11a Nassim Road 258379, Nassim, Central Region, Singapore
$18,000,000
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
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Automated Valuation based on 552 URA transactions · 46 outliers removed (IQR)
Fair Value
S$15.38M
S$3,284 psf
Asking Price
S$18.00M
S$3,845 psf
vs Market
+17.1%
vs Last Done
+15.8%
Tenure
Freehold
No lease decay
Confidence
High
552 comps
Nearest MRT
Orchard
921m away · +1% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
552 comparable transactions
S$3,127
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
+4%
Adjusted Fair Value PSF
S$3,284
Recent Comparable Transactions
10 shown · 552 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 +1.1% vs FV | Freehold |
Aug 2022 | NASSIM ROAD Floor 01-05 | 4,564sqft | S$15,150,000 | ▲S$3,320 +1.1% vs FV | Freehold |
May 2021 | NASSIM ROAD Floor 01-05 | 3,509sqft | S$11,000,000 | ▼S$3,135 -4.5% vs FV | Freehold |
Aug 2025 | TANGLIN ROAD Floor 01-05 | 2,153sqft | S$5,382,500 | ▼S$2,500 -23.9% vs FV | 999 yrs lease commencing from 1995 |
Aug 2025 | TANGLIN ROAD Floor 01-05 | 2,153sqft | S$5,382,500 | ▼S$2,500 -23.9% 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 -10.9% vs FV | Freehold |
Aug 2025 | LADY HILL ROAD Floor 01-05 | 2,325sqft | S$7,380,000 | ▼S$3,174 -3.3% vs FV | Freehold |
Aug 2025 | ORCHARD BOULEVARD Floor 21-25 | 1,313sqft | S$5,307,000 | ▲S$4,041 +23.1% vs FV | Freehold |
Aug 2025 | ORCHARD BOULEVARD Floor 21-25 | 1,313sqft | S$5,254,800 | ▲S$4,001 +21.8% vs FV | Freehold |
Aug 2025 | ORCHARD BOULEVARD Floor 06-10 | 2,799sqft | S$11,079,000 | ▲S$3,959 +20.6% vs FV | Freehold |
Aug 2025 | ORCHARD BOULEVARD Floor 26-30 | 1,776sqft | S$7,800,000 | ▲S$4,392 +33.7% vs FV | Freehold |
NASSIM ROAD
Aug 2022 · Floor 01-05
+1.1% vs FV
NASSIM ROAD
Aug 2022 · Floor 01-05
+1.1% vs FV
NASSIM ROAD
May 2021 · Floor 01-05
-4.5% vs FV
TANGLIN ROAD
Aug 2025 · Floor 01-05
-23.9% vs FV
TANGLIN ROAD
Aug 2025 · Floor 01-05
-23.9% vs FV
LADY HILL ROAD
Aug 2025 · Floor 01-05
-10.9% vs FV
LADY HILL ROAD
Aug 2025 · Floor 01-05
-3.3% vs FV
ORCHARD BOULEVARD
Aug 2025 · Floor 21-25
+23.1% vs FV
ORCHARD BOULEVARD
Aug 2025 · Floor 21-25
+21.8% vs FV
ORCHARD BOULEVARD
Aug 2025 · Floor 06-10
+20.6% vs FV
ORCHARD BOULEVARD
Aug 2025 · Floor 26-30
+33.7% 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.