New Listing Location: 11A Nassim Road, Tanglin, Singapore (District 10). Developer: Hong Leong Holdings Ltd. Designed by: RMJM Singapore Pte Ltd. Type: Freehold condominium. Year of completion: 2012. Number of units: 33. Size: 4,237 sqm land area, 5,932 sqm Gross Floor Area. The Sage Penthouse – A timeless and rare 4-bedroom Sky Residence freehold crown jewel in the most sought-after residential Nassim enclave in Singapore. An extraordinary offering at one of Singapore’s most elite addresses, this 4-bedroom penthouse at The Sage is a rare sanctuary in the sky, poised within the ultra-prestigious Orchard Boulevard–Nassim precinct. Designed for the discerning few, this freehold residence delivers the pinnacle of privacy, elegance, and exclusivity. Spanning 4862 square feet across two levels, the penthouse welcomes you with a private lift that opens into expansive formal living and dining spaces, full-height glass panels, and a seamless indoor-outdoor flow. The elevated vantage point frames sweeping views of Singapore’s verdant Nassim landscape and glittering skyline. Thoughtfully laid out, the four generously sized bedrooms offer both comfort and distinction, each with en-suite bathrooms and bespoke wardrobes. The master suite is a haven of indulgence, complete with its own private lounge area, walk-in wardrobe, and a spa-inspired bath finished in fine marble. A designer dry and wet kitchen, fully fitted with top-of-the-line appliances, caters to both refined entertaining and gourmet home dining. Above, your private rooftop terrace awaits — featuring a sparkling pool, sundeck, and outdoor entertaining area, all framed by tranquility and skyline vistas. Residents at The Sage enjoy discreet luxury with boutique-style facilities, 24-hour security, and a low-density environment with just 33 exclusive homes. Located moments from Orchard Road, world-cla
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Total Transactions
3
Average Price
S12.1M
Total Value
S36.1M
Calculating fair value from URA transaction data…


License: L3002382K
Automated Valuation based on 1425 URA transactions · 42 outliers removed (IQR)
Fair Value
S$14.38M
S$3,072 psf
Asking Price
S$18.00M
S$3,845 psf
vs Market
+25.1%
Confidence
High
1425 comps
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
1425 comparable transactions
S$2,954
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.000
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
+4%
Adjusted Fair Value PSF
S$3,072
Recent Comparable Transactions
| Date | Block / Street | Area (sqft) | Price | PSF |
|---|---|---|---|---|
| 2025-08 | TANGLIN ROAD | 2,153 | S$5,382,500 | S$2,500 |
| 2025-08 | TANGLIN ROAD | 2,153 | S$5,382,500 | S$2,500 |
| 2025-08 | GRANGE ROAD | 926 | S$2,809,000 | S$3,034 |
| 2025-08 | GRANGE ROAD | 527 | S$1,664,000 | S$3,155 |
| 2025-08 | GRANGE ROAD | 829 | S$2,630,000 | S$3,173 |
Showing 5 most recent transactions from 1425 total comparables used in valuation.
HELIOS AI-Detected Boosters
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.