The Siena
Overview & Key Facts
The Siena is a boutique 54-unit SOHO development along Tan Kim Cheng Road, tucked into one of District 10’s quietest prime residential pockets between the Botanic Gardens and Holland Village. Developed by Far East SOHO Pte Ltd — the flexible live-work arm of Far East Organization — and completed in 2020 on a 99-year lease commencing 2013, The Siena represents a deliberately small-scale, design-forward alternative to the mega-launches that dominate the surrounding Bukit Timah belt.
The “SOHO” positioning is central to how the project should be read. Rather than chase the family-condo template, Far East designed The Siena for professionals and couples who value a flexible floorplate, premium fittings, and a walkable CCR address over sprawling facilities or large bedroom counts. Fittings specified include Miele appliances, Fantini taps, Agape sanitaryware, and Toto Neorest — a spec sheet more typical of a prime freehold development than a 54-unit 99-year lease.
Transaction records point to a buyer mix skewed toward owner-occupiers and long-horizon investors rather than flippers. With only 11 resale transactions captured in the last 12 months at an average $1,805 psf, The Siena trades at a meaningful discount to most District 10 peers — but the low float also means individual stack and layout choice matter more here than in a liquid mega-development.
Location & Connectivity
Location is The Siena’s strongest card. The development sits roughly 420 metres from Botanic Gardens MRT — a genuine five-minute walk on mostly sheltered, low-traffic streets — with Farrer Road MRT a further seven minutes away on the Circle Line. Botanic Gardens is an interchange for the Downtown Line and Circle Line, putting Marina Bay, Bugis, Orchard, and the financial district within 15–25 minutes by train without a transfer for most destinations.
For drivers, the PIE and Farrer Road give direct access to both the CBD (about 12–15 minutes off-peak) and the western employment belt at one-north and Buona Vista. Orchard Road is roughly a 10-minute drive. The immediate street network — Tan Kim Cheng, Duchess Road, Adam Road — is low-traffic and residential, meaning the walk to the MRT is not dominated by expressway noise or heavy vehicles, which is unusual for a CCR address this close to an interchange.
Everyday amenities are unusually rich. The Singapore Botanic Gardens — a UNESCO World Heritage Site — is on the doorstep, effectively functioning as a 82-hectare private park for residents. Dempsey Hill, Holland Village, and Cluny Court are all within a five-minute drive for dining and groceries. Cold Storage at Cluny Court and the wet market at Bukit Timah Food Centre cover daily needs.
Schools & Education
1 primary school within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| German European School Singapore | international | Within 1 km |
| Raffles Girls' Primary School | primary | Within 1 km |
| National Junior College | secondary | Within 1 km |
| National Junior College | jc | Within 1 km |
| Nanyang Girls' High School | secondary | Within 1 km |
| Hollandse School | international | ~1.1 km |
| Nanyang Primary School | primary | ~1.1 km |
| Chatsworth International School (Bukit Timah) | international | ~1.2 km |
Facilities
At 54 units, The Siena is a boutique development — and facilities are scaled accordingly. The project does not attempt the full resort-style amenity list; instead, it concentrates on a tight set of wellness-oriented features. The facility deck includes a 25-metre lap pool, a separate aqua therapy pool, a dip pool, a children’s play pool, a steam room, a gymnasium, and a clubhouse lounge with pavilion. That is a respectable list for a site of this size, and the small resident count means access is genuinely uncontested — a real advantage over 1,000-unit neighbours where lane bookings and gym slots can be competitive.
What The Siena intentionally does not offer is the full family-condo suite: no tennis court, no function room large enough for a big gathering, no BBQ pavilion cluster, no dedicated children’s playground at the scale that family buyers expect. This is part of the SOHO positioning — the development assumes residents will use the Botanic Gardens, Holland Village, and Dempsey as their extended “facilities,” which for this location is a reasonable design brief.
Build quality and finishing have been a consistent bright spot in PropertyGuru resident reviews, where the development averages 3.3/5 across four reviews — with fittings and interior spec rated noticeably higher than common-area facilities. The Miele/Fantini/Agape/Toto spec is not marketing fluff; it materially affects how the apartment feels day-to-day and reduces renovation outlay for incoming buyers.
Unit Sizes & Layout
The Siena’s floor plans emphasise flexibility over conventional bedroom counts. The unit mix leans to 1 and 2-bedroom SOHO configurations with loft-style ceiling heights in select stacks, alongside a smaller number of 3-bedroom units. Typical 1-bedroom sizes hover around 560–650 sqft, with 2-bedroom units in the 750–950 sqft band — generous by current new-launch standards, particularly for the 2-bedders.
Stack orientation matters here more than at most developments. The low-rise (5-storey) massing and the surrounding Good Class Bungalow enclave mean views are generally protected — but the trade-off is that some stacks face the internal driveway or adjacent low-rise developments rather than landscaped grounds. Higher floors facing the Botanic Gardens direction command the clearest premium on resale, and the limited supply (54 units across 5 storeys means very few premium stacks exist) supports pricing discipline on those layouts.
One layout caveat: the SOHO concept means some units have unusual ceiling heights, mezzanine elements, or column placements that suit a professional couple but may not work for families with young children or heavy furniture. Site visits and stack-specific floor plan checks are more important at The Siena than at a standard tower development.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 1 | $1,914 | $1,030,000 |
| 2 BR | 8 | $1,744 | $1,369,861 |
| 3 BR | 2 | $1,787 | $1,750,000 |
Pricing & Market Position
Based on 11 recorded transactions, sale prices range from $1,030,000 to $1,750,000, averaging $1,408,081 (~$1,805 psf).
Rents range from $2,600 to $5,300 per month across 115 rental transactions. Current rental yield sits at approximately 3.2%.
Price Appreciation
From 2021 to 2025, the average PSF has appreciated by 9.5% (from $1,648 to $1,805 psf).
Neighbourhood Comparison
Within District 10, The Siena occupies the distinctive space of “boutique SOHO at a meaningful psf discount.” Against Skye at Holland (2024 lease, 666 units, $2,945 psf), buyers are choosing between a fresh lease and scale versus The Siena’s maturity, lower entry, and quieter location. Against freehold Leedon Green ($2,784 psf, 638 units), the choice is tenure versus price — Leedon Green buyers pay a ~55% psf premium for no lease decay and a full amenity deck.
D’Leedon ($1,855 psf, 1,703 units, 2010 lease) is perhaps the closest peer on price. Both sit in District 10 with similar psf and similar lease balance, but D’Leedon offers the full Zaha Hadid-designed mega-condo facilities and deep secondary-market liquidity, while The Siena counters with premium fittings, Botanic Gardens adjacency, and a substantially quieter environment. The Siena’s 52-point MOAT-equivalent score from our internal scoring model reflects this trade-off: strong on location and fittings, weaker on scale, facilities breadth, and exit liquidity.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| THE SIENA | 99 yrs lease commencing from 2013 | 2020 | 54 | $1,805 |
| SKYE AT HOLLAND | 99 yrs lease commencing from 2024 | 2025 | 666 | $2,946 |
| LEEDON GREEN | Freehold | 2021 | 638 | $2,785 |
| D'LEEDON | 99 yrs lease commencing from 2010 | 2014 | 1,703 | $1,858 |
| 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 2013, meaning approximately 13 years have already been consumed. Roughly 86 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~86 years | Full bank financing available |
| 2043 | ~69 years | CPF usage still unrestricted for most buyers |
| 2052 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2072 | ~39 years | Significant financing restrictions for next buyer |
| 2112 | 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 ~76 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates THE SIENA across multiple dimensions.
What Residents Say
“Quiet, well-located, and the finishes are really a cut above what you’d expect at this price. The Miele and Toto fittings feel genuinely premium. Walk to Botanic Gardens MRT is easy and sheltered most of the way.”
— Resident review sentiment aggregated from PropertyGuru
“Facilities are limited — the lap pool is nice but don’t come here expecting a tennis court or a big clubhouse. If you use the Botanic Gardens, that more than compensates. It’s a boutique development and it knows what it is.”
— Community sentiment via SG Expats Condo Directory
“Some of the SOHO layouts are quirky — high ceilings, awkward column positions in certain stacks. View the specific unit before committing; floor plans don’t always tell the full story here.”
— Buyer commentary via EdgeProp Singapore
The resident pattern is consistent with the development’s positioning: owner-occupiers and long-term tenants who value the CCR address, Botanic Gardens proximity, and premium fittings, tempered by the obvious boutique-scale trade-offs on facilities and secondary-market depth. The community rating of 3.3/5 across a small review base is middling in absolute terms, but the sub-scores suggest the dissatisfaction clusters on “common areas” expectations rather than on the apartments themselves.
Strengths & Weaknesses
- Elite CCR address — District 10, between Botanic Gardens and Holland Village
- True 5-minute walk to Botanic Gardens MRT (DTL + CCL interchange)
- Raffles Girls' Primary within 1 km — strong P1 catchment
- Premium fittings: Miele, Fantini, Agape, Toto Neorest
- Singapore Botanic Gardens UNESCO site on the doorstep
- ~35–40% psf discount vs nearby new launches (Skye, Leedon Green)
- Uncontested facility access due to only 54 units
- Quiet, low-traffic residential street with GCB buffer
- Healthy 3.15% gross yield supported by expat rental demand
- 86 years remaining on lease — full financing and CPF usage intact
- Small 54-unit development — thin resale liquidity (11 sales/yr)
- Limited facilities — no tennis, large function room, or playground at scale
- 99-year lease from 2013 vs freehold peers like Leedon Green / Hyll on Holland
- SOHO layouts can be quirky — high ceilings, column placements vary by stack
- Premium fittings partly offset by average common-area finish (3.3/5 reviews)
- Boutique scale limits amenity breadth for family buyers
- Buyer pool narrower — niche exit depends on matching the right profile
- Stack selection matters heavily — premium views very limited in supply
Verdict
The Siena is a niche proposition that rewards a specific buyer type. For a professional couple or a single buyer looking for a CCR address with MRT proximity, elite school catchment, and premium fittings at a price point well below the surrounding new launches, the value case is genuinely compelling. At $1,805 psf average, it is trading at roughly 35–40% below Skye at Holland ($2,945 psf) and Leedon Green ($2,784 psf) — a substantial gap for a project in the same postal sector.
For family buyers expecting a conventional facilities deck, large-format 3 and 4-bedroom layouts, and deep secondary-market liquidity, The Siena is a poorer fit. With only 54 units and 11 recorded sales in the past year, the exit market is thin — and pricing on the way out depends heavily on finding the right niche buyer, not on broad market momentum.
The 2013 lease commencement date is a further consideration. With 86 years remaining as of 2026, financing and CPF usage are unaffected for at least another decade — but buyers with a 15–20 year holding horizon should model the lease decay carefully against comparable freehold options like Leedon Green or Hyll on Holland, which trade at higher psf but with no lease clock at all. The gross yield of 3.15% is respectable for CCR and reflects genuine rental demand from the expat and professional pool that the school catchment and MRT access attract.