MOUNT SINAI RESIDENCES is a 84-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 8 units and is TOP 2011.
This profile draws on 1 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 15 years from TOP, MOUNT SINAI RESIDENCES 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 MOUNT SINAI RESIDENCES 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 1 sales and 5 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the MOUNT SINAI RESIDENCES dashboard.
- Average sale price: $4,250,000 across 1 transactions
- Estimated gross rental yield: 3.4%
- District 10 PSF ranking: Value tier (top 100%)
- 999 yrs lease commencing from 1885 · CCR · D10 · 8 units
About MOUNT SINAI RESIDENCES
MOUNT SINAI RESIDENCES 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 AZEC HOLDINGS AND REALTY PTE LTD, comprising 8 residential units, completed in 2011.
With approximately 84 years remaining on its 99-year lease, the property qualifies for full bank financing and CPF usage.
Sales Market Overview
MOUNT SINAI RESIDENCES has recorded 1 sale transactions with an average transaction price of $4,250,000, ranging from $4,250,000 to $4,250,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2022 | 1 | $611 psf | $4,250,000 | — |
MOUNT SINAI RESIDENCES ranks in the top 100% of condos in District 10 by average PSF.
Compared to the CCR average of $2,447 psf, MOUNT SINAI RESIDENCES trades 75% below the segment benchmark.
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Rental Market Overview
MOUNT SINAI RESIDENCES has recorded 5 rental transactions with monthly rents averaging $11,860/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 5 | $11,860/mo | $10,500/mo | $14,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2022 | 2 | $12,750/mo |
| 2024 | 1 | $12,000/mo |
| 2025 | 2 | $10,900/mo |
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Investment Analysis
Based on average rents and sale prices, MOUNT SINAI RESIDENCES delivers an estimated gross rental yield of 3.4%. This is above the Singapore-wide benchmark of approximately 3%.
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 MOUNT SINAI RESIDENCES (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- MOUNT SINAI RESIDENCES
- Dover MRT
- Buona Vista MRT
- Buona Vista MRT
- Holland Village MRT
- Singapore Polytechnic
- United World College of South East Asia (Dover)
- Australian International School
Nearby MRT Stations
MOUNT SINAI RESIDENCES is 950m from Dover MRT (East-West Line), with 4 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Dover | EW22 | East-West Line | 950m |
| Buona Vista | EW21 | East-West Line | 1.1 km |
| Buona Vista | CC22 | Circle Line | 1.1 km |
| Holland Village | CC21 | Circle Line | 1.2 km |
Nearby Schools
There are 13 schools within 2 km of MOUNT SINAI RESIDENCES.
| School | Type | Distance |
|---|---|---|
| Singapore Polytechnic | Tertiary | 1.1 km |
| United World College of South East Asia (Dover) | International | 1.3 km |
| Australian International School | International | 1.4 km |
| Dover Court International School | International | 1.4 km |
| Hwa Chong Institution | Secondary | 1.4 km |
| Hwa Chong Institution (JC) | Jc | 1.4 km |
| Anglo-Chinese School (Independent) | Secondary | 1.4 km |
| Hwa Chong International School | International | 1.5 km |
| Singapore University of Social Sciences | Tertiary | 1.7 km |
| Pei Tong Primary School | Primary | 1.8 km |
| Henry Park Primary School | Primary | 1.8 km |
| NUS High School of Mathematics and Science | Jc | 1.8 km |
Adequate lease horizon. Around 84 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.
Boutique character. With 8 units, MOUNT SINAI RESIDENCES 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. Singapore Polytechnic sits about 1.09km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Moderate MRT walk. At 0.95km 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.
Thin transaction history. With only 1 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.
[
{
"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: MOUNT SINAI RESIDENCES 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. 1 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
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Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 1 transactions analysed
- Rental data: 5 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 MOUNT SINAI RESIDENCES
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.