Holland Residences
Overview & Key Facts
Holland Residences is an 83-unit freehold condominium developed by Holland Village Development Pte Ltd, completed in 2012 and located along Taman Warna in District 10. The project name and developer identity are not coincidental — Holland Village Development purpose-built this boutique tower to capture the sustained demand generated by the Circle Line's Holland Village MRT station (CC21), which sits 310 metres from the front door. Taman Warna is the quiet residential cul-de-sac immediately adjacent to the station, placing Holland Residences in the most direct residential address in Singapore to carry the Holland Village name. At a median transacted price of $2,925,000 and an average PSF of $2,247, the development occupies a mid-tier position within the D10 CCR market — meaningfully above the 99-year corridor but well below the headline prices set by the district's newest freehold launches.
Holland Village itself is one of Singapore's most distinctive lifestyle neighbourhoods — a compact cluster of cafes, bars, bistros, independent boutiques, Cold Storage supermarket, and F&B that carries a quasi-European village character unlike anything else in the Core Central Region. It is one of Singapore's most photographed and internationally recognised residential neighbourhoods, and the lifestyle premium commanded by addresses genuinely within walking distance of the village is real and durable. Holland Residences is not adjacent to the village in the aspirational marketing sense — it is embedded in the residential fabric of Taman Warna, a street that shares a boundary with the station plaza and connects directly to the village precinct on foot in under five minutes.
From a capital appreciation standpoint, Holland Residences has delivered a steady and credible performance. PSF appreciation from $1,979 in Year 1 to $2,281 in Year 5 represents 15% growth over the holding period — a compounding rate consistent with the broader D10 freehold market and supported by the enduring demand for CCL connectivity and the Holland Village lifestyle premium. The investment score of 61 out of 100 reflects above-average fundamentals for a D10 boutique development, underpinned by strong rental demand from the international school cluster within 1.6 kilometres and the expat lifestyle catchment that defines this part of the city.
Market positioning places Holland Residences in an advantageous gap within the competitive D10 landscape. At $2,247 PSF, it prices below Leedon Green ($2,784 PSF, freehold), Hyll on Holland ($2,648 PSF, freehold), and Skye at Holland ($2,945 PSF, 99-year), while offering the same freehold tenure and a more intimate community character than the large-format developments nearby. For buyers who prioritise village adjacency, freehold land, and proven rental demand over resort-scale amenities or new-launch finishes, Holland Residences offers a differentiated proposition in a district where entry points are compressing rapidly.
Location & Connectivity
Taman Warna is a low-traffic, dead-end residential lane branching off Holland Avenue, positioned immediately behind and adjacent to Holland Village MRT station (CC21). The street is bounded by the station infrastructure on one side and a canopy of mature trees on the other, creating a quiet and shaded residential corridor that belies its proximity to one of Singapore's busiest lifestyle commercial nodes. Traffic on Taman Warna is almost exclusively residential — neighbours, delivery vehicles, and school transport — which means the daily living environment is peaceful in a way that few addresses this close to an MRT station can claim. Holland Residences sits on this street, and its residents are not walking towards Holland Village from a neighbouring district; they are departing from within the village's own residential perimeter.
Holland Village MRT (CC21, Circle Line) is 310 metres from Holland Residences — a four-minute walk on a flat, sheltered path. The Circle Line provides direct connectivity to Botanic Gardens (CC19), Buona Vista (CC22/EWL interchange), one-north (CC23), Harbourfront (CC29), Dhoby Ghaut (CC1), and Marina Bay (CC29/NS/TE). For residents who also need East-West Line access, Buona Vista interchange at 680 metres provides dual-line coverage in a single additional stop, connecting westward to Jurong East and eastward to the CBD, Bugis, and Tampines. Commonwealth MRT (EWL) at 1.24 kilometres adds a third option for those who prefer a less crowded boarding environment.
The broader neighbourhood catchment extends well beyond the village itself. one-north business park, Biopolis, and the Fusionopolis research-and-technology cluster are all within 1 to 1.5 kilometres via Buona Vista MRT, creating a significant professional tenant segment of researchers, biomedical scientists, and tech workers who prioritise proximity to the one-north precinct. Star Vista mall, with its supermarket, cinema, and F&B outlets, is adjacent to Buona Vista station — accessible in under 10 minutes without a car. Holland Road Shopping Centre and the independent retailers of Holland Village provide immediate retail and lifestyle services within 500 metres.
The international school cluster within 1.6 kilometres is a defining feature of Holland Residences' tenant demand profile. UWCSEA Dover Campus (1.57 km), Dover Court International School (1.52 km), and Hwa Chong International School (1.57 km) — among the most sought-after international schools in Singapore — create a concentrated base of expat families actively seeking rental homes in this catchment. Commonwealth Secondary School at 1.21 km, Hwa Chong Institution at 1.51 km, and River Valley High at 1.64 km further broaden the school catchment for local families. The density and prestige of this school cluster is the primary structural driver of Holland Residences' average rent of $6,500 per month and its consistent rental transaction volume of 152 recorded rentals.
The phrase "near Holland Village" covers a wide geographic range in Singapore real estate marketing — developments on Holland Road, Queensway, and even parts of Buona Vista are marketed under this umbrella. Taman Warna is categorically different. It is the residential street that forms the physical back boundary of Holland Village MRT station, connected to the village commercial cluster by a single short pedestrian path. Residents of Taman Warna do not travel to Holland Village for dinner — they step out of their building and are in the village within three to four minutes on foot, without crossing a major road. This is not a proximity claim; it is a genuine neighbourhood integration that is effectively impossible to replicate from any other street in Singapore. The development's name, developer name, and address are all expressions of the same underlying truth: Holland Residences is in Holland Village, not near it.
Schools & Education
| School | Type | Distance |
|---|---|---|
| Commonwealth Secondary School | secondary | ~1.2 km |
| Hwa Chong Institution | secondary | ~1.5 km |
| Hwa Chong Institution (JC) | jc | ~1.5 km |
| Dover Court International School | international | ~1.5 km |
| United World College of South East Asia (Dover) | international | ~1.6 km |
| Hwa Chong International School | international | ~1.6 km |
| River Valley High School | secondary | ~1.6 km |
| River Valley High School (JC) | jc | ~1.6 km |
Facilities
As a boutique 83-unit development completed in 2012, Holland Residences offers a focused amenity set appropriate to its scale and market positioning: swimming pool, gymnasium, and landscaped communal spaces. The facilities are well-maintained for a 13-year-old building and reflect the standard specification of a quality D10 boutique condominium from that vintage. Prospective buyers should not expect the resort-style clubhouse, tennis courts, or concierge services of the district's larger 500-plus unit developments — but in the context of Holland Village, this is rarely the relevant consideration. Residents have direct pedestrian access to one of Singapore's most celebrated outdoor lifestyle environments, where the F&B, cafe culture, and social infrastructure of the village itself substitutes for in-development amenities in a way that no amount of club facilities can replicate.
The rental transaction data underscores the development's enduring liveability appeal. With 152 recorded rental transactions across 83 units, Holland Residences has generated rental activity at a rate approaching double its unit count, reflecting a consistently high tenant turnover driven by international school families on fixed-term employment postings, professionals working in the one-north research corridor, and lifestyle-driven expats who specifically target Holland Village addresses. Average rent of $6,541 per month and median rent of $6,500 reflect a market that prices this address at a meaningful premium within D10 — a testament to the depth of tenant demand that the Holland Village-Buona Vista-one-north catchment generates.
"Every school run goes past the MRT and straight down to Dover. The walk to Holland Village for dinner takes four minutes from the lobby. We came from a much larger development with better facilities — I have not missed them once. What you gain in location here is not measurable in square metres of pool deck."
— Expat resident, family of four, child at UWCSEA Dover Campus
Holland Village hawker centre on Lorong Mambong serves arguably the best char kway teow and wonton mee in the west of Singapore and is a 5-minute walk from the development. Cold Storage Holland Village provides full-range supermarket access. Holland Road Shopping Centre offers wet market, provision shops, and specialty F&B. Coronation Plaza and The Star Vista — 10 to 15 minutes via CC21 — add cinema, dining, and retail depth. For residents who benchmark facilities against what the building itself offers, the comparison misses the point: the neighbourhood is the amenity package, and it is exceptional.
Unit Sizes & Layout
Holland Residences houses 83 units across its freehold site on Taman Warna. The gap between the average transacted price ($2,636,800) and the median ($2,925,000) — a difference of approximately $288,000 — indicates that smaller unit transactions (1-bedroom and compact 2-bedroom configurations) are pulling the mean below the median, while the majority of transactions cluster in the 2-bedroom to 3-bedroom range. At $2,247 PSF, a 1,100 sq ft 2-bedroom unit implies an all-in quantum of approximately $2.47 million, while a 1,300 sq ft 3-bedroom aligns closely with the $2.925 million median — a configuration that speaks directly to the expatriate family tenant and buyer segment that dominates this address.
The rental economics are coherent with the unit profile. An average rent of $6,500 per month on a $2.925 million median price yields 2.67% gross — consistent with D10 CCR norms for a premium freehold address in a lifestyle neighbourhood. This is not a yield play: Holland Residences is a capital appreciation and lifestyle purchase supported by solid tenant demand, not a high-yield income vehicle. Investors who accept the CCR yield floor in exchange for freehold tenure, a structurally irreplaceable location, and 15% five-year PSF appreciation will find the economics coherent. Investors seeking yields above 3.5% in D10 should look elsewhere in the district.
Taman Warna is a dead-end residential cul-de-sac with minimal through traffic, meaning most stacks benefit from a quiet external environment. Units oriented toward the interior of the site — away from Holland Avenue — face the greenery canopy of the surrounding low-rise residential landed enclave and enjoy natural ventilation from the prevailing south-westerly breeze. Higher-floor units may catch partial treetop views across the Taman Warna streetscape and toward the Botanic Gardens conservation area to the north-east. Confirm stack orientation and floor plan with the agent, as in an 83-unit boutique the difference between stacks is meaningful and individual unit selection can significantly affect daily liveability.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 2 | $2,235 | $1,347,500 |
| 3 BR | 7 | $2,139 | $2,085,429 |
| 4 BR | 7 | $1,935 | $2,957,571 |
| 5 BR | 4 | $1,678 | $3,685,000 |
Pricing & Market Position
Based on 20 recorded transactions, sale prices range from $1,320,000 to $4,080,000, averaging $2,636,800 (~$2,247 psf).
Rents range from $2,700 to $13,800 per month across 156 rental transactions. Current rental yield sits at approximately 2.7%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 26.4% (from $1,805 to $2,281 psf).
Neighbourhood Comparison
The direct competitive set for Holland Residences is defined by the cluster of freehold and leasehold D10 developments within the Holland Village–Leedon corridor. Against Leedon Green (freehold, 638 units, $2,784 PSF), Holland Residences offers freehold D10 at a $537 PSF discount — a meaningful saving on the same perpetual tenure. The trade-off is 2012 versus 2022 vintage, smaller scale, and boutique developer versus the CDL-MCL joint venture behind Leedon Green. Buyers who are indifferent to new-launch amenities and prioritise address proximity over building specification will find the Holland Residences discount compelling on a like-for-like tenure basis. Against Skye at Holland ($2,945 PSF, 99-year leasehold, 2024), the comparison inverts: Holland Residences offers freehold tenure at $698 PSF less than a leasehold new launch on the same street corridor — a structural argument for long-term holders that is difficult to dismiss. Against Hyll on Holland (freehold, $2,648 PSF), Holland Residences saves $401 PSF on the same freehold D10 title; Hyll on Holland is newer (2023) and larger (319 units) but does not offer closer village proximity than Taman Warna.
The most instructive comparison is against D'Leedon ($1,854 PSF, 99-year leasehold, 1,703 units) — the mega-complex at the intersection of Holland Road and Farrer Road. Holland Residences costs $393 PSF more but delivers freehold tenure, an 83-unit boutique community, and genuine Holland Village adjacency versus D'Leedon's large-format 99-year leasehold product on Holland Road's traffic corridor. For buyers who value the village-in-miniature character of Taman Warna over scale and the per-unit PSF savings of a mega-development, the Holland Residences premium is rational and justifiable. The competitive landscape across D10 confirms a consistent market verdict: Taman Warna commands a structural premium that has persisted across multiple market cycles and is supported by the irreplaceable nature of the address itself.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| HOLLAND RESIDENCES | Freehold | 2012 | 83 | $2,247 |
| 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 RESIDENCES across multiple dimensions.
What Residents Say
"My children go to UWCSEA Dover and Hwa Chong International. Both schools send a bus from near the development. I can walk to Holland Village for coffee in the morning and take the CCL to Dhoby Ghaut for meetings. I have been in Singapore for six years across three postings and this is the only address I have come back to. The village is the reason — nothing else in D10 gives you this in the morning."
— Expat tenant, family of four, Holland Residences for three years
"The Holland Village MRT is genuinely four minutes from the lobby — I have timed it. Buona Vista interchange adds the East-West Line one stop away. I commute to Harbourfront via CCL and my wife commutes to Raffles Place via EWL from Buona Vista. Two people, two different lines, zero transfers beyond Buona Vista. That is why we chose Taman Warna over every other street in Holland Village that is ten minutes further from the station."
— Owner-occupier, purchased 2021, dual-commuter household
"I want to be honest about the numbers. I paid close to asking price and the profitability score reflects that — 47 out of 100 is not a deal. The yield is 2.67%, which is thin for what you are spending. But I bought because I intend to hold freehold D10 for ten-plus years, and this address will always rent and always appreciate because of what surrounds it. If you are looking for a bargain, this is not the right development. If you are buying the location for the long term, it is one of the best on offer at this PSF in D10."
— Owner-investor, purchased 2023, long-term capital hold
Strengths & Weaknesses
- Freehold tenure on Taman Warna — directly adjacent to Holland Village MRT (CC21) at 310m
- Holland Village MRT (CC21, Circle Line) 4-minute walk — connects to Dhoby Ghaut, Marina Bay, Harbourfront
- Buona Vista EWL/CCL interchange 680m — dual-line access; East-West Line for CBD, Jurong, Changi
- Holland Village lifestyle (cafes, bars, Cold Storage, F&B) accessible on foot in under 5 minutes
- Strong multi-year PSF appreciation: $1,979 to $2,281 over 5 years — 15% steady growth
- Average rent $6,500/month — strong D10 CCR expat rental demand; 152 recorded rental transactions
- International school cluster within 1.6km: UWCSEA Dover, Dover Court International, Hwa Chong International
- one-north and Biopolis accessible via Buona Vista MRT — professional tenant demand from research sector
- Boutique 83-unit community — quiet cul-de-sac, uncrowded pool, minimal maintenance fee
- Investment score 61/100 — above average for D10 CCR boutique freehold
- Profitability 47/100 — below average; recent buyers paid full market price with no meaningful discount
- 2012 vintage — building finishes and facilities do not match new-launch specification in D10
- Yield 2.67% — thin for CCR; purely a lifestyle and capital appreciation hold, not an income play
- Walkability 65/100 — Holland Village area benefits from a car for non-MRT errands and cross-town trips
- Boutique developer "Holland Village Development" — limited brand track record versus major developers
- En-bloc 44/100 — limited collective sale catalyst; small site, freehold title, and constrained redevelopment economics
- Median $2,925,000 — high absolute quantum for an 83-unit boutique D10 development
- ShiokNest 56/100 — slightly below average overall; reflects vintage and yield trade-offs
Verdict
Holland Residences occupies a rare and structurally defensible niche in the D10 CCR market: a freehold boutique development on the residential street immediately adjacent to Holland Village MRT, at the geographic centre of one of Singapore's most enduring and internationally recognised lifestyle neighbourhoods. The combination of Circle Line connectivity at 310 metres, Buona Vista EWL/CCL interchange at 680 metres, an international school cluster within 1.6 kilometres, and the Holland Village lifestyle precinct accessible on foot is genuinely difficult to replicate anywhere else in Singapore. These are not marketing claims; they are physical facts about the address that do not change between market cycles.
The trade-offs are real and worth stating clearly. Profitability at 47 out of 100 indicates that buyers over the past few years have paid full market price — Holland Residences does not offer a discount to intrinsic value, and the address premium is fully reflected in the current PSF. The 2012 vintage means building finishes and facilities do not match newer D10 launches. En-bloc at 44 out of 100 suggests limited collective sale catalyst given the small site, freehold title, and current land economics. Walkability at 65 out of 100 reflects that the Holland Village corridor, for all its lifestyle appeal, still benefits from a car for certain errands — the MRT solves most of this, but non-CCL destinations may involve transfers. The yield of 2.67% is thin by absolute standards and reflects the price premium already embedded in the address.
The ideal buyer profile for Holland Residences is well-defined. Lifestyle-led D10 CCR buyers who genuinely use Holland Village as their daily social hub — not as a tagline — will find the address delivers on its promise every day. Expatriate families whose children attend UWCSEA Dover, Dover Court International, or Hwa Chong International will value the proximity and the ease of integrating school, station, and neighbourhood into a single walkable daily routine. Professionals commuting via the Circle Line to Botanic Gardens, Dhoby Ghaut, or Marina Bay, and via the EWL from Buona Vista to the CBD, Jurong, or Changi, will appreciate the dual-line interchange at 680 metres. For these buyers, Holland Residences is not merely a convenient address — it is the Holland Village address.