THE SERENADE @ HOLLAND is a 74-year balance leasehold development along HOLLAND ROAD in District 10 (Bukit Timah / Holland), part of the CCR segment of Singapore's private residential market. The project comprises 89 units and is TOP 2004.
This profile draws on 24 recorded transactions from URA REALIS to frame the project's character: who actually lives here, who buys here, and where the pricing sits relative to immediate alternatives. For the broader district context, see the Singapore price-heatmap map.
At roughly 22 years from TOP, THE SERENADE @ HOLLAND is in mature-resale territory: a clear track record on capital appreciation, defined renovation and refurbishment cycles, and lease-decay considerations starting to enter the picture (if leasehold).
Within District 10 (Bukit Timah / Holland), the immediate context for THE SERENADE @ HOLLAND is shaped by the broader URA Master Plan zoning for the area, ongoing or planned infrastructure (MRT extensions, expressway changes, school relocations), and the supply pipeline of nearby launches. See the URA Master Plan 2019 for the precinct-specific land-use overlay before underwriting medium-term capital appreciation.
We track 24 sales and 54 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the THE SERENADE @ HOLLAND dashboard.
- Average sale price: $2,478,042 across 24 transactions
- Estimated gross rental yield: 2.8%
- District 10 PSF ranking: Value tier (top 94%)
- 99 yrs lease commencing from 2001 · CCR · D10 · 89 units
About THE SERENADE @ HOLLAND
THE SERENADE @ HOLLAND is a 99 yrs lease commencing from 2001 condominium, located at HOLLAND ROAD in District 10 (Ardmore, Bukit Timah, Holland Road, Tanglin) (Core Central Region), developed by WING TAI HOLDINGS, comprising 89 residential units, completed in 2004.
With approximately 74 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 THE SERENADE @ HOLLAND:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 2 | $1,450 psf | $1,670,000 |
| 4 BR | 14 | $1,487 psf | $2,339,286 |
| 5+ BR | 8 | $1,408 psf | $2,922,875 |
Sales Market Overview
THE SERENADE @ HOLLAND has recorded 24 sale transactions with an average transaction price of $2,478,042, ranging from $1,650,000 to $3,880,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 7 | $1,307 psf | $2,262,143 | — |
| 2022 | 7 | $1,398 psf | $2,571,429 | ↑ 7.0% |
| 2023 | 2 | $1,489 psf | $2,015,000 | ↑ 6.5% |
| 2024 | 3 | $1,555 psf | $2,743,333 | ↑ 4.4% |
| 2025 | 5 | $1,679 psf | $2,675,600 | ↑ 8.0% |
THE SERENADE @ HOLLAND ranks in the top 94% of condos in District 10 by average PSF.
Compared to the CCR average of $2,447 psf, THE SERENADE @ HOLLAND trades 40.5% below the segment benchmark.
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Rental Market Overview
THE SERENADE @ HOLLAND has recorded 54 rental transactions with monthly rents averaging $5,786/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 2 BR | 13 | $4,731/mo | $3,600/mo | $6,000/mo |
| 3 BR | 27 | $5,996/mo | $4,700/mo | $7,600/mo |
| 4 BR | 14 | $6,361/mo | $4,500/mo | $8,100/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 9 | $4,717/mo |
| 2022 | 12 | $5,596/mo |
| 2023 | 10 | $6,640/mo |
| 2024 | 12 | $5,871/mo |
| 2025 | 10 | $6,000/mo |
| 2026 | 1 | $6,000/mo |
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Investment Analysis
Based on average rents and sale prices, THE SERENADE @ 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 |
| HYLL ON HOLLAND | Freehold | 319 | $2,648 psf | 327 |
| FOURTH AVENUE RESIDENCES | 99 yrs lease commencing from 2018 | 476 | $2,465 psf | 296 |
Location Map
Map shows THE SERENADE @ HOLLAND (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- THE SERENADE @ HOLLAND
- Dover MRT
- Singapore Polytechnic
- Pei Tong Primary School
- Singapore University of Social Sciences
Nearby MRT Stations
THE SERENADE @ HOLLAND is 790m from Dover MRT (East-West Line).
| Station | Code | Line | Distance |
|---|---|---|---|
| Dover | EW22 | East-West Line | 790m |
Nearby Schools
There are 16 schools within 2 km of THE SERENADE @ HOLLAND, including 1 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Singapore Polytechnic | Tertiary | 930m |
| Pei Tong Primary School | Primary | 1.1 km |
| Singapore University of Social Sciences | Tertiary | 1.2 km |
| Australian International School | International | 1.3 km |
| Anglo-Chinese School (Independent) | Secondary | 1.3 km |
| Henry Park Primary School | Primary | 1.4 km |
| United World College of South East Asia (Dover) | International | 1.5 km |
| NUS High School of Mathematics and Science | Jc | 1.6 km |
| Dover Court International School | International | 1.6 km |
| Clementi Primary School | Primary | 1.6 km |
| Ngee Ann Polytechnic | Tertiary | 1.7 km |
| Hwa Chong Institution | Secondary | 1.8 km |
Adequate lease horizon. Around 74 years of remaining lease keeps CPF eligibility intact and supports standard 30-year loan tenor for most buyer profiles. Within a 5-10 year hold, lease-decay effects are negligible; beyond that, monitor the year-60 threshold for CPF usage caps.
Walking-distance MRT. Dover is about 0.79km — within the conventional 10-minute walk threshold most tenants accept. The project benefits from the public-transport premium without the price compression that <500m flagship stations command.
Boutique character. With 89 units, THE SERENADE @ HOLLAND keeps a low-density character — fewer residents per facility, quieter corridors, more curated common spaces. Suits buyers prioritising unit-interior quality and neighbour proximity over deep facilities breadth.
School-belt proximity. Singapore Polytechnic sits about 0.93km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Lease tenor below 75 years. With roughly 74 years remaining, CPF usage starts to be capped (the 95-year rule reduces utilisation as lease decays), and bank loan tenor compresses correspondingly. The resale buyer pool narrows toward older buyers with shorter horizons.
Cycle-sensitivity. Like all Singapore private residential, the project's capital appreciation and rental yields move with broader macro factors — mortgage rate environment, MAS macroprudential stance (TDSR, ABSD), and the supply-pipeline tempo. Build a 5pp rate buffer into your stress test.
[
{
"persona": "Young couple, first home",
"fit_color": "amber",
"reason": "Lease horizon constrains long-hold optionality"
},
{
"persona": "Family with school-age kids",
"fit_color": "green",
"reason": "Nearby schools support MOE registration priority"
},
{
"persona": "CBD commuter",
"fit_color": "green",
"reason": "Walking-distance MRT supports daily commute"
},
{
"persona": "Rental investor (yield-focused)",
"fit_color": "red",
"reason": "Thin transaction history makes underwriting fragile"
},
{
"persona": "Foreign professional (expat)",
"fit_color": "amber",
"reason": "MRT plus mid-size facility suite typically meets expat-tenant criteria"
},
{
"persona": "Long-term hold (10+ yr)",
"fit_color": "amber",
"reason": "Plan exit timing around lease-decay thresholds"
}
]
Composite assessment: THE SERENADE @ HOLLAND benefits from MRT proximity but the lease horizon or district position requires careful exit-timing planning. Active management of the hold matters more than passive accumulation. 24 transactions in URA REALIS provide the data foundation for this view.
Suggested holding period for most buyer profiles: 5-8 years with monitored exit windows. Cross-reference per-bedroom net yield against district comparables via the compare-tool, model monthly cash-flow with the mortgage calculator, and confirm your effective BSD+ABSD cost using the stamp-duty calculator before finalising. This profile is informational; not a personal investment recommendation.
FAQ
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Is THE SERENADE @ HOLLAND freehold or leasehold?
How far is the nearest MRT from THE SERENADE @ HOLLAND?
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Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 24 transactions analysed
- Rental data: 54 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 THE SERENADE @ HOLLAND
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.