VIZ AT HOLLAND is a freehold development along QUEENSWAY in District 10 (Bukit Timah / Holland), part of the CCR segment of Singapore's private residential market. The project comprises 165 units and is an established secondary-market project.
This profile draws on 36 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.
The project is in its mature or late-resale phase, where lease tenure (for leasehold stock), redevelopment optionality, and en-bloc potential all start to weigh more on the investment thesis than current rental yield.
Within District 10 (Bukit Timah / Holland), the immediate context for VIZ AT 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 36 sales and 248 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the VIZ AT HOLLAND dashboard.
- Average sale price: $2,002,488 across 36 transactions
- Estimated gross rental yield: 2.6%
- District 10 PSF ranking: Value tier (top 78%)
- Freehold tenure · CCR · D10 · 165 units
About VIZ AT HOLLAND
VIZ AT HOLLAND is a freehold condominium, located at QUEENSWAY in District 10 (Ardmore, Bukit Timah, Holland Road, Tanglin) (Core Central Region), comprising 165 residential units.
As a freehold property, VIZ AT HOLLAND does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at VIZ AT HOLLAND:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| Studio | 4 | $1,844 psf | $913,002 |
| 2 BR | 17 | $1,911 psf | $1,668,093 |
| 3 BR | 9 | $1,676 psf | $1,927,778 |
| 5+ BR | 6 | $1,596 psf | $3,788,333 |
Sales Market Overview
VIZ AT HOLLAND has recorded 36 sale transactions with an average transaction price of $2,002,488, ranging from $876,008 to $4,150,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 9 | $1,667 psf | $1,654,334 | — |
| 2022 | 6 | $1,786 psf | $2,150,000 | ↑ 7.1% |
| 2023 | 6 | $1,731 psf | $2,215,500 | ↓ 3.1% |
| 2024 | 7 | $1,837 psf | $2,069,270 | ↑ 6.2% |
| 2025 | 5 | $2,068 psf | $1,932,938 | ↑ 12.6% |
| 2026 | 3 | $1,740 psf | $2,286,000 | ↓ 15.9% |
VIZ AT HOLLAND ranks in the top 78% of condos in District 10 by average PSF.
Compared to the CCR average of $2,447 psf, VIZ AT HOLLAND trades 26.8% below the segment benchmark.
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Rental Market Overview
VIZ AT HOLLAND has recorded 248 rental transactions with monthly rents averaging $4,321/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 61 | $2,861/mo | $2,000/mo | $3,450/mo |
| 2 BR | 127 | $4,325/mo | $2,700/mo | $6,000/mo |
| 3 BR | 54 | $5,298/mo | $3,900/mo | $8,000/mo |
| 5+ BR | 6 | $10,300/mo | $7,000/mo | $13,300/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 47 | $3,301/mo |
| 2022 | 61 | $4,212/mo |
| 2023 | 47 | $4,929/mo |
| 2024 | 39 | $4,479/mo |
| 2025 | 43 | $4,719/mo |
| 2026 | 11 | $4,582/mo |
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Investment Analysis
Based on average rents and sale prices, VIZ AT HOLLAND delivers an estimated gross rental yield of 2.6%. 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 VIZ AT HOLLAND (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- VIZ AT HOLLAND
- Holland Village MRT
- Commonwealth MRT
- Farrer Road MRT
- Buona Vista MRT
- Buona Vista MRT
- Commonwealth Secondary School
- Swiss School Singapore
- Tanglin Trust School
Nearby MRT Stations
VIZ AT HOLLAND is 750m from Holland Village MRT (Circle Line), with 5 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Holland Village | CC21 | Circle Line | 750m |
| Commonwealth | EW20 | East-West Line | 780m |
| Farrer Road | CC20 | Circle Line | 1.2 km |
| Buona Vista | EW21 | East-West Line | 1.3 km |
| Buona Vista | CC22 | Circle Line | 1.3 km |
Nearby Schools
There are 12 schools within 2 km of VIZ AT HOLLAND, including 2 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Commonwealth Secondary School | Secondary | 800m |
| Swiss School Singapore | International | 800m |
| Tanglin Trust School | International | 1.1 km |
| River Valley High School | Secondary | 1.3 km |
| River Valley High School (JC) | Jc | 1.3 km |
| Raffles Girls' Primary School | Primary | 1.4 km |
| Queensway Secondary School | Secondary | 1.4 km |
| Global Indian International School (GIIS Queenstown) | International | 1.4 km |
| Queenstown Primary School | Primary | 1.6 km |
| German European School Singapore | International | 1.8 km |
| Hollandse School | International | 1.9 km |
| Lycee Francais de Singapour | International | 1.9 km |
Tenure resilience. Freehold tenure removes the lease-decay headwind that affects 99-year leasehold stock from ~year 60 onward. CPF eligibility, loan-tenure caps, and resale buyer pool are all preserved without the time-decay clock. For long holds (15+ years), this matters meaningfully more than headline PSF.
Walking-distance MRT. Holland Village is about 0.75km — 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.
School-belt proximity. Commonwealth Secondary School sits about 0.80km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
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": "green",
"reason": "Long balance lease + likely sub-CCR pricing"
},
{
"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": "green",
"reason": "Tenure supports CPF + buyer-pool through hold"
}
]
Composite assessment: VIZ AT HOLLAND hits the three structural levers that anchor long-term Singapore residential value: a prime district position, walkable MRT, and a long balance lease. Premium pricing is the trade-off; buyers paying that premium are buying scarcity rather than yield. 36 transactions in URA REALIS provide the data foundation for this view.
Suggested holding period for most buyer profiles: 8-15 years to absorb full cycle and capture the prime-district capital-appreciation thesis. 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 VIZ AT HOLLAND?
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Is VIZ AT HOLLAND freehold or leasehold?
How far is the nearest MRT from VIZ AT HOLLAND?
What is the tenure of VIZ AT HOLLAND?
How does VIZ AT HOLLAND compare to other projects in the district?
What stamp duty applies for a foreign buyer of VIZ AT HOLLAND?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 36 transactions analysed
- Rental data: 248 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 VIZ AT HOLLAND
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.