15 Holland Hill

Overview & Key Facts

15 Holland Hill is an ultra-boutique freehold condominium perched atop one of District 10’s most coveted hilltop enclaves. Developed by Peak Opal Pte Ltd, a subsidiary of Kheng Leong Company — a Singaporean investment group incorporated in 1949 with deep roots in luxury property — the development was completed in 2022 and comprises just 57 residential units across three low-rise 12-storey blocks.

The site formerly housed Olina Lodge, and Kheng Leong made the deliberate decision to build only 57 units on a generous 84,289 sqft plot — yielding roughly 1,479 sqft of land per unit. With a gross plot ratio of 1.6, the site could have accommodated well over 130 units, but the developer chose exclusivity over density. Over two-thirds of the land is reserved for greenery, with the three blocks positioned as a shell around a central botanical garden and pool area — designed by Ramboll Studio Dreiseitl, a globally recognised landscape architecture firm.

The architecture is by PT Consultants, and the design language is understated luxury rather than statement-making opulence. Every unit has a private lift, and the development’s English countryside garden concept sets it apart from the glass-and-marble aesthetic typical of Singapore’s CCR luxury segment. Buyer records show a cosmopolitan ownership profile: 48.3% Singaporean, 27.6% Permanent Resident, and 24.1% foreign — a mix that reflects genuine international appeal at this price point.

Location & Connectivity

15 Holland Hill sits on a quiet cul-de-sac that winds uphill from Queensway, deep within the Holland Village estate. The hilltop position delivers privacy and greenery in abundance, though it comes with a practical trade-off: the walk down to Holland Village takes 10 to 12 minutes via a shortcut, and the return uphill is not something most residents will relish in Singapore’s climate. In practice, this is a car-dependent address.

Holland Village MRT (Circle Line) is approximately 590 metres away — walkable on paper but involving a meaningful gradient change. Farrer Road MRT and Commonwealth MRT are within 0.85–1.13 km. For drivers, the location is excellent: Orchard Road is about 8 minutes by car, the CBD around 10 minutes, and both the PIE and AYE are easily accessible. Holland Road and Queensway provide direct arterial connections without needing to navigate residential side streets.

The immediate surroundings are quintessentially Holland Village — a vibrant dining and lifestyle enclave with Chip Bee Gardens, Dempsey Hill, and the Holland Village hawker centre all within a short drive or a pleasant downhill walk. Cold Storage at Holland Road Shopping Centre handles daily groceries, while the Singapore Botanic Gardens (a UNESCO World Heritage Site) is practically at the doorstep — units on upper floors enjoy direct views toward the Gardens and the Dempsey area.

For families, the school catchment is strong. Raffles Girls’ Primary School is within 1.42 km, and the area is well served by prestigious international options including Tanglin Trust School (1.22 km) and Swiss School (0.95 km). Henry Park Primary, Nanyang Primary, and the Hwa Chong cluster are all within convenient driving distance. Commonwealth Secondary is 0.86 km away.

Schools & Education

Facilities

At 57 units, 15 Holland Hill was never going to compete on the sheer quantity of facilities. Instead, Kheng Leong took a curated approach — and reviewers have noted approvingly that “the list of facilities doesn’t read like a grocery list”. What’s here is thoughtfully executed rather than exhaustively listed.

The centrepiece is the botanical garden itself — a Ramboll Studio Dreiseitl creation featuring three themed garden zones: The Vale, The Knolls, and The Blooms. These aren’t token landscaping strips but genuine garden spaces with mature planting, water features, and walking paths. The 38-metre infinity pool and wading pool sit within this garden setting, flanked by a pool pavilion and yoga pavilion.

A well-appointed gym, clubhouse with private dining facilities, children’s playground, and arrival pavilion with concierge services round out the offering. The garden maisonettes on the ground floor have direct walk-out access to the gardens, blurring the line between private and communal green space — a design choice that gives ground-floor residents a landed-home feel rarely found in condominium living.

The honest assessment: for buyers accustomed to mega-development amenity lists (tennis courts, function rooms, BBQ pavilions, lap pools), 15 Holland Hill will feel sparse. There is no tennis court, no dedicated BBQ area, and no separate function room for large gatherings. This is a deliberate design decision — the development prioritises garden tranquillity over activity-based amenities. Buyers who entertain frequently or have teenagers craving variety may find the offering limiting.

Maintenance fees deserve flagging. With only 57 units sharing the cost of maintaining over 56,000 sqft of manicured gardens, a pool, concierge, and security, monthly fees are significantly higher than average. This is the structural reality of boutique luxury — fewer shoulders to share the load.

Unit Sizes & Layout

Unit sizes at 15 Holland Hill are genuinely generous by contemporary standards and represent one of the development’s strongest selling points. The smallest 2-bedroom plus study starts at 1,292 sqft — larger than many 3-bedroom units in recent new launches. Three-bedroom units range from 1,862 to 2,045 sqft, four-bedrooms from 2,304 to 2,497 sqft, and the crown jewels — garden maisonettes and penthouses — stretch from 4,327 to 5,221 sqft.

The unit mix breaks down as: 8 two-bedroom plus study units, 27 three-bedroom units, 18 four-bedroom units, 3 penthouses, and 3 garden maisonettes. Every unit has a private lift — a feature typically reserved for penthouses in most developments — which eliminates shared corridor interaction entirely and reinforces the ultra-private living concept.

Stacks 3 and 4 are widely considered the best positions, enjoying unobstructed views over Holland Hill and directly facing the central garden without being face-to-face with any neighbouring development. Stacks 1, 3, 4, and 6 on upper floors get views toward the Singapore Botanic Gardens and the Dempsey area — a vista that is protected by the low-rise zoning of the surrounding neighbourhood.

Extended balconies with integrated planters are a signature design element, giving each unit a garden terrace feel. The layouts are well-proportioned with good natural ventilation — the hilltop elevation helps considerably with airflow. Ceiling heights are generous, and the finishing quality matches the price point — marble flooring, premium bathroom fittings, and Gaggenau kitchen appliances come standard.

Pricing & Market Position

Across 52 recorded transactions (all-time), sale prices range from $3,500,000 to $15,187,000, averaging $6,774,321.

Over the last 12 months, transactions averaged $3,352 psf.

Rents range from $9,500 to $20,000 per month across 15 rental transactions. Current rental yield sits at approximately 2.8%.

Rental Yield by Bedroom Type

Blended yield hides the spread between unit sizes — smaller units at 15 HOLLAND HILL typically rent harder per dollar of purchase price. The final column shows monthly rent per $100,000 invested, so unit sizes compare on equal capital:

Price Appreciation

From 2021 to 2025, the average PSF has appreciated by 10.4% (from $3,037 to $3,352 psf).

Neighbourhood Comparison

The competitive set for 15 Holland Hill spans both leasehold and freehold developments in the Holland–Bukit Timah corridor. Leedon Green (freehold, 638 units, ~S$2,784 psf) offers a significantly larger development with more comprehensive facilities and stronger resale liquidity, but at a lower psf — reflecting its larger scale and less exclusive positioning. For buyers choosing between the two, the question is whether the boutique hilltop experience justifies a ~S$570 psf premium over a well-regarded freehold alternative.

Hyll on Holland (freehold, 319 units, ~S$2,648 psf) is another freehold competitor closer to Holland Village MRT, with a more accessible price point and better MRT convenience. It trades the hilltop garden setting for a more urban location. Skye at Holland (99-year, 666 units, ~S$2,945 psf) is the leasehold option in the comparison set — at nearly S$400 psf less than 15 Holland Hill but without freehold tenure, it appeals to a different buyer calculus.

D’Leedon (99-year, 1,703 units, ~S$1,854 psf) represents the value end of the D10 spectrum — a mega-development by Capitaland with extensive facilities and strong rental demand, but at less than 60% of 15 Holland Hill’s psf. The comparison is instructive: a buyer spending S$6.77 million at 15 Holland Hill could acquire two units at D’Leedon with change to spare. The investment logic is completely different.

The honest framing: 15 Holland Hill competes less on value metrics and more on lifestyle differentiation. No other development in the Holland corridor offers the combination of freehold tenure, 57-unit exclusivity, private lifts for every unit, and a hilltop botanical garden setting. Buyers cross-shopping purely on psf will find cheaper options in every direction. Buyers seeking the specific experience that 15 Holland Hill delivers will find it has no direct comparable.

ShiokNest Scores

Our proprietary scoring system evaluates 15 HOLLAND HILL across multiple dimensions.

What Residents Say

“The list of facilities doesn’t read like a grocery list — sometimes less is more, and it’s better to have solid facilities done exceptionally well.”

— Stacked Homes editorial review

“The emphasised privacy on these units, in addition to the option of walking straight out of your home and into the garden, gives a landed home feel.”

— Stacked Homes, on garden maisonettes

“It’s really perplexing how buyers would be contented with just one carpark lot per unit … for a 4-bedder with asking prices of $7 million and above, it’s hard to see how these buyers would have just one car — let alone a $15 million penthouse.”

— Stacked Homes, on the carpark ratio

The pattern across review platforms is consistent: industry reviewers and prospective buyers praise the generous unit sizes, freehold tenure, garden-centric design, and the quiet prestige of the Holland Hill address. The development’s curated-not-crammed approach to facilities wins approval from those who value quality over quantity. PropertyGuru listings highlight the private lift access and hilltop views as key draws.

The recurring criticism centres on two points: the 1:1 carpark ratio (one lot per unit, with no option to purchase additional lots — a genuine limitation for multi-car households at this price bracket), and the high maintenance fees inherent to a 57-unit development maintaining extensive gardens and concierge services. Neither is a design flaw so much as a structural consequence of the ultra-boutique format, but both are worth factoring into the ownership cost equation.

Strengths & Weaknesses

Verdict

15 Holland Hill is a development that knows exactly what it is and who it’s for. At S$3,352 psf and an average quantum of S$6.77 million, this is not a value play. It’s a lifestyle proposition for buyers who want freehold tenure, genuine space, hilltop privacy, and a Holland Village address — and who are willing to pay a meaningful premium for that combination.

The investment case is nuanced. Freehold tenure in District 10 provides long-term asset protection, and the scarcity of boutique hilltop developments on Holland Hill adds a rarity premium. However, at nearly S$1,000 psf above neighbouring freehold developments that TOP-ed less than a decade ago, there is limited room for the kind of rapid capital appreciation that drives speculative interest. The small unit count (57) also means resale liquidity will always be thin — this is not a development you flip quickly.

The gross rental yield of 2.78% is modest for the quantum involved. At an average rent of S$14,433/month, the absolute rental income is strong, but it’s leveraged against a very high entry price. Buyers approaching this purely as an investment vehicle should recognise that the yield compression is a feature of the luxury segment, not a flaw specific to 15 Holland Hill.

For owner-occupiers — particularly affluent families who value space, gardens, and a quiet hilltop setting over resort-style amenities — 15 Holland Hill delivers a living experience that few other CCR condominiums can match. The 1,292 sqft 2-bedroom is larger than most new-build 3-bedrooms. The private lifts, botanical gardens, and 1:1,479 sqft land-per-unit ratio create a sense of landed living within a condominium structure. If Holland Village is your preferred lifestyle hub and you have at least one car, this development earns its premium.