11a Nassim Road 258379, Nassim, Central Region, Singapore
$17,988,888







Luxurious Sage Duplex Penthouse – Your Dream Home Awaits! Discover the epitome of luxury living in this stunning 4-bedroom duplex penthouse at Sage, boasting an expansive 4,565 sqft of exquisite space designed for both comfort and elegance. This is more than just a home; it's a lifestyle. Key Features: - Spacious Living: Enjoy generous living areas that seamlessly blend style and functionality, perfect for entertaining guests or relaxing with family. - Four Luxurious Bedrooms: Each bedroom is thoughtfully designed with ample storage, natural light, and en-suite bathrooms, providing ultimate privacy and comfort. - Gourmet Kitchen: A modern, fully equipped kitchen awaits, complete with high-end appliances and sleek finishes, ideal for culinary enthusiasts. - Stunning Roof Terrace: Step outside to your private roof terrace, perfect for alfresco dining and hosting unforgettable BBQ parties with friends. Imagine sipping cocktails while enjoying breathtaking views of the skyline. - Natural Light & Ventilation: Large windows and open layouts ensure your home is filled with natural light, creating a warm and inviting atmosphere. - Prime Location: Situated in the prestigious Sage development, you’ll be surrounded by vibrant amenities, including shopping, dining, and recreational options, with excellent connectivity to the city. Additional Highlights: - Exclusive Access: Experience the luxury of living in a high-end, secure environment with exclusive access to premium facilities. - Ready for Your Personal Touch: This penthouse is move-in ready, offering a perfect canvas for you to infuse your personal style. Don’t miss out on this rare opportunity to own a piece of paradise at Sage. Whether you’re hosting a lively BBQ party under the stars or enjoying a quiet evening on your terrace, this home promises an unparalleled lifestyle.
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Total Transactions
3
Average Price
S12.1M
Total Value
S36.1M
Calculating fair value from URA transaction data…


License: L3008899K
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Automated Valuation based on 567 URA transactions · 43 outliers removed (IQR)
Fair Value
S$14.68M
S$3,217 psf
Asking Price
S$17.99M
S$3,941 psf
vs Market
+22.5%
vs Last Done
+18.7%
Tenure
Freehold
No lease decay
Confidence
High
567 comps
Nearest MRT
Orchard
921m away · +1% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
567 comparable transactions
S$3,122
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.000
MRT Proximity
Within 500m / 1km
+1%
AI Condition Premium
HELIOS scan of listing description
+2%
Adjusted Fair Value PSF
S$3,217
Recent Comparable Transactions
10 shown · 567 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2022 | NASSIM ROAD Floor 01-05 | 4,564sqft | S$15,150,000 | ▲S$3,320 +3.2% vs FV | Freehold |
Aug 2022 | NASSIM ROAD Floor 01-05 | 4,564sqft | S$15,150,000 | ▲S$3,320 +3.2% vs FV | Freehold |
May 2021 | NASSIM ROAD Floor 01-05 | 3,509sqft | S$11,000,000 | ▼S$3,135 -2.5% vs FV | Freehold |
Aug 2025 | TANGLIN ROAD Floor 01-05 | 2,153sqft | S$5,382,500 | ▼S$2,500 -22.3% vs FV | 999 yrs lease commencing from 1995 |
Aug 2025 | TANGLIN ROAD Floor 01-05 | 2,153sqft | S$5,382,500 | ▼S$2,500 -22.3% vs FV | 999 yrs lease commencing from 1995 |
Aug 2025 | LADY HILL ROAD Floor 01-05 | 2,325sqft | S$6,800,000 | ▼S$2,925 -9.1% vs FV | Freehold |
Aug 2025 | LADY HILL ROAD Floor 01-05 | 2,325sqft | S$7,380,000 | ▼S$3,174 -1.3% vs FV | Freehold |
Aug 2025 | ORCHARD BOULEVARD Floor 21-25 | 1,313sqft | S$5,307,000 | ▲S$4,041 +25.6% vs FV | Freehold |
Aug 2025 | ORCHARD BOULEVARD Floor 21-25 | 1,313sqft | S$5,254,800 | ▲S$4,001 +24.4% vs FV | Freehold |
Aug 2025 | ORCHARD BOULEVARD Floor 06-10 | 2,799sqft | S$11,079,000 | ▲S$3,959 +23.1% vs FV | Freehold |
Aug 2025 | ORCHARD BOULEVARD Floor 26-30 | 1,776sqft | S$7,800,000 | ▲S$4,392 +36.5% vs FV | Freehold |
NASSIM ROAD
Aug 2022 · Floor 01-05
+3.2% vs FV
NASSIM ROAD
Aug 2022 · Floor 01-05
+3.2% vs FV
NASSIM ROAD
May 2021 · Floor 01-05
-2.5% vs FV
TANGLIN ROAD
Aug 2025 · Floor 01-05
-22.3% vs FV
TANGLIN ROAD
Aug 2025 · Floor 01-05
-22.3% vs FV
LADY HILL ROAD
Aug 2025 · Floor 01-05
-9.1% vs FV
LADY HILL ROAD
Aug 2025 · Floor 01-05
-1.3% vs FV
ORCHARD BOULEVARD
Aug 2025 · Floor 21-25
+25.6% vs FV
ORCHARD BOULEVARD
Aug 2025 · Floor 21-25
+24.4% vs FV
ORCHARD BOULEVARD
Aug 2025 · Floor 06-10
+23.1% vs FV
ORCHARD BOULEVARD
Aug 2025 · Floor 26-30
+36.5% vs FV
HELIOS AI-Detected Boosters
HELIOS AI Analysis
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.