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landed, sizes are land area · 276902

Mount Sinai

Project page · 999-year lease from 1885

Indicative value range
S$7,484,125 – S$8,821,736
Indicative mid S$8,347,480 · S$2,486 psf

Based on 18 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

Valued at 3,357 sqft of land, typical for Mount Sinai. Houses differ widely in land and built-up area, so enter yours below for your own range.

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

The estimate is based on land area, which is what landed sale records carry. Built-up area is optional and only shown for reference.

Comparable sales

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

SoldWhereFloorSizePricePer sqftIndex ×Adjusted
Apr 2026Holland Gardens · 426 m-3,684 sqftS$8,750,000S$2,375 psf×1.000S$2,375 psf
Jan 2026Holland Gardens · 426 m-3,520 sqftS$8,630,000S$2,452 psf×1.018S$2,497 psf
Jan 2026Landed, Jalan Kebaya · 78 m-3,508 sqftS$9,280,000S$2,645 psf×1.018S$2,694 psf
Jan 2026Landed, Maryland Drive · 864 m-3,357 sqftS$8,750,000S$2,606 psf×1.018S$2,654 psf
Nov 2025Holland Gardens · 426 m-3,594 sqftS$8,945,000S$2,489 psf×1.024S$2,549 psf
Nov 2025Holland Gardens · 426 m-3,594 sqftS$7,120,000S$1,981 psf×1.024S$2,029 psf
Oct 2025Holland Gardens · 426 m-3,587 sqftS$7,800,000S$2,175 psf×1.024S$2,227 psf
Sept 2025Mount Sinai-3,729 sqftS$8,900,000S$2,387 psf×0.988S$2,359 psf
Aug 2025Holland Grove Park · 144 m-3,160 sqftS$7,080,000S$2,240 psf×0.988S$2,214 psf
Aug 2025Mcmahon Park · 945 m-3,283 sqftS$6,160,000S$1,876 psf×0.988S$1,855 psf
Jul 2025Holland Gardens · 426 m-3,753 sqftS$7,500,000S$1,998 psf×0.988S$1,975 psf
Jun 2025Mcmahon Park · 945 m-3,527 sqftS$8,800,000S$2,495 psf×1.005S$2,507 psf
Jun 2025Landed, Holland Grove Drive · 360 m-3,734 sqftS$9,200,000S$2,464 psf×1.005S$2,476 psf
Apr 2025Mount Sinai-3,450 sqftS$8,700,000S$2,522 psf×1.005S$2,534 psf
Apr 2025Mcmahon Park · 945 m-3,687 sqftS$8,200,000S$2,224 psf×1.005S$2,235 psf
Feb 2025Mount Sinai-3,385 sqftS$10,413,300S$3,076 psf×1.035S$3,185 psf
Jan 2025Mount Sinai-3,328 sqftS$8,750,000S$2,629 psf×1.035S$2,722 psf
Jan 2025Mcmahon Park · 945 m-3,492 sqftS$9,800,000S$2,807 psf×1.035S$2,906 psf

How accurate is this estimate for Mount Sinai?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 5 sales in Mount Sinai since.

Median error
7.2%

Half the estimates came closer than this to what the home actually fetched, half missed by more.

A thin test: 5 sales, so read the figure as a hint, not a verdict.

What the rent says

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

1.77% gross yield

S$147,600 of rent a year against the estimate above · 0.11 points below flats like it

Leases signed here within a quarter of this size run about S$12,300 a month, the middle of 3 of them.

In the core central region, freehold houses yield 1.88%, from 188 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 20261500-2000 sqft—Terrace HouseS$10,500
Q3 20261500-2000 sqft—Semi-Detached HouseS$10,500
Q3 20262500-3000 sqft—Detached HouseS$9,800
Q2 20262000-2500 sqft—Semi-Detached HouseS$9,000
Q2 20261500-2000 sqft—Semi-Detached HouseS$7,000
Q1 20263000-3500 sqft—Detached HouseS$15,500
Q1 20262000-2500 sqft—Semi-Detached HouseS$8,600
Q1 20261500-2000 sqft—Semi-Detached HouseS$8,000

median of 3 URA rental contracts at Mount Sinai within a quarter of 311.9 sqm, since 2025Q4.

Buying or selling at S$8,347,480?

Buying: Stamp duty on S$8,347,480 · Cash and CPF needed on S$8,347,480 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$8,347,480.

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

Primary schools near 10 Mount Sinai Rise

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 2026
Mount Sinai · Semi-detached
5,504 sqftS$12,288,000S$2,233 psf
Aug 2026
Mount Sinai · Semi-detached
3,962 sqftS$10,000,000S$2,524 psf
Jul 2026
Mount Sinai · Semi-detached
4,289 sqftS$9,550,000S$2,226 psf
Jun 2026
Mount Sinai · Terrace
1,702 sqftS$5,750,000S$3,379 psf
Mar 2026
Mount Sinai · Terrace
1,702 sqftS$5,700,000S$3,349 psf
Jan 2026
Mount Sinai · Terrace
1,807 sqftS$6,280,000S$3,475 psf
Jan 2026
Mount Sinai · Semi-detached
4,489 sqftS$8,700,000S$1,938 psf
Sept 2025
Mount Sinai · Semi-detached
4,566 sqftS$10,500,000S$2,300 psf
Sept 2025
Mount Sinai · Semi-detached
3,729 sqftS$8,900,000S$2,387 psf
Jun 2025
Mount Sinai · Semi-detached
3,912 sqftS$9,899,999S$2,531 psf
Apr 2025
Mount Sinai · Semi-detached
3,450 sqftS$8,700,000S$2,522 psf
Feb 2025
Mount Sinai · Semi-detached
3,385 sqftS$10,413,300S$3,076 psf
Jan 2025
Mount Sinai · Semi-detached
3,328 sqftS$8,750,000S$2,629 psf
Dec 2024
Mount Sinai · Terrace
1,700 sqftS$5,100,000S$3,001 psf
Dec 2024
Mount Sinai · Terrace
1,863 sqftS$6,100,000S$3,274 psf
Dec 2024
Mount Sinai · Terrace
1,702 sqftS$5,300,000S$3,114 psf
May 2024
Mount Sinai · Terrace
2,717 sqftS$5,821,000S$2,143 psf
May 2024
Mount Sinai · Semi-detached
3,328 sqftS$6,600,000S$1,983 psf
Jul 2023
Mount Sinai · Terrace
1,807 sqftS$5,000,000S$2,767 psf
Jul 2022
Mount Sinai · Terrace
2,976 sqftS$7,500,000S$2,520 psf
May 2022
Mount Sinai · Semi-detached
3,525 sqftS$8,600,000S$2,440 psf
Nov 2021
Mount Sinai · Semi-detached
3,385 sqftS$6,000,000S$1,772 psf

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.