The Loft
Overview & Key Facts
The Loft occupies one of Singapore’s most storied addresses — 22 Nassim Hill, a south-facing slope in the heart of prime District 10. Developed by CapitaLand Residential Ltd and completed in 2002, The Loft was designed by William Lim Associates with a philosophy that prized restraint, landscape integration, and a sense of arrival that most luxury condominiums only gesture towards. The result is a 4-storey boutique development of just 77 units, where greenery and architecture coexist with uncommon deliberateness.
What immediately distinguishes The Loft is its site stewardship. National Parks conservation guidelines shaped the entire development plan, requiring a green buffer along the site’s perimeter to protect Jambu Laut trees and ten century-old Tembusu trees — endangered native species that were already old when Singapore was young. These trees are not decorative afterthoughts; they are integral to the development’s identity, lending The Loft a sense of rootedness and gravitas that cannot be engineered on a blank redevelopment site. A circular overflow water feature anchors the main entrance roundabout, while a 40-metre granite-clad wall with embedded Mondo grass defines the linearity of the central courtyard.
For a development now in its third decade, The Loft has aged with unusual grace. Reviewers consistently note it looks remarkably modern — the design language is clean and timeless rather than of-its-era. Occupancy remains below full capacity, which means quieter common areas and easier access to facilities than the unit count might suggest. In a city where boutique CCR developments routinely transact above S$3,000 psf, The Loft at around S$2,305 psf represents the most accessible entry point into a Nassim Hill address that Singapore’s property market offers.
The trade-off is one every informed buyer must price: the 99-year lease commenced in 1999, leaving 72 years on the clock as of 2026. The 60-year threshold — the point at which bank loan tenors are capped at 30 years — arrives in 2039, roughly 12 years away. This lease trajectory requires deliberate planning, particularly for buyers who intend to hold for the long term or pass the property to the next generation. Priced and understood correctly, The Loft remains a compelling proposition in one of Singapore’s most enduring luxury micro-markets.
Location & Connectivity
If there is a single fact that defines The Loft as an address in 2026, it is this: Napier MRT station (Thomson–East Coast Line) sits approximately 80 metres from the development’s entrance. Eighty metres. At a brisk pace, that is under two minutes on foot. It is the kind of proximity that resets your entire mental model of what “MRT-adjacent” means — not five minutes, not a short stroll, but essentially on the doorstep. Napier station opened in November 2022 as part of TEL Phase 3, transforming a commute that previously required a bus to Orchard MRT into a single step onto the platform.
Nassim Hill itself is one of Singapore’s most prestigious residential enclaves — the address carries weight that transcends any given development. The immediate neighbourhood is defined by embassies, high commissions, and Good Class Bungalow belt properties. The Singapore Botanic Gardens UNESCO World Heritage Site is a 10-minute stroll away, with the Nassim Gate providing a quiet, locals-only entrance that avoids the tourist crowds at the Bukit Timah main gate. Gleneagles Hospital is about 600 metres away — a meaningful comfort for older buyers and families alike. Tanglin Trust School is roughly 800 metres up the road.
By TEL, Orchard MRT interchange (CCL/TEL) is two stops away — under five minutes on the train. Stevens interchange (DTL/TEL) is two stops in the other direction, opening access to the Downtown Line and Buona Vista in one transfer. The CBD (Tanjong Pagar) is reachable in approximately 25 minutes via TEL end-to-end. Tanglin Mall is a flat 12-minute walk along Nassim Road — handy for Cold Storage, restaurants, and lifestyle retail. For drivers, the PIE onramp is under five minutes by car, placing Toa Payoh, Bishan, and the east within easy reach.
Schools & Education
2 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Methodist Girls' School | secondary | Within 1 km |
| Methodist Girls' School (Primary) | primary | Within 1 km |
| Chatsworth International School (Orchard) | international | Within 1 km |
| Tanglin Secondary School | secondary | Within 1 km |
| ISS International School (Paterson) | international | Within 1 km |
| ISS International School (Preston) | international | Within 1 km |
| Nanyang Primary School | primary | Within 1 km |
| Nanyang Girls' High School | secondary | ~1.2 km |
Facilities
The Loft’s facilities are appropriately calibrated for a 77-unit boutique development — curated rather than comprehensive. The lap pool occupies the central courtyard spine alongside a Jacuzzi and sun deck, set against the 40-metre granite wall and mature Tembusu tree canopy. A fully equipped gym, sauna, and BBQ pavilion round out the amenity deck. What the development lacks in quantity — there is no tennis court, no clubhouse, no function rooms — it compensates for in exclusivity and availability. Residents consistently report that the pool and gym are rarely crowded, a near-impossible claim at larger developments. On a typical weekday, you may have the lap pool entirely to yourself.
Stacked Homes’ review notes a sky bridge connecting the two residential blocks — a design gesture that reinforces the sense of horizontal openness rather than vertical density. The landscaping is genuinely exceptional: the conserved Tembusu trees provide natural shade over the pool deck and courtyard that no amount of architectural canopy work can replicate. Maintenance standards are reported as high, with residents noting that the development has been kept in excellent condition relative to its 2002 vintage. Management of a low-density building with an active residents’ committee shows in the details: the common areas and lobbies feel more like a serviced residence than a standard condominium.
“Immaculately maintained, extremely quiet and peaceful low-density condo with just the right amount of amenities. The recently opened Napier MRT (3-min walk) makes it near perfect. Within the neighbourhood, the price-value ratio of The Loft is unmatched.”
— Resident review via 99.co
Unit Sizes & Layout
The unit mix at The Loft spans Studios, 1-bedroom, 2-bedroom, and 3-bedroom configurations, spread across just four storeys with two residential blocks. Floor plates are generous by Singapore standards — the low-rise massing means fewer units per floor, better natural ventilation, and a horizontal rather than vertical living experience. Stacks 2 to 7 (the Tembusu block) are considered the best in terms of cross-ventilation, as both the front and back of these units can be opened simultaneously, and the rear faces no development — a privacy advantage that becomes increasingly rare in the densifying Tanglin corridor. The conservation Tembusu trees provide natural shade for the lower floors of these stacks. Buyers sensitive to noise should note that the blocks face away from Napier Road rather than toward it, which meaningfully limits traffic intrusion despite the MRT proximity.
Transaction data over the past 12 months shows an average PSF of approximately S$2,305, with the median transaction around S$2,900,000. This is below the PSF commanded by newer CCR boutique developments in the Nassim corridor, reflecting the leasehold discount. Average rent of S$6,906 per month against median transacted prices yields a gross yield of approximately 2.73% — a respectable figure for a CCR leasehold asset where capital preservation and lifestyle value, rather than income maximisation, typically drive the investment thesis. The S$2,305 psf entry point is meaningfully below the S$2,648–$2,945 psf range seen at comparable CCR condos like Hyll on Holland and Skye at Holland.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 2 | $2,215 | $1,780,000 |
| 3 BR | 8 | $2,078 | $2,498,750 |
| 4 BR | 9 | $2,093 | $3,233,210 |
| 5 BR | 1 | $1,903 | $3,830,000 |
Pricing & Market Position
Based on 20 recorded transactions, sale prices range from $1,780,000 to $3,900,000, averaging $2,823,944 (~$2,270 psf).
Rents range from $3,600 to $13,000 per month across 106 rental transactions. Current rental yield sits at approximately 2.7%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 15.7% (from $1,841 to $2,129 psf).
Neighbourhood Comparison
The most instructive comparison is with Leedon Green (freehold, 638 units, ~S$2,784 psf), which sits roughly 1.4 km from Farrer Road MRT on the Circle Line. Leedon Green offers freehold tenure — a permanent lease advantage that compounds over decades and eliminates lease-decay anxiety entirely — and a resort-style facilities package with five pools and a sky bridge. The Loft counters with Napier TEL at 80 metres vs Leedon Green’s 1.4 km MRT walk, a meaningfully lower absolute price (median transaction ~S$2.9M vs Leedon Green’s typical S$3.5M+ range), and a Nassim Hill address that carries distinct prestige value in the market. For buyers who use MRT daily, The Loft’s connectivity advantage is material and non-replicable by freehold alternatives in the area.
Against D’Leedon (99-year from 2010, 1,703 units, ~S$1,854 psf), The Loft is considerably more expensive per square foot but offers dramatically better intimacy (77 units vs 1,703), a Nassim Hill address vs Holland Road, 16 fewer years of lease consumed, and that extraordinary Napier MRT proximity. D’Leedon at S$1,854 psf is the budget-conscious leasehold CCR play; The Loft is the boutique-premium version. Buyers choosing between them are really choosing between scale and value (D’Leedon) versus intimacy and location prestige (The Loft). For yield investors, D’Leedon’s lower entry price produces a comparable rental return per dollar invested, so the Loft premium is almost purely a lifestyle premium rather than an income one.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| THE LOFT | 99 yrs lease commencing from 1999 | 2002 | 77 | $2,270 |
| SKYE AT HOLLAND | 99 yrs lease commencing from 2024 | 2025 | 666 | $2,946 |
| LEEDON GREEN | Freehold | 2021 | 638 | $2,785 |
| D'LEEDON | 99 yrs lease commencing from 2010 | 2014 | 1,703 | $1,858 |
| HYLL ON HOLLAND | Freehold | 2021 | 319 | $2,648 |
| FOURTH AVENUE RESIDENCES | 99 yrs lease commencing from 2018 | 2021 | 476 | $2,465 |
Lease Decay Analysis
The 99-year lease runs from 1999, meaning approximately 27 years have already been consumed. Roughly 72 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~72 years | Full bank financing available |
| 2029 | ~69 years | CPF usage still unrestricted for most buyers |
| 2038 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2058 | ~39 years | Significant financing restrictions for next buyer |
| 2098 | Expiry | Lease reverts to state |
For a buyer purchasing today with a 10-year horizon (exit around 2036), the lease situation is essentially a non-issue — you’d be selling a property with ~62 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates THE LOFT across multiple dimensions.
What Residents Say
“Immaculately maintained, extremely quiet and peaceful low-density condo. Not all units are occupied so residents don’t have to worry about constantly bumping into neighbours and have easier access to amenities due to lesser competition. The recently opened Napier MRT (3-min walk) makes it near perfect. Within the neighbourhood, the price-value ratio of The Loft is unmatched.”
— Resident review via 99.co
“The condo has a calming vibe despite being in town. Excellent location with proximity to Gleneagles, Orchard, Tanglin Mall, and very close to Napier MRT station. The conserved trees give the whole development a feeling you just cannot get from a new condo.”
— Resident review via PropertyGuru
“The location and address are unbeatable at this price. The facilities are basic but perfectly sufficient for a small development — pool is never crowded, gym is always available. The lease is something you need to think about before buying but for own-stay it is genuinely a wonderful place to come home to every day.”
— Resident review via EdgeProp
Strengths & Weaknesses
- Napier TEL station at ~80 metres — arguably the most MRT-proximate address in prime D10
- Nassim Hill — among Singapore's most prestigious residential addresses (embassies, GCB belt, Botanic Gardens)
- Only 77 units — genuine boutique scale with low facility congestion and high privacy
- CapitaLand pedigree: known build quality and asset management track record
- Conserved century-old Tembusu trees — irreplaceable landscape asset that no new development can replicate
- Strong PSF appreciation: S$1,841 to S$2,305 over 5 years (+25%) demonstrating sustained demand
- Methodist Girls' School Primary at 210m — exceptional for P1 school-phase registration
- Gross yield 2.73% — healthy for a CCR leasehold (avg rent S$6,906/month)
- Orchard Road and Tanglin Mall within 15-minute walk or 2 MRT stops
- Singapore Botanic Gardens UNESCO heritage site accessible by foot via Nassim Gate
- 72 years remaining on 99-year lease from 1999 — 60-year financing threshold arrives in ~12 years (2039)
- CPF usage restricted when lease falls below 40 years (~2059); no bank financing below 30 years (~2069)
- Basic facilities relative to CCR peers — no tennis court, clubhouse, or function rooms
- S$2,305 psf is at a premium to leasehold peers like D'Leedon (S$1,854 psf) in the same CCR segment
- 77 units limits en-bloc feasibility — near-unanimous consent required, historically difficult
- No in-compound retail or F&B — daily necessities require a trip out
- No underground car park — surface and basement parking only; limited visitor parking
- Ageing fixtures and fittings in some units (2002 vintage) may require renovation budget
Verdict
The Loft presents a genuinely unusual value proposition in the Singapore CCR landscape: a CapitaLand-developed boutique on one of the country’s most prestigious hill addresses, with Napier TEL station effectively at its front gate, available at a meaningful leasehold discount to comparable freehold and newer-leasehold options. For the right buyer — typically a professional or couple who values address prestige, exceptional MRT access, and boutique living over a sprawling facilities list or a fresh lease — The Loft is difficult to replicate at its price point. The combination of Nassim Hill address, 80-metre MRT proximity, conserved Tembusu trees, and CapitaLand build quality simply does not exist elsewhere in D10 at S$2,305 psf.
The critical caveat is the lease. The 60-year financing threshold arrives in 2039 — 12 years away — and this is not an abstract concern. It is the point at which maximum loan tenors compress to 30 years, LTV ratios tighten, and the pool of eligible buyers (particularly younger first-timers reliant on full 30-year mortgages) begins to narrow. Buyers who are 40 or younger and intend to hold for 15+ years will be selling into a market where financing is constrained. For buyers in their 50s purchasing for the medium term, or for owner-occupiers who intend to stay 10–15 years and sell well ahead of the 60-year threshold, the calculus is considerably more comfortable. En-bloc potential at 62/100 exists — Nassim Hill’s land value is not in question — but at 77 units a successful collective sale requires near-unanimous buy-in, which is historically difficult to achieve.
Bottom line: The Loft earns its ShiokNest score of 68/100 by combining a neighbourhood rating that few CCR condos can touch with MRT access that is genuinely class-leading in D10. The discount versus freehold comparables is real and the lease is the price you pay for it. Buy with eyes open on the lease decay timeline, and The Loft is an exceptional address at a price point that Nassim Hill rarely offers.