Sage
Located in District 10 (Ardmore, Bukit Timah, Holland Road, Tanglin), Sage is a freehold condominium in the Core Central Region (CCR). The development was completed in 2012 and comprises 33 units. This page tracks recorded sale prices, rental contracts and yield trends from URA data.
Overview & Key Facts
SAGE is a freehold condominium at NASSIM ROAD in District 10 (CCR), developed by HONG LEONG HOLDINGS LTD, comprising 33 units, completed in 2012.
Location & Connectivity
SAGE is approximately 180m from Napier MRT station, with 6 stations within 1.5 km.
Schools & Education
22 schools within 2 km (9 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Chatsworth International School (Orchard) | International | 210m |
| EtonHouse International School Orchard | International | 230m |
| Methodist Girls' School | Secondary | 330m |
| ISS International School (Paterson) | International | 440m |
| Methodist Girls' School (Primary) | Primary | 480m |
| ISS International School (Preston) | International | 520m |
| Tanglin Secondary School | Secondary | 720m |
| NPS International School | International | 910m |
Market Position
SAGE has recorded 3 sales at an average price of $12,983,333.
Price Appreciation
| Year | Sales | Avg PSF | Change |
|---|---|---|---|
| 2021 | 1 | $3,135 psf | — |
| 2022 | 1 | $3,320 psf | ↑ 5.9% |
| 2026 | 1 | $2,734 psf | ↓ 17.6% |
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From the 2022 high, SAGE prices have given back 17.6% — still 12.8% below the 2021 baseline.
Price Index Check
The ShiokNest Price Index for District 10 reads 113.4 as of June 2026 — down 2.0% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
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Neighbourhood Comparison
| Condo | Tenure | Avg PSF | Sales |
|---|---|---|---|
| SKYE AT HOLLAND | 99 yrs lease commencing from 2024 | $2,946 psf | 666 |
| LEEDON GREEN | Freehold | $2,786 psf | 575 |
| D'LEEDON | 99 yrs lease commencing from 2010 | $1,869 psf | 453 |
| D'LEEDON | — | $1,889 psf | 416 |
| HYLL ON HOLLAND | Freehold | $2,649 psf | 328 |
What Could Work Against You
- With just 1 sale in the trailing year, pricing signals are indicative rather than definitive; expect wider bid-ask spreads when you negotiate.
- The 33-unit size cuts both ways: exclusivity, but thinner resale liquidity and higher per-unit maintenance contributions than larger estates.
Best suited for
Who This Actually Suits
This is a strong match for mrt-walkable commuters, international school families, long-term hold (10+ yr) and freehold / generational hold. Located ~178m from Napier MRT, this property is a comfortable daily walk for transit commuters.
For foreign / absd-aware buyers, it can work — but weigh the trade-offs before committing.
Verdict
SAGE is a freehold development in District 10 (CCR), with 33 units, offering a gross yield of 1.9%.
At ~$2,734 psf, it reflects its premium CCR positioning.
Explore the full SAGE dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing SAGE against staying public? These HDB towns sit within walking or short-drive distance:
- Bukit Merah — 4-room average $894,787 (1.7 km away), an upgrader gap of about $12,100,000
- Queenstown — 4-room average $1,002,705 (1.8 km away), an upgrader gap of about $12,000,000
FAQ
What is the average PSF for SAGE?
Is SAGE freehold?
What is the rental yield for SAGE?
Which MRT is nearest to SAGE?
Sources & Next Steps
- SAGE Dashboard — Live charts and analytics
- URA — Official transaction data
- District 10 (Ardmore, Bukit Timah, Holland Road, Tanglin) — District 10 neighbourhood guide
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 3 transactions
- Rental data: 71 leases
- Source: URA
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Apr 2026 · 3 records analysed · Source: URA private-sale caveats