District 10 · SingaporeNear Orchard Boulevard MRT

Sage

Private residential development on Nassim Road.

Property: Condominium

Property Upside score

Eight dimensions of the evidence for this property.

Insufficient evidenceOverall score not yet available

40% evidence coverage · 3 of 8 applicable dimensions scored

The outer ring is 100. Gaps mean a dimension is unscored.

Strongest supported dimension: Tenure resilience (100). Lowest supported dimension: Everyday living (50).

Value20% weight · Unscored—

Insufficient current, source-qualified evidence.

How it is assessed. 50 + 250 × (comparable central price − assessed price) / comparable central price, bounded 0–100. At least 5 compatible sales and a latest comparable within 12 months. Historical reference and private asking-price scenarios are labelled separately.

Resale demand15% weight · Unscored—

Insufficient current, source-qualified evidence.

How it is assessed. 100 × months with resale activity / 12 completed calendar months, minimum 5 single-unit resales in the selected property segment and full source coverage. Monthly activity consistency is a proxy, not turnover or time-to-sell; no dwelling-count denominator is available.

Rental appeal10% weight · Unscored—

Insufficient current, source-qualified evidence.

How it is assessed. Requires current recorded rental contracts or published project rental medians. Reporting continuity is a proxy; unmatched rent and floor area never produce a yield.

Connectivity15% weight80/100

Orchard Boulevard MRT is approximately 594 m away in a straight line.

How it is assessed. Nearest operational MRT straight-line distance: 100 at ≤400 m, 80 at ≤800 m, 60 at ≤1,200 m, 40 at ≤2,000 m, 20 at ≤3,000 m. Beyond covered evidence is unscored; distances are not walking times.

Nearest sourced MRT: Orchard Boulevard MRT (2026-09-06) Source

Everyday living10% weight50/100

Proximity to four everyday amenity categories using stored official locations. Straight-line distances; access and suitability vary.

How it is assessed. Average proximity across schools, food/markets, parks and shopping: 100 at ≤500 m, 75 at ≤1,000 m, 50 at ≤2,000 m, 25 at ≤3,000 m. All four categories require sourced coverage; school proximity does not establish admission eligibility.

School: Singapore Chinese Girls' Primary School: 1,507 m straight-line (2026-09-06) Source
Food: Newton Food Centre: 1,775 m straight-line (2026-09-06) Source
Park: Camp Road Interim Park: 859 m straight-line (2026-09-06) Source
Shopping: Anchorpoint: 2,933 m straight-line (2026-09-06) Source

Tenure resilience15% weight100/100

Explicitly recorded freehold tenure. Tenure longevity only; no financing or resale guarantee.

How it is assessed. Lease score = 100 × remaining years / 99, bounded 0–100; an explicitly recorded freehold title scores 100. Deduct elapsed time from recorded remaining lease, or use term and commencement year. Median across selected recent records; year-only starts are approximate.

Recorded tenure: Freehold (2026-04) Source

URA growth catalysts10% weight · Unscored—

No current, geographically matched growth announcement in the reviewed coverage.

How it is assessed. Highest matched catalyst score, without stacking overlapping announcements. Under-construction interchanges: 90 for a 2028 target, 85 for 2030, 80 for 2032; long-term district plans: 60 for Jurong Lake District, 55 for Greater Southern Waterfront. Subtract 10 beyond 500 m or 20 beyond 1 km. These are editorial proximity/stage points, not predicted returns. Reviewed catalogue covers selected announcements, not every Singapore plan. Reviews expire after 90 days; zoning alone earns no catalyst points.

Master Plan zoning at the mapped reference point: Residential; gross plot ratio 1.4. (2026-09-06) Source
Redevelopment evidence boundary: MP2025 zoning is indicative. A legal site boundary and existing gross floor area are required before calculating redevelopment headroom. Check subsequent amendments in URA SPACE. (2025-12-01) Source

En bloc potential5% weight · Unscored—

Insufficient current, source-qualified evidence.

How it is assessed. A score requires verified strata ownership, site boundaries, existing lawful GFA, redevelopment entitlement and costs. Building age or a zoning polygon alone does not establish collective-sale feasibility or probability.

Master Plan zoning at the mapped reference point: Residential; gross plot ratio 1.4. (2026-09-06) Source
Redevelopment evidence boundary: MP2025 zoning is indicative. A legal site boundary and existing gross floor area are required before calculating redevelopment headroom. Check subsequent amendments in URA SPACE. (2025-12-01) Source

An editorial research indicator, not a price forecast or government rating. Overall requires at least 70% of applicable weight, including value and resale evidence. Compare only within the same property class and coverage profile. As of 2026-09-07 · Method upside-1.0.

Compare property My saved places

Condominium · strata area · Resale · 1 unit per transaction · Freehold. All charts use this comparison segment; price per sq ft uses strata area.

Fair value & asking price

A 4,680 sq ft property in Sage

Comparable sales

Small sample · Based on 2 matching sales over 5 years. Individual transactions can materially change the median and range. With two sales, the median is their midpoint and the range is interpolated between them.

Comparable-sale benchmarkS$13,975,000

S$13,387,500 – S$14,562,500

Middle 50% of recorded prices
2 comparable sales over 5 years

Recent comparable sale is S$1,175,000 lower than the benchmark.

8.4%below the benchmark

Recent comparable saleS$12,800,000

Comparable medianS$13,975,000

S$0S$22,000,000

Below range Within range Above range

Recorded sale from 2026-04. Add an asking price above to compare a property you are considering. The amber band covers the middle 50% of similar-sized recorded prices. The benchmark is their median, not an adjusted or bank valuation.

Median price / sq ft: S$3,027
Comparable sales: 2Past 5 years
Recorded PSF change: Limited historyNeeds five sales in each year
Recorded tenure: Freehold

Comparable recorded prices over time

Individual recorded sales per sq ft of strata area for the selected size band · This property

2022-08–2026-04

Each dot is a completed sale. There are too few sales per period for a supported median trend, so no trend line or growth rate is inferred. View the recorded prices and sizes.

Price versus other developments

District 10 · Freehold

Tanglin ResidencesS$1,785

5 sales

Median recorded PSF over 5 years, using the same size band. Peers need five sales and are ordered by number of recorded sales. Location, lease age, floor and condition are not adjusted.

Local market context

Against other district 10 transactions

District 10 median / sq ftS$2,430

24 matching sales in other developments

Same size band and freehold, over 5 years. Sage needs five recent matching sales before we can place its median within this market.

Price versus the local market

The distribution of district 10 recorded sale prices for similar-sized properties

24 transactions

Market median: S$2,430 / sq ft

Bar height shows the number of other transactions in each price band. Same district 10, property type, area basis, recorded tenure, sale category and unit count, 5 years of sales and ±15% size band. This development is excluded from the market sample.

View price bands

Price / sq ft	Recorded sales
S$1,489–1,856	6
S$1,856–2,223	6
S$2,223–2,590	0
S$2,590–2,958	2
S$2,958–3,325	4
S$3,325–3,692	2
S$3,692–4,059	0
S$4,059–4,427	0
S$4,427–4,794	3
S$4,794–5,161	1

What traded in this development

Recorded strata areas in sales over the past 12 months

Under 750 sq ft: 00.0%
750–1,199 sq ft: 00.0%
1,200–1,799 sq ft: 00.0%
1,800 sq ft and above: 1100.0%

Completed sales activity across all sizes, not the mix of properties currently for sale. Building condition and room counts are not inferred from area.

The sales behind the comparison

3,978–5,382 sq ft · Past 5 years

Month	Size	Floor band	Recorded price	Price / sq ft
2026-04	4682 sq ft	1–5	S$12,800,000	S$2,734
2022-08	4564 sq ft	1–5	S$15,150,000	S$3,320

Up to eight recent matching sales shown; the recent comparison contains 2 matching sales in this window (This property). The history chart also includes older matching sales. View all published sales across all sizes and categories. Source dates have month precision.

How to read this analysis

The comparable range contains the middle 50% of observed prices; it is not a forecast or a confidence interval. Floor, condition, facing and remaining lease can materially change a home’s value. A price below a benchmark is a reason to investigate, not proof of a bargain.

Source: URA. Transaction records are subject to corrections and rolling five-year coverage. Last checked 6 Sep 2026, 16:03 SGT. Source documentation · Licence / terms · Full methodology

Official recorded transactions

Sage resale history

How to read the evidence

These figures describe completed historical resales in the available official records. A recorded median is not a valuation or an asking price.

What do the records cover? Sage has 2 recorded resales from 2022-08 to 2026-04 in the available official data. 1 fall within 2025-10 to 2026-09. Choose a relevant unit size below before assessing a particular home.

Inspect the recorded transactions · What a median price can and cannot tell you · Choose your next research step

Available recorded history2 resales2022-08 to 2026-04

Recent recorded activity1 resales2025-10 to 2026-09

Last recorded sale period2026-04Transaction month in the source

Record window	Resales	Median price	Median S$ / sq ft
Available history2022-08 to 2026-04	2	Fewer than 5 records	Unavailable
Past 12 months2025-10 to 2026-09	1	Fewer than 5 records	Unavailable

Medians require at least 5 records per displayed group. History includes different sale dates, sizes, floors, leases and conditions; it does not measure price appreciation or the value of a particular home. The current month may be incomplete.

Sources: URA private residential transactions. Available source coverage: 2021-08 to 2026-08. Earliest source confirmation 6 Sep 2026. Recent window evaluated 7 Sep 2026. Coverage and limitations.

Coverage limit: The connected URA API supplies the past five years of private-property transactions. We retain records captured from that feed, but have not imported a pre-2021 private-property archive. Earlier transactions may exist; their absence here does not mean no sales occurred. The dates below describe records held for this selection, not the property's entire lifetime. View source coverage.

All property records

Sage · Every recorded date, size and property type

2 sales

All published history, including archived records. No date, size, flat-type, sale-category, tenure or unit-count exclusions. Source corrections use the latest published record; all 2 retained source versions are also available.

2022-08–2026-04Download complete sales data (JSONL)

Recorded activity by year · all 2 records

2022

2026

Showing 1–2 of 2 records. Every page is available below; the download contains the complete dataset for this property.

Month	Property	Sale category	Type	Area	Area basis	Units	Floor band	Tenure	Recorded price	Price / sq ft	Full source record
2026-04	Sage	Resale	Condominium	4,682 sq ft	strata	1	1–5	Freehold	S$12,800,000	S$2,734	All fields & provenance URA private residential transactions · Source terms Captured 6 Sep 2026, 12:10 SGT { "id": 527817, "snapshot_id": "49e29c50-c7e1-40ed-9bc6-7b064eaced5d", "row_number": 48043, "place_id": "33885300-31a6-428d-b49f-cd74ad1ee617", "month": "2026-04", "market": "private_resale", "sale_type": "resale", "property_type": "Condominium", "flat_type": "", "flat_model": "", "price": "12800000.00", "area_sqm": "435.0000", "area_type": "strata", "units": 1, "floor_low": 1, "floor_high": 5, "tenure": "Freehold", "remaining_lease_months": null, "raw_identity": { "area": "435", "price": "12800000", "street": "NASSIM ROAD", "tenure": "Freehold", "project": "SAGE", "district": "10", "source_x": "26981.97817", "source_y": "32222.0477", "noOfUnits": "1", "floorRange": "01-05", "typeOfArea": "Strata", "typeOfSale": "3", "contractDate": "0426", "propertyType": "Condominium", "marketSegment": "CCR" }, "flags": [], "date_basis": "contract month", "source": "ura_resale", "source_url": "https://eservice.ura.gov.sg/maps/api/", "licence_url": "https://www.ura.gov.sg/eservices-info/maps/acceptance-grant-licence/", "captured_at": "2026-09-06 04:10:41.317123+00:00", "last_confirmed_at": "2026-09-06 08:03:00.773317+00:00", "snapshot_checksum": "30bdf440a1ca0475dc0a83cda3a852f531830b0112e425efdc1527a38c1da114" }
2022-08	Sage	Resale	Condominium	4,564 sq ft	strata	1	1–5	Freehold	S$15,150,000	S$3,320	All fields & provenance URA private residential transactions · Source terms Captured 6 Sep 2026, 12:10 SGT { "id": 527816, "snapshot_id": "49e29c50-c7e1-40ed-9bc6-7b064eaced5d", "row_number": 48042, "place_id": "33885300-31a6-428d-b49f-cd74ad1ee617", "month": "2022-08", "market": "private_resale", "sale_type": "resale", "property_type": "Condominium", "flat_type": "", "flat_model": "", "price": "15150000.00", "area_sqm": "424.0000", "area_type": "strata", "units": 1, "floor_low": 1, "floor_high": 5, "tenure": "Freehold", "remaining_lease_months": null, "raw_identity": { "area": "424", "price": "15150000", "street": "NASSIM ROAD", "tenure": "Freehold", "project": "SAGE", "district": "10", "source_x": "26981.97817", "source_y": "32222.0477", "noOfUnits": "1", "floorRange": "01-05", "typeOfArea": "Strata", "typeOfSale": "3", "contractDate": "0822", "propertyType": "Condominium", "marketSegment": "CCR" }, "flags": [], "date_basis": "contract month", "source": "ura_resale", "source_url": "https://eservice.ura.gov.sg/maps/api/", "licence_url": "https://www.ura.gov.sg/eservices-info/maps/acceptance-grant-licence/", "captured_at": "2026-09-06 04:10:41.317123+00:00", "last_confirmed_at": "2026-09-06 08:03:00.773317+00:00", "snapshot_checksum": "30bdf440a1ca0475dc0a83cda3a852f531830b0112e425efdc1527a38c1da114" }

Month

Property

Sale category

Type

Area

Area basis

Units

Floor band

Tenure

Recorded price

Price / sq ft

Full source record

2026-04

Sage

Resale

Condominium

4,682 sq ft

strata

1–5

Freehold

S$12,800,000

S$2,734

All fields & provenance

URA private residential transactions · Source terms

Captured 6 Sep 2026, 12:10 SGT

{
  "id": 527817,
  "snapshot_id": "49e29c50-c7e1-40ed-9bc6-7b064eaced5d",
  "row_number": 48043,
  "place_id": "33885300-31a6-428d-b49f-cd74ad1ee617",
  "month": "2026-04",
  "market": "private_resale",
  "sale_type": "resale",
  "property_type": "Condominium",
  "flat_type": "",
  "flat_model": "",
  "price": "12800000.00",
  "area_sqm": "435.0000",
  "area_type": "strata",
  "units": 1,
  "floor_low": 1,
  "floor_high": 5,
  "tenure": "Freehold",
  "remaining_lease_months": null,
  "raw_identity": {
    "area": "435",
    "price": "12800000",
    "street": "NASSIM ROAD",
    "tenure": "Freehold",
    "project": "SAGE",
    "district": "10",
    "source_x": "26981.97817",
    "source_y": "32222.0477",
    "noOfUnits": "1",
    "floorRange": "01-05",
    "typeOfArea": "Strata",
    "typeOfSale": "3",
    "contractDate": "0426",
    "propertyType": "Condominium",
    "marketSegment": "CCR"
  },
  "flags": [],
  "date_basis": "contract month",
  "source": "ura_resale",
  "source_url": "https://eservice.ura.gov.sg/maps/api/",
  "licence_url": "https://www.ura.gov.sg/eservices-info/maps/acceptance-grant-licence/",
  "captured_at": "2026-09-06 04:10:41.317123+00:00",
  "last_confirmed_at": "2026-09-06 08:03:00.773317+00:00",
  "snapshot_checksum": "30bdf440a1ca0475dc0a83cda3a852f531830b0112e425efdc1527a38c1da114"
}

2022-08

Sage

Resale

Condominium

4,564 sq ft

strata

1–5

Freehold

S$15,150,000

S$3,320

All fields & provenance

URA private residential transactions · Source terms

Captured 6 Sep 2026, 12:10 SGT

{
  "id": 527816,
  "snapshot_id": "49e29c50-c7e1-40ed-9bc6-7b064eaced5d",
  "row_number": 48042,
  "place_id": "33885300-31a6-428d-b49f-cd74ad1ee617",
  "month": "2022-08",
  "market": "private_resale",
  "sale_type": "resale",
  "property_type": "Condominium",
  "flat_type": "",
  "flat_model": "",
  "price": "15150000.00",
  "area_sqm": "424.0000",
  "area_type": "strata",
  "units": 1,
  "floor_low": 1,
  "floor_high": 5,
  "tenure": "Freehold",
  "remaining_lease_months": null,
  "raw_identity": {
    "area": "424",
    "price": "15150000",
    "street": "NASSIM ROAD",
    "tenure": "Freehold",
    "project": "SAGE",
    "district": "10",
    "source_x": "26981.97817",
    "source_y": "32222.0477",
    "noOfUnits": "1",
    "floorRange": "01-05",
    "typeOfArea": "Strata",
    "typeOfSale": "3",
    "contractDate": "0822",
    "propertyType": "Condominium",
    "marketSegment": "CCR"
  },
  "flags": [],
  "date_basis": "contract month",
  "source": "ura_resale",
  "source_url": "https://eservice.ura.gov.sg/maps/api/",
  "licence_url": "https://www.ura.gov.sg/eservices-info/maps/acceptance-grant-licence/",
  "captured_at": "2026-09-06 04:10:41.317123+00:00",
  "last_confirmed_at": "2026-09-06 08:03:00.773317+00:00",
  "snapshot_checksum": "30bdf440a1ca0475dc0a83cda3a852f531830b0112e425efdc1527a38c1da114"
}

Official historical records are supplied by HDB/data.gov.sg and URA. Dates retain source precision. Price per square foot uses each record’s stated area basis; land area, strata area and multi-unit sales are labelled and may not be directly comparable. Original fields, quality flags and source provenance remain available on every row.

Sage rental history and rental yield

Rental report & yield-based value

Repeated reported rental activity: 13 Non-landed Properties records from 2025-07 to 2026-06; reported contracts in 7 of 12 covered months.

S$20,500 per month · median across the selected type and connected period, before matching a unit's size or condition.

Reported contracts establish rental activity. They do not measure how quickly a particular unit will rent, vacancy or unique tenants.

Recent reported rental contracts · Non-landed Properties
Lease month	Area (sq ft)	Monthly rent
2026-06	2800-2900	S$20,000
2026-04	2800-2900	S$20,000
2026-03	2900-3000	S$20,000
2026-01	>3000	S$24,000
2026-01	2900-3000	S$19,500

View full rental history, compare neighbouring yields and calculate a rental-based value

Explore the neighbourhood

What’s around Sage — before you book a viewing.

Explore on Google Maps ↗

URA project coordinates. The pin marks the development reference point. Get directions.

MRT stations

Orchard Boulevard MRTTE13
590 m
Napier MRTTE12
600 m
Orchard MRTNS22TE14
940 m
Stevens MRTDT10TE11
1.3 km

Schools

Singapore Chinese Girls' Primary SchoolPrimary · Girls' School
1.5 km
Singapore Chinese Girls' SchoolSecondary (S1-S4) · Girls' School
1.5 km
Anglo-Chinese School (Primary)Primary · Boys' School
1.7 km
Crescent Girls' SchoolSecondary (S1-S4) · Girls' School
1.8 km

Shopping

Anchorpoint
2.9 km

Parks & green spaces

Food & markets

Nearby places within 3 km. Distances are approximate straight-line measurements from the development point, not walking routes or entrance-to-entrance distances. Schools: MOE directory matched to SLA OneMap postcodes. Check MOE’s home–school distance rules for admission eligibility. MRT points do not establish entrance access or current service status. Catalogue checked 6 Sep 2026. Sources and coverage.

Check a specific journey with OneMap

Address search and route estimates: SLA OneMap. Your destination is sent to OneMap to calculate this journey.

Sage: neighbourhood changes and ownership research

Use dated official evidence and reviewed contributions alongside the transaction analysis. Nearby records use approximate straight-line proximity; they do not establish a unit’s rent, school eligibility, construction impact or flood probability.

Compare household journeys and amenities Calculate Singapore ownership costs Understand URA planning and future supply

MRT station entrances · 12 records shown