THE SIERRA is a 10-year balance leasehold 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 60 units and is TOP 1998.
This profile draws on 13 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 THE SIERRA 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 13 sales and 92 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the THE SIERRA dashboard.
- Average sale price: $1,664,831 across 13 transactions
- Estimated gross rental yield: 2.8%
- District 10 PSF ranking: Value tier (top 84%)
- 947 yrs lease commencing from 1937 · CCR · D10 · 60 units
About THE SIERRA
THE SIERRA is a 947 yrs lease commencing from 1937 condominium, located at MOUNT SINAI DRIVE in District 10 (Ardmore, Bukit Timah, Holland Road, Tanglin) (Core Central Region), developed by KOHS BROTHERS DEVELOPMENT PTE LTD, comprising 60 residential units, completed in 1998.
With approximately 10 years remaining on its 99-year lease, buyers should be aware of significant financing restrictions.
Unit Mix Distribution
Transaction data breakdown by bedroom type at THE SIERRA:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 3 | $1,805 psf | $1,204,267 |
| 3 BR | 10 | $1,663 psf | $1,803,000 |
Sales Market Overview
THE SIERRA has recorded 13 sale transactions with an average transaction price of $1,664,831, ranging from $1,120,000 to $2,215,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 3 | $1,439 psf | $1,535,000 | — |
| 2022 | 1 | $1,568 psf | $1,890,000 | ↑ 9.0% |
| 2023 | 4 | $1,728 psf | $1,546,250 | ↑ 10.2% |
| 2024 | 2 | $1,819 psf | $1,832,500 | ↑ 5.3% |
| 2025 | 3 | $1,869 psf | $1,765,933 | ↑ 2.7% |
THE SIERRA ranks in the top 84% of condos in District 10 by average PSF.
Compared to the CCR average of $2,447 psf, THE SIERRA trades 30.7% below the segment benchmark.
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Rental Market Overview
THE SIERRA has recorded 92 rental transactions with monthly rents averaging $3,822/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 29 | $3,348/mo | $2,350/mo | $4,300/mo |
| 2 BR | 16 | $3,987/mo | $2,650/mo | $4,600/mo |
| 3 BR | 43 | $3,721/mo | $2,400/mo | $4,900/mo |
| 5+ BR | 4 | $7,675/mo | $5,200/mo | $12,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 19 | $2,816/mo |
| 2022 | 21 | $3,763/mo |
| 2023 | 14 | $3,966/mo |
| 2024 | 22 | $4,395/mo |
| 2025 | 13 | $4,135/mo |
| 2026 | 3 | $4,367/mo |
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Investment Analysis
Based on average rents and sale prices, THE SIERRA delivers an estimated gross rental yield of 2.8%. 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 THE SIERRA (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- THE SIERRA
- Dover MRT
- Singapore Polytechnic
- Pei Tong Primary School
- Anglo-Chinese School (Independent)
Nearby MRT Stations
THE SIERRA is 760m from Dover MRT (East-West Line).
| Station | Code | Line | Distance |
|---|---|---|---|
| Dover | EW22 | East-West Line | 760m |
Nearby Schools
There are 16 schools within 2 km of THE SIERRA, including 1 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Singapore Polytechnic | Tertiary | 890m |
| Pei Tong Primary School | Primary | 1.2 km |
| Anglo-Chinese School (Independent) | Secondary | 1.2 km |
| Singapore University of Social Sciences | Tertiary | 1.2 km |
| Australian International School | International | 1.3 km |
| Henry Park Primary School | Primary | 1.4 km |
| United World College of South East Asia (Dover) | International | 1.4 km |
| Dover Court International School | International | 1.5 km |
| NUS High School of Mathematics and Science | Jc | 1.5 km |
| Clementi Primary School | Primary | 1.7 km |
| Ngee Ann Polytechnic | Tertiary | 1.7 km |
| Hwa Chong Institution | Secondary | 1.7 km |
Walking-distance MRT. Dover is about 0.76km — 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.
Boutique character. With 60 units, THE SIERRA 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 0.89km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Lease tenor below 75 years. With roughly 10 years remaining, CPF usage starts to be capped (the 95-year rule reduces utilisation as lease decays), and bank loan tenor compresses correspondingly. The resale buyer pool narrows toward older buyers with shorter horizons.
Thin transaction history. With only 13 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": "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": "amber",
"reason": "Plan exit timing around lease-decay thresholds"
}
]
Composite assessment: THE SIERRA 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. 13 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 THE SIERRA?
What is the rental yield for THE SIERRA?
Is THE SIERRA freehold or leasehold?
How far is the nearest MRT from THE SIERRA?
What is the tenure of THE SIERRA?
How does THE SIERRA compare to other projects in the district?
What stamp duty applies for a foreign buyer of THE SIERRA?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 13 transactions analysed
- Rental data: 92 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 SIERRA
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.