homequant
apartment · 277125

The Sierra

Project page · 947-year lease from 1937

Indicative value range
S$1,832,985 – S$2,166,856
Indicative mid S$2,097,256 · S$2,084 psf

Based on 11 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

947-year tenure: the lease method is for 99-year leasehold only.

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 2026Allsworth Park · 208 m11-151,033 sqftS$1,800,000S$1,742 psf×1.000S$1,742 psf
Aug 2026Montview · 369 m06-101,227 sqftS$2,590,000S$2,111 psf×1.000S$2,111 psf
Apr 2026Ridgewood · 98 m06-101,206 sqftS$2,100,000S$1,742 psf×1.000S$1,742 psf
Oct 2025The Trizon · 300 m06-101,012 sqftS$2,230,000S$2,204 psf×1.024S$2,257 psf
Sept 2025The Sierra01-05980 sqftS$1,780,000S$1,817 psf×0.988S$1,796 psf
Jun 2025The Sierra06-101,206 sqftS$2,215,000S$1,837 psf×1.005S$1,846 psf
Jun 2025The Trizon · 300 m11-151,195 sqftS$2,610,000S$2,184 psf×1.005S$2,195 psf
Apr 2025Montview · 369 m16-201,227 sqftS$2,500,000S$2,037 psf×1.005S$2,047 psf
Mar 2025Montview · 369 m06-101,227 sqftS$2,470,000S$2,013 psf×1.035S$2,084 psf
Feb 2025The Trizon · 300 m16-201,044 sqftS$2,330,000S$2,232 psf×1.035S$2,310 psf
Nov 2024Montview · 369 m16-201,227 sqftS$2,470,000S$2,013 psf×1.043S$2,100 psf

How accurate is this estimate for The Sierra?

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.

2.46% gross yield

S$51,600 of rent a year against the estimate above · 0.17 points below flats like it

Leases signed here within a quarter of this size run about S$4,300 a month, the middle of 25 of them.

In the core central region, freehold flats yield 2.63%, from 820 projects. Too few share this home's remaining lease to measure that separately.

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 20261000-1100 sqft3Non-landed PropertiesS$4,900
Q3 20261200-1300 sqft3Non-landed PropertiesS$4,600
Q3 20261200-1300 sqft3Non-landed PropertiesS$4,600
Q3 2026600-700 sqft1Non-landed PropertiesS$4,200
Q3 2026600-700 sqft1Non-landed PropertiesS$4,200
Q3 2026700-800 sqft1Non-landed PropertiesS$3,500
Q3 20261000-1100 sqft3Non-landed PropertiesS$3,500
Q3 20261000-1100 sqft3Non-landed PropertiesS$3,500

median of 25 URA rental contracts at The Sierra within a quarter of 93.5 sqm, since 2025Q4.

Buying or selling at S$2,097,256?

Buying: Stamp duty on S$2,097,256 · Cash and CPF needed on S$2,097,256 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$2,097,256.

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

Primary schools near 80 Mount Sinai Drive

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
Sept 2025
The Sierra · 01-05 · Apartment
980 sqftS$1,780,000S$1,817 psf
Jun 2025
The Sierra · 06-10 · Apartment
1,206 sqftS$2,215,000S$1,837 psf
May 2025
The Sierra · 06-10 · Apartment
667 sqftS$1,302,800S$1,952 psf
Jul 2024
The Sierra · 06-10 · Apartment
1,033 sqftS$1,935,000S$1,873 psf
Mar 2024
The Sierra · 06-10 · Apartment
980 sqftS$1,730,000S$1,766 psf
Aug 2023
The Sierra · 11-15 · Apartment
1,206 sqftS$2,160,000S$1,792 psf
Mar 2023
The Sierra · 06-10 · Apartment
667 sqftS$1,190,000S$1,783 psf
Mar 2023
The Sierra · 11-15 · Apartment
667 sqftS$1,120,000S$1,678 psf
Jan 2023
The Sierra · 11-15 · Apartment
1,033 sqftS$1,715,000S$1,660 psf
Jan 2022
The Sierra · 06-10 · Apartment
1,206 sqftS$1,890,000S$1,568 psf

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.