RPS · Resale Project Scorecard
The Sierra — Grade C
RPS score 5.30/10 · D10 · Bukit Timah, Holland, Tanglin · 60 units · scored across 7 weighted factors — methodology published.
999YR · Koh Brothers Development Pte Ltd · TOP 1998
Below-average project with notable weaknesses. Standout strengths: tenure. Key weaknesses: total returns, project size.
Factor breakdown
- Project's Historical Performance25% weight
- 4/10
- Primary School Effect20% weight
- 7/10
- Project Size16% weight
- 3/10
- MRT Proximity13% weight
- 7/10
- Rental Yield10% weight
- 3/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 4/10
Avg Ann. of +2.91% — below-median performance vs same-vintage peers (34th percentile of 1998-era cohort).
1 primary school within 1km (HENRY PARK PRIMARY SCHOOL, 0.47km away). Adequate but narrow school optionality.
60 units — very small project; niche product with thin resale market.
0.77km from Dover Mrt Stn (EW22) — short walk to MRT, good transport convenience.
Rental yield of 2.68% — below-average income return.
999-year tenure — effectively freehold from a valuation standpoint.
Limited future-catalyst exposure — nearest is Greater One-North / Dover-Medway precinct at 2.40km, far enough that the impact on this project is modest.
Primary schools within 1km: Henry PARK Primary School.
The verdict· Scores updated September 2026
The Sierra scores 5.30 out of 10 on the TRIBE Resale Project Scorecard, Grade C, ranking 1709th of 2,357 resale condos scored in Singapore and 143rd of 308 in District 10 (Bukit Timah, Holland, Tanglin). Its strongest factors are Tenure (10/10) and Primary School Effect (7/10); its weakest is Rental Yield (3/10). Below-average project with notable weaknesses. Standout strengths: tenure. Key weaknesses: total returns, project size.
See all 308 scored condos in District 10 (Bukit Timah, Holland, Tanglin) →
RPS · Resale Project Scorecard
Recent resale transactions at The Sierra
URA REALIS records no resale transactions at The Sierra in the 12 months to September 2026. The Historical Performance factor (4/10) is scored on 10-year price performance against same-vintage peers instead.
The Sierra: frequently asked questions
Answers generated from the scorecard data — RPS rank 1709th of 2,357, scores updated September 2026.
- Is The Sierra a good buy in 2026?
- The Sierra scores 5.30/10 on the TRIBE Resale Project Scorecard (Grade C), which places it 1709th of 2,357 Singapore resale condos and 143rd of 308 in District 10 (Bukit Timah, Holland, Tanglin). Below-average project with notable weaknesses. Standout strengths: tenure. Key weaknesses: total returns, project size. RPS scores project-level demand fundamentals — not a specific unit or its asking price — so read the grade as a screen: it tells you whether the drivers of resale demand are present, and the price you pay still decides the outcome.
- What is the average PSF at The Sierra?
- URA REALIS records no resale transactions at The Sierra in the 12 months to September 2026, so there is no recent PSF to quote. RPS scores the project's Historical Performance factor (4/10) on its 10-year resale price performance against same-vintage peers instead.
- How far is The Sierra from the nearest MRT station?
- The Sierra is about 770m from Dover MRT (EW22), scoring 7/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does The Sierra compare with Beverly Hill?
- Beverly Hill is the project scored next to The Sierra on the District 10 ranking: 5.30 (Grade C) against The Sierra's 5.30 (Grade C). The Sierra scores higher on Rental Yield (3 vs 2) and Future Transformation (4 vs 3); Beverly Hill scores higher on MRT Proximity (7 vs 8).
- Which primary schools are within 1km of The Sierra?
- One primary school is within 1km of The Sierra: Henry PARK Primary School. 1 primary school within 1km (HENRY PARK PRIMARY SCHOOL, 0.47km away). Adequate but narrow school optionality. The Sierra scores 7/10 on the Primary School Effect factor (20% of the RPS score), which weights each school by its recent P1 ballot demand.
- What is the tenure of The Sierra, and how big is the project?
- The Sierra is 999-year leasehold, completed in 1998, has 60 units, developed by Koh Brothers Development Pte Ltd. 999-year tenure — effectively freehold from a valuation standpoint. 60 units — very small project; niche product with thin resale market. Tenure carries 10% of the RPS score and Project Size 16%.
Scored either side of The Sierra in Bukit Timah, Holland, Tanglin
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
- Beverly HillC5.30
- Willyn VilleC5.30
- Holland TowerC5.31
- Jervois GroveC5.29
- Waterfall GardensC5.32
- Warner CourtC5.29
See all 308 scored projects in Bukit Timah, Holland, Tanglin →
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