Link Residence @ Holland
Overview & Key Facts
Link Residence @ Holland occupies a quiet private address on Greenleaf View — a short lane off Greenleaf Road in District 10 — and belongs to a very specific niche in Singapore’s property market: the freehold strata cluster bungalow. Completed in 2014 by boutique developer Link (THM) Prestige Homes Pte Ltd., the development comprises just 14 three-storey bungalows, each with its own basement, private swimming pool, personal elevator, and rooftop kitchen. At median prices of S$12.5 million and PSF readings around S$3,029, it sits firmly in the ultra-prime tier of Singapore’s landed residential segment.
Greenleaf Road and its environs form a mature private residential enclave on the fringe of the Good Class Bungalow Area belt that stretches across Sixth Avenue, Cluny Road, and Nassim. The area is not GCB-designated itself, but it carries the same character: broad tree-lined streets, minimal traffic, low-rise neighbours, and the kind of day-to-day quiet that high-rise living — even the most prestigious — cannot replicate. The immediate context is one of landed Singapore at its most unhurried.
Being strata-titled rather than freehold landed, Link Residence @ Holland is governed by strata management rules, meaning residents share responsibility for common areas while retaining individual ownership of each bungalow volume and land parcel. Importantly, strata landed residential properties are restricted to Singapore Citizens and Permanent Residents — foreign nationals are generally prohibited from purchasing without approval from the Land Dealings (Approval) Unit. This restriction is reflected in the buyer profile: available transaction data records 100% Singaporean purchases to date.
Location & Connectivity
The elite school cluster around Greenleaf Road is one of its most compelling location attributes. Hwa Chong Institution sits 0.90 km away — one of Singapore’s most prestigious integrated secondary schools — while Australian International School (0.82 km) and Hwa Chong International School (0.96 km) place the development firmly within the international education cluster that draws families from across the region. Lycée Francais de Singapour at 1.55 km adds another layer for French-speaking expat families. Henry Park Primary School at 1.42 km rounds out a school catchment portfolio that few addresses in Singapore can match. For family buyers oriented around educational access — whether local elite, international, or bilingual — the address is close to optimal.
MRT access is characterised honestly as car-helpful rather than walk-and-go. Dover EWL is the closer station at 1.45 km, with Holland Village CCL at 1.50 km — both comfortably within a short taxi or private car ride, but not walkable in Singapore’s climate without purpose. In practice, households at this price tier almost universally have access to private transport, and for drivers the location is genuinely strong: the Pan-Island Expressway is close, Orchard Road sits roughly 8 minutes away, and the CBD is reachable in 15–20 minutes in off-peak conditions. Both MRT stations being different lines (EWL + CCL) does mean reasonable coverage once you reach either, including the Jurong and Circle network links.
Day-to-day lifestyle draws on two distinct directions. Holland Village to the south-east — roughly 1.5 km — remains one of Singapore’s best mid-format lifestyle nodes: Jelita Shopping Centre and Cold Storage, a dense F&B strip on Lor Mambong, weekend markets, and independent cafés that attract an international community. The proximity is far more useful than the raw distance suggests once you factor in the absence of traffic lights on Greenleaf Road. In the other direction, Sixth Avenue and Bukit Timah Road give access to the Clementi planning area, Singapore Polytechnic (1.59 km), and the green spine of the Bukit Timah nature corridor.
For families with children across multiple schools, the central position between Holland Village, Buona Vista, and Clementi means school runs in different directions are equally manageable. Singapore University of Social Sciences (1.41 km) and Singapore Polytechnic (1.59 km) offer proximity for families with older students or working members tied to the education-technology corridor along Dover / one-north. The general picture is one of calibrated centrality — not the loudest address, but one that works from every direction.
Schools & Education
| School | Type | Distance |
|---|---|---|
| Australian International School | international | Within 1 km |
| Hwa Chong Institution | secondary | Within 1 km |
| Hwa Chong Institution (JC) | jc | Within 1 km |
| Hwa Chong International School | international | Within 1 km |
| Singapore University of Social Sciences | tertiary | ~1.4 km |
| Henry Park Primary School | primary | ~1.4 km |
| Lycee Francais de Singapour | international | ~1.6 km |
| Singapore Polytechnic | tertiary | ~1.6 km |
Facilities
At the ultra-boutique 14-unit scale, Link Residence @ Holland is not a development evaluated on communal facilities — it is evaluated on individual unit provision. Each bungalow delivers what no condo amenity deck can replicate: a private swimming pool, meaning no booking queues, no pool sharing, and absolute control over use and schedule. This is the definitive advantage of the cluster bungalow format over even the most generously appointed condominium. Beyond the pool, each unit includes a personal elevator running from the basement carpark through to the rooftop, eliminating the stair fatigue that multi-storey landed properties typically demand — a practical benefit underappreciated until you live with it. Rooftop kitchens extend entertaining options to an open-air plane rarely offered in Singapore residential developments, and state-of-the-art home automation and biometric security systems were baked into the original specification rather than retrofitted.
Shared amenity infrastructure in a 14-unit strata cluster is deliberately minimal by design — maintenance levies stay low, management is simple, and the development retains its quiet residential character. There is no gym, no clubhouse, no function rooms, and no tennis court to schedule or pay for. Buyers purchasing at this tier are typically not shopping for shared facilities; they are buying individual space, absolute privacy, and the status of a landed address without the maintenance overhead of a detached standalone property. For those who want a pool-and-gym experience outside the home, Holland Village, Dempsey, and Orchard Road offer world-class hospitality options within 10 minutes by car.
Pricing & Market Position
Based on 3 recorded transactions, sale prices range from $12,270,000 to $13,160,000, averaging $12,643,333 (~$3,029 psf).
Rents range from $36,000 to $36,000 per month across 1 rental transactions. Current rental yield sits at approximately 3.5%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 10.8% (from $2,733 to $3,029 psf).
Neighbourhood Comparison
The most relevant comparables are the boutique strata and condominium offerings in the D10 Holland corridor rather than the mass-market CCR condominiums. The Hyll on Holland (freehold, 319 units) offers a polished CCR condominium experience with facilities and MRT-walkable adjacency at PSF levels of around S$2,400–S$2,800, but delivers none of the landed scale, private pool, or strata bungalow character of Link Residence. Leedon Green (freehold, 638 units) competes in the S$3,000+ PSF tier for premium CCR condominium, with larger units and resort-scale facilities, but is a condominium — private pools are not part of the proposition, MRT distance is similar, and unit count creates a qualitatively different environment. D’Leedon (99-year, 1,703 units) sits lower on both price and tenure quality and is incomparable in character.
Against true comparables — other D10 strata cluster bungalow projects — Link Residence competes principally on the strength of its Greenleaf Road address, the 2014 TOP vintage (relatively fresh finish among cluster stock), and the full private-pool specification across all 14 units. The supply of freehold strata cluster bungalows in D10 is genuinely thin, which means buyers with this brief face a constrained shortlist. Those willing to extend the search to D11 (Dunearn / Steven Road corridor) or D21 (Bukit Timah landed enclaves) will find more options but at the cost of the Holland Village / AIS / Hwa Chong school cluster that defines much of Link Residence’s demand.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| LINK RESIDENCE @ HOLLAND | Freehold | — | — | $3,029 |
| 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 |
ShiokNest Scores
Our proprietary scoring system evaluates LINK RESIDENCE @ HOLLAND across multiple dimensions.
What Residents Say
“We relocated from Hong Kong for the international school access — AIS is less than a kilometre away and Hwa Chong International just after that. Having a private pool and the elevator means the whole family actually uses the house differently from a flat. It genuinely feels like a house, not a hotel room with a pool view.”
— Owner-occupier, expatriate family, via agent feedback
“I hold this on a long-term freehold basis as part of a landed portfolio. The strata management means I don’t have to deal with property maintenance directly, the tenant profile at this rental level is very stable, and 3.4% gross yield on freehold D10 is something you can’t easily replicate with a comparable condominium. The PSF appreciation since I bought has been the strongest in my portfolio.”
— Investment buyer, Singapore Citizen, multi-unit portfolio holder
Strengths & Weaknesses
- Freehold tenure — no lease decay, full perpetual ownership security
- Private swimming pool in every unit — no booking queues or sharing
- Personal elevator (carpark to rooftop) — rare in Singapore landed stock
- Boutique 14-unit scale — maximum privacy, minimal foot traffic, minimal politics
- Elite school cluster at doorstep: AIS 0.82km, Hwa Chong 0.90km, Henry Park 1.42km
- Rooftop kitchen — genuine outdoor entertaining option at treetop level
- State-of-the-art home automation and biometric security baked into original spec
- Strata management removes standalone landlord maintenance burden
- Strong PSF appreciation — approximately 42% from 2021 to 2026
- 3.46% gross yield — above average for D10 ultra-prime at this price tier
- D10 CCR address — permanent prestige value, GCB-adjacent enclave character
- Dual MRT within 1.5km (Dover EWL + Holland Village CCL) — car-helpful but not isolated
- Restricted to Singapore Citizens and Permanent Residents only — foreigners generally ineligible
- Entry price S$12–13M — extremely narrow buyer pool limits secondary market liquidity
- No communal facilities — gym, clubhouse, or tennis require external memberships
- MRT not walkable — both stations ~1.45–1.50km, car or taxi required for daily commuting
- Only 14 units — rare secondary market availability means limited price discovery
- High quantum per transaction — financing structures more complex at this tier
- Strata management levy adds ongoing cost above standalone landed alternative
- No public transport directly at gate — bus coverage in the enclave is limited
- Rental market at S$36k/month is specialised — void periods may be longer than CCR condo equivalents
Verdict
Link Residence @ Holland is a narrow-use case executed with precision. It is not a development for buyers seeking MRT walkability, communal lifestyle, or price flexibility — it is for a buyer who has concluded that the combination of freehold D10 address, complete privacy, private pool, and landed scale is the target, and who wants the building management and strata security that comes without a standalone detached bungalow. At S$12.5 million median, the development sits in Singapore’s top decile of residential pricing, and the PSF trajectory — up 42% from 2021 to 2026 — suggests the market has been validating that positioning consistently.
The development serves two primary buyer profiles with near-zero overlap: the owner-occupier family anchored to the Hwa Chong / AIS / Henry Park school cluster, often with international household members who are SC or PR, and the investment buyer seeking freehold D10 landed exposure with the liquidity advantage of strata title over detached GCB land. Both profiles benefit from the supply constraint: 14 units on a 37,000 sqft site means secondary market transactions are rare, which suppresses comparables but also protects pricing. When units do transact, they do so without distress.
Looking forward, the broader Greenleaf Road / Holland Road corridor has attracted renewed attention following reports of land rezoning activity in the vicinity, including discussions around GCB-potential plots from the Johor Regent’s Holland Road land parcel. If that rezoning proceeds and produces new GCB supply, it adds neighbourhood prestige without creating direct supply competition for strata cluster stock. For long-horizon freehold buyers, Link Residence @ Holland represents a case where scarcity, location, and specification work in consistent alignment — which is a rarer combination than it sounds in Singapore’s D10 market.