VILLAS HOLLAND is a 77-year balance leasehold development along BUKIT SEDAP ROAD in District 10 (Bukit Timah / Holland), part of the CCR segment of Singapore's private residential market. The project comprises a compact unit count and is TOP 2004.
This profile draws on 0 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, VILLAS 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 VILLAS 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 0 sales and 7 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the VILLAS HOLLAND dashboard.
- · CCR · D10
About VILLAS HOLLAND
VILLAS HOLLAND is a condominium, located at BUKIT SEDAP ROAD in District 10 (Ardmore, Bukit Timah, Holland Road, Tanglin) (Core Central Region), completed in 2004.
With approximately 77 years remaining on its 99-year lease, the property qualifies for full bank financing and CPF usage.
Rental Market Overview
VILLAS HOLLAND has recorded 7 rental transactions with monthly rents averaging $45,465/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 7 | $45,465/mo | $38,692/mo | $55,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2022 | 4 | $44,313/mo |
| 2023 | 1 | $55,000/mo |
| 2024 | 1 | $43,000/mo |
| 2025 | 1 | $43,000/mo |
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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 |
|---|---|---|---|---|
| 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 VILLAS HOLLAND (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- VILLAS HOLLAND
- Dover MRT
- Buona Vista MRT
- Buona Vista MRT
- Holland Village MRT
- Australian International School
- Hwa Chong Institution
- Hwa Chong Institution (JC)
Nearby MRT Stations
VILLAS HOLLAND is 1.1 km from Dover MRT (East-West Line), with 4 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Dover | EW22 | East-West Line | 1.1 km |
| Buona Vista | EW21 | East-West Line | 1.5 km |
| Buona Vista | CC22 | Circle Line | 1.5 km |
| Holland Village | CC21 | Circle Line | 1.5 km |
Nearby Schools
There are 14 schools within 2 km of VILLAS HOLLAND.
| School | Type | Distance |
|---|---|---|
| Australian International School | International | 1.0 km |
| Hwa Chong Institution | Secondary | 1.2 km |
| Hwa Chong Institution (JC) | Jc | 1.2 km |
| Hwa Chong International School | International | 1.3 km |
| Singapore Polytechnic | Tertiary | 1.3 km |
| Singapore University of Social Sciences | Tertiary | 1.4 km |
| Henry Park Primary School | Primary | 1.5 km |
| Anglo-Chinese School (Independent) | Secondary | 1.6 km |
| United World College of South East Asia (Dover) | International | 1.6 km |
| Dover Court International School | International | 1.7 km |
| Pei Tong Primary School | Primary | 1.7 km |
| Lycee Francais de Singapour | International | 1.8 km |
Adequate lease horizon. Around 77 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.
School-belt proximity. Australian International School sits about 1.04km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Mature streetscape and amenity coverage. The immediate neighbourhood has the daily-living amenity profile of an established residential precinct — hawker centres, supermarkets, clinics, parks within a short walk or drive. The convenience compounds over a hold, even if no single amenity is a headline feature.
Moderate MRT walk. At 1.14km from the nearest station, the project sits just outside the 800m comfort threshold. Rental tenants notice — yield typically trails truly walkable comparables by 30-50bps in similar segments.
Lease-decay clock to monitor. Remaining lease is comfortably above critical CPF thresholds but already in the band where 10-15 year holds materially compress the next buyer's CPF eligibility. Plan exit timing with this in mind rather than assuming open-ended hold optionality.
Thin transaction history. With only 0 recorded sales, comparable-sales analysis is fragile — a single outlier transaction can skew the apparent price level by 5-10%. Triangulate with nearby district comparables rather than rely on within-project averages alone.
[
{
"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": "amber",
"reason": "Bus or own-vehicle commute likely required"
},
{
"persona": "Rental investor (yield-focused)",
"fit_color": "red",
"reason": "Thin transaction history makes underwriting fragile"
},
{
"persona": "Foreign professional (expat)",
"fit_color": "amber",
"reason": "Verify tenant-pool depth in immediate catchment"
},
{
"persona": "Long-term hold (10+ yr)",
"fit_color": "amber",
"reason": "Plan exit timing around lease-decay thresholds"
}
]
Composite assessment: VILLAS HOLLAND sits in an off-MRT-spine pocket where own-vehicle commuting and a narrower tenant pool define the economics. Suits owner-occupiers who prioritise the specific neighbourhood and lifestyle fit over capital-market efficiency. 0 transactions in URA REALIS provide the data foundation for this view.
Suggested holding period for most buyer profiles: 7-12 years with realistic vacancy and re-let cost assumptions. 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
What is the average price for VILLAS HOLLAND?
What is the rental yield for VILLAS HOLLAND?
Is VILLAS HOLLAND freehold or leasehold?
How far is the nearest MRT from VILLAS HOLLAND?
What is the tenure of VILLAS HOLLAND?
How does VILLAS HOLLAND compare to other projects in the district?
What stamp duty applies for a foreign buyer of VILLAS HOLLAND?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Rental data: 7 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 VILLAS HOLLAND
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.