Type

Units

Min Area

Price Range

1 BR

538 sqft

S$1.5M – S$2M

Property Highlights

Condo development with 4 units currently available.
Prices currently range from S$1.5M to S$2M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$300K on this acquisition.
Located 6 min (490 m) from TE12 Napier MRT Station.

Price Trends & Rental Yield

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19 Nassim Hill: A Luxury Residential Landmark in Singapore's Most Coveted District

19 Nassim Hill stands as an exceptional residential development in one of Singapore's most prestigious and tightly controlled neighbourhoods. Situated on Nassim Hill, the address carries considerable prestige, occupying a corner of the island where land scarcity, heritage conservation regulations, and proximity to the city centre converge to create sustained demand and robust property values. The development's location places it within immediate reach of Napier MRT Station (TE12), a six-minute walk away, connecting residents seamlessly to Singapore's rapid transit network and enabling swift access to the Central Business District, Orchard Road, and the airport.

The Nassim Hill precinct itself represents a rare concentration of ultra-premium residential real estate, characterised by low-rise, low-density developments and established landed properties that have preserved the area's exclusive character for decades. This heritage of restraint and quality contrasts sharply with many other high-density commercial districts, making the neighbourhood a sanctuary for buyers who prioritise tranquillity, privacy, and architectural distinction. 19 Nassim Hill aligns with this ethos, offering units designed with both contemporary comfort and refined aesthetics in mind.

Connectivity and Urban Convenience

Access via Napier MRT (TE12) provides residents with rapid mobility throughout the island. The station sits on the Downtown Line, one of Singapore's most strategically important transit corridors, offering direct connections to Bugis, City Hall, Marina Bay, and the southern reaches of the network. The proximity to public transport is a significant asset for international buyers and wealth managers who divide their time between Singapore and regional hubs, as it eliminates dependency on private vehicles whilst maintaining the neighbourhood's quiet, residential ambiance.

Beyond transit, the Nassim Hill area boasts exceptional walkability to fine dining establishments, boutique shopping, and exclusive clubs. Orchard Road lies just minutes away, offering world-class retail and entertainment. The proximity to the Central Business District makes the address attractive to professionals seeking short commutes without sacrificing lifestyle quality. Schools including the Singapore Chinese Girls' School and international institutions are within reasonable reach, supporting families with education-age children.

Market Positioning and Investment Demand

Properties in the Nassim Hill precinct have historically demonstrated resilience and capital appreciation, even during periods of broader market softness. The scarcity of available plots, restrictive conservation guidelines, and consistent demand from ultra-high-net-worth individuals and overseas investors create a supply-constrained market where quality units command premium valuations. 19 Nassim Hill benefits from this macro positioning, as the development sits within a postcode and locality that has proven attractive to international wealth seeking Singapore residency and stable asset allocation.

The compact nature of many units at 19 Nassim Hill appeals particularly to downsizers—affluent individuals transitioning from larger landed properties to low-maintenance residential living—and overseas investors seeking a boutique foothold in Singapore's property market. The development's emphasis on quality finishes and efficient layouts addresses the preferences of buyers for whom space optimisation and bespoke design matter more than sheer square footage.

Heritage, Planning Controls, and Long-Term Stability

The Nassim Hill neighbourhood falls within areas subject to heritage conservation guidelines and strict planning controls. These restrictions, whilst limiting new development and potentially constraining near-term supply increases, provide long-term certainty and protect property values. Buyers can be confident that the precinct will not be subject to intensive redevelopment, zoning changes, or density uplift that would alter the character and liveability of the area. This regulatory stability has made Nassim Hill a preferred safe haven for capital preservation among international buyers and Singapore citizens alike.

The development's presence in a conservation zone also means that renovation and alteration options are regulated, but this framework protects the aesthetic coherence of the neighbourhood and supports consistent market positioning. Buyers should view these planning constraints as a long-term value protection mechanism rather than a limitation.

Pricing and Market Segments

19 Nassim Hill's pricing structure reflects the premium attached to the Nassim Hill address and the scarcity value of residential land in District 9. Units are positioned to attract affluent local buyers upgrading within the prime districts, high-net-worth overseas investors, and international expatriates relocating to Singapore on executive postings. The development does not compete on affordability or volume—instead, it competes on prestige, location, and design quality.

Comparative analysis of recent transactions in the broader Nassim Hill and surrounding prime district areas indicates sustained price per square foot levels, with conservation-grade developments maintaining resilience even as broader condo markets experience cyclical variation. 19 Nassim Hill's positioning within this premium tier suggests strong fundamentals for long-term value retention and gradual capital appreciation aligned with Singapore's overall economic trajectory and inbound wealth flows.

Suitability for Different Buyer Profiles

The development's attributes make it particularly well-suited to several distinct buyer cohorts. High-net-worth individuals seeking a prestige address with minimal maintenance and maximum privacy find 19 Nassim Hill an ideal match, as the development combines exclusivity with urban convenience. Upgraders moving from established HDB flats or suburban condos into the prime districts benefit from the established neighbourhood amenities and superior location credentials. Overseas investors seeking to establish a Singapore property footprint view the Nassim Hill address as a trophy asset that diversifies geographic exposure and benefits from Singapore's macroeconomic stability and transparent legal frameworks.

First-time buyers, by contrast, may find the price points and positioning beyond their immediate reach, though the development remains relevant for first-timers with substantial financial backing who prioritise quality and location over cost efficiency. The neighbourhood's quiet, established character appeals to retirees and empty-nesters seeking to downsize without compromising on lifestyle or community standing.

Lease Tenure and Long-Term Considerations

Property tenure in Singapore is typically governed by freehold or leasehold (99-year or 999-year) designations. Buyers evaluating 19 Nassim Hill should clarify the precise tenure structure of their prospective unit, as tenure type influences long-term financing, insurability, and resale positioning. Freehold or 999-year leasehold properties generally offer stronger long-term value preservation and are preferred by international investors and wealth managers, whilst 99-year leaseholds remain common in many districts and can still provide excellent value, particularly in prime locations where scarcity maintains demand even as lease years decline.

Future Market Dynamics and Supply Outlook

The Nassim Hill precinct is unlikely to experience significant new residential supply in the near term, given conservation designations and limited available land. This supply constraint supports long-term pricing confidence for current and prospective owners. Any future developments in adjacent areas will be subject to comparable restrictions, meaning 19 Nassim Hill is unlikely to face significant new competitive pressure. This scarcity positioning is a material advantage for both owner-occupiers seeking a stable long-term residence and investors seeking capital preservation and steady appreciation.

19 Nassim Hill represents a distinctive residential offering for buyers who prioritise location, quality, and long-term stability above other considerations. The development's position within Singapore's most prestigious neighbourhood, combined with outstanding transit connectivity and established amenities, creates a compelling proposition for affluent buyers and international investors seeking a prestige asset in one of Asia's most dynamic and secure financial centres.

Frequently Asked Questions

What rental yield can I expect if I purchase a unit at 19 Nassim Hill as an investment property?

The Nassim Hill precinct, whilst highly desirable for owner-occupiers, presents a more constrained rental yield environment than suburban condo developments. Estimated gross rental yields typically range between 2% and 3.5% per annum, reflecting the premium nature of the location and the fact that many units attract owner-occupiers and long-term hold investors rather than short-term rental optimisers. However, the investment thesis for 19 Nassim Hill rests primarily on capital appreciation and portfolio diversification rather than yield extraction. The scarcity of supply, conservation-protected status of the neighbourhood, and consistent demand from ultra-high-net-worth individuals and overseas investors create strong capital preservation mechanics and steady long-term appreciation that can exceed rental returns, particularly over holding periods of five years or longer. Investors should model returns using conservative yield assumptions of 2% to 2.5%, combined with annual capital appreciation of 3% to 4% aligned with prime district fundamentals.

How does pricing at 19 Nassim Hill compare to recent price-per-square-foot transactions in Nassim Hill and the surrounding prime districts?

Recent transactions in the Nassim Hill precinct and adjacent prime district developments (including areas like Cairnhill, Orchard, and Tanglin) indicate price-per-square-foot ranges typically between S$1,800 and S$2,500 psf, depending on unit size, finishing quality, and market sentiment at the time of transaction. 19 Nassim Hill's positioning and specifications suggest valuations aligned with the upper quartile of this range, reflecting the prestige of the address, the quality of design, and the scarcity of new supply in the area. Compared to developments further from MRT stations or in less established neighbourhoods, 19 Nassim Hill commands a material premium—typically 15% to 25% higher—due to proximity to Napier MRT (TE12) and the heritage status of Nassim Hill. Buyers evaluating value should benchmark against comparable transactions in the same postcode and district rather than broader suburban markets, as prime district pricing mechanics follow distinct trajectories driven by foreign investment flows, wealth migration, and institutional asset allocation patterns.

What is the Additional Buyer's Stamp Duty (ABSD) impact if I am a Singapore Citizen purchasing this as my second property?

Singapore Citizens purchasing a second residential property are subject to Additional Buyer's Stamp Duty (ABSD) at a rate of 20% on the purchase price. For a unit at 19 Nassim Hill purchased at, for example, S$1,500,000, the ABSD liability would be S$300,000, adding materially to the total acquisition cost. This 20% ABSD is applicable in addition to Buyer's Stamp Duty and other transaction costs, including legal fees and valuation charges, potentially bringing total transaction costs to 20% to 21% of the purchase price. Buyers should factor this significant cost into their acquisition budgets and seek advice from tax professionals regarding any potential exemptions or deferral mechanisms. The ABSD rate underscores the importance of structuring property acquisitions carefully and understanding the full cost implications before commitment. Married couples may have planning opportunities related to joint ownership structures and primary residence designations, making professional tax and legal advice essential before execution.

What lease decay risk and resale value impact should I consider if the units are leasehold?

If units at 19 Nassim Hill are offered on a leasehold tenure, the specific lease length (99 years or 999 years) materially affects long-term resale prospects and financing accessibility. A 999-year lease, whilst significantly longer, carries minimal decay risk over typical holding periods of 20 to 30 years, and properties on 999-year leases trade with similar financing accessibility and buyer pool depth as freehold properties. By contrast, a 99-year lease begins to experience resale headwinds once it falls below 80 years remaining, as many financial institutions and overseas investors impose lending restrictions or seek significant price reductions on shorter leases. For new purchases at 19 Nassim Hill on a 99-year lease, decay risk is minimal in the near term (10 to 15 years), but buyers should model long-term hold implications and be aware that at 20+ years into ownership, market interest may narrow if the lease duration falls materially below 80 years. Freehold tenure, if available, eliminates this risk entirely and typically commands a 5% to 8% price premium, reflecting stronger long-term resale accessibility and investor appeal. Professional valuation and tenure verification are essential before purchase commitment.

How does proximity to Napier MRT (TE12) affect demand for units at 19 Nassim Hill and support capital appreciation?

Proximity to Napier MRT (TE12), positioned a six-minute walk from 19 Nassim Hill, is a material value driver for the development and a principal reason the site commands premium positioning within the Nassim Hill precinct. Properties within 5 to 10 minutes' walk of MRT stations in prime districts consistently outperform those requiring longer commutes, with buyers valuing rapid transit access as a risk hedge against changing work locations and lifestyle mobility. The Downtown Line (on which Napier sits) is one of Singapore's most strategically important corridors, offering direct connections to the CBD, Marina Bay, and southern transit hubs, making the station particularly valuable for professionals and expatriates with fluid work arrangements. This transit premium typically translates to a 10% to 15% valuation uplift compared to comparable properties without MRT proximity, and supports stronger capital appreciation trajectories during periods of urban densification and investment flow. Long-term, the MRT accessibility supports rental demand (despite lower yields) from professionals unwilling to own vehicles, and broadens the potential buyer pool during resale, reducing time-to-sale and supporting value preservation. Transit proximity is particularly valuable for overseas investors and corporate relocations, demographics that form a significant portion of Nassim Hill buyer cohorts.

Which buyer profiles is 19 Nassim Hill most suitable for, and why?

19 Nassim Hill is optimally suited to four primary buyer cohorts. First, high-net-worth individuals and ultra-affluent owner-occupiers prioritising prestige, privacy, and a trophy address in Singapore's most exclusive neighbourhood view the development as a natural habitat—these buyers value the heritage conservation status and established community over cost efficiency. Second, upgraders relocating from suburban condos or satellite districts into the prime districts seek the location credentials, lifestyle amenities, and neighbourhood standing that Nassim Hill delivers, and 19 Nassim Hill's contemporary design appeals to this segment's quality-over-size preferences. Third, overseas investors and wealth managers establishing Singapore residency or diversifying geographic exposure view the address as a stable, blue-chip asset that preserves capital and offers liquidity through Singapore's transparent property frameworks and established buyer pools. Fourth, retirees and empty-nesters downsizing from large landed properties benefit from low-maintenance living, established neighbourhood services, and access to clubs, dining, and cultural amenities without the management burden of a standalone house. By contrast, first-time buyers with moderate budgets, families requiring multiple bedrooms, and yield-focused investors may find alternative developments offering better alignment with their specific priorities, though 19 Nassim Hill remains accessible to well-capitalised first-timers seeking prestige and location above all other factors.

What TDSR and financing headroom should I anticipate at typical price points for 19 Nassim Hill?

Total Debt Servicing Ratio (TDSR) regulations limit residential borrowers to a maximum 55% of gross monthly income in total debt servicing across all obligations (mortgage, car loans, personal loans, credit cards, etc.). At a typical 19 Nassim Hill price point of S$1,500,000, assuming a 75% loan-to-value (LTV) financing at current rates of 4.5% per annum over a 30-year term, the estimated monthly mortgage payment is approximately S$7,600. To pass TDSR screening, a borrower would need a gross monthly income of roughly S$13,800 to accommodate mortgage servicing alone at the maximum 55% threshold—or higher if other debt obligations exist. This translates to an annualised gross household income requirement of approximately S$165,000 to S$180,000, placing 19 Nassim Hill within reach of professionals, senior executives, and business owners in upper-income brackets. Financing headroom is adequate for qualified buyers in this income spectrum, particularly those with strong asset positions, excellent credit profiles, and minimal competing debt obligations. However, buyers in the lower-income quartile or those carrying significant existing liabilities (car loans, investment margin loans, etc.) may face tighter TDSR constraints. Professional mortgage advisory and detailed financial planning are essential before offer commitment to ensure borrowing capacity aligns with purchase targets.

How does 19 Nassim Hill compare to nearby competing developments in pricing, location, and buyer positioning?

19 Nassim Hill occupies a distinctive niche within the Nassim Hill supply landscape. Direct competitors include other developments on Nassim Hill (such as those in the same postcode and conservation area), which trade at comparable price-per-square-foot levels and attract similar buyer cohorts. Adjacent prime district developments in Cairnhill and Tanglin offer alternative positioning—some with larger unit configurations or slightly lower price points but without the same level of Nassim Hill prestige or MRT proximity. Broader condo developments in Districts 9 and 10 (such as those in Holland, Bukit Timah, and Novena) offer competitive pricing that is 20% to 35% lower than Nassim Hill per square foot, but lack the same scarcity value, heritage status, and prestige positioning. International buyers and trophy-asset seekers consistently demonstrate strong price-insensitivity for Nassim Hill addresses, meaning 19 Nassim Hill does not face significant competitive pressure from suburban alternatives. Instead, the development's primary competition is other established Nassim Hill developments and premium offerings in ultra-prime postcodes (the Tanglin/Orchard Hill areas), where buyer pools overlap but preferences for specific location subclusters, building design, and resident demographics ultimately drive purchase decisions. Comparative valuation should focus on recent Nassim Hill transactions rather than broader district benchmarking.

Which unit stack or floor levels at 19 Nassim Hill offer the best value relative to comparable units?

Unit value at 19 Nassim Hill is influenced by several stack-specific variables: floor height (lower floors typically trade at slight discounts to higher floors despite strong view premiums not being as pronounced in Nassim Hill due to the area's low-rise character), orientation (east and west-facing units may command view or breeze premiums relative to north/south-facing units), proximity to main building entrance (units near lift lobbies may experience higher foot traffic), and exposure to main road noise (units facing Nassim Hill Road directly may experience minor acoustic exposure relative to those facing internal courtyards or landscaped areas). Mid-to-upper floor units (roughly floors 4 to 8, depending on total height) frequently offer optimal value—commanding premium pricing for light and privacy without the structural or acoustic compromises sometimes associated with very high floors in smaller buildings or very low floors. Units on internal or quieter facades typically trade at slight premiums to those facing main roads, reflecting the premium buyers place on tranquillity in this prestige neighbourhood. The most valuable unit stacks are often those with balanced exposure (not corner units facing two roads, not lobby-adjacent units), optimal views (if any), and neutral orientation that appeals to the broadest buyer pool during resale. Professional valuation of specific unit configurations is essential to identify outlier pricing and opportunities for relative value within the development's inventory.

What future supply pipeline exists in the Nassim Hill and surrounding District 9 area, and how does this affect long-term pricing?

The Nassim Hill precinct is subject to heritage conservation guidelines and strict land-use restrictions that significantly constrain new residential supply in the near to medium term (5 to 10 years). The Urban Redevelopment Authority (URA) has designated the area for conservation and low-density residential use, meaning large-scale redevelopment or density increases are extremely unlikely. No major new residential projects have been announced for immediate launch in the Nassim Hill postcode, and the regulatory framework makes large-scale land acquisitions and re-planning highly improbable. This structural supply constraint is a material long-term value support for 19 Nassim Hill and existing properties in the area—unlike suburban or business-district locations where new supply regularly enters and exerts downward pricing pressure, Nassim Hill is protected by zoning policies that preserve character and scarcity. District 9 more broadly (including Orchard, Cairnhill, and Tanglin areas) may see incremental new development, but this supply is unlikely to materially impact Nassim Hill-specific valuations given the distinct buyer pools and prestige hierarchy within the prime districts. Buyers can be confident that long-term pricing for 19 Nassim Hill will be supported by supply scarcity, regulatory protection, and consistent foreign demand for prestige Singapore assets, with capital appreciation trajectories likely aligned to Singapore's overall economic growth and wealth inflows rather than local oversupply risks.

Condominium At 19 Nassim Hill — From S$1.5M