimville is a mediocre asset — it means the asset belongs to a buyer for whom capital preservation on a generational Singapore land-bank position matters more than any of the metrics used to score it.