11a Nassim Road 258379, Nassim, Central Region, Singapore
$15,000,000
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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 567 URA transactions · 43 outliers removed (IQR)
Fair Value
S$14.77M
S$3,154 psf
Asking Price
S$15.00M
S$3,204 psf
vs Market
+1.6%
vs Last Done
-3.5%
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
0%
Adjusted Fair Value PSF
S$3,154
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 +5.3% vs FV | Freehold |
Aug 2022 | NASSIM ROAD Floor 01-05 | 4,564sqft | S$15,150,000 | ▲S$3,320 +5.3% vs FV | Freehold |
May 2021 | NASSIM ROAD Floor 01-05 | 3,509sqft | S$11,000,000 | ▼S$3,135 -0.6% vs FV | Freehold |
Aug 2025 | TANGLIN ROAD Floor 01-05 | 2,153sqft | S$5,382,500 | ▼S$2,500 -20.7% vs FV | 999 yrs lease commencing from 1995 |
Aug 2025 | TANGLIN ROAD Floor 01-05 | 2,153sqft | S$5,382,500 | ▼S$2,500 -20.7% 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 -7.3% vs FV | Freehold |
Aug 2025 | LADY HILL ROAD Floor 01-05 | 2,325sqft | S$7,380,000 | ▲S$3,174 +0.6% vs FV | Freehold |
Aug 2025 | ORCHARD BOULEVARD Floor 21-25 | 1,313sqft | S$5,307,000 | ▲S$4,041 +28.1% vs FV | Freehold |
Aug 2025 | ORCHARD BOULEVARD Floor 21-25 | 1,313sqft | S$5,254,800 | ▲S$4,001 +26.9% vs FV | Freehold |
Aug 2025 | ORCHARD BOULEVARD Floor 06-10 | 2,799sqft | S$11,079,000 | ▲S$3,959 +25.5% vs FV | Freehold |
Aug 2025 | ORCHARD BOULEVARD Floor 26-30 | 1,776sqft | S$7,800,000 | ▲S$4,392 +39.3% vs FV | Freehold |
NASSIM ROAD
Aug 2022 · Floor 01-05
+5.3% vs FV
NASSIM ROAD
Aug 2022 · Floor 01-05
+5.3% vs FV
NASSIM ROAD
May 2021 · Floor 01-05
-0.6% vs FV
TANGLIN ROAD
Aug 2025 · Floor 01-05
-20.7% vs FV
TANGLIN ROAD
Aug 2025 · Floor 01-05
-20.7% vs FV
LADY HILL ROAD
Aug 2025 · Floor 01-05
-7.3% vs FV
LADY HILL ROAD
Aug 2025 · Floor 01-05
+0.6% vs FV
ORCHARD BOULEVARD
Aug 2025 · Floor 21-25
+28.1% vs FV
ORCHARD BOULEVARD
Aug 2025 · Floor 21-25
+26.9% vs FV
ORCHARD BOULEVARD
Aug 2025 · Floor 06-10
+25.5% vs FV
ORCHARD BOULEVARD
Aug 2025 · Floor 26-30
+39.3% vs FV
HELIOS AI Analysis
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.