HANA is a 87-year balance leasehold development along TOMLINSON ROAD in District 10 (Bukit Timah / Holland), part of the CCR segment of Singapore's private residential market. The project comprises 26 units and is TOP 2014.
This profile draws on 0 recorded transactions from URA 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 12 years from TOP, HANA 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 HANA 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 0 sales and 76 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the HANA dashboard.
- · CCR · D10 · 26 units
About HANA
HANA is a condominium, located at TOMLINSON ROAD in District 10 (Ardmore, Bukit Timah, Holland Road, Tanglin) (Core Central Region), developed by MILLENIA PROPERTIES PRIVATE LIMITED, comprising 26 residential units, completed in 2014.
With approximately 87 years remaining on its 99-year lease, the property qualifies for full bank financing and CPF usage.
Rental Market Overview
HANA has recorded 76 rental transactions with monthly rents averaging $32,255/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 1 | $36,500/mo | $36,500/mo | $36,500/mo |
| 4 BR | 75 | $32,198/mo | $20,000/mo | $50,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 12 | $25,525/mo |
| 2022 | 24 | $29,000/mo |
| 2023 | 8 | $41,250/mo |
| 2024 | 19 | $34,318/mo |
| 2025 | 11 | $36,136/mo |
| 2026 | 2 | $34,750/mo |
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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 | $2,786 psf | 571 |
| D'LEEDON | 99 yrs lease commencing from 2010 | 1703 | $1,861 psf | 438 |
| 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 HANA (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- HANA
- Napier MRT
- Orchard Boulevard MRT
- Orchard MRT
- Orchard MRT
- Great World MRT
- Chatsworth International School (Orchard)
- Tanglin Secondary School
- Methodist Girls'
Nearby MRT Stations
HANA is 440m from Napier MRT (Thomson-East Coast Line), with 5 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Napier | TE12 | Thomson-East Coast Line | 440m |
| Orchard Boulevard | TE13 | Thomson-East Coast Line | 630m |
| Orchard | NS22 | North-South Line | 700m |
| Orchard | TE14 | Thomson-East Coast Line | 700m |
| Great World | TE15 | Thomson-East Coast Line | 1.4 km |
Nearby Schools
There are 20 schools within 2 km of HANA, including 6 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Chatsworth International School (Orchard) | International | 250m |
| Tanglin Secondary School | Secondary | 640m |
| Methodist Girls' School | Secondary | 650m |
| ISS International School (Paterson) | International | 650m |
| ISS International School (Preston) | International | 720m |
| Methodist Girls' School (Primary) | Primary | 810m |
| St. Anthony's Primary School | Primary | 1.1 km |
| CHIJ (Kellock) | Primary | 1.2 km |
| Nanyang Primary School | Primary | 1.3 km |
| River Valley Primary School | Primary | 1.4 km |
| Kheng Cheng School | Primary | 1.4 km |
| Nanyang Girls' High School | Secondary | 1.6 km |
Adequate lease horizon. Around 87 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.
Genuine walk-to-MRT access. Napier sits about 0.44km away — true walking distance, not the elastic 800m claim that some listings stretch. For tenants and commuter-owners, this anchors rental demand and supports a steady capital-value floor across cycles.
Boutique character. With 26 units, HANA keeps a low-density character — fewer residents per facility, quieter corridors, more curated common spaces. Suits buyers prioritising unit-interior quality and neighbour proximity over deep facilities breadth.
School-belt proximity. Chatsworth International School (Orchard) sits about 0.25km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Thin transaction history. With only 0 recorded sales, comparable-sales analysis is fragile — a single outlier transaction can skew the apparent price level by 5-10%. Triangulate with nearby district comparables rather than rely on within-project averages alone.
Cycle-sensitivity. Like all Singapore private residential, the project's capital appreciation and rental yields move with broader macro factors — mortgage rate environment, MAS macroprudential stance (TDSR, ABSD), and the supply-pipeline tempo. Build a 5pp rate buffer into your stress test.
- ✅ Young couple, first home: Long balance lease + likely sub-CCR pricing
- ✅ Family with school-age kids: Nearby schools support MOE registration priority
- ✅ CBD commuter: Walking-distance MRT supports daily commute
- ❌ Rental investor (yield-focused): Thin transaction history makes underwriting fragile
- ⚠️ Foreign professional (expat): MRT plus mid-size facility suite typically meets expat-tenant criteria
- ✅ Long-term hold (10+ yr): Tenure supports CPF + buyer-pool through hold
Composite assessment: HANA hits the three structural levers that anchor long-term Singapore residential value: a prime district position, walkable MRT, and a long balance lease. Premium pricing is the trade-off; buyers paying that premium are buying scarcity rather than yield. 0 transactions in URA provide the data foundation for this view.
Suggested holding period for most buyer profiles: 8-15 years to absorb full cycle and capture the prime-district capital-appreciation thesis. 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 HANA?
What is the rental yield for HANA?
Is HANA freehold or leasehold?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA.
- Rental data: 76 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 HANA
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.
New Sale vs Resale Mix
Of the 1,955 condo transactions recorded in District 10 over the last 12 months, 50% resale, 48% new sale, 2% sub sale. A resale-heavy mix points to an established market trading on fundamentals; a new-sale-heavy mix means developer launches are setting the price benchmarks.
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Price Index Check
The ShiokNest Price Index for District 10 reads 116.8 as of June 2026 — down 3.6% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
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Upcoming Supply Pipeline
1 active Government Land Sales site in District 10 could add roughly 180 new units to local supply. Incoming supply of this scale tends to cap short-term price growth in the immediate area but also signals planning confidence in the location.
| Site | Street | Est. units | List | Status |
|---|---|---|---|---|
| Holland Plain | — | ~180 | Reserve | Available |
HDB Alternatives Nearby
Weighing HANA against staying public? These HDB towns sit within walking or short-drive distance:
- Bukit Merah — 4-room average $894,787 (1.4 km away)
- Queenstown — 4-room average $1,002,705 (1.7 km away)