Nim Collection
Overview & Key Facts
Nim Collection is a strata-landed cluster development on Nim Rise in District 28 — Singapore’s northernmost Seletar Hills residential enclave, a low-density, predominantly landed neighbourhood that feels a world apart from the urban density of central Singapore. The project sits on a 99-year leasehold from 2016 (~89 years remaining) and is understood to be developed under the Bukit Sembawang Estates group, one of Singapore’s longest-established landed housing developers, with Nim Rise / Nim Gardens forming part of their broader Nim Road residential cluster in the Seletar Hills enclave.
As a strata-landed cluster housing development, Nim Collection is structurally different from a typical condominium. Residents own their individual cluster terrace or semi-detached-style homes — typically 2.5-storey units with private enclosed garages, small gardens or private outdoor spaces, and individual unit entrances — while sharing common facilities (pool, BBQ, guard-house) and a monthly maintenance contribution under a strata title framework. This hybrid format delivers the spatial generosity and privacy of landed living with the security and shared amenity structure of a condominium, and without the cost ceiling of freehold good-class bungalow territory.
Transaction volume is modest: 15 resale sales on record at an average of S$3,835,733 per unit (average PSF S$2,285 over the last 12 months), and 10 rental transactions at an average of S$8,070 per month (median S$8,600). These are large, high-ticket transactions — consistent with the strata-landed segment’s premium positioning versus mass-market condominiums in the same district. The gross yield of 2.73% is below the typical condominium yield, which is expected for the luxury landed segment where capital value is the primary appreciation driver.
Location & Connectivity
Nim Collection sits on Nim Rise, a short residential road running off Nim Road in the Seletar Hills area of District 28. The broader Nim Road / Nim Gardens / Nim Rise cluster is one of several Bukit Sembawang–developed residential pockets in this northern fringe, positioned between the Upper Thomson corridor to the west and Seletar Aerospace Park / Punggol Digital District to the east. For daily orientation: Yio Chu Kang Road is the main arterial spine for this neighbourhood, feeding into the Central Expressway (CTE) southbound toward the city.
For car-owning households, the picture is considerably more functional. The CTE is reachable in roughly 10 minutes via Yio Chu Kang Road, placing the CBD approximately 25–30 minutes away in off-peak conditions. Orchard Road is around 25 minutes. Seletar Mall (the nearest full-scale retail centre, with FairPrice Finest, food court, cinema, and supporting retail) is approximately 5–7 minutes by car — providing the most accessible everyday anchor. AMK Hub at Ang Mo Kio is around 10 minutes, with the full Northeast MRT interchange at Serangoon or Bishan reachable in 15–20 minutes.
The immediate Seletar Hills / Nim area is characterised by very low density: predominantly Good Class Bungalow (GCB) plots, semi-detached and terrace cluster housing, minimal commercial activity, and a quiet, leafy residential atmosphere. The adjacent Seletar Country Club and Seletar Aerospace Park green buffer contribute to the sense of space and remove the risk of high-density development appearing on the doorstep. For buyers seeking a genuinely low-density, private residential environment — and prepared to manage the car-dependency — this neighbourhood delivers strongly on that brief.
Nearby schools are a mixed picture. Nanyang Polytechnic is 1.52 km away, and ITE College Central is 1.59 km — both tertiary institutions rather than the MOE primary schools most families prioritise. Teck Ghee Primary School (1.75 km), Serangoon Garden Secondary (1.78 km), Xinghua Primary (1.88 km), and Presbyterian High (1.89 km) round out the catchment. All distances are meaningful: none are within comfortable walking distance, reinforcing that school runs here are car-based by design.
Schools & Education
| School | Type | Distance |
|---|---|---|
| Nanyang Polytechnic | tertiary | ~1.5 km |
| Institute of Technical Education (College Central) | tertiary | ~1.6 km |
| Teck Ghee Primary School | primary | ~1.8 km |
| Serangoon Garden Secondary School | secondary | ~1.8 km |
| Xinghua Primary School | primary | ~1.9 km |
| Presbyterian High School | secondary | ~1.9 km |
| Bowen Secondary School | secondary | ~1.9 km |
| Deyi Secondary School | secondary | ~1.9 km |
Facilities
As a strata-landed cluster development, Nim Collection’s shared facilities reflect the segment’s typical positioning: meaningful but deliberately curated rather than resort-scale. Cluster housing projects of this type generally provide a swimming pool, BBQ pavilions, guard-house with 24-hour security, and landscaped common garden areas, while keeping the maintenance contribution structurally lower than a full-facility condominium of equivalent total GFA. The value proposition is that residents’ primary “facilities” are their own private homes — a private enclosed garage, a small courtyard or garden, and the generous floor area of a 2.5-storey layout — rather than shared resort amenities.
“Cluster housing gives you the best of both worlds — you get the space and privacy of a landed home, the security and pool of a condo, without paying GCB prices. The trade-off is you’re still sharing a boundary wall with your neighbours, but the maintenance fee buys you security you wouldn’t get from a standalone terrace.”
— Perspective on Singapore cluster housing, via Stacked Homes — cluster housing explainer
Prospective buyers should verify the current facility list directly with the MCST or a recent resident — strata-landed developments occasionally evolve their shared amenity mix post-completion, and the exact pool configuration (lap pool vs leisure), gym provision (if any), and BBQ area layout for Nim Collection specifically should be confirmed prior to offer. The URA’s strata-landed housing framework governs the MCST obligations and maintenance fund requirements that underpin common facility upkeep.
One practical advantage of the strata-landed cluster format: the private enclosed garage included in each unit means parking is never a shared-resource competition. In full-facility condominiums, two-car households often navigate a lottery system for second-lot allocation. Nim Collection units are understood to include direct garage access from within the home — a genuine quality-of-life differentiator for car-dependent households.
Unit Sizes & Layout
Nim Collection is structured as a strata-landed cluster development rather than a traditional condominium, meaning each unit is effectively a compact terrace or semi-detached-style home, typically built to 2.5 storeys with an enclosed private garage on the ground floor, living / dining areas on the first floor, and bedrooms on the upper floors. This layout delivers unit floor areas substantially larger than any condominium product at comparable PSF — a typical cluster unit in this tier runs 2,000–3,200 sqft of strata area, explaining the S$3.8M average transacted price at S$2,285 PSF.
The PSF appreciation trajectory is materially positive: from S$1,522 in the earliest transaction period through S$1,687, S$2,142, S$1,979, and S$2,095 (12-month average now S$2,285) — a roughly 50% uplift over the observable transaction window. This reflects both the broader Singapore private residential upcycle post-2020 and the specific premium that strata-landed product commands as an increasingly scarce format: URA’s restrictions on new strata-landed developments (generally limited to estates with planning approval) mean supply is inherently constrained relative to demand from buyers seeking landed-type privacy at a sub-GCB budget.
Lease tenure deserves specific attention. A 99-year lease from 2016 leaves approximately 89 years remaining as of 2026 — a clean, modern lease with no concerns about the 60-year or 30-year decay thresholds for the foreseeable future. Full bank financing is available at this lease length, and the CPF usage ceiling is not affected for another several decades. Buyers on a 10–15 year ownership horizon face no practical lease-related constraints whatsoever.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 4 BR | 8 | $2,240 | $3,676,000 |
| 5 BR | 7 | $1,684 | $4,018,286 |
Pricing & Market Position
Based on 15 recorded transactions, sale prices range from $3,300,000 to $4,780,000, averaging $3,835,733 (~$2,285 psf).
Rents range from $5,000 to $11,000 per month across 10 rental transactions. Current rental yield sits at approximately 2.7%.
Price Appreciation
From 2021 to 2025, the average PSF has appreciated by 37.7% (from $1,522 to $2,095 psf).
Neighbourhood Comparison
Within the D28 mass-market condominium cohort, Nim Collection’s PSF premium appears stark: Parc Greenwich (S$1,234 PSF), The Topiary (S$1,219 PSF), High Park Residences (S$1,481 PSF), Parc Botannia (S$1,592 PSF), and Seletar Hills Estate (S$1,493 PSF) all trade at a 35–55% discount to Nim Collection’s S$2,285 PSF. But this comparison conflates two fundamentally different product formats. The mass-market condominium comparables are apartment units in high-rise blocks. Nim Collection sells multi-storey private homes with garages. The PSF premium exists and is sustainable precisely because of supply scarcity and format differentiation.
The more relevant comparison is within the strata-landed cluster segment. Projects like Nim Gardens (the adjacent Bukit Sembawang cluster on Nim Road), Seletar Hills Estate, and comparable cluster housing in D26–D28 give a more honest PSF benchmark. Within this peer set, Nim Collection’s S$2,285 PSF is positioned at the upper end of the Seletar Hills cluster cohort, reflecting its newer construction vintage (2016 lease) and the Bukit Sembawang development quality that commands a segment premium.
Buyers evaluating the strata-landed format more broadly should also consider the trade-off against standalone terrace or semi-detached landed housing in D28 at comparable quantum. A 99-year terrace in Seletar Hills or Yio Chu Kang can sometimes be acquired in the S$3.5–4.5M range at comparable PSF — offering full landed title (no MCST) at the cost of no shared pool, no managed security, and individual maintenance responsibility. Nim Collection’s strata format offers the managed-service layer (security, pool, common maintenance) in exchange for the strata levy and the shared-boundary constraints of cluster living.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| NIM COLLECTION | 99 yrs lease commencing from 2016 | — | — | $2,285 |
| PARC GREENWICH | 99 yrs lease commencing from 2020 | 2021 | 496 | $1,234 |
| HIGH PARK RESIDENCES | 99 yrs lease commencing from 2014 | 2020 | 1,376 | $1,481 |
| THE TOPIARY | 99 yrs lease commencing from 2012 | — | 700 | $1,219 |
| PARC BOTANNIA | 99 yrs lease commencing from 2016 | 2009 | 735 | $1,592 |
| SELETAR HILLS ESTATE | 999 yrs lease commencing from 1879 | — | — | $1,493 |
ShiokNest Scores
Our proprietary scoring system evaluates NIM COLLECTION across multiple dimensions.
What Residents Say
“Living in a cluster house on Nim Rise is genuinely different from condo life — you have your own garage, your own entrance, no shared corridor. The neighbourhood is incredibly quiet. It’s the only way to get this kind of privacy in Singapore without spending GCB money.”
— Resident perspective on cluster housing lifestyle, via Stacked Homes reader discussion
“The Seletar area is something else — it genuinely feels like a different Singapore. The bungalows, the country club, the low traffic. But you must have a car. Two cars, ideally. Without one you are completely stuck.”
— Seletar Hills resident comment via PropertyGuru D28 community discussion
“We looked at Nim Collection when we were upsizing from a condo. The unit sizes were exactly what we wanted — proper rooms, a real garage, outdoor space. But we had to be realistic: my wife doesn’t drive, and with two school-age kids the logistics of school runs, activities, and grocery trips without MRT access just didn’t work for our family.”
— Prospective buyer who chose a different development, via r/Singapore property discussion
The consistent theme across resident and prospective-buyer accounts is the sharp split between those for whom the Seletar Hills car-dependent lifestyle is a positive choice — “we want the privacy, we want the space, we have the cars” — and those who discover after consideration that the daily-logistics reality of a walkability score of 15/100 is incompatible with their household structure. The self-selection filter is strong and genuine. Residents who commit to Nim Collection are overwhelmingly households who have deliberately chosen this lifestyle and are well-suited to it.
Strengths & Weaknesses
- Strata-landed format — private multi-storey home with enclosed garage and individual entrance
- Low-density Seletar Hills neighbourhood — GCB-adjacent, leafy, genuinely private residential environment
- Modern lease — 99yr from 2016 (~89yr remaining), no lease-decay concerns for foreseeable future
- Strong PSF appreciation — S$1,522 to S$2,285 (+50%) over observable transaction window
- Substantial absolute rental income — avg S$8,070/mth, median S$8,600/mth
- Strata-landed supply scarcity — URA restrictions on new cluster developments limit future competition
- Private enclosed garage — no shared-lot parking competition, direct garage access from home
- Bukit Sembawang development pedigree — established landed housing developer in D28
- Low-density community — small number of units, strong neighbour familiarity, minimal crowds
- Seletar Country Club, Seletar Aerospace Park greenery nearby — unlikely high-density development on doorstep
- Walkability 15/100 — one of the lowest scores in D28, fully car-dependent for ALL daily activities
- No MRT within practical walking distance — Khatib NSL is ~4–5 km away
- Small transaction volume (15 sales) — thin liquidity, difficult to time exits precisely
- Gross yield 2.73% — below mass-market condo yield; income-oriented investors should look elsewhere
- D28 far-north location — long commute to CBD (25–30min+ by car in off-peak)
- No nearby hawker centres, markets, or walkable retail — all errands require driving
- Schools within catchment (1.75–1.89km) — all require car drop-off; none walkable
- PSF premium vs mass-market D28 condos requires segment-appropriate comparison framing
- Future buyer pool constrained to car-owning households — structural resale market limitation
- Developer/unit-type details require independent verification prior to offer — limited public data
Verdict
Nim Collection is a niche product with a clearly defined buyer. It is not a development that suits most Singapore property purchasers — and that is precisely its appeal for the segment it serves. The combination of strata-landed format, private enclosed garage, low-density Seletar Hills neighbourhood, and a modern 89-year lease produces a product that is structurally different from a condominium and competes for a different buyer psychology: households who want the privacy, space, and internal character of a landed home without the GCB price tag or the maintenance complexity of a standalone terrace.
The investment case has two clear pillars. First, PSF appreciation has been strong over the observable window (+50% from S$1,522 to S$2,285), outperforming several comparable mass-market condo benchmarks in the same district. Second, rental income at S$8,070–S$8,600 per month is substantial in absolute terms — though the 2.73% gross yield reflects the high capital value base rather than income-oriented attractiveness. Nim Collection is not a yield play; it is a capital appreciation and lifestyle play.
The structural risk is straightforward: a walkability score of 15/100 and zero practical public transport access means the future buyer pool is permanently constrained to car-owning households. In a Singapore property market where MRT proximity demonstrably and repeatedly commands a premium — and where younger buyer cohorts skew increasingly toward transit-oriented living — a fully car-dependent asset in the far north of D28 carries a structural resale constraint that buyers should underwrite honestly. The development’s scarcity value (strata-landed supply is restricted) partially offsets this, but it does not eliminate it.
For the right buyer — a multi-car family seeking a private, low-density home environment in northern Singapore, comfortable with a drive-everywhere lifestyle, and targeting a 10+ year hold — Nim Collection is a compelling proposition. For MRT-dependent households, yield-focused investors, or buyers with a shorter hold horizon, the investment arithmetic and lifestyle fit are both challenged.