Resale Project Scorecard
The Sierra
D10 · Bukit Timah, Holland, Tanglin · 999-year leasehold · completed 1998 · 60 units
Grade C, 5.30 out of 10, the 153rd highest score among 307 resale condos in District 10.
How to read this grade. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation.
TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Read the evidence →
- Tenure
- 999-year
- Resales, 12 months to Oct 2026
- 0
- To Dover MRT
- 740 m
3D model: block outlines © OpenStreetMap contributors, roof heights from OneMap 3D (SLA)
The Sierra Score
- C
- Grade
- Score out of 10
- 5.30
- Highest score among 307 resale condos in District 10
- 153rd
Below-average project with notable weaknesses. Standout strengths: tenure. Key weaknesses: rental yield, project size.
Project's Historical Performance25%4/10
Avg Ann. of +2.91% — below-median performance vs same-vintage peers (34th percentile of 1998-era cohort).
The district median is 4/10.
Primary School Effect20%7/10
1 primary school within 1km (Henry Park Primary School, 0.40km away) — a well-subscribed school. Narrow optionality, but the single option is a solid one.
The district median is 7/10.
- Henry Park Primary School
Within 1km on OneMap's School Query for at least one block, the measure MOE uses for Primary 1. Check your block's postal code on OneMap School Query →
Project Size16%3/10
60 units — very small project; niche product with thin resale market.
The district median is 3/10.
MRT Proximity13%7/10
740 m from Dover MRT (EW22) — short walk to MRT, good transport convenience.
The district median is 8/10.
Rental Yield10%3/10
Rental yield of 2.68% — below-average income return.
The district median is 2/10.
Tenure10%10/10
999-year tenure — effectively freehold from a valuation standpoint.
The district median is 10/10.
Future Transformation6%4/10
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.
The district median is 3/10.
Scores updated October 2026. On the map →
Why The Sierra scores 5.30
The Sierra scores 5.30 out of 10 on the TRIBE Resale Project Scorecard, Grade C, ranking 1794th of 2,350 resale condos scored in Singapore and 153rd of 307 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).
| Factor | This condoThe Sierra | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 4/10 | 4/10 | ±0.00 | 33% of district |
| Primary School Effect20% | 7/10 | 7/10 | ±0.00 | 38% of district |
| Project Size16% | 3/10 | 3/10 | ±0.00 | 0% of district |
| MRT Proximity13% | 7/10 | 8/10 | −0.13 | 6% of district |
| Rental Yield10% | 3/10 | 2/10 | +0.10 | 56% of district |
| Tenure10% | 10/10 | 10/10 | ±0.00 | 8% of district |
| Future Transformation6% | 4/10 | 3/10 | +0.06 | 54% of district |
Medians are across the 307 scored resale projects in District 10 (Bukit Timah, Holland, Tanglin). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between The Sierra and a median-profile project (5.30). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
The Sierra Prices
No resale at The Sierra in the 12 months to October 2026.
Past transactions at The Sierra
10 resales, Nov 2021 to Oct 2026 · median $1,788 psf · $1,120,000 to $2,215,000 · all 10 sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 26 Sep 2025 | 80 Mount Sinai Drive | 4 | #04-02022BR | 2BR | 980 | $1,817 | $1,780,000 | Resale |
| 25 Jun 2025 | 80 Mount Sinai Drive | 6 | #06-03033BR | 3BR | 1,206 | $1,837 | $2,215,000 | Resale |
| 9 May 2025 | 80 Mount Sinai Drive | 9 | #09-05051BR | 1BR | 667 | $1,952 | $1,302,800 | Resale |
| 24 Jul 2024 | 80 Mount Sinai Drive | 10 | #10-01013BR | 3BR | 1,033 | $1,873 | $1,935,000 | Resale |
| 7 Mar 2024 | 80 Mount Sinai Drive | 10 | #10-02022BR | 2BR | 980 | $1,766 | $1,730,000 | Resale |
| 10 Aug 2023 | 80 Mount Sinai Drive | 11 | #11-03033BR | 3BR | 1,206 | $1,792 | $2,160,000 | Resale |
| 28 Mar 2023 | 80 Mount Sinai Drive | 8 | #08-05051BR | 1BR | 667 | $1,783 | $1,190,000 | Resale |
| 3 Mar 2023 | 80 Mount Sinai Drive | 13 | #13-05051BR | 1BR | 667 | $1,678 | $1,120,000 | Resale |
| 3 Jan 2023 | 80 Mount Sinai Drive | 14 | #14-01013BR | 3BR | 1,033 | $1,660 | $1,715,000 | Resale |
| 14 Jan 2022 | 80 Mount Sinai Drive | 6 | #06-03033BR | 3BR | 1,206 | $1,568 | $1,890,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D10 |
|---|---|---|---|
| Nov 2021 – Jan 2022 | 1 | — | $1,884 psf |
| Feb–Apr 2022 | — | — | $2,055 psf |
| May–Jul 2022 | — | — | $1,987 psf |
| Aug–Oct 2022 | — | — | $2,047 psf |
| Nov 2022 – Jan 2023 | 1 | — | $2,137 psf |
| Feb–Apr 2023 | 2 | $1,731 psf | $2,281 psf |
| May–Jul 2023 | — | — | $2,120 psf |
| Aug–Oct 2023 | 1 | — | $2,018 psf |
| Nov 2023 – Jan 2024 | — | — | $2,107 psf |
| Feb–Apr 2024 | 1 | — | $2,415 psf |
| May–Jul 2024 | 1 | — | $2,178 psf |
| Aug–Oct 2024 | — | — | $2,246 psf |
| Nov 2024 – Jan 2025 | — | — | $2,175 psf |
| Feb–Apr 2025 | — | — | $2,276 psf |
| May–Jul 2025 | 2 | $1,895 psf | $2,230 psf |
| Aug–Oct 2025 | 1 | — | $2,240 psf |
| Nov 2025 – Jan 2026 | — | — | $2,256 psf |
| Feb–Apr 2026 | — | — | $2,247 psf |
| May–Jul 2026 | — | — | $2,306 psf |
| Aug–Oct 2026 | — | — | $2,275 psf |
A quarter is plotted from two sales up; the district line from ten.
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
The Sierra Rent
- Median rent a month
- $3,850 to $4,400
- Rental contracts
- 21
| Unit type | Median rent | Most rents | LetsContracts |
|---|---|---|---|
| 1-bedroom | $3,850 | $3,350 to $4,230 | 8 |
| 2-bedroom | $4,000 | — | 3 |
| 3-bedroom | $4,400 | $4,000 to $4,600 | 10 |
Rental contracts at The Sierra
21 contracts, Sep 2025 to Aug 2026 · median $4,200 a month · $3,200 to $5,000
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 3BR | 1,200 to 1,300 sq ft | $4,600 |
| Jul 2026 | 1BR | 700 to 800 sq ft | $3,500 |
| Jul 2026 | 1BR | 600 to 700 sq ft | $4,200 |
| Jul 2026 | 3BR | 1,000 to 1,100 sq ft | $3,500 |
| Jun 2026 | 1BR | 700 to 800 sq ft | $3,400 |
| Jun 2026 | 1BR | 600 to 700 sq ft | $4,300 |
| Jun 2026 | 2BR | 900 to 1,000 sq ft | $4,000 |
| Jun 2026 | 2BR | 900 to 1,000 sq ft | $4,000 |
| Jun 2026 | 3BR | 1,000 to 1,100 sq ft | $4,300 |
| Jun 2026 | 3BR | 1,200 to 1,300 sq ft | $4,500 |
URA rental contracts. The table above is the 12 months to August 2026. URA publishes no unit number for a letting.
The Sierra By stack
- Highest, stack 03
- $1,792 psf
- Lowest, stack 01
- $1,767 psf
- Stacks with 2+ resales
- 4
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 01 | $1,767 psf | 1,033 sq ft | Levels 10 to 14 | 2 |
| 02 | $1,792 psf | 980 sq ft | Levels 4 to 10 | 2 |
| 03 | $1,792 psf | 1,206 sq ft | Levels 6 to 11 | 3 |
| 05 | $1,783 psf | 667 sq ft | Levels 8 to 13 | 3 |
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
The Sierra Notes
How these numbers are worked out
- Grade C places The Sierra in a relative band under the current seven-factor formula. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation. TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Two units can still be very different buys: the asking price, stack, floor, facing and condition decide the outcome.
- MRT distance is a straight line on the map; the walking route is longer.
- Prices: aggregates of URA REALIS resale caveats, data to October 2026. A specific unit's value depends on floor, size, facing and condition.
- Past transactions: every resale and sub-sale caveat lodged with URA from Nov 2021 to Oct 2026, newest first; a unit is its storey and stack (#07-18). Typing a unit or a stack lists its sales across the whole span. Profit is the sale price less the seller's own purchase price as the caveats pair them, before stamp duties, fees and loan interest; the gain a year is compounded and shown from one year held. The trend line is the median from two sales up per month, quarter or half-year, the district line from ten. 10Y appears once the dataset runs that far back.
- Rent: aggregates of URA rental contracts, Sep 2025 – Aug 2026, for unit types with three contracts or more; the contract list under the table carries every letting on file, including those with no bedroom count, and URA publishes no unit number for a letting. "Most rents" is the middle half of contracts, shown from five up. No yield is shown: too few resales of these unit types in the last 12 months to divide by.
- By stack: resales from 2022 to Oct 2026, medians per stack. A stack is the last two digits of the unit number, so #05-37 and #08-37 are both stack 37. Stacks with one sale are left out, and prices moved over the period, so read a gap between two stacks as a lead to check, not a rule.
- Factor bars: the black mark on each bar is the district median.
- Score: seven weighted factors. Methodology published.
What the score cannot tell you
- RPS scores the project, not a unit. Floor, stack, facing, renovation and the asking price are outside the score.
- Recent price evidence is thin: no resale caveats in the 12 months to October 2026. The Historical Performance factor (4/10) rests on the 10-year record, not on this window.
- Historical Performance is a percentile among projects of similar vintage (completed around 1998, within a year or so, widened when the cohort is small). A high score is strong for its age group, not against the whole market.
- The nearest MRT is Dover MRT (EW22), 740 m in a straight line. The walking route is usually longer, and bus links are not scored.
- Primary School Effect counts the one primary school within 1 km on OneMap's School Query (the school's land boundary to the block's building outline, the measure MOE uses for P1), weighted by recent P1 ballot demand. A school counts when any block is within 1 km, so confirm your own block's postal code before relying on it.
- Scores updated October 2026; transactions to October 2026. Nothing on this page is a valuation or advice on a specific unit.
- Facing decides a unit's morning or afternoon sun, and it varies stack by stack. See the sun path at The Sierra for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.