Resale condo transactions in prime District 10 neighbourhoods, such as Nassim Road, Ardmore Park, Grange Road and Nathan Road, anchored the list of most profitable resale deals in 2025. Based on a tabulation of resale caveats by EdgeProp Singapore, four projects — Nassim Lodge, Ardmore Park, Grange Residences, and Regency Park — accounted for half of the top 15 profitable resale deals.
The top profit of the year came from the sale of a four-bedroom unit at Nassim Lodge. The 4,176 sq ft unit was sold for $14.5 million ($3,472 psf) on Oct 2, after being previously purchased for around $3.34 million ($799 psf) in May 1998. As a result, the seller walked away with a profit of $11.16 million (334.5%) and an annualised profit of 5.9% after a holding period of over 27 years.
Completed in 1984, Nassim Lodge is a freehold condo located at 7 Nassim Road in prime District 10, comprising just eight units. Previously known as Seven Nassim, the project sits along the prestigious Nassim Road, just off Tanglin Road within the Orchard Road enclave.
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The top profit of the year came from the sale of a four-bedroom unit at Nassim Lodge (Photo: Samuel Isaac Chua/EdgeProp Singapore)
The latest deal marks only the third caveated transaction recorded at the development since Jan 1, 1995, when URA Realis caveat data began. Before this sale, the most recent transaction at Nassim Lodge was in July 2022, when a larger 4,478 sq ft, four-bedroom unit on the first floor changed hands for $10 million, or $2,233 psf.
Resale transactions at Ardmore Park accounted for the second and sixth-most profitable transactions of the year. The seller of a 2,885 sq ft unit at the freehold development raked in a profit of $8.54 million (183.3%), when the four-bedroom unit changed hands for $13.2 million ($4,576 psf) on Jan 21. The unit was previously purchased for $4.66 million ($1,615 psf) in May 2002, reflecting an annualised profit of 4.7% over nearly 23 years for the seller.
Almost three months later, another similar 2,885 sq ft unit at Ardmore Park was sold for $12 million ($4,160 psf) on April 9. The unit had fetched $5.5 million ($1,907 psf) in January 2010. Thus, the seller reaped a profit of $6.5 million (118.1%), or an annualised profit of 5.3% over slightly more than 15 years.
A 2,885 sq ft unit at Ardmore Park raked in a profit of $8.54 million, when the four-bedroom unit was sold for $13.2 million on Jan 21 (Photo: Samuel Isaac Chua/EdgeProp Singapore)
Completed in 2001, the 330-unit Ardmore Park features a trio of 30-storey towers. Typical units are 2,885 sq ft, four-bedroom units, and there are also six duplex penthouses measuring 8,740 sq ft.
The development has consistently delivered strong profits in recent years. This year, three other resale transactions occurred at the condo, yielding gains ranging from $1.41 million to $3.9 million. In 2024, Ardmore Park recorded seven resale transactions, with the sellers reaping profits between $2.65 million and $7.07 million.
Regency Park and Grange Residences are two other District 10 developments that were among the top 15 gains this year. At Regency Park, a 3,649 sq ft, three-bedroom unit fetched $8.305 million ($2,276 psf) on June 30, with the seller raking in a gain of $5.34 million. The freehold condo on Nathan Road was completed in 1987 and has 292 apartments.
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Meanwhile, Grange Residences accounted for the highest number of top 15 deals, with five transactions. Measuring between 2,583 sq ft and 2,852 sq ft, the units were sold for between $8.2 million and $10.2 million, or between $3,174 psf and $3,576 psf. The sellers made profits ranging from $4.8 million (129.7%) to $6.5 million (194.4%). Completed in 2004, the 164-unit freehold development is located at the junction of Grange Road and Tanglin Road.
Yong An Park, a freehold condo in District 9, also made repeat appearances in the top 15. A 3,434 sq ft unit was sold for $9.1 million on Sept 25, netting a gain of $6.55 million (256.7%), while another 6,878 sq ft unit was sold for $15 million on Feb 20, making a $6.5 million profit (76.5%). Located on River Valley Road, the 288-unit Yong An Park was completed in 1986.
On the other hand, around a third of the most unprofitable resale transactions this year came from condos located in District 9, including St Thomas Suites, which topped the list. This came from a 7,686 sq ft penthouse unit sold for $16.03 million ($2,086 psf) on March 31. The 33rd-floor unit was previously transacted for $22.33 million ($2,905 psf) in September 2011. Hence, the seller made a loss of $6.29 million (28.2%), which translates to an annualised loss of 2.4% after holding the unit for 13½ years.
St Thomas Suites is a freehold condo on Saint Thomas Walk in prime District 9. The 175-unit development was completed in 2010 and comprises twin 33-storey residential towers.
The sale of a 7,686 sq ft penthouse unit at St Thomas Suites $16.03 million topped the list of most unprofitable transactions this year (Photo: Samuel Isaac Chua/EdgeProp Singapore)
Prior to the latest sale, St Thomas Suites had not seen an unprofitable transaction since 2020. This came from the sale of a 2,013 sq ft unit on the 26th floor that changed hands on Jan 8 for $4.1 million, or $2,037 psf. The unit had been purchased for $4.15 million ($2,062 psf) in March 2007, translating to a modest loss of $5,100.
Meanwhile, the second-largest unprofitable deal this year occurred at Marina Collection, a 124-unit condo on Cove Drive. A four-bedroom unit of 3,272 sq ft was sold for $4.95 million ($1,513 psf) on July 4. It had previously fetched $8.62 million in January 2008, resulting in a loss of $3.67 million (42.6%) and an annualised loss of 3.1% over 17½ years.
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Another unit at Marina Collection was among the top 15 unprofitable transactions this year. The 1,873 sq ft unit was sold for $3 million ($1,606 psf) on Oct 13, resulting in a $2.1 million loss (41.1%).
Two units at Marina Collection were among the top 15 unprofitable transactions this year (Photo: Samuel Isaac Chua/EdgeProp Singapore)
Completed in 2011, the 99-year leasehold Marina Collection comprises three 4-storey residential blocks with a mix of three- to five-bedroom units.
Other Sentosa Cove condos, such as Turquoise and Seascape, also recorded top loss-making deals this year. A 2,680 sq ft unit at Seascape was sold for $4.6 million ($1,716 psf) on March 10, resulting in a loss of $2.67 million (36.7%), while Turquoise saw three transactions that incurred losses ranging from $2.2 million (36.7%) to $3.13 million (47.2%).
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