MONTVIEW is a freehold development along MOUNT SINAI DRIVE in District 10 (Bukit Timah / Holland), part of the CCR segment of Singapore's private residential market. The project comprises 115 units and is TOP 2008.
This profile draws on 18 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 18 years from TOP, MONTVIEW 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 MONTVIEW 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 18 sales and 97 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the MONTVIEW dashboard.
- Average sale price: $2,940,222 across 18 transactions
- Estimated gross rental yield: 2.5%
- District 10 PSF ranking: Mid-range (top 63%)
- Freehold tenure · CCR · D10 · 115 units
About MONTVIEW
MONTVIEW is a freehold condominium, located at MOUNT SINAI DRIVE in District 10 (Ardmore, Bukit Timah, Holland Road, Tanglin) (Core Central Region), developed by HBO INVESTMENTS PTE LTD, comprising 115 residential units, completed in 2008.
As a freehold property, MONTVIEW does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at MONTVIEW:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 7 | $1,986 psf | $2,437,143 |
| 4 BR | 10 | $1,980 psf | $3,176,400 |
| 5+ BR | 1 | $1,337 psf | $4,100,000 |
Sales Market Overview
MONTVIEW has recorded 18 sale transactions with an average transaction price of $2,940,222, ranging from $2,220,000 to $4,100,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 4 | $1,650 psf | $3,068,750 | — |
| 2022 | 2 | $1,874 psf | $3,040,000 | ↑ 13.6% |
| 2023 | 4 | $2,046 psf | $2,925,000 | ↑ 9.2% |
| 2024 | 3 | $2,081 psf | $2,758,333 | ↑ 1.7% |
| 2025 | 4 | $2,045 psf | $2,765,000 | ↓ 1.7% |
| 2026 | 1 | $2,078 psf | $3,534,000 | ↑ 1.6% |
MONTVIEW ranks in the top 63% of condos in District 10 by average PSF.
Compared to the CCR average of $2,447 psf, MONTVIEW trades 20.5% below the segment benchmark.
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Rental Market Overview
MONTVIEW has recorded 97 rental transactions with monthly rents averaging $6,166/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 2 BR | 18 | $4,525/mo | $3,500/mo | $5,500/mo |
| 3 BR | 30 | $5,675/mo | $4,400/mo | $7,300/mo |
| 4 BR | 49 | $7,069/mo | $5,000/mo | $10,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 17 | $4,879/mo |
| 2022 | 21 | $5,571/mo |
| 2023 | 19 | $7,042/mo |
| 2024 | 20 | $6,378/mo |
| 2025 | 19 | $6,874/mo |
| 2026 | 1 | $6,200/mo |
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Investment Analysis
Based on average rents and sale prices, MONTVIEW delivers an estimated gross rental yield of 2.5%. 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 MONTVIEW (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- MONTVIEW
- Dover MRT
- Clementi MRT
- Singapore Polytechnic
- Pei Tong Primary School
- Anglo-Chinese School (Independent)
Nearby MRT Stations
MONTVIEW is 600m from Dover MRT (East-West Line), with 2 stations within 1.5 km.
Nearby Schools
There are 14 schools within 2 km of MONTVIEW, including 2 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Singapore Polytechnic | Tertiary | 700m |
| Pei Tong Primary School | Primary | 880m |
| Anglo-Chinese School (Independent) | Secondary | 1.0 km |
| NUS High School of Mathematics and Science | Jc | 1.2 km |
| Clementi Primary School | Primary | 1.3 km |
| Singapore University of Social Sciences | Tertiary | 1.3 km |
| United World College of South East Asia (Dover) | International | 1.4 km |
| Dover Court International School | International | 1.5 km |
| Henry Park Primary School | Primary | 1.6 km |
| Kent Ridge Secondary School | Secondary | 1.6 km |
| Australian International School | International | 1.6 km |
| Clementi Town Secondary School | Secondary | 1.6 km |
Tenure resilience. Freehold tenure removes the lease-decay headwind that affects 99-year leasehold stock from ~year 60 onward. CPF eligibility, loan-tenure caps, and resale buyer pool are all preserved without the time-decay clock. For long holds (15+ years), this matters meaningfully more than headline PSF.
Walking-distance MRT. Dover is about 0.60km — within the conventional 10-minute walk threshold most tenants accept. The project benefits from the public-transport premium without the price compression that <500m flagship stations command.
School-belt proximity. Singapore Polytechnic sits about 0.70km 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 18 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.
[
{
"persona": "Young couple, first home",
"fit_color": "green",
"reason": "Long balance lease + likely sub-CCR pricing"
},
{
"persona": "Family with school-age kids",
"fit_color": "green",
"reason": "Nearby schools support MOE registration priority"
},
{
"persona": "CBD commuter",
"fit_color": "green",
"reason": "Walking-distance MRT supports daily commute"
},
{
"persona": "Rental investor (yield-focused)",
"fit_color": "red",
"reason": "Thin transaction history makes underwriting fragile"
},
{
"persona": "Foreign professional (expat)",
"fit_color": "amber",
"reason": "MRT plus mid-size facility suite typically meets expat-tenant criteria"
},
{
"persona": "Long-term hold (10+ yr)",
"fit_color": "green",
"reason": "Tenure supports CPF + buyer-pool through hold"
}
]
Composite assessment: MONTVIEW 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. 18 transactions in URA REALIS 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 MONTVIEW?
What is the rental yield for MONTVIEW?
Is MONTVIEW freehold or leasehold?
How far is the nearest MRT from MONTVIEW?
What is the tenure of MONTVIEW?
How does MONTVIEW compare to other projects in the district?
What stamp duty applies for a foreign buyer of MONTVIEW?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 18 transactions analysed
- Rental data: 97 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 MONTVIEW
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.