MOUNT SINAI is a 999 yrs lease commencing from 1885 development along MOUNT SINAI AVENUE in District 10 (Bukit Timah / Holland), part of the CCR segment of Singapore's private residential market. The project comprises a compact unit count and is an established secondary-market project.
This profile draws on 19 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.
The project is in its mature or late-resale phase, where lease tenure (for leasehold stock), redevelopment optionality, and en-bloc potential all start to weigh more on the investment thesis than current rental yield.
Within District 10 (Bukit Timah / Holland), the immediate context for MOUNT SINAI 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 19 sales and 105 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the MOUNT SINAI dashboard.
- Average sale price: $7,433,910 across 19 transactions
- Estimated gross rental yield: 1.5%
- District 10 PSF ranking: Premium tier (top 20%)
- 999 yrs lease commencing from 1885 · CCR · D10
About MOUNT SINAI
MOUNT SINAI is a 999 yrs lease commencing from 1885 condominium, located at MOUNT SINAI AVENUE in District 10 (Ardmore, Bukit Timah, Holland Road, Tanglin) (Core Central Region).
Unit Mix Distribution
Transaction data breakdown by bedroom type at MOUNT SINAI:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 4 BR | 6 | $3,163 psf | $5,580,000 |
| 5+ BR | 13 | $2,308 psf | $8,289,561 |
Sales Market Overview
MOUNT SINAI has recorded 19 sale transactions with an average transaction price of $7,433,910, ranging from $5,000,000 to $10,500,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 2 | $1,768 psf | $6,690,000 | — |
| 2022 | 2 | $2,480 psf | $8,050,000 | ↑ 40.3% |
| 2023 | 1 | $2,767 psf | $5,000,000 | ↑ 11.6% |
| 2024 | 5 | $2,703 psf | $5,784,200 | ↓ 2.3% |
| 2025 | 6 | $2,574 psf | $9,527,217 | ↓ 4.8% |
| 2026 | 3 | $2,921 psf | $6,893,333 | ↑ 13.5% |
MOUNT SINAI ranks in the top 20% of condos in District 10 by average PSF.
Compared to the CCR average of $2,447 psf, MOUNT SINAI trades 5.3% above the segment benchmark.
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Rental Market Overview
MOUNT SINAI has recorded 105 rental transactions with monthly rents averaging $9,540/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 105 | $9,540/mo | $3,100/mo | $33,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 20 | $7,130/mo |
| 2022 | 18 | $8,761/mo |
| 2023 | 27 | $11,715/mo |
| 2024 | 14 | $9,293/mo |
| 2025 | 22 | $9,829/mo |
| 2026 | 4 | $9,700/mo |
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Investment Analysis
Based on average rents and sale prices, MOUNT SINAI delivers an estimated gross rental yield of 1.5%. 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 MOUNT SINAI (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- MOUNT SINAI
- Dover MRT
- Buona Vista MRT
- Buona Vista MRT
- Singapore Polytechnic
- Anglo-Chinese School (Independent)
- United World College of South East Asia (Dover)
Nearby MRT Stations
MOUNT SINAI is 560m from Dover MRT (East-West Line), with 3 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Dover | EW22 | East-West Line | 560m |
| Buona Vista | EW21 | East-West Line | 1.4 km |
| Buona Vista | CC22 | Circle Line | 1.4 km |
Nearby Schools
There are 16 schools within 2 km of MOUNT SINAI, including 1 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Singapore Polytechnic | Tertiary | 700m |
| Anglo-Chinese School (Independent) | Secondary | 1.1 km |
| United World College of South East Asia (Dover) | International | 1.2 km |
| Pei Tong Primary School | Primary | 1.3 km |
| Dover Court International School | International | 1.3 km |
| NUS High School of Mathematics and Science | Jc | 1.4 km |
| Australian International School | International | 1.5 km |
| Singapore University of Social Sciences | Tertiary | 1.5 km |
| Henry Park Primary School | Primary | 1.7 km |
| Clementi Primary School | Primary | 1.7 km |
| Kent Ridge Secondary School | Secondary | 1.7 km |
| Hwa Chong Institution | Secondary | 1.8 km |
Walking-distance MRT. Dover is about 0.56km — 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.
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.
Thin transaction history. With only 19 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": "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": "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": "green",
"reason": "MRT plus mid-size facility suite typically meets expat-tenant criteria"
},
{
"persona": "Long-term hold (10+ yr)",
"fit_color": "amber",
"reason": "Plan exit timing around lease-decay thresholds"
}
]
Composite assessment: MOUNT SINAI benefits from MRT proximity but the lease horizon or district position requires careful exit-timing planning. Active management of the hold matters more than passive accumulation. 19 transactions in URA REALIS provide the data foundation for this view.
Suggested holding period for most buyer profiles: 5-8 years with monitored exit windows. 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 MOUNT SINAI?
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Is MOUNT SINAI freehold or leasehold?
How far is the nearest MRT from MOUNT SINAI?
What is the tenure of MOUNT SINAI?
How does MOUNT SINAI compare to other projects in the district?
What stamp duty applies for a foreign buyer of MOUNT SINAI?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 19 transactions analysed
- Rental data: 105 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
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.