Hyll On Holland

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

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.

Pricing & Market Position

Across 328 recorded transactions (all-time), sale prices range from $1,342,700 to $3,227,301, averaging $2,021,312.

Over the last 12 months, transactions averaged $2,784 psf.

Rents range from $3,700 to $8,500 per month across 288 rental transactions. Current rental yield sits at approximately 2.8%.

Rental Yield by Bedroom Type

Blended yield hides the spread between unit sizes — smaller units at HYLL ON HOLLAND typically rent harder per dollar of purchase price:

Price Appreciation

From 2021 to 2026, the average PSF has appreciated by 16.1% (from $2,423 to $2,813 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.

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

Verdict

Hyll on Holland occupies a compelling niche: a brand-new freehold address in one of Singapore’s most established residential belts, at a PSF that undercuts several of its District 10 peers. The Aedas-designed architecture is distinctive without being gimmicky, the facilities deck punches above its weight for a sub-350-unit project, and the freehold tenure provides indefinite land value in a precinct where redevelopment sites are becoming vanishingly rare.

The trade-offs are equally clear. The 780-metre walk to Holland Village MRT is tolerable but not convenient, especially during wet weather. Road noise from the Holland Flyover is an unavoidable environmental factor—mitigated at upper floors and inside units by acoustic treatments, but present at the pool deck and lower communal areas. The heavily two-bedder-focused unit mix limits appeal for families needing three or more bedrooms, and the compact layouts may feel tight for those accustomed to older, more generous D10 developments.

For expatriate professionals, investor-buyers seeking freehold rental assets in the Holland corridor, and owner-occupier couples who value weekend walkability to Holland Village’s lifestyle scene over MRT-centric commutes, Hyll on Holland delivers a well-considered product at a fair price point. Families with school-age children and buyers who prioritise rail connectivity should look instead at Leedon Green or Fourth Avenue Residences, both of which sit closer to MRT stations.