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condo · 258379

Sage

Project page · Freehold

Indicative value range
S$16,140,232 – S$23,928,197
Indicative mid S$21,439,231 · S$4,637 psf

Based on 32 sales in projects within 1 km, last 24 months. Search widened 3 of 4 steps to find enough comparable sales. See the comparable sales.

No storey entered, so sales were not adjusted for height

Freehold tenure: the lease method is for 99-year leasehold only.

Comparable sales

Each price per area is scaled to Q2 2026 by the published index for the quarter it sold in.

SoldWhereFloorSizePricePer sqftIndex ×Adjusted
Oct 2026Nassim Park Residences · 133 m01-053,477 sqftS$16,000,000S$4,602 psf×1.000S$4,602 psf
Sept 2026Sculptura Ardmore · 680 m26-303,272 sqftS$20,000,000S$6,112 psf×1.000S$6,112 psf
Jun 2026Four Seasons Park · 582 m21-253,821 sqftS$14,000,000S$3,664 psf×1.000S$3,664 psf
May 2026Nassim Park Residences · 133 m01-053,466 sqftS$15,600,000S$4,501 psf×1.000S$4,501 psf
Apr 2026The Tate Residences · 725 m31-353,240 sqftS$10,100,000S$3,117 psf×1.000S$3,117 psf
Apr 202621 Anderson · 705 m01-054,489 sqftS$22,500,000S$5,013 psf×1.000S$5,013 psf
Apr 202621 Anderson · 705 m01-054,489 sqftS$21,900,000S$4,879 psf×1.000S$4,879 psf
Apr 2026Sage01-054,682 sqftS$12,800,000S$2,734 psf×1.000S$2,734 psf
Mar 2026The Claymore · 842 m06-103,348 sqftS$11,200,000S$3,346 psf×1.018S$3,407 psf
Mar 2026Le Nouvel Ardmore · 516 m06-103,843 sqftS$19,500,000S$5,075 psf×1.018S$5,167 psf
Feb 2026Parkview Eclat · 758 m11-153,251 sqftS$10,728,300S$3,300 psf×1.018S$3,361 psf
Jan 202621 Anderson · 705 m01-054,489 sqftS$23,100,000S$5,146 psf×1.018S$5,241 psf
Dec 202521 Anderson · 705 m01-054,489 sqftS$23,300,000S$5,191 psf×1.024S$5,316 psf
Nov 2025Nassim Jade · 229 m01-053,455 sqftS$8,108,000S$2,347 psf×1.024S$2,403 psf
Oct 2025St Regis Residences Singapore · 358 m11-153,897 sqftS$10,080,000S$2,587 psf×1.024S$2,649 psf
Oct 2025Nassim Lodge · 177 m01-054,176 sqftS$14,500,000S$3,472 psf×1.024S$3,556 psf
Oct 2025The Ladyhill · 322 m01-053,283 sqftS$8,100,000S$2,467 psf×1.024S$2,527 psf
Oct 2025Four Seasons Park · 582 m21-253,821 sqftS$13,200,000S$3,454 psf×1.024S$3,538 psf
Oct 202521 Anderson · 705 m01-054,489 sqftS$22,700,000S$5,057 psf×1.024S$5,179 psf
Sept 202521 Anderson · 705 m06-104,489 sqftS$23,500,000S$5,236 psf×0.988S$5,175 psf
Sept 202521 Anderson · 705 m06-104,489 sqftS$24,000,000S$5,347 psf×0.988S$5,285 psf
Aug 2025One Chatsworth · 947 m01-053,401 sqftS$6,500,000S$1,911 psf×0.988S$1,889 psf
Aug 202521 Anderson · 705 m06-104,489 sqftS$21,060,160S$4,692 psf×0.988S$4,637 psf
Jul 2025Parkview Eclat · 758 m16-203,251 sqftS$12,300,000S$3,784 psf×0.988S$3,740 psf
Jul 202521 Anderson · 705 m06-104,489 sqftS$21,060,160S$4,692 psf×0.988S$4,637 psf
Jun 2025Sculptura Ardmore · 680 m26-303,326 sqftS$20,000,000S$6,013 psf×1.005S$6,043 psf
May 202521 Anderson · 705 m06-104,489 sqftS$24,000,000S$5,347 psf×1.005S$5,374 psf
Apr 202521 Anderson · 705 m01-054,489 sqftS$20,969,060S$4,672 psf×1.005S$4,695 psf
Apr 202521 Anderson · 705 m01-054,489 sqftS$23,014,000S$5,127 psf×1.005S$5,153 psf
Apr 202521 Anderson · 705 m06-104,489 sqftS$21,593,170S$4,811 psf×1.005S$4,835 psf
Mar 2025The Claymore · 842 m11-153,348 sqftS$11,380,000S$3,399 psf×1.035S$3,519 psf
Jan 2025Park Nova · 473 m16-205,899 sqftS$38,888,000S$6,593 psf×1.035S$6,825 psf

How accurate is this estimate for Sage?

Too few sales since Q4 2025 to score the estimate here. Three are the minimum, and this project has not had them.

What the rent says

What this home earns against what it costs, set beside what homes like it earn.

1.86% gross yield

S$398,881 of rent a year against the estimate above · 0.77 points below flats like it

No lease here was signed at this size, so the rent comes from what the 18 leases at this project fetch per square foot, which is about S$33,240 a month at this size.

In the core central region, freehold flats yield 2.63%, from 820 projects. Too few share this home's remaining lease to measure that separately.

A yield above the mark means the flat rents well for what it costs, which can point to a keen rental patch or a price the sales alone have not caught up with. Below it, buyers are paying for something a tenant will not, such as the address itself.

Recent leases signed here

SignedSizeBedsTypeRent a month
Q3 20262800-2900 sqft4Non-landed PropertiesS$22,500
Q3 20262800-2900 sqft4Non-landed PropertiesS$22,000
Q3 20262800-2900 sqft4Non-landed PropertiesS$21,000
Q3 20262800-2900 sqft4Non-landed PropertiesS$21,000
Q3 20262800-2900 sqft4Non-landed PropertiesS$20,500
Q3 20262800-2900 sqft4Non-landed PropertiesS$20,500
Q3 20262800-2900 sqft4Non-landed PropertiesS$20,500
Q3 20262800-2900 sqft4Non-landed PropertiesS$20,000

18 URA rental contracts at Sage since 2025Q4, a median of S$7.19 psf a month on 429.5 sqm.

Buying or selling at S$21,439,231?

Buying: Stamp duty on S$21,439,231 · Cash and CPF needed on S$21,439,231 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$21,439,231.

Each opens with this figure filled in; change anything there.

Primary schools near 11a Nassim Road

Measured from each school's land to this address's own point, the way MOE bands P1 priority. MOE measures to the building's outline, so near 1 km or 2 km check OneMap's School Query.

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Apr 2026
Sage · 01-05 · Condominium
4,682 sqftS$12,800,000S$2,734 psf
Aug 2022
Sage · 01-05 · Condominium
4,564 sqftS$15,150,000S$3,320 psf

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.