11a Nassim Road 258379, Nassim, Central Region, Singapore
$25,000 /month
Experience refined city living in this exceptional 4-bedroom residence at Sage, within walking distance to the renowned Orchard Road. Key highlights 4 spacious bedrooms, all ensuite Private lift lobby providing exclusivity and privacy Generous living and dining areas ideal for entertaining and hosting guests Master bedroom with pool-facing and private outlook Gourmet kitchen fully equipped with premium Miele appliances: dishwasher, wine chiller, ovens, washer, dryer, and fridge Modern, well-furnished interiors ready for immediate occupation Lifestyle and location Located within a prestigious residential enclave while enjoying Orchard Road’s convenience Quiet, private environment in a central location Excellent accessibility to MRT stations, shopping, dining, and lifestyle amenities An ideal residence for discerning tenants seeking privacy, space, and luxury living in one of Singapore’s most prestigious districts. Call/Whatsapp Patrik @ 9328 XXXX to arrange for a private viewing with your profile
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Total Transactions
3
Average Price
S12.1M
Total Value
S36.1M
Calculating fair value from URA transaction data…


License: L3008022J
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Estimated sale value based on 567 URA transactions · 43 outliers removed (IQR)
Fair Value
S$9.21M
S$3,217 psf
Asking Price
S$25,000
S$9 psf
Listing Type
Rental
Sale value shown for reference
vs Last Done
Not applicable
Cannot compare rent to sale psf
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.