GLENTREES is a 78-year balance leasehold development along MOUNT SINAI LANE in District 10 (Bukit Timah / Holland), part of the CCR segment of Singapore's private residential market. The project comprises 176 units and is TOP 2005.
This profile draws on 42 recorded transactions from URA REALIS to frame the project's character: who actually lives here, who buys here, and where the pricing sits relative to immediate alternatives. For the broader district context, see the Singapore price-heatmap map.
At roughly 21 years from TOP, GLENTREES is in mature-resale territory: a clear track record on capital appreciation, defined renovation and refurbishment cycles, and lease-decay considerations starting to enter the picture (if leasehold).
Within District 10 (Bukit Timah / Holland), the immediate context for GLENTREES is shaped by the broader URA Master Plan zoning for the area, ongoing or planned infrastructure (MRT extensions, expressway changes, school relocations), and the supply pipeline of nearby launches. See the URA Master Plan 2019 for the precinct-specific land-use overlay before underwriting medium-term capital appreciation.
We track 42 sales and 200 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the GLENTREES dashboard.
- Average sale price: $3,284,738 across 42 transactions
- Estimated gross rental yield: 2.6%
- District 10 PSF ranking: Value tier (top 85%)
- 999 yrs lease commencing from 1885 · CCR · D10 · 176 units
About GLENTREES
GLENTREES is a 999 yrs lease commencing from 1885 condominium, located at MOUNT SINAI LANE in District 10 (Ardmore, Bukit Timah, Holland Road, Tanglin) (Core Central Region), developed by LEONIE COURT PTE LTD (CAPITALAND RESIDENTIAL), comprising 176 residential units, completed in 2005.
With approximately 78 years remaining on its 99-year lease, the property qualifies for full bank financing and CPF usage.
Unit Mix Distribution
Transaction data breakdown by bedroom type at GLENTREES:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 8 | $1,716 psf | $2,308,500 |
| 4 BR | 19 | $1,922 psf | $2,964,368 |
| 5+ BR | 15 | $1,391 psf | $4,211,200 |
Sales Market Overview
GLENTREES has recorded 42 sale transactions with an average transaction price of $3,284,738, ranging from $1,890,000 to $4,530,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 13 | $1,523 psf | $2,998,308 | — |
| 2022 | 4 | $1,683 psf | $2,797,000 | ↑ 10.5% |
| 2023 | 4 | $1,757 psf | $3,677,500 | ↑ 4.4% |
| 2024 | 10 | $1,619 psf | $3,631,800 | ↓ 7.9% |
| 2025 | 6 | $1,908 psf | $3,061,667 | ↑ 17.8% |
| 2026 | 5 | $1,981 psf | $3,679,000 | ↑ 3.8% |
GLENTREES ranks in the top 85% of condos in District 10 by average PSF.
Compared to the CCR average of $2,447 psf, GLENTREES trades 30.8% below the segment benchmark.
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Rental Market Overview
GLENTREES has recorded 200 rental transactions with monthly rents averaging $7,008/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 2 BR | 53 | $4,751/mo | $3,500/mo | $6,280/mo |
| 3 BR | 72 | $6,753/mo | $4,200/mo | $9,000/mo |
| 4 BR | 75 | $8,848/mo | $5,500/mo | $12,800/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 37 | $5,872/mo |
| 2022 | 51 | $6,646/mo |
| 2023 | 30 | $8,188/mo |
| 2024 | 47 | $6,822/mo |
| 2025 | 32 | $7,886/mo |
| 2026 | 3 | $8,933/mo |
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Investment Analysis
Based on average rents and sale prices, GLENTREES delivers an estimated gross rental yield of 2.6%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
Competing Condos in District 10
Side-by-side comparison against the most actively traded condos in District 10 (Ardmore, Bukit Timah, Holland Road, Tanglin):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| SKYE AT HOLLAND | 99 yrs lease commencing from 2024 | 666 | $2,946 psf | 666 |
| LEEDON GREEN | Freehold | 638 | $2,785 psf | 570 |
| D'LEEDON | 99 yrs lease commencing from 2010 | 1703 | $1,858 psf | 433 |
| HYLL ON HOLLAND | Freehold | 319 | $2,648 psf | 327 |
| FOURTH AVENUE RESIDENCES | 99 yrs lease commencing from 2018 | 476 | $2,465 psf | 296 |
Location Map
Map shows GLENTREES (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- GLENTREES
- Dover MRT
- Buona Vista MRT
- Buona Vista MRT
- Holland Village MRT
- Singapore Polytechnic
- United World College of South East Asia (Dover)
- Anglo-Chinese School (Independent)
Nearby MRT Stations
GLENTREES is 820m from Dover MRT (East-West Line), with 4 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Dover | EW22 | East-West Line | 820m |
| Buona Vista | EW21 | East-West Line | 1.1 km |
| Buona Vista | CC22 | Circle Line | 1.1 km |
| Holland Village | CC21 | Circle Line | 1.4 km |
Nearby Schools
There are 13 schools within 2 km of GLENTREES, including 1 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Singapore Polytechnic | Tertiary | 960m |
| United World College of South East Asia (Dover) | International | 1.3 km |
| Anglo-Chinese School (Independent) | Secondary | 1.3 km |
| Dover Court International School | International | 1.3 km |
| Australian International School | International | 1.4 km |
| Hwa Chong Institution | Secondary | 1.5 km |
| Hwa Chong Institution (JC) | Jc | 1.5 km |
| Hwa Chong International School | International | 1.6 km |
| Singapore University of Social Sciences | Tertiary | 1.7 km |
| Pei Tong Primary School | Primary | 1.7 km |
| NUS High School of Mathematics and Science | Jc | 1.7 km |
| Henry Park Primary School | Primary | 1.8 km |
Adequate lease horizon. Around 78 years of remaining lease keeps CPF eligibility intact and supports standard 30-year loan tenor for most buyer profiles. Within a 5-10 year hold, lease-decay effects are negligible; beyond that, monitor the year-60 threshold for CPF usage caps.
School-belt proximity. Singapore Polytechnic sits about 0.96km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Mature streetscape and amenity coverage. The immediate neighbourhood has the daily-living amenity profile of an established residential precinct — hawker centres, supermarkets, clinics, parks within a short walk or drive. The convenience compounds over a hold, even if no single amenity is a headline feature.
Moderate MRT walk. At 0.82km from the nearest station, the project sits just outside the 800m comfort threshold. Rental tenants notice — yield typically trails truly walkable comparables by 30-50bps in similar segments.
Lease-decay clock to monitor. Remaining lease is comfortably above critical CPF thresholds but already in the band where 10-15 year holds materially compress the next buyer's CPF eligibility. Plan exit timing with this in mind rather than assuming open-ended hold optionality.
[
{
"persona": "Young couple, first home",
"fit_color": "amber",
"reason": "Lease horizon constrains long-hold optionality"
},
{
"persona": "Family with school-age kids",
"fit_color": "green",
"reason": "Nearby schools support MOE registration priority"
},
{
"persona": "CBD commuter",
"fit_color": "amber",
"reason": "Bus or own-vehicle commute likely required"
},
{
"persona": "Rental investor (yield-focused)",
"fit_color": "red",
"reason": "Thin transaction history makes underwriting fragile"
},
{
"persona": "Foreign professional (expat)",
"fit_color": "amber",
"reason": "Verify tenant-pool depth in immediate catchment"
},
{
"persona": "Long-term hold (10+ yr)",
"fit_color": "amber",
"reason": "Plan exit timing around lease-decay thresholds"
}
]
Composite assessment: GLENTREES sits in an off-MRT-spine pocket where own-vehicle commuting and a narrower tenant pool define the economics. Suits owner-occupiers who prioritise the specific neighbourhood and lifestyle fit over capital-market efficiency. 42 transactions in URA REALIS provide the data foundation for this view.
Suggested holding period for most buyer profiles: 7-12 years with realistic vacancy and re-let cost assumptions. Cross-reference per-bedroom net yield against district comparables via the compare-tool, model monthly cash-flow with the mortgage calculator, and confirm your effective BSD+ABSD cost using the stamp-duty calculator before finalising. This profile is informational; not a personal investment recommendation.
FAQ
What is the average price for GLENTREES?
What is the rental yield for GLENTREES?
Is GLENTREES freehold or leasehold?
How far is the nearest MRT from GLENTREES?
What is the tenure of GLENTREES?
How does GLENTREES compare to other projects in the district?
What stamp duty applies for a foreign buyer of GLENTREES?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 42 transactions analysed
- Rental data: 200 lease records analysed
- Gross yield = (avg monthly rent × 12) / avg sale price
Median values used to minimise outlier impact. PSF = price per square foot.
View Live Data for GLENTREES
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.