THE SIENA is a 86-year balance leasehold development along TAN KIM CHENG ROAD in District 10 (Bukit Timah / Holland), part of the CCR segment of Singapore's private residential market. The project comprises 54 units and is TOP 2020.
This profile draws on 11 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 6 years from TOP, THE SIENA is in the early-mature phase: facilities are well-broken-in, strata operations are stable, and pricing has been through one or two market cycles — making comparable-sales analysis meaningful.
Within District 10 (Bukit Timah / Holland), the immediate context for THE SIENA 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 11 sales and 115 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the THE SIENA dashboard.
- Average sale price: $1,408,081 across 11 transactions
- Estimated gross rental yield: 3.2%
- District 10 PSF ranking: Value tier (top 80%)
- 99 yrs lease commencing from 2013 · CCR · D10 · 54 units
About THE SIENA
THE SIENA is a 99 yrs lease commencing from 2013 condominium, located at TAN KIM CHENG ROAD in District 10 (Ardmore, Bukit Timah, Holland Road, Tanglin) (Core Central Region), developed by FAR EAST SOHO PTE. LTD, comprising 54 residential units, completed in 2020.
With approximately 86 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 THE SIENA:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 1 | $1,914 psf | $1,030,000 |
| 2 BR | 8 | $1,744 psf | $1,369,861 |
| 3 BR | 2 | $1,787 psf | $1,750,000 |
Sales Market Overview
THE SIENA has recorded 11 sale transactions with an average transaction price of $1,408,081, ranging from $1,030,000 to $1,750,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 1 | $1,648 psf | $1,490,000 | — |
| 2022 | 2 | $1,805 psf | $1,360,000 | ↑ 9.5% |
| 2023 | 6 | $1,770 psf | $1,419,815 | ↓ 1.9% |
| 2024 | 1 | $1,758 psf | $1,400,000 | ↓ 0.7% |
| 2025 | 1 | $1,805 psf | $1,360,000 | ↑ 2.7% |
THE SIENA ranks in the top 80% of condos in District 10 by average PSF.
Compared to the CCR average of $2,447 psf, THE SIENA trades 27.8% below the segment benchmark.
Loading chart data...
Rental Market Overview
THE SIENA has recorded 115 rental transactions with monthly rents averaging $3,728/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 55 | $3,380/mo | $2,600/mo | $4,500/mo |
| 2 BR | 60 | $4,046/mo | $3,000/mo | $5,300/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 23 | $3,310/mo |
| 2022 | 30 | $3,560/mo |
| 2023 | 19 | $4,195/mo |
| 2024 | 20 | $3,945/mo |
| 2025 | 22 | $3,743/mo |
| 2026 | 1 | $4,800/mo |
Loading chart data...
Investment Analysis
Based on average rents and sale prices, THE SIENA delivers an estimated gross rental yield of 3.2%. 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 THE SIENA (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- THE SIENA
- Botanic Gardens MRT
- Botanic Gardens MRT
- Farrer Road MRT
- Tan Kah Kee MRT
- German European School Singapore
- Raffles Girls'
- National Junior College
Nearby MRT Stations
THE SIENA is 420m from Botanic Gardens MRT (Circle Line), with 4 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Botanic Gardens | CC19 | Circle Line | 420m |
| Botanic Gardens | DT9 | Downtown Line | 420m |
| Farrer Road | CC20 | Circle Line | 610m |
| Tan Kah Kee | DT8 | Downtown Line | 750m |
Nearby Schools
There are 13 schools within 2 km of THE SIENA, including 5 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| German European School Singapore | International | 160m |
| Raffles Girls' Primary School | Primary | 380m |
| National Junior College | Secondary | 870m |
| National Junior College | Jc | 870m |
| Nanyang Girls' High School | Secondary | 970m |
| Hollandse School | International | 1.1 km |
| Nanyang Primary School | Primary | 1.1 km |
| Chatsworth International School (Bukit Timah) | International | 1.2 km |
| Lycee Francais de Singapour | International | 1.4 km |
| Methodist Girls' School (Primary) | Primary | 1.6 km |
| Swiss School Singapore | International | 1.6 km |
| SJI International School | International | 1.7 km |
Adequate lease horizon. Around 86 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. Botanic Gardens sits about 0.42km 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 54 units, THE SIENA 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. German European School Singapore sits about 0.16km 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 11 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: THE SIENA 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. 11 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 THE SIENA?
What is the rental yield for THE SIENA?
Is THE SIENA freehold or leasehold?
How far is the nearest MRT from THE SIENA?
What is the tenure of THE SIENA?
How does THE SIENA compare to other projects in the district?
What stamp duty applies for a foreign buyer of THE SIENA?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 11 transactions analysed
- Rental data: 115 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 THE SIENA
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.