homequant
apartment · 266630

The Siena

Project page · 99-year lease from 2013

Indicative value range
S$1,548,901 – S$1,675,208
Indicative mid S$1,597,237 · S$2,075 psf

Based on 33 sales in projects within 1 km, last 24 months. Search widened 3 of 4 steps to find enough comparable sales. See the comparable sales.

No storey entered, so sales were not adjusted for height

Comparable sales

Each price per area is scaled to Q2 2026 by the published index for the quarter it sold in.

SoldWhereFloorSizePricePer sqftIndex ×Adjusted
Sept 2026D'Leedon · 924 m06-10635 sqftS$1,205,000S$1,897 psf×1.000S$1,897 psf
Aug 2026D'Leedon · 924 m21-25635 sqftS$1,318,000S$2,075 psf×1.000S$2,075 psf
Aug 2026D'Leedon · 924 m21-25635 sqftS$1,300,000S$2,047 psf×1.000S$2,047 psf
Jun 2026D'Leedon · 924 m11-15635 sqftS$1,260,000S$1,984 psf×1.000S$1,984 psf
Jun 2026D'Leedon · 924 m26-30786 sqftS$1,733,000S$2,206 psf×1.000S$2,206 psf
Jun 2026D'Leedon · 924 m31-35786 sqftS$1,720,000S$2,189 psf×1.000S$2,189 psf
Mar 2026D'Leedon · 924 m16-20635 sqftS$1,268,000S$1,997 psf×1.018S$2,033 psf
Jan 2026D'Leedon · 924 m31-35635 sqftS$1,288,000S$2,028 psf×1.018S$2,065 psf
Jan 2026D'Leedon · 924 m21-25786 sqftS$1,685,000S$2,144 psf×1.018S$2,184 psf
Jan 2026D'Leedon · 924 m26-30635 sqftS$1,270,000S$2,000 psf×1.018S$2,036 psf
Jan 2026D'Leedon · 924 m06-10721 sqftS$1,380,000S$1,914 psf×1.018S$1,949 psf
Dec 2025D'Leedon · 924 m21-25786 sqftS$1,700,000S$2,164 psf×1.024S$2,216 psf
Nov 2025D'Leedon · 924 m01-05840 sqftS$1,585,000S$1,888 psf×1.024S$1,933 psf
Oct 2025D'Leedon · 924 m16-20635 sqftS$1,340,000S$2,110 psf×1.024S$2,161 psf
Aug 2025The Siena01-05753 sqftS$1,360,000S$1,805 psf×0.988S$1,784 psf
Aug 2025D'Leedon · 924 m11-15786 sqftS$1,620,000S$2,062 psf×0.988S$2,038 psf
Aug 2025D'Leedon · 924 m16-20635 sqftS$1,400,000S$2,204 psf×0.988S$2,179 psf
Aug 2025D'Leedon · 924 m16-20786 sqftS$1,600,000S$2,036 psf×0.988S$2,013 psf
Jul 2025D'Leedon · 924 m21-25635 sqftS$1,350,000S$2,126 psf×0.988S$2,101 psf
May 2025D'Leedon · 924 m16-20635 sqftS$1,230,000S$1,937 psf×1.005S$1,946 psf
Apr 2025D'Leedon · 924 m16-20635 sqftS$1,338,000S$2,107 psf×1.005S$2,117 psf
Apr 2025D'Leedon · 924 m16-20635 sqftS$1,240,000S$1,953 psf×1.005S$1,962 psf
Apr 2025Pollen & Bleu · 856 m06-10872 sqftS$1,900,000S$2,179 psf×1.005S$2,190 psf
Mar 2025D'Leedon · 924 m11-15786 sqftS$1,600,000S$2,036 psf×1.035S$2,108 psf
Mar 2025D'Leedon · 924 m06-10635 sqftS$1,300,000S$2,047 psf×1.035S$2,119 psf
Mar 2025D'Leedon · 924 m01-05614 sqftS$1,290,000S$2,103 psf×1.035S$2,177 psf
Mar 2025Pollen & Bleu · 856 m06-10872 sqftS$1,710,000S$1,961 psf×1.035S$2,030 psf
Mar 2025Pollen & Bleu · 856 m01-05872 sqftS$1,700,000S$1,950 psf×1.035S$2,019 psf
Feb 2025D'Leedon · 924 m06-10743 sqftS$1,410,000S$1,898 psf×1.035S$1,965 psf
Feb 2025D'Leedon · 924 m26-30786 sqftS$1,670,000S$2,125 psf×1.035S$2,200 psf
Jan 2025D'Leedon · 924 m26-30786 sqftS$1,670,000S$2,125 psf×1.035S$2,200 psf
Jan 2025D'Leedon · 924 m16-20635 sqftS$1,298,000S$2,044 psf×1.035S$2,116 psf
Dec 2024D'Leedon · 924 m11-15635 sqftS$1,318,000S$2,075 psf×1.043S$2,165 psf

How accurate is this estimate for The Siena?

Too few sales since Q4 2025 to score the estimate here. Three are the minimum, and this project has not had them.

What the rent says

What this home earns against what it costs, set beside what homes like it earn.

3.14% gross yield

S$50,100 of rent a year against the estimate above · 0.66 points below flats like it

Leases signed here within a quarter of this size run about S$4,175 a month, the middle of 18 of them.

In the core central region, leasehold flats with 80 to 89 years of lease left yield 3.80%, from 22 projects.

A yield above the mark means the flat rents well for what it costs, which can point to a keen rental patch or a price the sales alone have not caught up with. Below it, buyers are paying for something a tenant will not, such as the address itself.

Recent leases signed here

SignedSizeBedsTypeRent a month
Q3 2026700-800 sqft2Non-landed PropertiesS$4,500
Q3 2026700-800 sqft2Non-landed PropertiesS$4,500
Q3 2026800-900 sqft2Non-landed PropertiesS$4,300
Q3 2026800-900 sqft2Non-landed PropertiesS$4,300
Q3 2026800-900 sqft2Non-landed PropertiesS$4,250
Q3 2026800-900 sqft2Non-landed PropertiesS$4,250
Q3 2026700-800 sqft2Non-landed PropertiesS$4,000
Q3 2026700-800 sqft2Non-landed PropertiesS$4,000

median of 18 URA rental contracts at The Siena within a quarter of 71.5 sqm, since 2025Q4.

Buying or selling at S$1,597,237?

Buying: Stamp duty on S$1,597,237 · Cash and CPF needed on S$1,597,237 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$1,597,237.

Each opens with this figure filled in; change anything there.

Primary schools near 31 Tan Kim Cheng Road

Measured from each school's land to this address's own point, the way MOE bands P1 priority. MOE measures to the building's outline, so near 1 km or 2 km check OneMap's School Query.

Within about 1 km

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Aug 2025
The Siena · 01-05 · Apartment · 86 years left
753 sqftS$1,360,000S$1,805 psf
Apr 2024
The Siena · 01-05 · Apartment · 88 years left
797 sqftS$1,400,000S$1,758 psf
Nov 2023
The Siena · 01-05 · Apartment · 88 years left
980 sqftS$1,750,000S$1,787 psf
Oct 2023
The Siena · 01-05 · Apartment · 88 years left
980 sqftS$1,750,000S$1,787 psf
Jul 2023
The Siena · 01-05 · Apartment · 89 years left
538 sqftS$1,030,000S$1,914 psf
May 2023
The Siena · 01-05 · Apartment · 89 years left
753 sqftS$1,438,888S$1,910 psf
Mar 2023
The Siena · 01-05 · Apartment · 89 years left
786 sqftS$1,285,000S$1,635 psf
Jan 2023
The Siena · 01-05 · Apartment · 89 years left
797 sqftS$1,265,000S$1,588 psf
Aug 2022
The Siena · 01-05 · Apartment · 89 years left
753 sqftS$1,380,000S$1,832 psf
Mar 2022
The Siena · 01-05 · Apartment · 90 years left
753 sqftS$1,340,000S$1,778 psf

Sale prices as filed in caveats.

Where the lease takes this

About 85 years of the 99-year lease remain. Every figure below lets the lease run down on the decay measured from private resales in this market, then applies the price path in that column. The paths are scenarios to choose between, not forecasts.

From nowLease leftPrices flatThis market's record, 1.85% a yearmeasuredPrices 2% a yearPrices 4% a year
5 years80 yearsS$1,483,445S$1,625,836S$1,637,843S$1,804,838
10 years75 yearsS$1,361,744S$1,635,708S$1,659,958S$2,015,713
20 years65 yearsS$1,262,001S$1,820,876S$1,875,267S$2,765,200

On a flat market the lease alone costs 21% over 20 years. Prices would need to rise about 1.18% a year to cancel that out.

The measured column repeats what this market did between Q1 2015 and Q2 2026, which was 1.85% a year. Past growth is not a promise of future growth.

Horizons we have not measured are left out rather than guessed at, so a short lease shows fewer rows.

Indicative estimate from comparable caveats. Not a formal valuation.