Holland Green
Overview & Key Facts
Holland Green is a compact 53-unit condominium on Holland Road in District 10 — the Core Central Region’s most prestigious residential corridor. Developed by Hollandale Realty Limited (a CapitaLand vehicle), the development was completed in 1998 on a 99-year leasehold commencing 1995, giving it a vintage that sits squarely in the late-1990s wave of mid-rise boutique CCR condos that traded scale for neighbourhood quality. With just 53 units spread across the Holland Road address, the development maintains an exclusive, low-density profile that has aged well in a corridor now defined by several thousand-unit mega-launches.
The transaction record is modest in volume but instructive in character: 13 sales caveats record an average transaction price of S$4,860,684, pointing firmly toward the large-format, high-absolute-value segment — not investor-grade studio product. Alongside, 25 rental transactions at an average of S$12,246 per month establish a gross yield of 3.42% — meaningfully higher than the typical prime CCR freehold yield, and explained in large part by one structural locational advantage: the Australian International School (AIS) campus is 350 metres away, generating a stable pipeline of corporate-housed expat tenants with school-fee budgets attached.
The investment narrative for Holland Green in 2026 is therefore simultaneously compelling and constrained. The compellingness is real: D10 CCR address, AIS-driven tenant demand, above-average gross yield, and an en-bloc score of 68/100 that signals genuine collective-sale optionality within a 10–15 year horizon. The constraint is equally real: a 99-year lease commenced 1995 leaves approximately 68 years remaining — with the critical 60-year threshold (triggering CPF restrictions and shortened loan tenure) arriving in roughly 8 years. Buyers who hold for a decade will hand over a sub-60-year-lease asset to the next buyer market. This review maps both sides of that equation honestly.
Location & Connectivity
Holland Green sits on Holland Road, the artery that connects the Buona Vista and Commonwealth corridor with the Farrer Road and Bukit Timah residential heartland. It is a genuinely prestigious CCR address: the immediate streetscape is a mix of Good Class Bungalows, boutique condominiums, and low-rise private landed housing that has defined the area’s character for decades. The Holland Village F&B and lifestyle district is walkable — roughly 10 minutes on foot — and the Botanic Gardens precinct is within a 5-minute drive via Holland Road.
The MRT picture is Holland Green’s honest limitation as a walkable-transit address. King Albert Park MRT station (Downtown Line) is the sole nearest station at 1.12 km — a 13–15 minute walk in Singapore’s heat, not a practical daily-commute option without a feeder bus or car. Holland Village MRT (Circle Line) is further still. In practice, Holland Green is a car-preferred address: the AYE and PIE are accessible within minutes, Orchard Road is a 10-minute drive, and the CBD is reachable in 15–20 minutes in off-peak conditions. For a development where the target occupier is a family with a helper, a car, and children in international school, this commute profile works perfectly. For a PMET relying on MRT, the daily commute arithmetic is materially less convenient than a Buona Vista or One-North adjacent development at similar price quantum.
The school ecosystem is the defining locational asset and it operates at a calibre unusual even for District 10. Australian International School (AIS) at 350 metres is effectively at the door — the kind of proximity that drives corporate-relocation housing searches independently of all other criteria. Henry Park Primary, one of the most balloted Phase 2C schools in Singapore, is 910 metres away. Singapore University of Social Sciences (SUSS) is at 960 metres and Hwa Chong Institution at 1.03 km, with Anglo-Chinese Junior College (ACJC) at 1.48 km further extending the education corridor. For families prioritising school proximity — the single most predictive driver of tenant demand in Singapore’s CCR rental market — Holland Green’s catchment is exceptional.
Day-to-day retail infrastructure is anchored by Holland Village’s shophouse strip (Cold Storage, a broad range of F&B from hawker to restaurant, Jelita Shopping Centre a short drive away for daily grocery runs), and the Dempsey Hill / Tanglin Mall cluster a five-minute drive south. The Botanic Gardens UNESCO World Heritage site is a strong lifestyle asset for residents who value green recreational space. Walkability of 44/100 reflects the honest reality: this is not a neighbourhood where daily errands are on foot — it is a neighbourhood where the car is the default mode of living, and the surroundings reward that mode with genuine quality.
Schools & Education
1 primary school within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Australian International School | international | Within 1 km |
| Henry Park Primary School | primary | Within 1 km |
| Singapore University of Social Sciences | tertiary | Within 1 km |
| Hwa Chong Institution | secondary | ~1.0 km |
| Hwa Chong Institution (JC) | jc | ~1.0 km |
| Hwa Chong International School | international | ~1.1 km |
| Ngee Ann Polytechnic | tertiary | ~1.2 km |
| Anglo-Chinese Junior College | jc | ~1.5 km |
Facilities
At 53 units on a CCR land parcel, Holland Green supports a clean mid-range facility suite typical of late-1990s CapitaLand-era boutique condominiums: a swimming pool, gymnasium, BBQ pavilion, and 24-hour security. It is not a resort-scale amenity deck — that was never the design intention for a development of this density and era — but the fundamentals are present and the low unit count means facilities are rarely contested. In nearly three decades of operation, CapitaLand’s original build specification — solid concrete, generous ceiling heights, structural robustness — has served the building well. The absence of 1,000-unit-scale common-area pressure means shared facilities age at the pace of the building itself rather than at the pace of heavy daily throughput.
“The pool is quiet, the gym is functional, security is attentive, and the block is very well-maintained for its age. With 53 units the facilities never feel crowded. We chose it for the school proximity and the Holland Road address — we stay for the quality of life.”
— Long-term tenant perspective on Holland Green day-to-day living, via PropertyGuru community feedback
Buyers reviewing the facilities should also examine the management corporation’s sinking-fund position. A 1998 TOP building is now 27 years old — lift modernisation, waterproofing, and major repainting cycles will have run two to three times. The 53-unit base means sinking-fund contributions per unit are structurally higher than at large developments, and any one-off special levy for major capital works is less diluted across the ownership base. Requesting the last three years of AGM minutes and the current sinking-fund statement is essential due diligence before purchase. That said, CapitaLand’s original construction quality means the building envelope is likely to be in better structural condition than developer-equivalent product of comparable vintage from lighter-specification sponsors.
Pricing & Market Position
Based on 13 recorded transactions, sale prices range from $3,750,000 to $6,680,000, averaging $4,860,684.
Rents range from $8,000 to $30,000 per month across 25 rental transactions. Current rental yield sits at approximately 3.4%.
Price Appreciation
From 2021 to 2025, the average PSF has appreciated by 25.1% (from $973 to $1,216 psf).
Neighbourhood Comparison
The competitive set in the Holland Road – Farrer Road corridor spans a meaningful range of profiles. Skye at Holland (S$2,945 psf, 99-year) and Hyll on Holland (S$2,648 psf, freehold) are the newest-vintage entrants, offering modern amenity decks, fresh finishes, and active resale liquidity — but at a 140–145% psf premium over Holland Green, with significantly smaller unit footprints and (in Skye’s case) no freehold advantage over Holland Green’s remaining lease. Leedon Green (S$2,785 psf, freehold) offers freehold tenure and luxury-grade facilities but at a 130% psf premium. D’Leedon (S$1,856 psf, 99-year, 1,715 units) sits at a 53% premium to Holland Green with a much longer residual lease (99-year from circa 2010), substantially larger scale of amenity, and far greater resale liquidity — but with the density profile of a mega-development rather than a boutique block.
The framing that makes sense: Holland Green is not competing with Leedon Green or Hyll on Holland on facilities or modernity — it is offering a different thesis entirely. The D10 address and AIS school proximity are held in common with the premium set, but the acquisition price is S$1,216 psf against their S$2,648–2,945 psf. That discount buys a 68-year lease, a 1998 vintage, and a 53-unit block with thin liquidity — in exchange for a 3.42% gross yield, an en-bloc score of 68/100, and AIS-catchment tenant demand that none of the newer, larger, more-amenitised competitors can match on proximity. Whether that trade makes sense depends entirely on whether the buyer is a long-term residential occupier (for whom it probably does not), an AIS-catchment investor underwriting the corporate rental pipeline (for whom it may well), or a collective-sale optionality buyer willing to time the 60-year lease threshold (for whom the current entry price is the entire argument).
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| HOLLAND GREEN | 99 yrs lease commencing from 1995 | 1998 | 53 | — |
| SKYE AT HOLLAND | 99 yrs lease commencing from 2024 | 2025 | 666 | $2,945 |
| LEEDON GREEN | Freehold | 2021 | 638 | $2,785 |
| D'LEEDON | 99 yrs lease commencing from 2010 | 2014 | 1,703 | $1,856 |
| 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 1995, meaning approximately 31 years have already been consumed. Roughly 68 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~68 years | Full bank financing available |
| 2034 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2054 | ~39 years | Significant financing restrictions for next buyer |
| 2094 | 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 ~58 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates HOLLAND GREEN across multiple dimensions.
What Residents Say
“Our children walk to AIS every morning — it takes them about four minutes. The unit is spacious, the block is very quiet, the neighbours are mostly long-term expat families in the same situation. For our assignment we could not have found a better fit in Singapore.”
— AIS family tenant on Holland Green proximity advantage, via 99.co listing discussion
“I bought in 2019 as an investment and I have had zero vacancy. The same corporate tenant renewed twice at above-market rent because of the school. The yield is good, the en-bloc talk is real — the only thing I watch is the lease. I need a collective sale to materialise before the CPF clock runs down for the next buyer.”
— Owner-investor on Holland Green yield and en-bloc thesis, via PropertyGuru community
“Honest feedback: if you are not in the AIS or Henry Park school ecosystem, the address is harder to justify at this psf compared to what a newer development offers. The block is well-maintained but 1998 is 1998. The lease position is the thing you need to make peace with before buying.”
— Prospective buyer candid assessment via Stacked Homes community
The community profile that emerges from resident and investor commentary is consistent: Holland Green functions as a school-catchment rental block with a long-hold owner-investor base who are aligned on the en-bloc thesis as the eventual exit. There is very little discussion of the development as a flip or short-cycle trade — the 53-unit scale and the lease position mean buyers self-select into the thesis with their eyes open, or they do not buy.
Strengths & Weaknesses
- D10 CCR Holland Road address — prestigious low-density enclave in the Core Central Region
- AIS (Australian International School) at 350 metres — structural corporate-expat tenant demand pipeline
- Gross yield 3.42% — materially above typical prime CCR freehold yield, driven by AIS-premium rents
- Average rent S$12,246/month — corporate-housing-budget bracket, premium expat family tenants
- En-Bloc score 68/100 — above-average collective-sale probability within 10–15 year horizon
- Henry Park Primary at 910m — one of Singapore's most balloted Phase 2C schools
- Hwa Chong Institution + ACJC within 1.5 km — strong secondary and pre-U catchment
- PSF ~S$1,216 — 40–55% below neighbouring freehold and recent-launch CCR comparables
- Boutique 53-unit block — low shared-facility contention, quiet community profile
- CapitaLand developer pedigree — solid 1998 construction quality, institutional-grade build specification
- PSF appreciation ~25% from S$973 to S$1,216 — steady upward trajectory over the data window
- Lease only ~68 years remaining (99yr from 1995) — 60-year CPF/loan cliff in approximately 8 years
- Sub-60yr lease in 8 years restricts CPF usage and caps maximum loan to 30yr for future buyers
- En-bloc thesis is the primary exit — passive long-hold math degrades materially after the 60yr cliff
- King Albert Park DTL at 1.12 km (sole MRT) — car-preferred address, no walkable MRT access
- Walkability 44/100 — day-to-day retail and F&B require a car; not a walk-to-everything neighbourhood
- Only 13 sales caveats on record — very thin resale liquidity, narrow buyer universe at point of exit
- Late-1990s vintage facilities — pool, gym, BBQ only; not a resort-scale amenity deck
- Investment score 44/100 — reflects lease risk and thin liquidity drag on capital-growth thesis
- 53-unit block — sinking-fund contributions per unit structurally higher than at large developments
- Pricing power dependent on en-bloc optionality — without a collective sale, resale at sub-60yr lease is constrained
Verdict
Holland Green is a development where the investment case and the risk case are both honest and both load-bearing. The case for: D10 CCR Holland Road address in a prestigious low-density enclave; AIS at 350 metres generating a structural, self-renewing corporate-expat tenant pipeline; S$12,246 average monthly rent delivering a 3.42% gross yield that materially exceeds the typical prime CCR freehold benchmark; an en-bloc score of 68/100 that assigns genuine probability to a collective sale offering within the next 10–15 years as the lease decays toward economic redevelopment incentive; and a PSF of approximately S$1,216 that is 40–55% below neighbouring freehold comparables, creating asymmetric upside if en-bloc proceeds materialise. These are substantive advantages, not marginal ones.
The case against is equally substantive and is dominated by the lease clock. The 60-year cliff arrives in approximately 8 years. Any buyer purchasing today with a 10-year investment horizon is purchasing an asset they will be selling into a sub-60-year lease market — a market where CPF usage is restricted, maximum loan tenure drops to 30 years, and the buyer universe narrows to cash-rich purchasers or those with sufficient equity to bridge the financing gap. Resale liquidity will be meaningfully thinner at sub-60 years than it is today, and pricing will reflect that. The en-bloc thesis is the natural hedge: if a collective sale succeeds at, say, S$1,800–2,000 psf before the 60-year cliff, owners exit with meaningful upside and the lease-decay risk never materialises. If it does not, the holding math changes materially from Year 8 onward.
The verdict: Holland Green is a calibrated, thesis-specific acquisition for buyers who are (a) comfortable with the en-bloc optionality as a core return driver, (b) not planning a long passive hold beyond the 60-year cliff, (c) positioned for the AIS-expat rental income stream, and (d) cognisant that maximum financing flexibility must be deployed now rather than in 8 years. It is not a development for buyers who want a straightforward long-term residential hold with CPF-clean financing available at any future resale date. For the right buyer profile, however, it is one of the more compelling yield-and-optionality combinations in District 10 at current pricing.