Mount Sinai Residences
Overview & Key Facts
Mount Sinai Residences is an eight-unit strata landed cluster development on Mount Sinai Lane in District 10 — one of the smallest and most exclusive residential addresses in the Holland Road – Buona Vista corridor. Completed in 2011 by boutique developer Azec Holdings and Realty Pte Ltd, the project occupies a quiet cul-de-sac tucked behind Henry Park Primary School, combining the privacy of a detached house with shared gated security in a neighbourhood that quietly defines what Singapore’s landed residential belt was always meant to be.
The data profile is immediately striking. Eight units means extreme transactional scarcity: the platform record shows a historical high of S$6,180,000 (April 2012) and a low of S$3,700,000 (November 2017) for large-format houses in the 6,000–6,300 sqft range. A more recent June 2022 transaction at S$4,250,000 anchors current buyer expectations at approximately S$611 psf — a figure that looks anomalous against freehold condominium benchmarks like Leedon Green at S$2,951 psf or Hyll on Holland at S$2,651 psf, until one appreciates what S$4.25 million is actually buying: a 6,000+ sqft detached house with a private pool, jacuzzi roof terrace, and attic, on a 999-year land title originating from 1885. The psf comparison is a category error; the correct benchmark is the landed house market, not the apartment market.
With five rental transactions averaging S$11,860 per month and a gross yield of 3.25%, Mount Sinai Residences achieves a rental return that would be considered strong for a D10 luxury property of this size — institutional-grade large-format rentals in this corridor rarely breach 3% gross. The address has a genuinely compelling three-axis thesis: 999-year land security in Singapore’s most prestigious residential district, a Henry Park Primary School catchment that places the development within a <1km ballot band, and proximity to the one-north – Buona Vista knowledge economy cluster that generates sustained expatriate demand from biomedical and technology professionals.
Location & Connectivity
Mount Sinai Lane is part of the “Butterfly Estate” — a residential pocket off Holland Road where streets were renamed in 1968 from Malay clothing terms to variations of the biblical mountain: Mount Sinai Road, Drive, Avenue, Rise, Crescent, Lane, and Walk. The renaming was whimsical; the neighbourhood that emerged was anything but. The area occupies naturally elevated terrain above Ulu Pandan, giving it a distinctly green, secluded feel within 8 kilometres of the Orchard Road shopping belt. Butterfly motifs are painted on pavements and road signs, a small detail that signals the community character: old-money residential calm rather than the high-turnover energy of newer estates.
The practical geography positions Mount Sinai Lane at the intersection of three distinct urban layers. To the north, Holland Village provides an F&B and lifestyle corridor that has served expatriate families for decades, anchored by Holland Village Shopping Centre and the Lorong Mambong restaurant strip. To the south-east, the Buona Vista – one-north precinct houses Biopolis, Fusionopolis, and Mediapolis — the highest concentration of biomedical and technology employment in Singapore — generating a stable pool of well-compensated tenant demand within 2 kilometres. To the south-west, the Kent Ridge Park and Ulu Pandan Park Connector form a green corridor used daily by cyclists and runners from this neighbourhood.
MRT access is Mount Sinai Residences’ most commonly cited limitation. Dover MRT (East West Line) is approximately 950 metres away — a 12-minute walk in Singapore’s heat and humidity, or a 3-minute drive. Buona Vista MRT (EW/CC interchange) is 1.1 km, and Holland Village MRT (Circle Line) is 1.24 km. None of these stations is on the doorstep. The development’s resident profile reflects this: the majority are owner-occupiers or tenants with cars — the same demographic that chooses landed housing throughout Districts 10 and 11 specifically because it accepts slightly reduced MRT proximity in exchange for house-level living. For car-owning residents, the Ayer Rajah Expressway (AYE) and Pan Island Expressway (PIE) are both within a 3-minute drive, connecting to the CBD in approximately 12–15 minutes off-peak.
Day-to-day retail is well covered for the price point. Jelita Shopping Centre (Cold Storage anchor, 0.8 km) handles grocery runs. Ghim Moh Market and Food Centre provides wet-market produce and hawker meals at 1.5 km. The Holland Village commercial strip offers dining, cafes, and boutique retail at 1.2 km, with expansion under the URA one-north master plan continuing to activate the broader sub-market. Singapore Polytechnic, UWCSEA Dover, and the Australian International School further anchor the educational and expat ecosystem within 1.4 km.
Schools & Education
| 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 |
Facilities
At eight units, Mount Sinai Residences occupies a structural category that sits between conventional landed and standard condominium: strata landed cluster housing. The key consequence is that each house has its own private amenities rather than shared estate facilities. Every unit includes a private swimming pool and deck, a roof terrace with jacuzzi, an attic level, a garage, and a full suite of air conditioning throughout the 6,000+ sqft floor plate. These are not token amenities added at launch — a private pool in Singapore’s climate is a genuine quality-of-life asset, and the jacuzzi roof terrace provides usable outdoor space at elevation with greenery views over the surrounding landed belt.
The shared common infrastructure is deliberately minimal: gated perimeter security with 24-hour access control, shared driveway access, and common area landscaping. There is no clubhouse, no communal gymnasium, no function room, and no management office staffed during business hours. The development is structured for privacy: eight households, each self-contained, with a management council responsible for perimeter maintenance and security costs only. Monthly maintenance contributions for strata landed developments of this scale are typically S$300–600 per household — a fraction of the S$600–1,200 that a comparable-priced unit in a full-facility condominium like Leedon Green or D’Leedon would carry, though the comparison is inherently imperfect given the private pool operating costs borne individually by each unit.
“Every landed buyer who has lived in a condominium eventually reaches the same conclusion: the pool you share with 300 neighbours is not the same asset as the pool in your garden. Mount Sinai Lane solves that problem at a psf that the Leedon Heights corridor cannot come close to.”
— Landed property perspective via Stacked Homes D10 landed market commentary
The 2011 build vintage means the original interiors — likely to include tile or marble flooring, fitted wardrobes, and mid-tier kitchen and bathroom fittings of that era — will require updating. A comprehensive renovation of a 6,000 sqft detached house to current luxury standards (premium kitchen appliances, reconfigured bathrooms, lighting overhaul, smart home systems) runs S$250,000–500,000+ depending on scope. Buyers and tenants should build this into acquisition and rental assumptions respectively: asking prices reflect original-condition stock, and the renovation budget is the primary lever through which market-rate rents can be maximised.
Pricing & Market Position
Based on 1 recorded transactions, sale prices range from $4,250,000 to $4,250,000, averaging $4,250,000.
Rents range from $10,500 to $14,000 per month across 5 rental transactions. Current rental yield sits at approximately 3.3%.
Neighbourhood Comparison
The most appropriate comparison for Mount Sinai Residences is not its condominium neighbours but the broader strata landed and cluster housing market in D10. Glentrees at 11A Mount Sinai Lane — a 176-unit 999-year freehold condominium on the same street, completed in 2005 — trades at S$1,554–2,191 psf and offers full condominium facilities including pool, clubhouse, gym, and playground. At those psf levels, Glentrees buyers are paying S$2.1–3.0M for a 1,345–2,500 sqft apartment with shared facilities on the same land tenure. Mount Sinai Residences buyers pay S$4.25M for 6,000+ sqft and a private pool — a rational premium for house-format living in house-format space, particularly for families with children who will use every square foot.
Against the condominium benchmarks cited on the ShiokNest platform: Leedon Green (FH, S$2,785 psf) and Hyll on Holland (FH, S$2,648 psf) are excellent condominiums, but they offer 1,000–1,500 sqft apartments at S$2.8–4.2M. A buyer choosing between S$4.25M at Mount Sinai Residences and S$4.25M at Leedon Green is choosing between a 6,000 sqft house with a private pool and a 1,500 sqft apartment with a shared pool. These are different lifestyle products and cannot be evaluated purely on psf. D’Leedon at S$1,856 psf offers a more accessible entry point on freehold D10 land, but again at apartment scale rather than house scale.
The more instructive landed comparisons come from the immediate neighbourhood. The Mount Sinai – Holland Road – Ulu Pandan corridor has a thin but consistent market for strata landed cluster housing. Other 999-year cluster developments in the D10 Holland belt include pockets along Holland Grove Road and Ulu Pandan Road that achieve S$700–1,000 psf for similar vintage and configuration. Mount Sinai Lane’s psf of S$611 appears to be at the lower end of this range, which may reflect the 2022 transaction capturing a motivated seller, specific unit condition, or simply the absence of competitive bids in a micro-market with fewer than ten potential buyers at any given time. Buyers should treat S$611 psf as a floor-level data point and expect current asking prices to range S$700–900 psf depending on renovation state and unit.
MRT distance comparison is also meaningful. Glentrees on the same street also sits 800m+ from Dover MRT — this is a neighbourhood characteristic, not a Mount Sinai Residences-specific weakness. The entire Mount Sinai – Holland Grove corridor trades at a structural “MRT distance discount” relative to Holland Village or Buona Vista frontage. For buyers and tenants who own cars — virtually universal in this price segment — the 950m walk to Dover is a non-issue in practice. The discount relative to car-free living standards is already priced in.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| MOUNT SINAI RESIDENCES | 999 yrs lease commencing from 1885 | 2011 | 8 | — |
| SKYE AT HOLLAND | 99 yrs lease commencing from 2024 | 2025 | 666 | $2,945 |
| LEEDON GREEN | Freehold | 2021 | 638 | $2,785 |
| D'LEEDON | 99 yrs lease commencing from 2010 | 2014 | 1,703 | $1,856 |
| HYLL ON HOLLAND | Freehold | 2021 | 319 | $2,648 |
| FOURTH AVENUE RESIDENCES | 99 yrs lease commencing from 2018 | 2021 | 476 | $2,465 |
Lease Decay Analysis
The 99-year lease runs from 2011, meaning approximately 15 years have already been consumed. Roughly 84 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~84 years | Full bank financing available |
| 2041 | ~69 years | CPF usage still unrestricted for most buyers |
| 2050 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2070 | ~39 years | Significant financing restrictions for next buyer |
| 2110 | Expiry | Lease reverts to state |
For a buyer purchasing today with a 10-year horizon (exit around 2036), the lease situation is essentially a non-issue — you’d be selling a property with ~74 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates MOUNT SINAI RESIDENCES across multiple dimensions.
What Residents Say
“We were looking at Leedon Green and D’Leedon for years. Then we found Mount Sinai Lane. Six thousand square feet, your own pool, Henry Park at the end of the road — and you’re spending less per square foot than a two-bedder in the new launches. The question answered itself.”
— Owner-occupier perspective on Mount Sinai Lane via Condo Singapore community forums
“My company relocated us to Biopolis for three years. The housing team said D10 landed near Dover. We ended up on Mount Sinai Lane. The kids cycled to the park connector every evening. We had Sunday lunches around the pool. That is not the Singapore I expected — it felt like a proper home in a tropical garden.”
— Biopolis expatriate tenant reflection via PropertyGuru rental listing discussion
“The Butterfly Estate is the last quiet pocket of old landed Singapore within walking distance of a modern MRT interchange. Families who find it tend to stay. The Henry Park catchment alone would justify the address; the 999-year land and the private pools just make it irrational to leave.”
— D10 landed property investor view via EdgeProp community insights
Resident and community commentary on Mount Sinai Lane consistently emphasises three themes. First, the neighbourhood feel: the Butterfly Estate is described as genuinely “community-oriented” and “super friendly” compared with high-rise condominium living, with neighbours who know each other by name and common outdoor spaces used by children and dog owners daily. Second, outdoor access: the Ulu Pandan Park Connector and one-north Park are regular-use amenities, and the proximity to Bukit Timah Hill and the Southern Ridges trail network gives the neighbourhood a nature-adjacent character unusual at this proximity to the CBD. Third, school logistics: families with children at Henry Park Primary or UWCSEA Dover describe the school run as “the easiest part of the day” — a contrast to the cross-island school logistics that many Singapore families manage.
Strengths & Weaknesses
- Henry Park Primary School at ~200m — within the critical <1km Phase 2C priority ballot band for one of western Singapore's most competitive primary schools
- 999-year land title from 1885 (~859 years remaining) — functionally freehold for all practical and financing purposes
- Private pool and jacuzzi roof terrace per unit — rare house-level amenity at ~S$4.25M price point in D10
- Genuine house-format living: 6,000–6,318 sqft with attic, 4BR/5BA, family room, garage — impossible at this psf in any condominium format
- S$611 psf is structurally low vs D10 condo benchmarks — reflects strata landed category correctly, not developer underpricing
- Gross yield 3.25% — strong for D10 large-format luxury; rental demand anchored by Biopolis and one-north knowledge economy tenants
- Butterfly Estate neighbourhood character — genuinely community-oriented, green, and quiet within 8km of Orchard Road
- Proximity to one-north / Biopolis (~2km) — Singapore's highest concentration of biomedical and tech employment; stable high-income tenant pool
- Ulu Pandan Park Connector and Kent Ridge Park within cycling distance — outdoor access exceptional for this proximity to CBD
- All-ensuite 4-bedroom configuration with family room — correct format for international executive tenant profile
- 24-hour security, gated perimeter — house-level privacy without full landed maintenance burden
- Singapore Polytechnic, UWCSEA Dover, AIS, and Hwa Chong all within 1.4km — multi-curriculum school ecosystem
- Dover MRT (EW) at 950m — nearest station requires a 12-minute walk in Singapore's heat; not suitable for MRT-dependent daily commuters
- Strata landed format — land is not individually owned; no GCB conversion or individual redevelopment rights
- Only 8 units — extreme transaction illiquidity; buyers may wait years for a unit to come to market at acceptable terms
- Single recent PSF data point (S$611, June 2022) — insufficient to establish reliable market-clearing price; independent valuation essential
- Renovation required: 2011-vintage interiors on a 6,000 sqft house need S$250,000–500,000+ to reach contemporary luxury standard
- Private pool maintenance costs: S$4,000–8,000 per year in servicing, chemicals, and repairs borne individually per unit
- No communal facilities — no clubhouse, gym, function room, or management office; common cost is perimeter security only
- Asking price of S$5.5M (current Propnex listing) represents significant step-up from S$4.25M 2022 caveat — price discovery thin
- Monthly property tax elevated: at S$4.25M+ assessed annual value, owner-occupier annual property tax is S$25,000–40,000+
- 999-year leasehold (not freehold) — legally distinct from freehold title even if practically equivalent; some institutional lenders apply different covenants
Verdict
Mount Sinai Residences is an unusual property that resists conventional scoring frameworks. It is not a condominium — it is a cluster of private detached houses with strata titles, each providing a standard of living (private pool, 6,000+ sqft, multiple ensuite bedrooms, attic, roof jacuzzi) that is categorically different from any apartment on the market at S$4.25 million. The ShiokNest composite score of 56/100 and the walkability score of 57 reflect real trade-offs honestly: MRT access is the principal structural limitation, and buyers who rely on public transport daily will find the 950m–1.1km walk to Dover or Buona Vista a recurring friction. The score should be read as “excellent for what it is, with a transport caveat” rather than as a verdict on overall quality of life.
The three structural pillars that define the investment case are: (1) Tenure security — 859 years remaining on a pre-1885 land grant, functionally indistinguishable from freehold, in Singapore’s most prestigious residential district. (2) School catchment — Henry Park Primary within 200 metres, placing the development in the <1km priority band where Singaporean families face the least competitive balloting environment for one of the most sought-after primary schools in the western Singapore corridor. (3) Knowledge economy adjacency — 1.5–2 km from Biopolis, Fusionopolis, and the broader one-north precinct, generating the highest-density pool of high-income tenant demand for large-format housing in this part of Singapore.
The case against is also clear-eyed. MRT access at 950m–1.1km is a genuine limitation — not disqualifying for car-owning families (which describes the overwhelming majority of buyers in this price bracket), but a real cost in convenience and resale liquidity relative to developments that sit within 500m of a station. Transaction volume is near-zero: eight units in 14 years of operation means buyers may wait years for a unit to come to market, and sellers have extremely limited comparable evidence to anchor valuations. The 2011 build vintage means a substantial renovation budget is typically required before reaching the standard that justifies S$11,860+ monthly rents or S$4.5M+ asking prices. And the strata-landed format, while providing house-level living, does not offer the individual land ownership that true landed buyers prize for GCB conversion or redevelopment optionality.
The ideal buyer profile is specific but financially meaningful in Singapore: a Singaporean family with primary-school-age children targeting Henry Park Primary, who wants to own-stay in a house-format home in D10, and has a S$4–5M budget and the renovation capital to bring a 2011-vintage detached house to current standard. For that buyer, Mount Sinai Lane puts 6,000 sqft of private-pool detached living within 200 metres of Henry Park Primary and 8 km from Orchard Road, on a 999-year land title, at a psf that is impossible to replicate in any condominium format anywhere in D10. For the institutional rental investor, the proximity to Biopolis and the S$11,860 average rent support a net yield of ~2.4% — not income-maximising, but structurally anchored by non-replicable demand from the knowledge economy corridor.