Holland Peak
Overview & Key Facts
Holland Peak sits along Holland Hill in the heart of District 10 — the quiet, leafy spine that connects Holland Village to the Orchard fringe. Developed by Shimizu-OST Development and completed in 1994, this freehold development comprises just 132 units across three low-rise blocks on a generous hillside site. It is the kind of mid-1990s boutique development that defined prime-district family living before the era of mega-launches.
More than three decades on, Holland Peak holds its own against far newer, glossier neighbours for one simple reason: freehold tenure in a prime district, priced well below the replacement cost of anything being launched around it. Recent transactions average around S$1,749 psf — a stark contrast to neighbouring Leedon Green (S$2,784 psf freehold) and Hyll on Holland (S$2,648 psf freehold), both within a short walking radius. For buyers who prize location and tenure over a shiny lobby, the value gap is worth examining carefully.
Holland Peak’s quiet profile in online property chatter is itself revealing. PropertyGuru records only a handful of public reviews, averaging 7.5/10 — a pattern typical of low-turnover, long-hold developments where original owners have stayed put for a generation. With only 11 resale transactions in the last 12 months and 194 rental contracts on file, this is a tightly held enclave rather than an actively traded asset.
Location & Connectivity
Holland Peak’s address — 23 to 27 Holland Hill — places it in one of the most desirable residential pockets in District 10. Holland Village MRT (Circle Line) is roughly a 10-minute walk away at 0.75 km, with Commonwealth MRT (East-West Line) about 0.86 km in the opposite direction. Farrer Road MRT is a third option at 1.09 km. Three MRT stations within reasonable walking distance is rare for a development of this vintage, and it gives residents genuine optionality on commute direction.
For drivers, the location is close to ideal. Holland Road feeds directly onto the PIE and AYE, putting the CBD within a 15-minute drive and Orchard Road under 10 minutes in typical off-peak traffic. Tanglin and the Botanic Gardens are minutes away, and access to the west-side business parks at one-north and Biopolis is particularly strong via Commonwealth Avenue.
The lifestyle catchment is a quiet strength. Holland Village itself — with its F&B strip, Cold Storage, and the newer Raffles Holland V integrated development — is a short walk. The Chip Bee Gardens shophouse row, Dempsey Hill’s restaurants, and the Botanic Gardens UNESCO site are all within a five-minute drive. For families with school-age children, the international school cluster is significant: Swiss School Singapore (0.79 km), Tanglin Trust School (1.16 km), and the Global Indian International School (1.50 km) are all within easy daily-drive range, alongside Raffles Girls’ Primary (1.34 km) for the local-school track.
Schools & Education
| School | Type | Distance |
|---|---|---|
| Swiss School Singapore | international | Within 1 km |
| Commonwealth Secondary School | secondary | Within 1 km |
| Tanglin Trust School | international | ~1.2 km |
| Raffles Girls' Primary School | primary | ~1.3 km |
| River Valley High School | secondary | ~1.4 km |
| River Valley High School (JC) | jc | ~1.4 km |
| Queensway Secondary School | secondary | ~1.5 km |
| Global Indian International School (GIIS Queenstown) | international | ~1.5 km |
Facilities
Holland Peak’s facilities reflect its era: solid, practical, and sufficient for a family household, but not the resort-style build-out that defines post-2010 launches. The amenity list covers a swimming pool, separate wading pool for children, a tennis court, a squash court, a gymnasium, a children’s playground, a barbecue pit, and a multi-purpose function room, with CCTV coverage and an intercom security system.
The squash court is worth flagging — it is a rarity in contemporary developments and a genuine draw for racquet-sport enthusiasts. Residents repeatedly note the pool as one of the development’s standout features: at a meaningfully larger footprint than the typical boutique condo pool, it handles family use comfortably without the overcrowding that plagues smaller-scale developments. One resident review captures the sentiment: “Pool is huge and great for kids.”
What Holland Peak does not offer is the modern amenity bundle — no concierge, no co-working spaces, no sky gardens, no onsen. Buyers coming from newer developments will feel the generational gap. Whether that matters depends on usage: households that actually use the pool, tennis, and squash court regularly tend to rate the facilities favourably, while those who value aesthetic modernity and lobby polish will find the 1994 build showing its age.
Unit Sizes & Layout
Unit sizes at Holland Peak are one of its strongest cards. The development offers layouts ranging from 1 to 5 bedrooms, with built-up areas spanning 570 sqft to 2,594 sqft. The mid-range 3-bedroom stacks in particular offer floor plates north of 1,400 sqft — effectively double the space of comparable 3-bedroom units in recent freehold launches at twice the psf.
Layouts reflect 1990s design priorities: generously sized bedrooms, separate utility and yard areas, full-sized kitchens, and in many stacks a proper dining-room separation from the living area. This is a meaningful lifestyle difference from post-2015 designs that prioritise open-plan flexibility at the expense of enclosed private space. Families with helpers particularly appreciate the retained maid’s room and yard configuration that is now rare in new builds.
Ceiling heights and window proportions are another quiet advantage. 1990s developments at this price point were built to taller internal dimensions than current mass-market product, which contributes to the spacious feel even in smaller unit layouts. Balconies are proper balconies — not the sliver-sized planter boxes that characterise many new launches.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 3 | $1,765 | $1,020,000 |
| 3 BR | 2 | $2,080 | $2,157,500 |
| 4 BR | 6 | $1,793 | $2,949,667 |
Pricing & Market Position
Based on 11 recorded transactions, sale prices range from $960,000 to $3,500,000, averaging $2,279,364 (~$1,729 psf).
Rents range from $2,100 to $11,500 per month across 197 rental transactions. Current rental yield sits at approximately 2.2%.
Price Appreciation
From 2021 to 2025, the average PSF has appreciated by 7.2% (from $1,683 to $1,803 psf).
Neighbourhood Comparison
The relevant comparison set is narrow. Within walking distance, Leedon Green (freehold, S$2,784 psf, completed 2024) and Hyll on Holland (freehold, S$2,648 psf) represent the new-build freehold alternative — roughly 55–60% more expensive on a psf basis, with substantially smaller unit layouts but brand-new finishes and contemporary facilities. D’Leedon (99-year leasehold from 2010, S$1,855 psf) offers newer build with a shorter tenure horizon at a 6% premium.
Skye at Holland (99-year from 2024, S$2,945 psf) and Fourth Avenue Residences (99-year from 2018, S$2,465 psf) represent the premium leasehold alternative in the same sub-district. Neither matches Holland Peak on tenure, and both ask significant premiums for a newer build with a finite lease horizon. The honest framing: Holland Peak is the value freehold option in a sub-district where the alternative is either a 40–60% psf premium or a leasehold structure. Buyers optimising for tenure, location, and psf-per-dollar typically find their way here; buyers optimising for build quality and facilities typically do not.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| HOLLAND PEAK | Freehold | 1994 | 132 | $1,729 |
| 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 |
ShiokNest Scores
Our proprietary scoring system evaluates HOLLAND PEAK across multiple dimensions.
What Residents Say
“Lovely condo. Excellent facilities. Great location. 10 mins walk to Holland Village. 10 mins drive to Orchard Road.”
— Resident review via PropertyGuru
“Nice condo in a good location. It’s older though. Pool is huge and great for kids.”
— Resident review via 99.co
The review pattern is consistent across platforms: long-staying residents and tenants value the location, the spaciousness of units, and the low-density feel, while acknowledging the development’s age as its main limitation. The Singapore Expats directory listing reflects ongoing expat-family interest, which aligns with the 194 active rental contracts on file — a notably high rental-to-unit ratio (1.47x) that points to strong tenant demand from the nearby international school and business-park catchments.
Gross rental yield sits at 2.19% on our computed figures — modest in absolute terms but typical for a prime-district freehold asset where capital is parked for tenure and location rather than income generation.
Strengths & Weaknesses
- Freehold tenure in prime District 10
- Three MRT stations within 1.1 km (Holland Village, Commonwealth, Farrer Road)
- Generous unit sizes (570–2,594 sqft) with 1990s spacious layouts
- Significant psf discount vs neighbouring freehold new launches (~35–40% cheaper)
- Rare squash court alongside standard pool, tennis, gym facilities
- Low-density boutique development with only 132 units
- Quiet Holland Hill address with minimal through-traffic
- Strong international school cluster within 1.5 km
- Meaningful en-bloc optionality (score 62/100) on freehold site
- Proper balconies, taller ceilings, and separate dining/utility spaces
- 1994 build showing generational gap in finishes and facilities
- No modern amenities (no concierge, co-working, sky gardens)
- Budget S$80–150k per unit for likely kitchen/bathroom refurbishment
- Gross rental yield modest at 2.19%
- Low transaction volume (11 sales/year) limits exit liquidity
- Holland Village MRT is 10-minute walk — not immediate access
- M&E infrastructure (wiring, plumbing) may need assessment on older units
- Lobby and common-area aesthetics feel dated vs newer neighbours
- Walkability score (48/100) reflects hillside location with limited flat routes
Verdict
Holland Peak is, at its core, a value play on prime-district freehold tenure. For buyers who view property as a long-hold family asset rather than a capital-gains vehicle, the arithmetic is unusually favourable: you acquire a freehold asset in District 10 at roughly 60–65% of the psf of surrounding freehold new launches, in a quiet pocket with three MRT stations within walking distance and an international school cluster on the doorstep.
The trade-off is age. This is a 1994 development with 1994 finishes, facilities, and infrastructure. Buyers must be comfortable with renovation spend, with lower aesthetic polish than newer neighbours, and with the reality that the building itself will not win any design awards. Holland Peak’s appeal is the site, the tenure, and the unit sizes — not the building.
The en-bloc angle is also worth considering. With 132 units on a freehold Holland Hill site, Holland Peak’s en-bloc potential is meaningful — our internal en-bloc score of 62/100 reflects both the site’s attractiveness to developers and the reality that 30+ year old freehold boutique developments in prime districts remain prime collective-sale candidates. Whether or when a successful attempt materialises is unpredictable, but the option value is non-trivial.