The Siena
The Siena is a 99-year leasehold condominium in District 10 (Ardmore, Bukit Timah, Holland Road, Tanglin), within Singapore's Core Central Region (CCR). Completed in 2020, the development comprises 54 units, on a lease that commenced in 2013. This page tracks recorded sale prices, rental contracts and yield trends from URA data.
Overview & Key Facts
THE SIENA is a 99 yrs lease commencing from 2013 condominium at TAN KIM CHENG ROAD in District 10 (CCR), developed by FAR EAST SOHO PTE. LTD, comprising 54 units, completed in 2020.
Location & Connectivity
THE SIENA is approximately 420m from Botanic Gardens MRT station, with 4 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Botanic Gardens | Circle Line | 420m |
| Botanic Gardens | Downtown Line | 420m |
| Farrer Road | Circle Line | 610m |
| Tan Kah Kee | Downtown Line | 750m |
Schools & Education
13 schools within 2 km (5 within 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 |
Unit Mix & Pricing
| 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 |
Market Position
THE SIENA has recorded 11 sales at an average price of $1,408,081.
Rental Yield by Bedroom Type
Blended yield hides the spread between unit sizes — smaller units at THE SIENA typically rent harder per dollar of purchase price. The final column shows monthly rent per $100,000 invested, so unit sizes compare on equal capital:
| Type | Avg Rent | Avg Price | Gross Yield | Rent per $100k |
|---|---|---|---|---|
| 1 BR | $3,386/mo | $1,030,000 | 3.94% | $329/mo |
| 2 BR | $4,054/mo | $1,369,861 | 3.55% | $296/mo |
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Price Appreciation
| Year | Sales | Avg PSF | Change |
|---|---|---|---|
| 2021 | 1 | $1,648 psf | — |
| 2022 | 2 | $1,805 psf | ↑ 9.5% |
| 2023 | 6 | $1,770 psf | ↓ 1.9% |
| 2024 | 1 | $1,758 psf | ↓ 0.7% |
| 2025 | 1 | $1,805 psf | ↑ 2.7% |
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The series remains near its 2022 high — THE SIENA prices sit 9.5% above where they began in 2021.
Price Index Check
The ShiokNest Price Index for District 10 reads 113.4 as of June 2026 — down 2.0% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
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Neighbourhood Comparison
| Condo | Tenure | Avg PSF | Sales |
|---|---|---|---|
| SKYE AT HOLLAND | 99 yrs lease commencing from 2024 | $2,946 psf | 666 |
| LEEDON GREEN | Freehold | $2,786 psf | 575 |
| D'LEEDON | 99 yrs lease commencing from 2010 | $1,869 psf | 453 |
| D'LEEDON | — | $1,889 psf | 416 |
| HYLL ON HOLLAND | Freehold | $2,649 psf | 328 |
Lease Analysis
With 86 years remaining on its 99-year lease, THE SIENA still qualifies for full bank financing and CPF usage.
What Could Work Against You
- With just 1 sale in the trailing year, pricing signals are indicative rather than definitive; expect wider bid-ask spreads when you negotiate.
- The 54-unit size cuts both ways: exclusivity, but thinner resale liquidity and higher per-unit maintenance contributions than larger estates.
Best suited for
Who This Actually Suits
Buyers most likely to be happy here: mrt-walkable commuters, p1 school balloting families, long-term hold (10+ yr) and cpf-only buyers. Located ~423m from Botanic Gardens MRT, this property is a comfortable daily walk for transit commuters.
freehold / generational hold and foreign / absd-aware buyers should treat this as a shortlist candidate, not a default choice.
It is a weaker fit for short-term flippers (<5 yr) — other options likely serve them better. TOP 2020 keeps the SSD window in mind for buyers exploring the 3-5 year resale-arbitrage strategy.
Verdict
THE SIENA is a 99 yrs lease commencing from 2013 development in District 10 (CCR), with 54 units, offering a gross yield of 3.2%.
At ~$1,805 psf, it reflects its premium CCR positioning.
Explore the full THE SIENA dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing THE SIENA against staying public? These HDB towns sit within walking or short-drive distance:
- Bukit Timah — 4-room average $846,049 (220m away), an upgrader gap of about $550,000
- Queenstown — 4-room average $1,002,705 (1.9 km away), an upgrader gap of about $400,000
FAQ
What is the average PSF for THE SIENA?
Is THE SIENA freehold?
What is the rental yield for THE SIENA?
Which MRT is nearest to THE SIENA?
Sources & Next Steps
- THE SIENA Dashboard — Live charts and analytics
- URA — Official transaction data
- District 10 (Ardmore, Bukit Timah, Holland Road, Tanglin) — District 10 neighbourhood guide
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
- Rental data: 121 leases
- Source: URA
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Aug 2025 · 11 records analysed · Source: URA private-sale caveats