Hyll On Holland
Hyll on Holland sits on a quiet pocket of Holland Road in District 10, one of Singapore's most enduring prime addresses. Completed in 2021 by Far East Organization, it is a 319-unit freehold boutique development that trades the mass-market scale of its D10 neighbours for a more curated, low-density feel. For buyers weighing a CCR freehold against the larger Bukit Timah and Farrer Road launches, the proposition is clear on paper: a developer pedigree second to none, a Circle Line catchment that is genuinely walkable to Holland Village, and the tenure premium that has historically anchored D10 resale resilience.
This review is not a sales sheet. We walk through location, product, pricing, and peer comparison the way an analyst would, and we flag the risks — the boutique facility-load, the CCR pricing band, and the ABSD overhang on foreign demand — that any honest assessment must surface. Sources are linked throughout to URA caveats, LTA's rail network maps, and MAS TDSR notices.
Snapshot as of 2026-05 — figures above reflect publicly available URA/HDB data at the time of this editorial review (as of 2026-05).
The site is roughly 600 metres from Holland Village MRT on the Circle Line, which puts one-seat rides to Buona Vista, Botanic Gardens, and Bishan inside fifteen minutes. The catchment is genuinely walkable for the gym-and-groceries class of trip; whether the daily commute feels walkable in tropical rain is a different question, and the answer for most owners will be a short feeder bus or Grab. For drivers, Holland Road feeds Farrer Road and the PIE, and the Sixth Avenue and Bukit Timah corridors are five minutes by car off-peak.
The Holland Village food belt is the genuine differentiator. The hawker-and-bistro mix along Lorong Mambong and Chip Bee Gardens is the closest thing CCR has to a neighbourhood high street, and the Singapore Botanic Gardens — a UNESCO World Heritage Site — is one MRT stop away. School catchment is the standard D10 draw: Nanyang Primary, Henry Park Primary, and Anglo-Chinese School (Junior) are all in the wider area, though within-1km priority depends on the exact postal coordinates and shifts year to year. Buyers banking on a specific school should verify with MOE's P1 registration portal rather than developer brochures.
Map the price gradient across the district on our price heatmap to see how the Holland pocket compares to Bukit Timah and Farrer Road.
Overview & Key Facts
Hyll on Holland is a 319-unit freehold development by Far East Consortium and Koh Brothers, completed in 2023 on the combined sites of the former Hollandia and The Estoril along Holland Road. Designed by global architecture firm Aedas, the project’s six 12-storey towers trace a distinctive waving curve across the hillside, with all residential floors elevated 11 metres above the landscaped deck—placing the lowest units roughly five storeys above street level and well clear of the Holland Flyover.
District 10’s Good Class Bungalow belt is not an area that sees new private supply often, and Hyll on Holland capitalised on a rare window during the 2017–18 en-bloc cycle to assemble a 12,830 sq m freehold site. The result is a boutique enclave that trades unit count for generous common grounds and a resort-style facilities deck wrapped in tropical landscaping inspired by the nearby Singapore Botanic Gardens. With 83% corner units delivering cross-ventilation and full-height glass curtain walls, the architectural ambition is evident—though the unit mix skews heavily toward compact two-bedders, a deliberate play for young professionals and expatriate couples rather than large families.
At an average PSF of $2,757 on a freehold basis, Hyll on Holland sits below nearby Leedon Green ($2,783) and well under Skye at Holland ($2,945), offering relative value for a brand-new freehold address in the Holland Road corridor. Its 2.82% gross yield reflects respectable rental demand from the sizeable expatriate community drawn to the Holland Village lifestyle, international schools in the precinct, and the proximity to one-north’s biomedical cluster.
Location & Connectivity
Hyll on Holland’s address on the bend of Holland Road places it at the nexus of several desirable precincts. Holland Village—with its independent cafés, craft bars, and weekend farmer’s market—is a short walk through the side gate, roughly 780 metres on foot. Dempsey Hill’s dining cluster sits a three-minute drive north, while Orchard Road is seven minutes by car via the Holland Flyover. Dual exit points from the development give residents convenient access heading toward either Farrer Road or Queenstown Road, and the PIE and AYE are both reachable without battling through Holland Village’s narrow streets.
The nearest MRT is Holland Village station (CC21) at approximately 780 metres, translating to a 10–11 minute walk, or one bus stop on services 106 or 48 when it rains. Farrer Road MRT (CC20) is 940 metres away, offering a second Circle Line option. The walk to either station is manageable but not sheltered, which is a consideration during Singapore’s frequent afternoon downpours.
Daily necessities are well served by Cold Storage at Holland Road Shopping Centre and the revitalised One Holland Village integrated development, which added a Raffles hotel, retail podium, and office space to the precinct. For larger retail runs, The Star Vista and Rochester Mall are both within a five-minute drive, and the Buona Vista interchange connects residents to the Downtown and Circle lines simultaneously.
Schools & Education
| School | Type | Distance |
|---|---|---|
| Swiss School Singapore | international | Within 1 km |
| Commonwealth Secondary School | secondary | ~1.0 km |
| Raffles Girls' Primary School | primary | ~1.2 km |
| Tanglin Trust School | international | ~1.3 km |
| River Valley High School | secondary | ~1.5 km |
| River Valley High School (JC) | jc | ~1.5 km |
| German European School Singapore | international | ~1.5 km |
| Queensway Secondary School | secondary | ~1.7 km |
Facilities
For a boutique 319-unit development, Hyll on Holland delivers a surprisingly generous facilities deck. The centrepiece is a 50-metre infinity-edge lap pool with a curved profile that follows the site’s topography, flanked by a wet pool deck, spa pool, and tiered sun lounging areas. A cantilevered clubhouse anchors the social precinct, housing a well-equipped gym overlooking the spa pool and a residents’ lounge suited to small gatherings. The development also includes a putting green, a graded sprint track, a meditation deck, a massage pavilion, and multiple themed gardens and dining pavilions—though the emphasis leans more toward passive relaxation than active recreation, with no tennis court, no function room, and limited children’s play facilities.
“The pool area is beautiful and rarely crowded since the development is small, but you do hear road noise from the flyover when you’re at the deck. Inside the units and at the higher floors it’s barely noticeable.”
— Hyll on Holland resident, 2-bedroom owner since 2023
Unit Sizes & Layout
Hyll on Holland’s unit mix is sharply focused: roughly 72% of all 319 units are two-bedroom configurations, with a smaller proportion of one-bedders and three-bedders rounding out the stack. This deliberate skew toward compact formats reflects the developer’s target demographic of young couples, singles, and expatriate professionals rather than multi-generational families. The two-bedders range from approximately 657 to 936 sq ft and feature a distinctive side-by-side living and dining layout that maximises frontage and natural light. Cross-ventilation is a genuine strength: with 83% of units occupying corner positions, airflow through the living, dining, and kitchen areas is a practical reality rather than a marketing claim.
Finishes include engineered timber flooring in living and bedrooms, Hansgrohe fittings, and Smeg appliances in the kitchen—appropriate for the price bracket, though not at the same tier as nearby Leedon Green’s marble-clad offerings. Bathroom ventilation is naturally assisted through louvred windows, an increasingly rare feature. The three-bedroom units at around 1,055 sq ft offer the best value per square foot and are the only layouts with a proper utility or household shelter that can function as a helper’s room, making them the more practical choice for small families.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 210 | $2,646 | $1,755,569 |
| 2 BR | 70 | $2,623 | $2,255,866 |
| 3 BR | 47 | $2,697 | $2,844,513 |
Pricing & Market Position
Based on 327 recorded transactions, sale prices range from $1,342,700 to $3,227,301, averaging $2,019,181 (~$2,756 psf).
Rents range from $3,700 to $8,500 per month across 270 rental transactions. Current rental yield sits at approximately 2.8%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 14.9% (from $2,423 to $2,783 psf).
Neighbourhood Comparison
Within the Holland–Bukit Timah corridor, Hyll on Holland’s closest competitor is Leedon Green ($2,783 psf, freehold), which offers larger units and sits closer to Farrer Road MRT but commands a slight premium and lacks Hyll’s boutique scale. Skye at Holland ($2,945 psf) is a smaller 52-unit freehold development trading at a higher PSF without the same breadth of facilities. For value-oriented buyers willing to accept leasehold tenure, D’Leedon ($1,854 psf) offers substantially larger units and full resort facilities at a significantly lower entry price, though its 99-year lease from 2010 and ageing facilities are considerations. Fourth Avenue Residences ($2,464 psf, 99-year) wins on MRT access at under 200 metres from the Downtown Line but concedes freehold status.
Hyll on Holland’s sweet spot is the buyer who specifically wants a new freehold product in Holland at a sub-$2,800 average PSF—a narrow but defensible position in the current market. Its freehold premium over Fourth Avenue Residences is roughly 12%, which many long-term holders will view as justified given the indefinite land tenure and scarcer supply of new freehold sites in D10.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| HYLL ON HOLLAND | Freehold | 2021 | 319 | $2,756 |
| 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 |
| FOURTH AVENUE RESIDENCES | 99 yrs lease commencing from 2018 | 2021 | 476 | $2,465 |
| UPPERHOUSE AT ORCHARD BOULEVARD | 99 yrs lease commencing from 2024 | 2025 | 301 | $3,329 |
ShiokNest Scores
Our proprietary scoring system evaluates HYLL ON HOLLAND across multiple dimensions.
What Residents Say
“We moved from a rental in Robertson Quay and the difference in air quality and greenery is night and day. Holland Village is a five-minute walk through the back gate for dinner, and the weekend vibe reminds us of Melbourne. The pool rarely has more than two or three people in it.”
— Australian expatriate couple, two-bedroom unit, floor 8
“Road noise from the flyover is real—don’t let anyone tell you otherwise. With windows closed and the aircon on it’s fine, but if you like sleeping with windows open, pick a higher floor unit facing the hill side, not the road side.”
— Singaporean owner-occupier, three-bedroom unit since TOP
“The freehold status and D10 address sold us, but the unit sizes are genuinely small for this price point. Our two-bedder at 720 sq ft works for a couple but we’re already thinking about upsizing now that a baby is on the way. Build quality is solid though—better than what I’ve seen at some $3,000+ psf projects.”
— PR couple, purchased 2022
Strengths & Weaknesses
- Freehold tenure in District 10 GCB belt — one of the scarcest land tenures in Singapore
- Aedas-designed architecture with 83% corner units ensuring cross-ventilation
- Generous 50m infinity-edge lap pool for just 319 units — low crowding
- Side gate provides 5-minute walking shortcut to Holland Village cafes and bars
- Units elevated 11m above landscaped deck, lowest floor equivalent to 5th storey
- Full-height glass curtain walls with laminated low-E glass for energy efficiency
- 2.82% gross yield supported by strong expatriate rental demand in Holland belt
- Average PSF of $2,757 undercuts neighbouring Leedon Green and Skye at Holland
- Dual road exits reduce traffic bottlenecks during peak hours
- Sprint track and putting green cater to active lifestyle within compound
- Holland Village MRT 780m away — 10-11 minute unsheltered walk
- Road noise from Holland Flyover audible at pool deck and lower floors
- 72% two-bedder mix limits options for families needing 3+ bedrooms
- Compact unit sizes (657-1,055 sq ft) are small for D10 price expectations
- No tennis court despite freehold land availability
- Limited children's play facilities — not family-oriented development
- Walkability score of 48/100 reflects car-dependent daily routines
- West-facing stacks experience significant afternoon heat gain
- No direct sheltered connection to any MRT station
Hyll on Holland is a defensible CCR freehold for owner-occupiers with a 15-20 year horizon and a clear preference for the Holland Village neighbourhood over the broader Farrer Road or Bukit Timah catchments. The Far East pedigree is genuine, the Circle Line connectivity is real, and the freehold tenure removes the lease-decay anxiety that increasingly shapes resale math on 99-year D10 stock. The product is well-built, the layouts are efficient, and the facilities are appropriate for the unit count.
The risks are the obvious ones. A 319-unit boutique cannot compete with a 1,000+ unit development on absolute facilities, and buyers expecting a resort-style deck will find Hyll restrained. The CCR pricing band assumes continued foreign-buyer interest at the top of the market, and the current 60% ABSD rate has visibly thinned that demand pool in 2024-2025. Resale velocity on the larger units has softened correspondingly. Run the breakeven calculator with realistic capital-appreciation assumptions before committing.
For a Singapore-citizen owner-occupier paying BSD only, prioritising tenure and address, and prepared to live with the boutique facility-load, Hyll on Holland is a credible buy at the right stack-and-floor combination. For an investor chasing yield or a foreign buyer absorbing the full ABSD, the math is harder to make work, and the peer set offers better entry points.
The honest peer set for Hyll on Holland is the 99-year Leedon Green (638 units, TOP 2023, D10 leasehold), the much larger D'Leedon (1,715 units, TOP 2014, D10 leasehold), and the freehold Forett at Bukit Timah (633 units, TOP 2024, D21 freehold). Use the side-by-side comparator to layer pricing, layout efficiency, and facility ratios across the four.
Versus Leedon Green, Hyll's freehold is the structural advantage; Leedon Green offsets with a more generous facilities deck and a slightly tighter PSF band on smaller units. Versus D'Leedon, Hyll is the boutique trade — fewer facilities but no 1,700-household density and a freehold tenure that should resist value erosion better past the 30-year mark. Versus Forett, Hyll wins on transit (Forett is a 12-15 minute walk to Beauty World MRT versus Hyll's 8-10 to Holland Village) and on the CCR-versus-RCR address premium; Forett offsets with newer completion and a slightly lower PSF entry on like-for-like stacks.
The peer comparison that does not work is Hyll versus a 99-year mass-market OCR product. Different buyer, different yield assumption, different exit strategy. The right frame is freehold-CCR-boutique against freehold-CCR-boutique, and on that comparison Hyll sits credibly in the upper half.
Hyll on Holland transacted in the broad $2,400-$2,900 PSF band through 2024-2025 for typical stack-and-floor combinations, per URA caveat data. That puts it firmly in CCR-freehold territory, above the 99-year Leedon Green band (broadly $2,500-$2,800 PSF on recent caveats) but below the very top of the Orchard freehold market. For a 700sqft two-bedroom, the all-in entry ticket — including BSD, legal, and a conservative furnishing budget — clears $1.85m before financing.
Run the financing math yourself: the mortgage calculator takes the standard 25-year tenure and lets you sensitise against MAS's TDSR 55% cap, and the buyer stamp duty calculator separates BSD from any applicable ABSD layer. Foreign buyers facing the current 60% ABSD rate — see IRAS's ABSD schedule — should model the total cost-of-acquisition before falling in love with the address.
Rental yields in the Holland Village catchment have run gross in the 2.4-2.9% range in 2024-2025 per URA rental caveats, which is unremarkable for CCR. The case here is not yield. It is capital preservation through tenure and location, with optionality on the next en-bloc cycle for the surrounding 99-year stock.
Hyll on Holland is two 12-storey towers totalling 319 units, with a mix that runs from one-bedroom compacts through to four-bedroom dual-key and penthouse formats. Layouts are efficient by current standards — Far East has tightened the wasted-corridor metric noticeably since their mid-2010s launches — and ceiling heights and finishes are appropriate for the price band. The facilities deck is the usual CCR boutique kit: 50m pool, gym, function rooms, sky terraces. Nothing genre-defining, but the quality of the materials and the lack of cost-cutting on the common areas is visible.
The honest caveat on a 319-unit development is facility-load math. A 50m pool shared across 319 households is comfortable; a single gym at 6pm on a weekday is not. Buyers coming from the 1,715-unit D'Leedon will find Hyll's amenity ratio better per-unit but the absolute footprint of facilities smaller — there is no second pool, no large clubhouse, no 400m running loop. This is the boutique trade-off, and whether it reads as exclusive or sparse depends on what you are coming from.
Unit efficiency and tenure justify a discount-to-list side-by-side against the peer set rather than a headline-PSF comparison; the freehold differential against Leedon Green's 99-year tenure should compound over a 20-year hold.