When the tender for a 133,344 sq ft Holland Drive site closed in May 2024, a four-developer consortium — UOL Group, CapitaLand Development, Singapore Land Group and Kheng Leong Co — submitted the winning bid of S$805.39 million (S$1,285 psf ppr), outbidding two rivals to secure one of the most coveted pieces of land to change hands in the Core Central Region (District 10) in years. The result was Skye at Holland, a 666-unit, 99-year leasehold development that would become Holland Village’s tallest residential tower and the CCR’s strongest-selling new project at launch since the cooling-measure cycle began. On its launch weekend of 11–12 October 2025, the consortium sold 658 of 666 units (98.8%) at an average of S$2,953 psf, drawing more than 8,000 visitors to the showflat and recording 2,151 expressions of interest — a 3.2x oversubscription rate. For a CCR project priced firmly in the luxury tier, those numbers were extraordinary: PropNex CEO Kelvin Fong described the launch as “the best-selling project in terms of number of units in the Core Central Region in 2025.” This article analyses what drove that outcome, what buyers should weigh carefully, and who the development is genuinely suited for.
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 occupies a singular position in Singapore’s residential psyche. Unlike the sterile luxury of Orchard Road or the glass-and-steel of Marina Bay, it retains a low-rise, bohemian character — Dutch-Colonial shophouses, independent restaurants, weekend art markets — that is almost impossible to replicate in a land-scarce city. The last major private residential launch in the neighbourhood prior to Skye at Holland was in 2019, meaning the area had experienced six years of supply drought before this project arrived.
The macro backdrop added fuel. URA data show CCR non-landed prices rose 2.3% q-o-q in Q4 2024 and a further 3.0% q-o-q in Q2 2025, reversing a period of relative softness and signalling renewed institutional and owner-occupier confidence in prime Singapore real estate. Nearly all buyers at the Skye at Holland launch were Singaporeans and permanent residents, a demographic shift from the 2021–2022 vintage when foreign purchasers drove CCR volumes before the April 2023 hike in Additional Buyer’s Stamp Duty (ABSD) for foreign buyers to 60%. That normalisation means current demand is structurally sturdier — anchored in genuine occupier intent and long-term wealth preservation rather than speculative hot money. The site itself sits on Holland Drive, approximately 700 metres from Buona Vista MRT (EWL/CCL interchange) and one stop on the Circle Line from Holland Village MRT, delivering dual-line access to the Central Business District, one-north business park, and Orchard Road within short commutes. One Holland Village mall, which opened in December 2023 adjacent to the site, added a ready-made lifestyle anchor the moment residents receive keys.
We track 666 sales and 0 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the SKYE AT HOLLAND dashboard.
- Average sale price: $2,708,992 across 666 transactions
- District 10 PSF ranking: Premium tier (top 12%)
- 99 yrs lease commencing from 2024 · CCR · D10 · 666 units
About SKYE AT HOLLAND
SKYE AT HOLLAND is a 99 yrs lease commencing from 2024 condominium, located at HOLLAND VILLAGE WAY in District 10 (Ardmore, Bukit Timah, Holland Road, Tanglin) (Core Central Region), developed by Holly Development Pte Ltd, comprising 666 residential units, completed in 2025.
With approximately 97 years remaining on its 99-year lease, the property qualifies for full bank financing and CPF usage.
Unit Mix Distribution
Transaction data breakdown by bedroom type at SKYE AT HOLLAND:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 222 | $2,912 psf | $1,870,631 |
| 2 BR | 222 | $2,942 psf | $2,334,797 |
| 3 BR | 148 | $2,946 psf | $3,410,743 |
| 4 BR | 74 | $3,060 psf | $4,943,162 |
Sales Market Overview
SKYE AT HOLLAND has recorded 666 sale transactions with an average transaction price of $2,708,992, ranging from $1,510,000 to $5,943,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2025 | 660 | $2,943 psf | $2,687,905 | — |
| 2026 | 6 | $3,247 psf | $5,028,667 | ↑ 10.3% |
SKYE AT HOLLAND ranks in the top 12% of condos in District 10 by average PSF.
Compared to the CCR average of $2,447 psf, SKYE AT HOLLAND trades 20.4% above the segment benchmark.
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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 |
|---|---|---|---|---|
| LEEDON GREEN | Freehold | 638 | $2,786 psf | 571 |
| D'LEEDON | 99 yrs lease commencing from 2010 | 1703 | $1,861 psf | 438 |
| HYLL ON HOLLAND | Freehold | 319 | $2,648 psf | 327 |
| 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 | $3,331 psf | 240 |
Location Map
Map shows SKYE AT HOLLAND (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- SKYE AT HOLLAND
- Holland Village MRT
- Buona Vista MRT
- Buona Vista MRT
- Commonwealth MRT
- Commonwealth Secondary School
- Dover Court International School
- United World College of South East Asia (Dover)
Nearby MRT Stations
SKYE AT HOLLAND is 370m from Holland Village MRT (Circle Line), with 4 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Holland Village | CC21 | Circle Line | 370m |
| Buona Vista | EW21 | East-West Line | 620m |
| Buona Vista | CC22 | Circle Line | 620m |
| Commonwealth | EW20 | East-West Line | 1.3 km |
Nearby Schools
There are 16 schools within 2 km of SKYE AT HOLLAND.
| School | Type | Distance |
|---|---|---|
| Commonwealth Secondary School | Secondary | 1.2 km |
| Dover Court International School | International | 1.5 km |
| United World College of South East Asia (Dover) | International | 1.5 km |
| Hwa Chong Institution | Secondary | 1.5 km |
| Hwa Chong Institution (JC) | Jc | 1.5 km |
| Hwa Chong International School | International | 1.6 km |
| River Valley High School | Secondary | 1.6 km |
| River Valley High School (JC) | Jc | 1.6 km |
| Singapore Polytechnic | Tertiary | 1.7 km |
| Lycee Francais de Singapour | International | 1.7 km |
| Hollandse School | International | 1.8 km |
| Tanglin Trust School | International | 1.8 km |
Several interlocking factors make Skye at Holland a structurally compelling proposition for the right buyer.
- Genuine supply scarcity: Holland Drive GLS sites are rare. The six-year gap since the previous neighbourhood launch means there is no near-term pipeline to dilute rental demand or capital values in the immediate precinct. Buyers seeking CCR exposure without the crowding of River Valley or Bugis corridors will find few substitutes.
- Consortium developer pedigree: UOL Group is a SGX-listed developer with a portfolio spanning Pan Pacific Hotels, United Industrial Corporation commercial towers, and award-winning residential addresses including Nassim Park Residences and Principal Garden. CapitaLand Development brings institutional-grade construction management and post-handover servicing depth. The combined track record materially de-risks execution and TOP delivery quality relative to single-developer boutique projects.
- Dual-line MRT connectivity: Buona Vista interchange (EWL/CCL) at approximately 700 m provides genuine transport optionality. East-West Line access to Changi Airport and Jurong Innovation District, combined with Circle Line reach to Botanic Gardens, Bishan and Dhoby Ghaut, makes this address attractive to expatriate tenants — the primary CCR rental market. Consult the price heatmap to compare rental yield clusters across District 10 sub-zones.
- Lifestyle ecosystem already in place: One Holland Village (December 2023), Holland Road Shopping Centre, Raffles Holland V, hawker centres, the Singapore Botanic Gardens UNESCO World Heritage Site, and the one-north R&D cluster are all within a 1–2 km radius, removing the wait for neighbourhood amenities that afflicts greenfield sites.
- Launch pricing discipline: At an average of S$2,953 psf, Skye at Holland priced meaningfully below comparable CCR new launches such as The Robertson Opus and UPPERHOUSE at Orchard Boulevard, which pushed above S$3,200–S$3,500 psf. The measured entry point relative to pedigree and location was the key reason for near-total absorption, and leaves credible upside room in a maturing CCR cycle. Use the mortgage calculator to model monthly servicing costs at various unit sizes.
No CCR purchase at this quantum is without material risk, and buyers should interrogate each of the following carefully before committing.
- ABSD exposure for second-property buyers: Singaporean citizens purchasing a second residential property pay 20% ABSD; permanent residents pay 30% on a second purchase; foreigners pay 60%. On a S$2.5 million unit, ABSD alone can exceed S$1.5 million for foreign nationals, fundamentally altering the investment calculus. Run the numbers on the stamp duty calculator before assuming the headline psf is the true all-in cost.
- 99-year leasehold decay in CCR: The 99-year tenure commencing 2024 means lease decay becomes financially visible beyond year 40. CCR freehold stock (Nassim, Ardmore, Grange Road) will structurally command a premium over ageing leasehold in the same district. Buyers expecting to hold multi-generationally should model lease-adjusted valuations from year 30 onwards.
- CCR rental yield compression: Despite robust occupier demand, CCR gross yields typically run 2.0–2.8% — materially thinner than OCR equivalents. With all-in acquisition costs (ABSD + BSD + legal + agent fees) easily adding 4–6% to the acquisition price for non-first-timers, payback periods on a pure-rental-income basis extend well beyond a decade.
- Concentration in a single neighbourhood: The development’s identity is closely tied to Holland Village’s bohemian character. Any large-scale urban redevelopment of the surrounding precinct — not presently planned but not impossible over a 30-year horizon — could alter the intangible premium the area commands.
- High absolute quantum: Entry-level 1-bedroom units started from roughly S$1.5–1.8 million; 3-bedroom units exceeded S$3.5 million. At these price points, financing stress tests under MAS Total Debt Servicing Ratio rules are stringent. Buyers should stress-test affordability against a 3% rate scenario using the mortgage calculator before committing.
- ✅ Owner-occupier upgrader (Singaporean citizen, first CCR purchase): Zero ABSD on first residential property removes the single largest cost hurdle. The Holland Village lifestyle, dual-line MRT access, and UOL build quality make this a strong long-term home purchase with capital preservation upside.
- ⚠️ HNW investor seeking CCR rental yield: Expatriate tenant demand in the one-north and Orchard corridor is structurally sound, but at S$2,953 psf average and 99-year tenure, gross yields of 2.0–2.5% require a long investment horizon and tolerance for ABSD drag unless this is a first purchase.
- ❌ Foreign buyer (non-PR): The 60% ABSD for foreign nationals as of April 2023 makes direct ownership economically prohibitive in almost all scenarios. Rental exposure via REITs or indirect structures is a far more efficient pathway.
- ⚠️ Singaporean PR, second property: 30% ABSD on a second purchase is a substantial hurdle. Decoupling strategies may help — explore the property comparison tool against alternative first-purchase options before committing.
- ⚠️ Long-term legacy asset buyer (freehold preference): The 99-year leasehold in a freehold-dominant CCR neighbourhood introduces lease-decay risk over a multi-generational hold. Buyers prioritising estate planning should compare against freehold Nassim or Ardmore stock despite the higher psf.
- ✅ Young professional couple, first home in CCR: As a first residential purchase with zero ABSD, the combination of proximity to one-north job clusters, Holland Village lifestyle, and Circle Line commutability to the CBD makes Skye at Holland a compelling, if premium, first-home choice.
Skye at Holland is, by any reasonable measure, the defining CCR new launch of the 2024–2025 cycle. A near-total weekend sell-out at S$2,953 psf average in a market where foreign buyers have been largely sidelined by punitive ABSD rates is a clear signal: local and permanent-resident wealth in Singapore remains deep, and the combination of Holland Village’s irreplaceable lifestyle identity, dual-line MRT access, and a four-developer consortium of institutional grade was sufficient to unlock it at scale. The project is not without risk — leasehold decay, thin CCR yields, and significant ABSD exposure for second-property buyers are all real and non-trivial. But for the right buyer profile — particularly Singaporean citizens making their first CCR purchase — the structural case is sound: scarce supply, premium amenities already in place, strong developer execution, and a macro backdrop of CCR price recovery.
Prospective buyers who missed the launch should monitor the resale market, where the sole recorded sub-sale — a 1,238 sq ft unit acquired for S$4.19 million (S$3,385 psf) and resold for S$4.68 million (S$3,781 psf) — demonstrates that early-entry holders have already captured meaningful appreciation. Use the price heatmap to track sub-zone price evolution in District 10, and benchmark against alternatives on the comparison tool before making a final decision.
FAQ
What is the average price for SKYE AT HOLLAND?
What is the rental yield for SKYE AT HOLLAND?
Is SKYE AT HOLLAND freehold or leasehold?
What is the tenure and who is the developer?
Skye at Holland is on a 99-year leasehold tenure commencing 2024. The development is a joint venture between UOL Group (35%), CapitaLand Development (35%), Singapore Land Group (20%) and Kheng Leong Co (10%), with the project vehicle registered as Holly Development Pte Ltd. The consortium won the Holland Drive GLS tender at S$805.39 million (S$1,285 psf ppr) in May 2024.
How much Additional Buyer’s Stamp Duty (ABSD) applies to my purchase?
ABSD rates depend on your residency status and number of existing properties. As of the April 2023 revision: Singaporean citizens pay 0% on their first property and 20% on their second; Singapore PRs pay 5% on first and 30% on second; foreigners pay 60% on any purchase. Use the stamp duty calculator for a precise estimate, and refer to IRAS for the authoritative rate table.
What are the nearest schools and amenities?
Holland Village and its surrounds offer one of Singapore’s richest lifestyle clusters. Within a 1–2 km radius: Singapore Botanic Gardens (UNESCO World Heritage Site), One Holland Village mall (opened December 2023), Holland Road Shopping Centre, Raffles Holland V, a wide array of independent restaurants and cafés along Lorong Mambong, and the one-north research and biomedical cluster. Nearby schools include Henry Park Primary, New Town Primary, and Fairfield Methodist Primary. The price heatmap contextualises how proximity to these amenities has historically supported capital values in District 10 sub-zones.
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA.
- Sales data: 666 transactions 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 SKYE AT HOLLAND
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.
New Sale vs Resale Mix
Of the 1,955 condo transactions recorded in District 10 over the last 12 months, 50% resale, 48% new sale, 2% sub sale. A resale-heavy mix points to an established market trading on fundamentals; a new-sale-heavy mix means developer launches are setting the price benchmarks.
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Price Index Check
The ShiokNest Price Index for District 10 reads 116.8 as of June 2026 — down 3.6% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
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Upcoming Supply Pipeline
1 active Government Land Sales site in District 10 could add roughly 180 new units to local supply. Incoming supply of this scale tends to cap short-term price growth in the immediate area but also signals planning confidence in the location.
| Site | Street | Est. units | List | Status |
|---|---|---|---|---|
| Holland Plain | — | ~180 | Reserve | Available |
HDB Alternatives Nearby
Weighing SKYE AT HOLLAND against staying public? These HDB towns sit within walking or short-drive distance:
- Queenstown — 4-room average $1,002,705 (110m away), an upgrader gap of about $1,700,000
- Bukit Timah — 4-room average $846,049 (1.5 km away), an upgrader gap of about $1,850,000