Eleven @ Holland
Overview & Key Facts
Eleven @ Holland is a strata-clustered housing development at 11 Holland Link in District 10, comprising 82 semi-detached units spread across a generous land area of over 130,000 square feet. Completed in 2014 by Clydesbuilt (Holland Link) Pte Ltd, the development offers a distinctive proposition: landed-style living with condominium-grade shared facilities in one of Singapore’s most coveted residential corridors. Each unit rises 2–3 storeys plus an attic level, with floor areas ranging from 3,692 to 4,348 sqft.
Clydesbuilt is a boutique developer with a small portfolio that includes Clydesview and Lornie 18. The development is a 99-year leasehold from 2011, providing approximately 84 years of remaining tenure. Every unit comes equipped with a private car park and a private lift that serves all levels — a genuine luxury that blurs the line between strata cluster housing and proper semi-detached ownership. The unit mix includes 12 Type A houses (5-bedroom with study, utility, and family room), 62 Type B houses (4-bedroom with study and family room), and 8 Type C houses (4-bedroom with utility and family room).
What makes Eleven @ Holland compelling is the format: it gives residents the experience of a private landed home — multiple storeys, private lift, private parking — while providing communal facilities (pool, gym, clubhouse) and professional estate management that individual landed properties lack. In the Holland–Bukit Timah belt, this hybrid format occupies a genuine market niche.
Location & Connectivity
Eleven @ Holland sits along Holland Link, a quiet residential lane flanked by landed houses and mature greenery. The development is adjacent to Holland Green Linear Park and within a short drive of Holland Village and The Grandstand. The closest MRT stations are Sixth Avenue MRT and King Albert Park MRT, both on the Downtown Line, accessible by a short drive or bus ride. Direct MRT walkability is not a strength of this location — the stations are approximately 1–1.2 km away, making a car the primary mode of transport for most residents.
For drivers, the location is excellent. Holland Road provides direct access to Orchard Road in about 15 minutes, while Dunearn Road connects to the PIE and BKE. The one-north business hub, the National University of Singapore, and the CBD are all within a comfortable commuting radius. Holland Village itself offers a vibrant dining and lifestyle scene that serves as the neighbourhood’s social anchor.
The school catchment is outstanding. Henry Park Primary School, Pei Hwa Presbyterian Primary School, and Raffles Girls’ Primary School are all nearby. International schools including Hwa Chong International, Blue House International, and The Swiss School are within the immediate vicinity — a factor that drives significant expatriate demand in this corridor. The Singapore Botanic Gardens, Dempsey Hill dining enclave, and Rochester Park are all within a 10-minute drive.
Schools & Education
| School | Type | Distance |
|---|---|---|
| Hwa Chong Institution | secondary | Within 1 km |
| Hwa Chong Institution (JC) | jc | Within 1 km |
| Australian International School | international | Within 1 km |
| Hwa Chong International School | international | Within 1 km |
| Lycee Francais de Singapour | international | ~1.2 km |
| Henry Park Primary School | primary | ~1.3 km |
| Hollandse School | international | ~1.5 km |
| Singapore University of Social Sciences | tertiary | ~1.5 km |
Facilities
Eleven @ Holland provides communal facilities including a swimming pool, wading pool, BBQ pits, a gym, a children’s playground, landscaped decks, trellised pavilions, a clubhouse with a lounge corner, and more. For a cluster housing development, the facilities package is adequate and well-maintained — though it should not be compared to the resort-scale offerings of a 500-unit condo. The real “facility” here is the private home itself: each unit’s private lift, private car park, and multi-storey layout provide a daily living experience that communal condo facilities cannot replicate.
“Living in Eleven @ Holland is like staying in a landed home with condo facilities. Very quiet and exclusive, yet a warm environment for the kids to grow up in.”
— Resident review via SG PropTalk
A critical caveat: recent tenant reviews have flagged maintenance concerns, noting that facilities were not consistently maintained and some houses experienced termite issues and poor window insulation. Prospective buyers should conduct thorough due diligence on the current management company and the MCST’s maintenance track record before committing, as cluster housing developments are particularly dependent on competent estate management.
Pricing & Market Position
Based on 67 recorded transactions, sale prices range from $2,720,000 to $4,368,000, averaging $3,641,324 (~$885 psf).
Rents range from $6,000 to $15,200 per month across 153 rental transactions. Current rental yield sits at approximately 3.1%.
Price Appreciation
From 2021 to 2025, the average PSF has appreciated by 25.9% (from $739 to $931 psf).
Neighbourhood Comparison
Eleven @ Holland competes in a niche market. The closest comparables are other cluster housing developments in District 10 such as Greenwood Mews (freehold, Bukit Timah) and Leedon Heights townhouses. Against conventional condos like One Holland Village Residences ($2,500+ PSF), Eleven @ Holland offers 3–4 times more space at a lower PSF, but in a different format that appeals to a different buyer segment. Against proper landed semi-detached homes in the Holland area ($5M+ for freehold), it offers a similar living experience at a 25–30% discount with the trade-off of a 99-year lease and strata title.
The rental comparison is instructive: at $11,000–12,000 per month, Eleven @ Holland commands rents comparable to 4-bedroom condos in the same district, but offers the added appeal of landed-style privacy for expatriate tenants. For investors, the gross yield of approximately 3.5–3.7% is reasonable for District 10. The key risk factor is resale liquidity — with only 82 units and a specific buyer profile, transactions are less frequent than in mainstream condo developments, which can affect exit timing and pricing power.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| ELEVEN @ HOLLAND | 99 yrs lease commencing from 2010 | 2014 | 82 | $885 |
| SKYE AT HOLLAND | 99 yrs lease commencing from 2024 | 2025 | 666 | $2,946 |
| LEEDON GREEN | Freehold | 2021 | 638 | $2,785 |
| D'LEEDON | 99 yrs lease commencing from 2010 | 2014 | 1,703 | $1,858 |
| HYLL ON HOLLAND | Freehold | 2021 | 319 | $2,648 |
| FOURTH AVENUE RESIDENCES | 99 yrs lease commencing from 2018 | 2021 | 476 | $2,465 |
Lease Decay Analysis
The 99-year lease runs from 2010, meaning approximately 16 years have already been consumed. Roughly 83 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~83 years | Full bank financing available |
| 2040 | ~69 years | CPF usage still unrestricted for most buyers |
| 2049 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2069 | ~39 years | Significant financing restrictions for next buyer |
| 2109 | Expiry | Lease reverts to state |
For a buyer purchasing today with a 10-year horizon (exit around 2036), the lease situation is essentially a non-issue — you’d be selling a property with ~73 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates ELEVEN @ HOLLAND across multiple dimensions.
What Residents Say
“Very good and undervalued cluster house. Excellent quality of build and design. Quiet and exclusive, but yet a warm environment for the kids to grow up in.”
— Owner review via PropertyGuru
“The private lift in each unit is a game-changer for daily living. Feels like a proper landed home but with the convenience of a managed estate and shared pool.”
— Resident feedback via 99.co
“Facilities were badly maintained and dangerous for kids. Tiles missing from the swimming pool. Several houses infested with termites. Windows and sliding doors poorly insulated.”
— Tenant review via SingaporeExpats
Resident opinions are sharply divided between owners who appreciate the unique format and living experience, and tenants who have encountered maintenance and management shortcomings. The ownership structure — with a significant number of units previously held by a single corporate entity — has created complications for estate management. Prospective buyers should investigate the current MCST composition and recent AGM minutes before committing.
Strengths & Weaknesses
- Landed-style living with private lift and private car park in each unit
- Prime District 10 location along the Holland–Bukit Timah corridor
- Generous 3,692–4,348 sqft floor areas — 4 to 5 bedrooms per unit
- Communal facilities including pool, gym, clubhouse, and playground
- Strong expatriate rental demand — average rent ~$11,770/month
- Surrounded by top international and local schools
- Near Holland Village lifestyle precinct and Dempsey Hill
- 84 years remaining on 99-year lease — comfortable runway
- Low-density 82-unit estate with quiet, residential character
- Semi-detached format below the price of freehold landed homes in the area
- Not walkable to MRT — Sixth Avenue and King Albert Park stations are 1–1.2 km away
- Maintenance issues reported — termites, pool condition, window insulation
- Interior finishes described as dated by some reviewers
- Strata area pricing includes common areas — actual built-in area is smaller
- Niche market with thin resale liquidity compared to conventional condos
- 99-year leasehold — not freehold despite the landed format
- Car-dependent lifestyle for most daily activities
- Previous corporate ownership of multiple units created management complications
- Higher quantum ($3.5M–$4.7M) limits the buyer pool
Verdict
Eleven @ Holland offers a genuinely unique living format in District 10: the privacy and space of a landed home combined with the security and communal facilities of a managed estate. At an average price of approximately $3.8 million per unit, it sits below the entry point for freehold semi-detached houses in the Holland area (typically $5M+) while offering a comparable daily living experience. The 99-year lease with approximately 84 years remaining provides a comfortable runway for the first generation of buyers, though long-term lease decay should be factored into any investment calculation.
The honest concerns are the maintenance quality issues flagged by some tenants, the non-walkable MRT distance, and the fact that strata-titled cluster housing occupies a niche market with thinner resale liquidity than conventional condos or proper landed homes. The rental market is active — average rents of approximately $11,770 per month reflect strong demand from expatriate families — but the rental pool is specific: families needing 4–5 bedrooms near international schools.
For expatriate families seeking landed-feel living with estate management, or for local families wanting the space of a semi-detached home without the full landed property premium, Eleven @ Holland fills a genuine gap. Just ensure thorough inspection of both the individual unit and the MCST’s financial and maintenance health before purchase.