Resale Project Scorecard
19 Nassim
D10 · Bukit Timah, Holland, Tanglin · 99-year leasehold · completed 2023 · 101 units
Grade D, 4.14 out of 10, the 280th highest score among 307 resale condos in District 10.
How to read this grade. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation.
TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Read the evidence →
- Lease left, about
- 92 yrs
- Resales, 12 months to Oct 2026
- 11
- To Napier MRT
- 200 m
Artist's impression: developer's sales brochure
19 Nassim Score
- D
- Grade
- Score out of 10
- 4.14
- Highest score among 307 resale condos in District 10
- 280th
Weak project — significant gaps in multiple factors. Standout strengths: MRT access, tenure. Key weaknesses: schools, capital appreciation.
Project's Historical Performance25%1/10
Avg Ann. of -0.41% — bottom 7% within its 2023-era cohort. Weak capital appreciation, even when judged against vintage peers.
The district median is 4/10.
Primary School Effect20%1/10
No primary schools within 1km — school access is limited, particularly for parents prioritising Primary 1 registration.
The district median is 7/10.
Within 1km on OneMap's School Query for at least one block, the measure MOE uses for Primary 1. Check your block's postal code on OneMap School Query →
Project Size16%5/10
101 units — boutique development. Lower transaction frequency and limited shared facilities.
The district median is 3/10.
MRT Proximity13%10/10
200 m from Napier MRT (TE12) — direct, walk-in MRT access. Strong commuter appeal.
The district median is 8/10.
Rental Yield10%5/10
Rental yield of 3.36% — above-average income return.
The district median is 2/10.
Tenure10%9/10
99YR tenure — about 92 years remaining — no near-term decay concern.
The district median is 10/10.
Future Transformation6%3/10
Limited future-catalyst exposure — nearest is Newton–Orchard mixed-use precinct at 1.99km, far enough that the impact on this project is modest.
The district median is 3/10.
Scores updated October 2026. On the map →
Why 19 Nassim scores 4.14
19 Nassim scores 4.14 out of 10 on the TRIBE Resale Project Scorecard, Grade D, ranking 2273rd of 2,350 resale condos scored in Singapore and 280th of 307 in District 10 (Bukit Timah, Holland, Tanglin). Its strongest factors are MRT Proximity (10/10) and Tenure (9/10); its weakest is Primary School Effect (1/10).
| Factor | This condo19 Nassim | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 1/10 | 4/10 | −0.75 | 0% of district |
| Primary School Effect20% | 1/10 | 7/10 | −1.20 | 0% of district |
| Project Size16% | 5/10 | 3/10 | +0.32 | 76% of district |
| MRT Proximity13% | 10/10 | 8/10 | +0.26 | 86% of district |
| Rental Yield10% | 5/10 | 2/10 | +0.30 | 87% of district |
| Tenure10% | 9/10 | 10/10 | −0.10 | 6% of district |
| Future Transformation6% | 3/10 | 3/10 | ±0.00 | 13% of district |
Medians are across the 307 scored resale projects in District 10 (Bukit Timah, Holland, Tanglin). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between 19 Nassim and a median-profile project (5.30). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
19 Nassim Prices
By unit type at 19 Nassim
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 1-bedroom554 sq ft | 554 sq ft | $1.50M to $2.07M | $3,297 psf | 10 |
Past transactions at 19 Nassim
11 resales, Nov 2025 to Oct 2026 · median $3,159 psf · $1,500,000 to $2,435,000
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 25 Sep 2026 | 19 Nassim Hill | 7 | #07-03032BR | 2BR | 829 | $2,938 | $2,435,000 | Resale |
| 24 Jul 2026 | 19 Nassim Hill | 2 | #02-08081BR | 1BR | 571 | $2,629 | $1,500,000 | Resale |
| 16 Jul 2026 | 19 Nassim Hill | 2 | #02-12121BR | 1BR | 538 | $2,787 | $1,500,000 | Resale |
| 14 Jul 2026 | 19 Nassim Hill | 4 | #04-08081BR | 1BR | 571 | $2,980 | $1,700,000 | Resale |
| 14 Jul 2026 | 19 Nassim Hill | 5 | #05-12121BR | 1BR | 538 | $3,159 | $1,700,000 | Resale |
| 26 Mar 2026 | 19 Nassim Hill | 4 | #04-12121BR | 1BR | 538 | $3,434 | $1,848,000 | Resale |
| 27 Feb 2026 | 19 Nassim Hill | 3 | #03-12121BR | 1BR | 538 | $3,447 | $1,855,000 | Resale |
| 6 Feb 2026 | 19 Nassim Hill | 7 | #07-12121BR | 1BR | 538 | $3,640 | $1,959,000 | Resale |
| 30 Jan 2026 | 19 Nassim Hill | 7 | #07-08081BR | 1BR | 571 | $3,523 | $2,010,000 | Resale |
| 18 Nov 2025 | 19 Nassim Hill | 2 | #02-04041BR | 1BR | 678 | $3,053 | $2,070,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D10 |
|---|---|---|---|
| Nov 2025 | 2 | $3,280 psf | $2,308 psf |
| Dec 2025 | — | — | $2,238 psf |
| Jan 2026 | 1 | — | $2,256 psf |
| Feb 2026 | 2 | $3,544 psf | $2,254 psf |
| Mar 2026 | 1 | — | $2,285 psf |
| Apr 2026 | — | — | $2,178 psf |
| May 2026 | — | — | $2,423 psf |
| Jun 2026 | — | — | $2,190 psf |
| Jul 2026 | 4 | $2,884 psf | $2,399 psf |
| Aug 2026 | — | — | $2,262 psf |
| Sep 2026 | 1 | — | $2,278 psf |
| Oct 2026 | — | — | — |
A month is plotted from two sales up; the district line from ten.
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
19 Nassim Rent
- Median rent a month
- $5,900 to $8,200
- Gross yield
- 3.8%
- Rental contracts
- 24
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 1-bedroom | $5,900 | $5,350 to $6,500 | 3.8% | 14 |
| 2-bedroom | $8,200 | $8,000 to $9,150 | — | 10 |
Rental contracts at 19 Nassim
26 contracts, Sep 2025 to Aug 2026 · median $7,125 a month · $4,800 to $15,000
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 1BR | 500 to 600 sq ft | $5,000 |
| Aug 2026 | 1BR | 500 to 600 sq ft | $5,300 |
| Aug 2026 | 1BR | 500 to 600 sq ft | $5,800 |
| Aug 2026 | 2BR | 1,000 to 1,100 sq ft | $9,000 |
| Aug 2026 | 2BR | 900 to 1,000 sq ft | $9,200 |
| Aug 2026 | 2BR | 1,000 to 1,100 sq ft | $10,800 |
| Jul 2026 | 2BR | 800 to 900 sq ft | $7,800 |
| Jun 2026 | 1BR | 500 to 600 sq ft | $5,000 |
| Jun 2026 | 1BR | 600 to 700 sq ft | $7,250 |
| Jun 2026 | 2BR | 900 to 1,000 sq ft | $8,200 |
URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.
19 Nassim By stack
- Highest, stack 08
- $3,506 psf
- Lowest, stack 04
- $3,053 psf
- Stacks with 2+ resales
- 5
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 04 | $3,053 psf | 678 sq ft | Levels 2 to 4 | 3 |
| 05 | $3,101 psf | 646 sq ft | Levels 2 to 8 | 5 |
| 08 | $3,506 psf | 571 sq ft | Levels 2 to 8 | 5 |
| 10 | $3,297 psf | 1,109 sq ft | Levels 2 to 3 | 2 |
| 12 | $3,441 psf | 538 sq ft | Levels 2 to 8 | 6 |
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
19 Nassim Notes
How these numbers are worked out
- Grade D places 19 Nassim in a relative band under the current seven-factor formula. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation. TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Two units can still be very different buys: the asking price, stack, floor, facing and condition decide the outcome.
- PSF against the district: $3,159 psf at 19 Nassim against $2,268 psf across District 10, medians over 12 months.
- MRT distance is a straight line on the map; the walking route is longer.
- Prices: aggregates of URA REALIS resale caveats, data to October 2026 (Nov 2025 – Oct 2026; the year before is Nov 2024 – Oct 2025, median $3,237 psf). A specific unit's value depends on floor, size, facing and condition.
- By unit type: a price range is shown from three sales up; with two, the figure is the median. Unit types with one sale, and sales with no bedroom count on record, are left out.
- Past transactions: every resale and sub-sale caveat lodged with URA from Nov 2021 to Oct 2026, newest first; a unit is its storey and stack (#07-18). Typing a unit or a stack lists its sales across the whole span. Profit is the sale price less the seller's own purchase price as the caveats pair them, before stamp duties, fees and loan interest; the gain a year is compounded and shown from one year held. The trend line is the median from two sales up per month, quarter or half-year, the district line from ten. 10Y appears once the dataset runs that far back.
- Rent: aggregates of URA rental contracts, Sep 2025 – Aug 2026, for unit types with three contracts or more; the contract list under the table carries every letting on file, including those with no bedroom count, and URA publishes no unit number for a letting. "Most rents" is the middle half of contracts, shown from five up. Gross yield is a year of the median rent over the median resale price of the same unit type (12 months to October 2026, two sales or more), before maintenance fees, property tax, agent fees, vacancy and mortgage interest.
- By stack: resales from 2022 to Oct 2026, medians per stack. A stack is the last two digits of the unit number, so #05-37 and #08-37 are both stack 37. Stacks with one sale (4 here) are left out, and prices moved over the period, so read a gap between two stacks as a lead to check, not a rule.
- Factor bars: the black mark on each bar is the district median.
- Score: seven weighted factors. Methodology published.
What the score cannot tell you
- RPS scores the project, not a unit. Floor, stack, facing, renovation and the asking price are outside the score. In the 12 months to October 2026, the 11 resale caveats at 19 Nassim ranged from $2,629 psf to $3,640 psf: that spread is unit-level variation the score cannot see.
- Historical Performance is a percentile among projects of similar vintage (completed around 2023, within a year or so, widened when the cohort is small). A high score is strong for its age group, not against the whole market.
- The nearest MRT is Napier MRT (TE12), 200 m in a straight line. The walking route is usually longer, and bus links are not scored.
- OneMap's School Query lists no primary school within 1 km of any block, so none counts toward the Primary School Effect; a school just outside the 1 km line would not appear.
- Scores updated October 2026; transactions to October 2026. Nothing on this page is a valuation or advice on a specific unit.
- Facing decides a unit's morning or afternoon sun, and it varies stack by stack. See the sun path at 19 Nassim for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.