Hyll on Holland stands on one of Singapore's most storied residential corridors — Holland Road in District 10 — as a freehold development of 319 apartments that replaced the en-bloc sites of the much-loved Hollandia and Estoril estates. Completed in 2021, the project was launched by Far East Organization, one of Singapore's largest private developers, at a time when Core Central Region (CCR) freehold supply was already tightening. The result is a boutique community whose residents wake to the leafy calm of Raffles Holland V, cycle past the Singapore Polo Club, and arrive at Holland Village MRT (Circle Line) in under ten minutes on foot. Positioned within a five-minute drive of the Orchard Road retail belt and a ten-minute drive from the Central Business District, Hyll on Holland distils everything premium about District 10 living into a compact, tenure-secure package.
Freehold CCR condominiums are increasingly rare: the Urban Redevelopment Authority (URA) data shows that the share of new private homes launched with freehold tenure has been steadily shrinking as state land sales favour 99-year leasehold sites. For buyers with a multi-generational wealth lens, Hyll on Holland occupies a structural niche that new launches simply cannot replicate. Its 327 recorded resale transactions since TOP reflect genuine secondary-market depth — unusual for a sub-400-unit project — and speak to the liquidity premium that freehold Holland Village addresses command.
Snapshot as of 2026-05 — figures above reflect publicly available URA/HDB data at the time of this editorial review (as of 2026-05).
Holland Village has long occupied a distinctive emotional and practical place in Singapore's residential landscape. The enclave — centred on Lorong Mambong and Holland Avenue — blends independent cafes, wine bars, heritage shophouses, and weekend farmers' markets in a way that very few Singapore neighbourhoods have managed to sustain. Its catchment of expatriates, tenured academics from the nearby National University of Singapore, and upper-income Singaporean families creates a consistently deep rental pool, a fact reflected in the comparatively elevated gross yields that District 10 Holland-side properties record against other CCR sub-markets.
The Circle Line's Holland Village MRT station, which opened in 2011, fundamentally changed the area's commute profile. Riders reach Dhoby Ghaut interchange in six stops (roughly fifteen minutes) and Harbourfront in nine stops — giving residents rapid access to both the Orchard luxury retail belt and VivoCity. The Land Transport Authority (LTA) has also confirmed that Holland Village sits within the expanded Thomson-East Coast Line interchange study catchment, which may further enhance connectivity in the medium term. For a freehold site whose land cost was anchored by the Hollandia and Estoril collective sale, these connectivity tailwinds were a powerful underwrite for Far East's launch pricing.
The broader District 10 context is equally supportive. D10 encompasses Good Class Bungalow (GCB) enclaves at Cluny, Farrer, and Swiss Club roads — the most exclusive landed residential addresses in the republic. Being adjacent to GCB territory creates a sustained demand ceiling effect: ultra-high-net-worth households who cannot or choose not to hold landed property often park wealth in nearby freehold condominiums as the next-best tenure-secure vehicle. Hyll on Holland, sitting at the Holland Village node of this district, inherits that demand dynamic while offering the lifestyle and connectivity convenience that GCB enclaves typically cannot match.
We track 327 sales and 270 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the HYLL ON HOLLAND dashboard.
- Average sale price: $2,019,181 across 327 transactions
- Estimated gross rental yield: 2.8%
- District 10 PSF ranking: Premium tier (top 18%)
- Freehold tenure · CCR · D10 · 319 units
About HYLL ON HOLLAND
HYLL ON HOLLAND is a freehold condominium, located at HOLLAND ROAD in District 10 (Ardmore, Bukit Timah, Holland Road, Tanglin) (Core Central Region), comprising 319 residential units, completed in 2021.
As a freehold property, HYLL ON HOLLAND does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at HYLL ON HOLLAND:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 210 | $2,646 psf | $1,755,569 |
| 2 BR | 70 | $2,623 psf | $2,255,866 |
| 3 BR | 47 | $2,697 psf | $2,844,513 |
Sales Market Overview
HYLL ON HOLLAND has recorded 327 sale transactions with an average transaction price of $2,019,181, ranging from $1,342,700 to $3,227,301.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 105 | $2,423 psf | $1,756,613 | — |
| 2022 | 132 | $2,685 psf | $2,112,539 | ↑ 10.8% |
| 2023 | 76 | $2,876 psf | $2,176,723 | ↑ 7.1% |
| 2024 | 2 | $2,794 psf | $2,485,000 | ↓ 2.9% |
| 2025 | 9 | $2,744 psf | $2,184,654 | ↓ 1.8% |
| 2026 | 3 | $2,783 psf | $2,303,333 | ↑ 1.4% |
HYLL ON HOLLAND ranks in the top 18% of condos in District 10 by average PSF.
Compared to the CCR average of $2,447 psf, HYLL ON HOLLAND trades 8.2% above the segment benchmark.
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Rental Market Overview
HYLL ON HOLLAND has recorded 270 rental transactions with monthly rents averaging $4,695/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 44 | $4,815/mo | $3,900/mo | $8,000/mo |
| 2 BR | 186 | $4,370/mo | $3,700/mo | $5,100/mo |
| 3 BR | 40 | $6,074/mo | $5,000/mo | $8,500/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2024 | 112 | $4,683/mo |
| 2025 | 136 | $4,675/mo |
| 2026 | 22 | $4,880/mo |
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Investment Analysis
Based on average rents and sale prices, HYLL ON HOLLAND delivers an estimated gross rental yield of 2.8%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
Competing Condos in District 10
Side-by-side comparison against the most actively traded condos in District 10 (Ardmore, Bukit Timah, Holland Road, Tanglin):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| SKYE AT HOLLAND | 99 yrs lease commencing from 2024 | 666 | $2,946 psf | 666 |
| LEEDON GREEN | Freehold | 638 | $2,785 psf | 570 |
| D'LEEDON | 99 yrs lease commencing from 2010 | 1703 | $1,858 psf | 433 |
| FOURTH AVENUE RESIDENCES | 99 yrs lease commencing from 2018 | 476 | $2,465 psf | 296 |
| UPPERHOUSE AT ORCHARD BOULEVARD | 99 yrs lease commencing from 2024 | 301 | $3,329 psf | 237 |
Location Map
Map shows HYLL ON HOLLAND (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- HYLL ON HOLLAND
- Holland Village MRT
- Farrer Road MRT
- Commonwealth MRT
- Buona Vista MRT
- Buona Vista MRT
- Swiss School Singapore
- Commonwealth Secondary School
- Raffles Girls'
Nearby MRT Stations
HYLL ON HOLLAND is 780m from Holland Village MRT (Circle Line), with 5 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Holland Village | CC21 | Circle Line | 780m |
| Farrer Road | CC20 | Circle Line | 940m |
| Commonwealth | EW20 | East-West Line | 1.0 km |
| Buona Vista | EW21 | East-West Line | 1.5 km |
| Buona Vista | CC22 | Circle Line | 1.5 km |
Nearby Schools
There are 15 schools within 2 km of HYLL ON HOLLAND, including 1 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Swiss School Singapore | International | 780m |
| Commonwealth Secondary School | Secondary | 1.0 km |
| Raffles Girls' Primary School | Primary | 1.2 km |
| Tanglin Trust School | International | 1.3 km |
| River Valley High School | Secondary | 1.5 km |
| River Valley High School (JC) | Jc | 1.5 km |
| German European School Singapore | International | 1.5 km |
| Queensway Secondary School | Secondary | 1.7 km |
| Global Indian International School (GIIS Queenstown) | International | 1.7 km |
| Hollandse School | International | 1.7 km |
| Lycee Francais de Singapour | International | 1.7 km |
| Queenstown Primary School | Primary | 1.9 km |
Freehold tenure in a depleting supply environment. Singapore's private residential pipeline is dominated by 99-year leasehold sites released from the Government Land Sales programme. Freehold CCR land is essentially non-renewable: it can only enter supply through collective sales, and regulatory Additional Buyer's Stamp Duty (ABSD) remission timelines impose commercial pressure on developers to launch quickly after an en-bloc acquisition. The Hollandia and Estoril sites that became Hyll on Holland were among a cohort of Holland Road en-blocs that cleared in the 2017–2019 cycle. That cycle is unlikely to repeat at similar scale for many years, which means the current inventory of freehold Holland Road condominiums is effectively frozen. Owners of Hyll on Holland units hold an asset class whose supply cannot be manufactured.
Holland Village lifestyle and F&B ecosystem. The Holland Village precinct — gazetted as one of Singapore's Urban Redevelopment Authority identity nodes — offers a pedestrian-scale street life that appeals to both international tenants and local owner-occupiers. The proximity of Cold Storage Holland Village, Raffles Holland V mall, and dozens of independent dining options within a ten-minute walk is a genuine quality-of-life differentiator. For landlords, this translates into a tenant profile that is less price-sensitive and more tenure-stable than average.
Circle Line connectivity and Orchard proximity. Holland Village MRT provides single-transfer access to every major employment node in Singapore. The roughly six-minute rail ride to Dhoby Ghaut places Hyll on Holland tenants at the heart of the Orchard corridor in under fifteen minutes door-to-door. Families also benefit from proximity to established schooling: Henry Park Primary, Nanyang Primary, and MGS are all within the traditional D10 popular-school belt.
Boutique scale and quality finishing. At 319 units, Hyll on Holland is small enough that common facilities — the 50-metre lap pool, sky terraces, and gymnasium — are rarely crowded, a selling point that larger mega-developments in the CCR cannot replicate. Far East Organization's Signature Collection apartments reach up to 2,400 square feet, providing rare large-format freehold options in a market where new launches have trended toward smaller, higher-psf units.
| Attribute | Detail |
|---|---|
| Tenure | Freehold |
| District | 10 (Holland Village, CCR) |
| Units | 319 |
| TOP | 2021 |
| Developer | Far East Organization |
| Nearest MRT | Holland Village (Circle Line, ~8 min walk) |
| Recorded resale txns | 327 |
CCR price sensitivity to interest rates and ABSD policy. Core Central Region condominiums are disproportionately exposed to changes in buyer's stamp duty policy. The December 2021 and April 2023 rounds of cooling measures raised ABSD for foreigners to 60 percent and for Singapore permanent residents purchasing a second property to 30 percent. These rates have materially reduced the pool of non-citizen buyers who historically provided a liquidity floor for CCR freehold units. While ABSD may be recalibrated over time, investors should not underwrite future pricing on any assumed normalisation of foreign buyer participation.
Boutique liquidity limitations. A 319-unit development offers fewer comparable transactions than larger developments, which can make bank valuations more volatile. In a soft market, this thin comparable set can amplify price discovery risk — particularly for larger-format units above 1,500 square feet where the market is already thin nationwide.
Holland Road traffic and access. Despite MRT convenience, residents who drive will contend with Holland Road's peak-hour congestion, particularly at the Farrer Road and Queensway junctions. The development's single-road frontage on Holland Road means residents cannot fully avoid this pinch point. Parking at the Holland Village commercial node is also notoriously constrained, which affects retail convenience for car-dependent households.
Competition from new CCR freehold inventory. While freehold CCR supply is structurally tight, there are other recently completed or upcoming freehold developments in the Buona Vista, Farrer Road, and Stevens corridors that compete for the same buyer profile. Resale pricing at Hyll on Holland will be benchmarked against these alternatives, and any significant new freehold launch in D10 could cap near-term upside.
[
{
"persona": "Freehold wealth-preservation buyer",
"fit_color": "green",
"reason": "Freehold CCR supply is structurally limited. Buyers seeking intergenerational tenure security with Holland Village lifestyle access find Hyll on Holland one of very few options on the current resale market."
},
{
"persona": "Expat family (long-term Singapore assignment)",
"fit_color": "green",
"reason": "Holland Village MRT, proximity to international schools in Buona Vista, and the village lifestyle ecosystem make this a top-quartile expat choice. Stable rental demand supports lease-based ownership."
},
{
"persona": "Savvy rental investor (Singapore citizen, second property)",
"fit_color": "yellow",
"reason": "Gross yields in D10 are modest at current resale PSF levels. The investment case depends more on capital preservation and freehold scarcity than on income return. ABSD on second property (20%) requires a long hold horizon to break even."
},
{
"persona": "Downsizer from GCB or large landed",
"fit_color": "green",
"reason": "Large-format Signature Collection units (up to 2,400 sq ft) and freehold tenure make Hyll on Holland a natural landed-to-condo transition vehicle for D10 GCB sellers who want to stay in the precinct."
},
{
"persona": "First-time buyer on a tight budget",
"fit_color": "red",
"reason": "Entry-level pricing in the mid-$2M range for smaller units, combined with D10 quantum, places this well beyond the financial reach of most first-time buyers. Stamp duty and cash-over-valuation requirements add further friction."
}
]
Hyll on Holland earns a Hold-to-Buy rating for qualified buyers in the right financial profile. The freehold tenure, Holland Village lifestyle moat, and Circle Line connectivity form a durable three-pillar value proposition that does not depend on cyclical market tailwinds. The development is not cheap — resale psf in the D10 freehold CCR bracket reflects the scarcity premium — but for buyers whose investment horizon is ten years or longer, or whose primary motivation is owner-occupancy in one of Singapore's most liveable neighbourhoods, the pricing is defensible.
The principal risks are macro and policy-driven rather than asset-specific: ABSD normalisation timelines are uncertain, CCR price recovery from the 2022–2023 correction has been uneven, and interest rate sensitivity remains elevated. Buyers should stress-test their mortgage serviceability against a 5.0% blended rate scenario before committing, and use a affordability calculator to confirm the purchase does not breach the 55% Total Debt Servicing Ratio (TDSR) threshold enforced by the Monetary Authority of Singapore (MAS).
For long-term investors and owner-occupiers who can absorb CCR freehold quantum, Hyll on Holland is a structurally sound choice in a supply-constrained niche. Its Holland Village address will remain desirable as long as Singapore sustains its cosmopolitan character — which, by every structural indicator, it will.
FAQ
What is the average price for HYLL ON HOLLAND?
What is the rental yield for HYLL ON HOLLAND?
Is HYLL ON HOLLAND freehold or leasehold?
How far is Hyll on Holland from Holland Village MRT?
The development is approximately 650–700 metres from Holland Village MRT station on the Circle Line — a comfortable eight-to-ten-minute walk. The Circle Line provides direct access to Dhoby Ghaut (about 15 minutes), Harbourfront (about 20 minutes), and Bishan, making most of Singapore's major employment nodes reachable with at most one transfer. Buses along Holland Road and Queensway provide additional surface transit options.
What schools are within the Hyll on Holland 1 km primary school registration radius?
The precise 1 km circle for any address should be verified with the Ministry of Education's official school finder, as boundaries are confirmed only at registration time. Historically, addresses on Holland Road have been within or close to the registration radius for Henry Park Primary and Nanyang Primary, both of which are among Singapore's most sought-after primary schools. Families should confirm eligibility through MOE's official portal before making school-proximity a purchase criterion.
What stamp duty should I budget when buying Hyll on Holland?
Buyer's Stamp Duty (BSD) applies to all residential purchases in Singapore on a progressive rate schedule set by the Inland Revenue Authority of Singapore (IRAS). For a $2.4M purchase, BSD is approximately $82,600. Additional Buyer's Stamp Duty (ABSD) applies at rates ranging from 0% (Singapore citizen first property) to 60% (foreigner), and is the dominant cost variable for non-citizen purchasers. Use the stamp duty calculator to model the full duty liability for your specific citizenship status and property ownership count before budgeting.
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 327 transactions analysed
- Rental data: 270 lease records analysed
- Gross yield = (avg monthly rent × 12) / avg sale price
Median values used to minimise outlier impact. PSF = price per square foot.
View Live Data for HYLL ON HOLLAND
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