21 Anderson Road, Singapore 259984
21 Anderson is the new benchmark address of Nassim: 18 homes on a 50,166 sqft site, completed in November 2025 by Kheng Leong, trading at a median $5,006 psf while the rest of the subzone sits between $3,168 and $4,485. One block of 9 storeys with 2 stacks means most owners share their floor with a single neighbour, and the 4-bedroom homes run to 4,489 sqft.
The location is the Nassim and Stevens embassy belt. Stevens (DT10, TE11) sits inside 1km, with Newton, Orchard, Napier, Orchard Boulevard, Botanic Gardens and 2 more inside 2km. The Botanic Gardens and the Orchard retail belt are both a short drive or a long walk.
The school catchment is genuinely elite. Anglo-Chinese School (Primary) and Singapore Chinese Girls’ School both sit inside the 1km priority band, with ACS (Junior) and St. Joseph’s Institution Junior in the 1km to 2km ring, and Singapore Chinese Girls’ also inside 1km on the secondary side. Under MOE’s P1 registration framework home-school distance decides the later ballot phases, and this is one of the most sought-after bands in the country. Our P1 registration guide walks through it.
The mix is deliberately narrow: 2 two-bedders, 14 four-bedders and 2 five-bedders, 18 homes in total. The 4-bedroom is the project, everything else is an exception.
On tenure: 21 Anderson is freehold, confirmed by the URA transaction record. In a subzone where the most active competitor, 19 Nassim, is 99-year, that title difference is part of what the premium below is paying for.
| UNIT TYPE | TOTAL | SIZES | UNIT MIX | FLOORPLANS | MAINTENANCE |
|---|---|---|---|---|---|
| 2 Bedroom | 2 | 3,197 | 11.11% | 2BR Ground PES | |
| 4 Bedroom | 14 | 4,489 | 77.78% | 4BR | |
| 5 Bedroom | 2 | 10,452 | 11.11% | ||
| Overall | 18 | 3,197 - 10,452 |
The Nassim subzone holds 103 projects and about 5,302 homes, and it is the deepest concentration of prime freehold housing in Singapore. Within it, 21 Anderson has set a new ceiling, and the 4 sections below examine whether the market is following.
Most 21 Anderson transactions fall between $4,682 and $5,292 psf, with a median of $5,006 psf. That covers 16 transactions recorded with URA across 2025 and 2026, developer sales at launch rather than resale, and what buyers actually paid.
Nothing else in the subzone is close. Over the same 2 years The Nassim (2015) traded at a median $4,485 psf, Nassim Park Residences (2011) at $3,900 psf, Nassim Lodge at $3,472, 19 Nassim (2023, 99-year) at $3,362 across 34 transactions, 8 Napier at $3,292, Perfect Ten (2025) at $3,270 and The Hyde (2022) at $3,168. The premium runs 12% over The Nassim and 49% over 19 Nassim, which is a very large gap to defend on resale.
The prints tell you where the money went. Five 4,488 sqft homes transacted between $21.90M and $23.30M from October 2025 to April 2026, at $4,879 to $5,191 psf. Separately, a 3,197 sqft home sold at $9.43M, which works out to just $2,950 psf, far below everything else here. That single print is the outlier to understand before you offer.
Eyeing a specific stack or floor? We pull every transacted price at this address before you commit, honest advice, no pressure. WhatsApp us
The plans on file are short:
The 4-bedroom home, 4,489 sqft with 6 bathrooms plus a store, which is 14 of the 18 units.
The 2-bedroom home, 3,197 sqft with 4 bathrooms plus a store, which is larger than most 4-bedders elsewhere in the district.
The 5-bedroom layouts are not in the plan bank. At 4,489 sqft with 6 bathrooms, the standard home here is closer to a semi-detached house than to an apartment, and the 2-stack floor plate means every unit is dual-aspect. That format, not the finishes, is what the psf premium is being charged for.
Supply: the Nassim subzone holds 103 projects and about 5,302 units, and new sites arrive only through en bloc or through the rare embassy-belt plot. The recent additions are Perfect Ten at 230 units and 19 Nassim at 101, both completed within the last 3 years, and both priced a third below this project.
Demand: there is no HDB town in Tanglin and no upgrader pool, so the buyer is a wealth buyer or a family securing the ACS (Primary) and Singapore Chinese Girls’ band. Sixteen of the 18 homes have transacted since launch, so the developer has found its buyers, which is the strongest evidence available at this price point.
Rental: the building completed in November 2025 into the hands of owner-occupiers, so it has no letting record yet and no yield can be quoted. Our rental yield guide explains how we will assess it once leases appear.
The honest take: you are paying a 12 to 49% premium over every neighbour with no resale history at this address to support it, in an 18-unit project where a single motivated seller sets the next benchmark. The $9.43M print at $2,950 psf shows how wide the range inside this building already is. The URA Master Plan shows what is committed around Nassim and Stevens.
Wealth buyers who want a brand-new freehold home of genuine house proportions in the embassy belt, families balloting for ACS (Primary) or Singapore Chinese Girls’ who want the 1km band, and buyers who value privacy in a 2-stack building over facilities in a 200-unit one. This is an owner-occupier purchase.
Buyers who want the same district at a third less should look at 19 Nassim, Perfect Ten or The Hyde. Anyone buying for yield or for a quick exit should not be looking at an 18-unit project at all.
Thinking about 21 Anderson? Before you commit, speak to us. At this premium the comparables matter more than the brochure, and we will lay them out honestly. WhatsApp us
21 Anderson has 1 block of 9 storeys.
21 Anderson has 18 residential units.
21 Anderson offers 2 Bedroom (3,197 sqft), 4 Bedroom (4,489 sqft), 5 Bedroom (10,452 sqft).
21 Anderson is a freehold development.
Yes, 21 Anderson is freehold.
21 Anderson is developed by Anderson International Properties Pte Ltd & Raffles Legend Properties Pte Ltd.
21 Anderson is at 21 Anderson Road, Singapore 259984.
21 Anderson is in District 10 (Bukit Timah, Holland, Tanglin), in the Core Central Region (CCR).
The nearest MRT stations within 1km are Stevens (DT10 / TE11).
Within 1km: Anglo-Chinese School (Primary) and Singapore Chinese Girls’ School. Being inside the 1km ring gives priority in the Primary 1 registration ballot.
That depends on your entry price and holding period. Speak to us and we will run the numbers on 21 Anderson with you before you commit.
Yes. Anglo-Chinese School (Primary) and Singapore Chinese Girls’ School are within 1km, and the unit mix runs to family-sized layouts.
21 Anderson is a freehold development in District 10 developed by Anderson International Properties Pte Ltd & Raffles Legend Properties Pte Ltd, comprising 18 units across 1 block. It obtained TOP in 2025.
21 Anderson obtained TOP in 2025.
Yes. Foreigners can buy 21 Anderson because it is a private residential development. Foreigners pay 60% Additional Buyer’s Stamp Duty (ABSD) on top of the purchase price.
You can book a viewing with our appointed sales team:
Kelvin Sin 9722 2222
Chew Peixuan 9101 5301
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