Type

Units

Min Area

Price Range

2 BR

786 sqft

S$4,500/mo

Property Highlights

Condo development with 1 unit currently available.
Prices currently start from S$4,500.
Located 7 min (550 m) from CC19 Botanic Gardens MRT Station.

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The Siena: Contemporary Living Near Botanic Gardens

The Siena stands as a residential development positioned along Tan Kim Cheng Road, a tree-lined thoroughfare in one of Singapore's most coveted neighbourhoods. This address places residents within walking distance of Botanic Gardens MRT Station (CC19), situated merely 550 metres away, making daily commuting straightforward for professionals working across the island's commercial hubs. The development's location bridges urban convenience with access to the tranquillity of Singapore's premier horticultural landscapes, a rare combination that appeals to discerning homeowners seeking balance between city living and natural surroundings.

Neighbouring Botanic Gardens MRT Station provides direct connectivity to the Circle Line, enabling residents to reach the Central Business District, Marina Bay, and the eastern corridor with minimal transit time. This accessibility has historically underpinned robust demand for residential units in this district, supporting both long-term capital appreciation and consistent rental market dynamics. The station itself functions as a major hub for reverse-commute patterns, benefiting residents who work in the eastern zones or require flexibility in their daily movements across Singapore.

Living in an Established Urban Precinct

The Tan Kim Cheng Road locale is characterised by mature residential neighbourhoods interspersed with boutique retail, dining establishments, and professional services. Unlike newer developments in emerging zones, properties in this area benefit from decades of proven neighbourhood stability and established community infrastructure. Schools, medical facilities, and grocery outlets are well-distributed throughout the surrounding precincts, reducing reliance on car ownership for daily errands.

The proximity to Botanic Gardens itself represents a significant quality-of-life advantage often absent in purely commercial or densely urban settings. Residents enjoy recreational facilities, walking trails, and horticultural exhibitions within minutes of their homes, providing natural amenities that support both physical wellness and mental health. This neighbourhood character has consistently attracted a diverse buyer demographic, from young professionals to established families, supporting multi-generational appeal and rental stability.

Unit Configuration and Space Efficiency

The Siena's floor plans are calibrated for contemporary living patterns, with units scaling up to approximately 786 square feet across multiple bedroom configurations. These dimensions reflect a thoughtful balance between spacious living quarters and efficient land utilisation, typical of well-regarded developments in Singapore's central zones. Layouts are designed to maximise natural light and ventilation whilst minimising wasted circulation space, an approach increasingly valued by buyers conscious of both comfort and long-term resale appeal.

Compact residential units of this specification are particularly suited to city professionals, young couples, and investors seeking liquid assets that command consistent tenant demand. The floor-area range allows flexibility for different household compositions without excessive maintenance burden or cooling costs, practical considerations that influence both occupancy satisfaction and asset performance over multi-year holding periods.

Investment and Rental Dynamics

Properties within a five-minute walk of operational MRT stations historically command premium rental yields relative to car-dependent locations, a pattern reinforced by Singapore's progressive transport policy and rising private vehicle ownership costs. The Siena's proximity to Botanic Gardens MRT Station positions units well for the rental market, particularly among expatriate professionals, visiting scholars, and business travellers with flexible lease terms. Rental demand across this neighbourhood has remained resilient through economic cycles, supported by the zone's educational institutions, research facilities, and hospitality sector presence.

Investors considering The Siena should anticipate rental returns broadly consistent with central-area leasehold developments, moderated by the age profile of the building and its maintenance standards. The established nature of the neighbourhood supports tenant quality and lease compliance, reducing vacancy risk and collection friction relative to emerging or transitional precincts.

Tenure and Long-Term Capital Dynamics

As a leasehold property, The Siena carries a defined lease tenure that requires careful consideration by purchasers concerned with long-term value retention. Properties approaching the 70-year mark in their lease life typically experience capital appreciation slowdown unless substantial en-bloc redevelopment or lease-extension mechanisms emerge, though lease decay impacts vary significantly based on broader market conditions and neighbourhood desirability. Buyers should conduct thorough due diligence on the development's current lease tenure and seek financial advice regarding the timing and implications of any potential lease extension or collective sale scenarios.

The neighbourhood's established status and MRT connectivity provide structural support for capital values even in later-lease phases, distinguishing this area from peripheral or ageing precincts where lease decay becomes more pronounced. Nonetheless, purchasers should factor lease tenure explicitly into their investment timeline and financial projections.

Comparative Market Position

The Siena occupies a competitive position within Singapore's central-area residential market, where per-square-foot pricing reflects both MRT accessibility and neighbourhood maturity. Recent transactions in the surrounding zone have established clear pricing benchmarks for comparable units, allowing informed negotiation and objective assessment of asking prices relative to market rates. Properties in this precinct have demonstrated resilience through multiple market cycles, appealing to risk-averse buyers seeking established locations with proven long-term value retention.

The development competes with other MRT-proximate residences across the central zones, each offering distinct architectural character, age profiles, and amenity sets. Prospective buyers should comparative-shop across multiple developments within the same MRT-station radius to identify the best value alignment with their personal requirements and investment objectives.

Financing and Buyer Eligibility

Singapore Citizens seeking to purchase The Siena as a second residential property will face Additional Buyer's Stamp Duty (ABSD) at the current rate of 20% on the purchase price, a significant cost component that materially impacts total acquisition expense and effective yield calculations. Permanent Residents and foreign nationals face higher ABSD liabilities under current regulatory frameworks, requiring careful tax planning and cost modelling prior to acquisition. First-time residential property buyers enjoy ABSD exemption, positioning this development as particularly attractive for debut homeowners and investors building their initial property portfolios.

Typical purchase prices for units at The Siena will trigger standard mortgage-availability parameters, with most financial institutions offering loan-to-value ratios between 75 and 80 per cent for owner-occupied purchases and slightly more conservative terms for investment acquisitions. Buyers should stress-test their financing capacity against potential interest-rate rises and factor in all acquisition costs (legal fees, survey charges, ABSD liabilities, and stamp duties) when assessing affordability and cash-flow impact.

Suitability Across Buyer Profiles

First-time homebuyers appreciate The Siena's MRT accessibility, established neighbourhood, and manageable floor areas, which reduce maintenance complexity and cooling-cost burden relative to larger units in less transit-connected zones. Upgraders moving from smaller apartments or HDB units often favour this development's central location and proximity to lifestyle amenities, viewing it as a logical step up the property ladder within familiar neighbourhoods. High-net-worth individuals occasionally acquire units for portfolio diversification or as base residences whilst maintaining international properties, attracted by the neighbourhood's prestige and neighbourhood stability rather than primary residence considerations.

Investor buyers view The Siena through a rental-yield and capital-appreciation lens, typically targeting units likely to attract consistent tenant demand at competitive monthly rates. The development's MRT connectivity and professional-class neighbourhood characteristics support this investment thesis, though detailed yield modelling specific to individual unit configurations is essential before commitment.

Future Neighbourhood Development

The Botanic Gardens zone faces constrained future residential supply due to heritage conservation policies protecting the gardens themselves and surrounding land-use restrictions protecting schools and institutional precincts. This planning scarcity supports long-term capital stability and rental demand, distinguishing the area from suburbs with high development pipelines and uncertain pricing trajectories. Interested buyers should monitor local planning updates and en-bloc redevelopment activities to identify any catalysts affecting neighbourhood supply dynamics and investment potential.

The Siena's established position in a supply-constrained, transport-connected neighbourhood positions it favourably for long-term ownership and value retention, provided purchasers remain conscious of lease-tenure considerations and conduct thorough financial planning prior to acquisition.

Frequently Asked Questions

What rental yield can I expect if I purchase a unit at The Siena as an investment property?

Rental yields for leasehold properties within five minutes' walk of operational MRT stations typically range between 3.5 and 4.5 per cent per annum, with The Siena positioned competitively within this band due to its proximity to Botanic Gardens MRT Station (CC19) and the neighbourhood's established professional demographic. The development's location attracts consistent tenant demand from expatriates, scholars, and business professionals seeking accessible central-area accommodation, supporting relatively stable occupancy rates and lease-renewal patterns across economic cycles. Actual yields will depend on specific unit configuration, floor level, aspect, and the owner's ability to optimise rental marketing and tenant management, making property-by-property analysis essential before investment commitment. Investors should model yields conservatively, factoring in vacancy periods, maintenance reserves, and potential lease-tenure impacts on long-term capital appreciation when conducting full investment appraisals.

How does The Siena's per-square-foot pricing compare to recent transactions in the Botanic Gardens precinct?

Recent arm's-length transactions for comparable leasehold apartments within the Botanic Gardens MRT catchment have established pricing benchmarks broadly ranging between S$1,200 and S$1,500 per square foot, depending on unit size, age profile, floor level, and vista quality. The Siena's pricing will reflect its architectural specification, building age, and amenity offering relative to competing developments in the immediate zone, with variations justified by factors such as unit layouts, maintenance standards, and community facilities. Prospective buyers should obtain independent valuation advice and comparative transaction data from professional real-estate agents specialising in this neighbourhood to verify that asking prices align with current market rates and represent fair value relative to recent sales. Price negotiation is common in Singapore's property market, and armed with credible comparable-transaction data, buyers can engage vendors more confidently and identify genuine value opportunities within their budget parameters.

What is the Additional Buyer's Stamp Duty (ABSD) impact if I purchase The Siena as a second residential property?

Singapore Citizens purchasing a second residential property face ABSD at the current rate of 20 per cent of the purchase price, applied on top of base Stamp Duty and other acquisition costs, materially increasing total transaction expense. For a unit at The Siena priced at, for example, S$1.5 million, ABSD liability would total S$300,000, representing a significant cash outlay that must be factored into affordability assessments and financing arrangements prior to offer submission. Permanent Residents face even higher ABSD liabilities under current regulatory frameworks, whilst foreign nationals encounter even more restrictive borrowing and ownership parameters, making tax-efficient structuring and professional financial advice essential before proceeding. First-time residential property buyers enjoy complete ABSD exemption, positioning this development as significantly more attractive for debut homeowners seeking to avoid this substantial cost burden and preserve capital for other investments or lifestyle expenses.

What is the lease-decay risk for The Siena, and how will it affect long-term resale value?

Leasehold properties in Singapore experience measurable capital-appreciation slowdown as lease tenure declines below 70 years, with banks becoming more conservative on loan-to-value ratios and purchasers discounting prices to account for limited ownership duration and potential compulsory acquisition risk. The Siena's current lease tenure (which purchasers should verify with conveyancing counsel) will directly impact long-term investment suitability and capital-retention projections, particularly for buyers seeking 15- to 20-year holding periods approaching the lease-expiration horizon. Buyers concerned about lease decay should investigate any collective-sale or lease-extension mechanisms that may exist within the development's community structure, as successful en-bloc transactions can reset lease tenure and restore capital appreciation potential for participating owners. Professional financial advisers strongly recommend conducting rigorous lease-tenure analysis and factoring conservative long-term appreciation assumptions into investment appraisals, especially for buyers approaching retirement or seeking to liquidate assets in later years.

How does proximity to Botanic Gardens MRT Station (CC19) affect property demand and long-term capital appreciation?

Properties located within five minutes' walk of operational MRT stations command consistent capital-appreciation premiums relative to car-dependent locations, a dynamic reinforced by Singapore's progressive transport infrastructure investment and rising private vehicle ownership costs that incentivise transit-oriented living patterns. Botanic Gardens MRT Station (CC19) provides direct Circle Line connectivity to the Central Business District, Marina Bay, and eastern zones, enabling reverse-commute patterns and flexible work-location arrangements that appeal to modern professionals, making surrounding residential precincts desirable across multiple employment scenarios. The station's role as a major interchange hub supports ongoing foot traffic, retail vitality, and commercial development around the precinct, creating positive externalities that enhance neighbourhood amenity and long-term property values independent of individual development performance. Demand for The Siena is substantially underpinned by this MRT accessibility, with historical evidence from comparable developments in transit-connected zones demonstrating superior capital retention and rental-market resilience through economic cycles compared to properties requiring private transportation for daily commuting.

Which buyer profiles are best suited to The Siena, and why?

First-time residential property buyers benefit significantly from The Siena's established neighbourhood, MRT accessibility, and ABSD exemption, positioning it as an excellent entry point into Singapore's property market without excessive complexity, maintenance burden, or acquisition costs associated with larger units in emerging zones. Young professionals and couples seeking central-area apartments without the space and maintenance demands of larger residences or private-landed properties favour this development's efficient layouts and walk-to-work proximity to Botanic Gardens MRT, supporting strong rental-market appeal if their circumstances change. Upgraders moving from smaller HDB units or first apartments typically view The Siena as a logical portfolio step, offering enhanced finishes, full ownership, and central location at prices more accessible than landed properties or premium-location apartments. Investor buyers model The Siena's rental yield and capital-appreciation potential targeting professional-class tenants and institutional investors seeking liquid, MRT-connected assets with established demand patterns, though detailed unit-by-unit analysis is essential before commitment. High-net-worth individuals occasionally acquire units for portfolio diversification or personal-use bases whilst maintaining primary residences overseas, valuing the neighbourhood's prestige and stability rather than pure investment return.

How much financing headroom will I have at typical purchase prices, and what are the TDSR implications?

Most Singapore financial institutions extend loan-to-value ratios between 75 and 80 per cent for owner-occupied residential purchases at The Siena, with marginally more conservative terms (typically 70 to 75 per cent) applied to investment-purpose acquisitions, meaning purchasers should prepare minimum down-payments in the 20 to 30 per cent range to meet standard lending criteria. Total Debt Service Ratio (TDSR) regulations limit total monthly debt repayments (inclusive of the proposed mortgage, existing vehicle loans, credit-card commitments, and other liabilities) to 60 per cent of gross monthly income, a constraint that effectively caps borrowing capacity for high-debt-ratio individuals and requires careful cash-flow planning for buyers with substantial existing obligations. At typical price points for The Siena, purchasers should model their full debt-repayment obligations, stress-test against potential interest-rate rises of 1 to 2 percentage points above current levels, and ensure sufficient cash reserves remain for maintenance contributions, property taxes, insurance, and lifestyle flexibility after mortgage commitments. Professional mortgage brokers and financial planners can model these parameters precisely based on individual income profiles and obligations, helping buyers identify sustainable financing structures and avoid over-leveraged positions that create cash-flow stress during market downturns or personal employment disruptions.

How does The Siena compare to nearby competing developments in terms of value proposition?

The Botanic Gardens neighbourhood hosts several established developments ranging across different age profiles, amenity sets, and price points, each offering distinct value positioning relative to The Siena depending on specific buyer priorities regarding location, finishes, and community facilities. Older developments in the precinct may offer lower per-square-foot pricing but potentially less contemporary finishes and amenity standards, while newer projects command premiums reflecting updated specifications, though they may lack the neighbourhood establishment and social infrastructure of longer-standing properties. Prospective buyers should conduct detailed comparable-property analysis across multiple developments within the same MRT-station radius, examining floor plans, maintenance standards, rental-market performance, and historical price appreciation to identify genuine value opportunities aligned with their personal requirements and investment objectives. Professional agents specialising in this neighbourhood can provide comprehensive competitive intelligence and historical transaction data enabling informed vendor negotiations and purchase decisions within the broader market context.

Which floor levels and unit stacks offer the best value at The Siena?

Mid-to-upper floor units (typically storeys 4 through 8 for developments of typical height) generally command the strongest value equilibrium, offering superior privacy, vistas, and light exposure whilst avoiding the premium pricing of topmost floors and the potential noise or street-level disadvantages of ground and lower-storey units. South-facing or north-facing aspects determine natural light exposure and solar-heat gain patterns throughout the day and across seasons, making aspect an important value consideration for long-term occupancy comfort and potential rental-market appeal to discerning tenants. Stackable unit types (where multiple similar configurations repeat across similar floor plans) tend to achieve more efficient cost-per-square-foot pricing than unique or irregular floor plans, making standardised mid-level units particularly attractive for yield-focused investors and value-conscious owner-occupiers. Prospective buyers should physically visit multiple unit types and floor levels if possible, evaluating sight-lines, wind patterns, natural ventilation, and space feel, as photography and floor plans cannot fully capture livability factors that directly influence satisfaction and resale success.

What is the future supply pipeline in the Botanic Gardens district, and how will it affect property values?

The Botanic Gardens zone is subject to stringent planning restrictions protecting heritage conservation objectives around the gardens themselves, institutional land reservations for educational facilities, and heritage-property safeguards, creating structural scarcity of new residential supply relative to most other Singapore neighbourhoods. This planning-driven supply constraint historically underpins relative price stability and rental-demand resilience in the zone, distinguishing it from suburban precincts with high development pipelines and uncertain long-term pricing trajectories exposed to oversupply risk. Prospective buyers should monitor Urban Redevelopment Authority planning updates and en-bloc redevelopment activity within the precinct to identify any future catalysts affecting neighbourhood supply dynamics and competitive positioning, though the probability of significant additional residential supply in this zone remains low relative to other areas. The relative scarcity of new inventory in a mature, transport-connected, professionally-oriented neighbourhood supports The Siena's long-term capital stability and rental-demand dynamics, providing structural confidence to purchasers concerned about excessive future supply eroding their investment returns or owner-occupancy amenity.

The Siena — From S$4,500