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Nassim Road stands as Singapore's most expensive residential area, where luxury properties regularly sell for SGD $3,000-$6,600 per square foot and penthouses exceed SGD $38 million. This exclusive district in the heart of Singapore's prime real estate zone attracts the nation's wealthiest residents and international investors seeking the ultimate in prestige and capital appreciation.
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Singapore's most expensive areas are concentrated in Districts 9, 10, and 11, with Nassim Road leading at SGD $6,600 per square foot for luxury condos.
These prime locations combine landed properties and ultra-luxury condominiums, offering both lifestyle prestige and strong investment returns for wealthy buyers.
| District/Area | Property Type | Average Price (SGD/psf) | Rental Yield | Foreign Ownership |
|---|---|---|---|---|
| Nassim Road (District 10) | Luxury Condo/GCB | $3,000-$6,600 | 2.5-3.0% | Condos only |
| Orchard/Cairnhill (District 9) | Luxury Condo | $2,600-$3,500 | 2.8-3.2% | Yes |
| Ardmore Park (District 10) | Mixed Luxury | $2,800-$4,000 | 2.6-3.1% | Condos only |
| Marina Bay | Luxury Condo | $2,000-$3,000 | 3.0-3.5% | Yes |
| Sentosa Cove | Landed/Condo | $2,000-$3,500 | 3.2-3.8% | Yes (all types) |
| Bukit Timah (District 11) | GCB/Landed | $2,900-$3,500 | 2.7-3.2% | Condos only |
| Tanglin (District 10) | Mixed Luxury | $2,500-$3,200 | 2.9-3.3% | Condos only |
Where do the wealthiest people in Singapore tend to live?
Singapore's wealthiest individuals concentrate in exclusive enclaves within Districts 9, 10, and 11, with Nassim Road being the most prestigious address.
Nassim Road attracts Singapore's billionaires and tech entrepreneurs, while Cluny Road and Ardmore Park serve as secondary choices for ultra-high-net-worth individuals. These areas offer the privacy and exclusivity that wealthy residents demand.
Other prime locations include Tanglin, Bukit Timah, Holland Road, and the Marina Bay waterfront district. Each neighborhood provides unique advantages - Tanglin offers embassy proximity, Bukit Timah provides green spaces and top schools, while Marina Bay delivers modern luxury with city views.
Sentosa Cove stands apart as the only area where foreigners can purchase landed homes, making it particularly attractive to international wealthy buyers seeking waterfront luxury properties.
As of June 2025, these districts continue to see strong demand from local tycoons, foreign investors, and expatriate executives who value prestige addresses.
Which district or neighborhood consistently has the highest property prices?
District 10, particularly Nassim Road and Ardmore Park, consistently commands the highest property prices in Singapore's residential market.
Nassim Road holds the top position with luxury condominiums selling for SGD $3,000-$6,600 per square foot, while Good Class Bungalows (GCBs) in the area reach SGD $3,500 per square foot. The recent Park Nova penthouse sale at SGD $6,593 per square foot in 2025 reinforces this area's market leadership.
District 9, covering Orchard Road and Cairnhill, ranks second with luxury properties averaging SGD $2,600-$3,500 per square foot. This district benefits from its central location and shopping district proximity.
Marina Bay has emerged as a strong contender for ultra-luxury condominiums, with prices ranging from SGD $2,000-$3,000 per square foot, though it trails the established Districts 9 and 10.
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What are the average prices per square foot in the top luxury areas?
| Area/District | Property Type | Price Range (SGD/psf) |
|---|---|---|
| Nassim/Ardmore (District 10) | Luxury Condos | $3,000-$6,600 |
| Nassim/Ardmore (District 10) | Good Class Bungalows | $2,900-$3,500 |
| Orchard/Cairnhill (District 9) | Luxury Condos | $2,600-$3,500 |
| Marina Bay | Luxury Condos | $2,000-$3,000 |
| Sentosa Cove | Landed Properties | $2,000-$3,500 |
| Bukit Timah (District 11) | Good Class Bungalows | $2,900-$3,500 |
| Tanglin (District 10) | Mixed Luxury | $2,500-$3,200 |
How do rental prices compare in these expensive neighborhoods?
Prime district rental rates reflect the high capital values, with luxury 2-bedroom condominiums commanding SGD $4,000-$7,000 monthly in Districts 9 and 10.
Marina Bay leads rental pricing with 2-bedroom units reaching SGD $7,000-$10,000 monthly, while 3-bedroom luxury units can exceed SGD $10,500 monthly. The area's appeal to expatriate executives drives these premium rental rates.
Sentosa Cove luxury rentals range from SGD $6,000-$12,000 monthly, with waterfront landed homes commanding the highest rates due to their exclusivity and resort-style amenities.
Rental yields in these prime areas typically range from 2.5%-3.5% annually, which is lower than suburban areas due to the high capital values. Orchard Road properties often show yields at the lower end due to their premium pricing.
As we reach mid-2025, the average rental rate for non-landed luxury properties sits around SGD $5.95 per square foot monthly across prime central regions.
What makes these areas so desirable—location, amenities, or exclusivity?
The combination of strategic location, world-class amenities, and inherent exclusivity drives demand for Singapore's most expensive residential areas.
Location advantages include proximity to Orchard Road shopping district, Central Business District access within 15 minutes, and nearness to international schools and embassies. These factors save wealthy residents valuable time and provide convenience.
Premium amenities encompass exclusive club access (Tanglin Club, American Club), luxury shopping at ION Orchard and Paragon, fine dining establishments, and green spaces like the UNESCO-listed Botanic Gardens.
Exclusivity stems from limited land supply, strict development controls, and the scarcity of Good Class Bungalow sites. Government regulations preserve the low-density character of these neighborhoods, maintaining their prestigious appeal.
Security and privacy factors also contribute significantly, with many developments offering 24/7 concierge services, private elevators, and gated community features that appeal to high-net-worth individuals seeking discretion.
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Are these high-end areas mostly landed properties or luxury condos?
Singapore's most expensive areas feature a strategic mix of landed properties and luxury condominiums, with the composition varying by specific location.
Districts 9, 10, and 11 combine both property types, where Good Class Bungalows represent the pinnacle of exclusivity alongside ultra-luxury condominium developments. GCBs are restricted to Singapore citizens and permanent residents, maintaining their exclusivity.
Orchard Road and Marina Bay are dominated by luxury condominiums and penthouses, with limited landed property options due to urban density and commercial zoning requirements.
Sentosa Cove offers a unique proposition as the only location where foreigners can purchase landed homes, featuring both bungalows and luxury condominium developments with waterfront access.
The landed property segment, particularly GCBs, typically commands higher prices per square foot and represents generational wealth preservation, while luxury condos offer more liquidity and lower maintenance requirements for investors.
Have prices in these areas increased significantly over the past five years?
Luxury property prices in Singapore's prime districts have demonstrated steady appreciation of 3-5% annually over the past five years, with notable acceleration in 2024-2025.
Good Class Bungalows in District 10 have appreciated by 7-10% over the five-year period, outperforming the broader market due to their scarcity and wealth preservation appeal among Singapore's ultra-rich.
The first quarter of 2025 marked a significant rebound with luxury home sales surging 44.6% compared to previous quarters, driven by pent-up demand and limited new supply in prime areas.
Emerging luxury districts have experienced higher growth rates, with some areas seeing 8-12% annual appreciation as buyers seek alternatives to established expensive neighborhoods.
Despite global economic uncertainties and government cooling measures, prime district prices have shown resilience, with only modest moderation in 2024 before returning to growth in 2025.
Which are the most expensive condominiums or developments in Singapore right now?
1. **Park Nova (Tomlinson Road)** - Recent penthouse sale at SGD $38.9 million (SGD $6,593 per square foot) in 20252. **The Marq on Paterson Hill** - Holds the record for highest price per square foot at SGD $6,6503. **Wallich Residence** - Previous super penthouse sale at SGD $108 million, remains an ultra-luxury icon4. **Hilltops** - Premium development in Cairnhill with consistent high-value transactions5. **Ardmore Park developments** - Multiple luxury projects commanding premium pricing6. **Marina One Residences** - Leading Marina Bay luxury development with waterfront premiumThese developments represent the pinnacle of Singapore's luxury condominium market, with prices consistently exceeding SGD $3,000 per square foot and amenities including private elevators, concierge services, and exclusive facilities.
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Do foreigners typically invest in these pricey neighborhoods?
Foreign investment remains significant in Singapore's luxury condominium market despite the 60% Additional Buyer's Stamp Duty (ABSD) imposed on non-residents as of 2025.
Foreigners can freely purchase luxury condominiums and apartments in all prime districts, but landed properties require government approval except in Sentosa Cove. This restriction makes Sentosa Cove the top choice for foreign buyers seeking landed homes.
The ABSD has moderated but not eliminated foreign demand, with wealthy international buyers still viewing Singapore prime properties as stable wealth preservation vehicles despite the additional costs.
Ultra-high-net-worth foreigners continue investing in Districts 9 and 10 for portfolio diversification, Singapore residency pathways, and the country's political stability and strong legal framework.
As of June 2025, foreign buyers still account for approximately 15-20% of luxury condominium transactions in prime districts, down from historical levels but remaining a substantial market segment.
What are some real estate trends that might affect these luxury zones?
Limited new supply in prime areas continues driving price appreciation, with fewer luxury project completions scheduled through 2025-2026 in established expensive districts.
The Greater Southern Waterfront development and Marina Bay Sands expansion projects are boosting demand and property values in adjacent luxury zones, creating spillover effects for nearby developments.
Sustainability and smart home features have become increasingly important to luxury buyers, with green-certified developments commanding premium pricing and faster sales velocity.
Urban redevelopment initiatives are reshaping some secondary luxury areas, potentially creating new high-end pockets as older developments make way for modern luxury projects.
The expatriate rental market remains resilient despite global economic uncertainties, supporting luxury property investment fundamentals and providing steady rental income for investors in prime locations.
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Is living in these neighborhoods more about lifestyle or investment?
Living in Singapore's most expensive areas represents a combination of lifestyle aspiration and investment strategy, with the balance varying by buyer profile and objectives.
For ultra-high-net-worth individuals, lifestyle factors dominate the decision, including exclusivity, privacy, prestige addresses, and access to premium amenities that match their social status and business requirements.
Investment considerations include strong capital appreciation potential, wealth preservation in a stable political environment, and the ability to pass premium properties to future generations as legacy assets.
The rental market resilience provides steady income streams for investors, while the limited supply and prime locations offer protection against market downturns compared to secondary areas.
Many buyers pursue both objectives simultaneously - enjoying the prestige and amenities while building wealth through property appreciation in Singapore's most sought-after residential districts.
How does Singapore's most expensive area compare globally in terms of price and prestige?
Singapore ranks 11th in Knight Frank's 2024 Prime Global Cities Index, positioning it among the world's top luxury residential markets for price growth and market resilience.
Price-wise, Singapore's top luxury condominiums reaching SGD $6,500+ per square foot compete with premium addresses in London, New York, and Hong Kong, though these cities often lead in absolute pricing terms.
Prestige factors favor Singapore due to political stability, safety, quality of life, and tax advantages that attract global wealth, making it particularly appealing compared to more volatile luxury markets.
Singapore's luxury market offers better value proposition than cities like London or New York when considering total cost of ownership, including taxes, maintenance, and security factors.
As we reach mid-2025, Singapore's prime residential areas are increasingly recognized as among the world's most coveted addresses for their stability, growth potential, and lifestyle quality, rivaling traditional luxury capitals.
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Conclusion
This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.
Singapore's luxury residential market continues to evolve with new developments and changing buyer preferences shaping the most expensive areas.
Whether you're considering investment or relocation, understanding these prime districts' characteristics and pricing trends is essential for making informed property decisions in Singapore.
Sources
- Singapore Luxury Homes - Nassim Road Exclusive Streets
- Best in Singapore - Most Expensive Areas
- Petal and Poem - Guide to Expensive Residential Areas
- Singapore Luxury Homes - 2025 Market Trends
- Latest Project Launch - Ultra Luxury Condo Sales Q1 2025
- Global Property Guide - Singapore Price History
- Singapore Business Review - Luxury Home Sales Rebound
- The Independent Singapore - Prime Global Cities Ranking