11a Nassim Road 258379, Nassim, Central Region, Singapore
$16,800,000
Discover your dream home in this luxurious 4 bedroom, 5 bathroom condominium, available now at 11A, Nassim Road, Singapore. Spanning an impressive 4682 sqft, this exquisite property is just a short walk from Napier MRT Station (0.6 km) and Orchard Boulevard MRT Station (0.8 km), making commuting a breeze. Families will appreciate the proximity to Our Music Studio (0.5 km) and Kindernomics School Private Limited (0.7 km) for quality education options. For your daily needs, Cold Storage supermarket is a mere 0.9 km away, while shopping enthusiasts can explore Forum The Shopping Mall (0.6 km) and Delfi Orchard (0.8 km) nearby. Enjoy top-notch project amenities including a BBQ pit, gymnasium room, and multi-purpose hall, perfect for relaxation and entertainment. Inside, the unit features modern kitchen furnishings, air conditioning, bedroom cabinets, and a balcony that offers a serene view. Covered car parking and 24-hour security ensure peace of mind for residents. Don’t miss out on this incredible opportunity to own a piece of luxury in a prime location. Schedule a viewing today!
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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$14.79M
S$3,158 psf
Asking Price
S$16.80M
S$3,588 psf
vs Market
+13.6%
vs Last Done
+8.1%
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
0%
Adjusted Fair Value PSF
S$3,158
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 +5.1% vs FV | Freehold |
Aug 2022 | NASSIM ROAD Floor 01-05 | 4,564sqft | S$15,150,000 | ▲S$3,320 +5.1% vs FV | Freehold |
May 2021 | NASSIM ROAD Floor 01-05 | 3,509sqft | S$11,000,000 | ▼S$3,135 -0.7% vs FV | Freehold |
Aug 2025 | TANGLIN ROAD Floor 01-05 | 2,153sqft | S$5,382,500 | ▼S$2,500 -20.8% vs FV | 999 yrs lease commencing from 1995 |
Aug 2025 | TANGLIN ROAD Floor 01-05 | 2,153sqft | S$5,382,500 | ▼S$2,500 -20.8% 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 -7.4% vs FV | Freehold |
Aug 2025 | LADY HILL ROAD Floor 01-05 | 2,325sqft | S$7,380,000 | ▲S$3,174 +0.5% vs FV | Freehold |
Aug 2025 | ORCHARD BOULEVARD Floor 21-25 | 1,313sqft | S$5,307,000 | ▲S$4,041 +28.0% vs FV | Freehold |
Aug 2025 | ORCHARD BOULEVARD Floor 21-25 | 1,313sqft | S$5,254,800 | ▲S$4,001 +26.7% vs FV | Freehold |
Aug 2025 | ORCHARD BOULEVARD Floor 06-10 | 2,799sqft | S$11,079,000 | ▲S$3,959 +25.4% vs FV | Freehold |
Aug 2025 | ORCHARD BOULEVARD Floor 26-30 | 1,776sqft | S$7,800,000 | ▲S$4,392 +39.1% vs FV | Freehold |
NASSIM ROAD
Aug 2022 · Floor 01-05
+5.1% vs FV
NASSIM ROAD
Aug 2022 · Floor 01-05
+5.1% vs FV
NASSIM ROAD
May 2021 · Floor 01-05
-0.7% vs FV
TANGLIN ROAD
Aug 2025 · Floor 01-05
-20.8% vs FV
TANGLIN ROAD
Aug 2025 · Floor 01-05
-20.8% vs FV
LADY HILL ROAD
Aug 2025 · Floor 01-05
-7.4% vs FV
LADY HILL ROAD
Aug 2025 · Floor 01-05
+0.5% vs FV
ORCHARD BOULEVARD
Aug 2025 · Floor 21-25
+28.0% vs FV
ORCHARD BOULEVARD
Aug 2025 · Floor 21-25
+26.7% vs FV
ORCHARD BOULEVARD
Aug 2025 · Floor 06-10
+25.4% vs FV
ORCHARD BOULEVARD
Aug 2025 · Floor 26-30
+39.1% 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.