Lush On Holland Hill
Overview & Key Facts
Lush on Holland Hill sits at 21 Holland Hill in the heart of prime District 10 — a freehold boutique development that has quietly become one of the most coveted small-scale addresses along the Holland Village–Tanglin corridor. Developed by SP Holland Hill Pte Ltd (a BBR Holdings subsidiary) and completed in 2012, the project occupies an elevated site and comprises just 56 units across a single 12-storey tower.
The name is a fair summary of the pitch: mature tree canopy, a single slender block, and a layout that leans into privacy rather than scale. Compared to the mega-launches reshaping D10 around it — Leedon Green (638 units), D’Leedon (1,715 units), and Hyll on Holland (319 units) — Lush on Holland Hill is a deliberately small, end-user-oriented freehold. Its BCA Green Mark award for environmentally sustainable design remains a quiet point of differentiation among the early-2010s cohort of Holland Hill projects.
Unit sizes here reflect the era and the price point: 2-bedrooms start at 1,281 sqft — effectively double the floorplate of contemporary 2-bedders in new launches — and the range extends all the way up to 5,145 sqft penthouses. The buyer profile skews heavily toward owner-occupiers: professionals, returning Singaporeans, and expatriate families who prioritise freehold tenure, generous interior space, and a quiet enclave over facilities-on-demand or MRT doorstep convenience.
Location & Connectivity
Holland Hill is one of those Singapore addresses that reads better on a map than on foot. The development is roughly 590 metres from Holland Village MRT on the Circle Line — a 7 to 10-minute walk depending on how you handle the gradient. The climb up Holland Hill is real; residents consistently describe the return journey from Holland Village as “a workout, not a stroll.” Commonwealth MRT (East-West Line) sits 760 m away on the opposite side, and Buona Vista interchange is about 1.2 km.
For drivers, the location is excellent. Orchard Road is reachable in roughly 10 minutes via Farrer Road and Holland Road, the AYE and PIE are both within a short drive, and the one-north business park / NUS / Science Park cluster is under 15 minutes away. That geography explains the unusually high proportion of corporate tenants and NUH-linked medical professionals among renters here.
Daily amenities are a real strength. Holland Village — with Cold Storage, Holland Road Shopping Centre, One Holland Village (completed 2024), the hawker centre, and the F&B strip — is walkable. Dempsey Hill and Chip Bee Gardens add another layer of dining options within a short drive. For families, the stretch of Sixth Avenue, Bukit Timah, and Coronation is within 10 minutes, opening access to a dense network of enrichment centres, specialist clinics, and supermarkets.
The school catchment is the quieter headline. Nanyang Primary School sits within 1–2 km, alongside Henry Park Primary and New Town Primary — three of the most competitively balloted primary schools in Singapore. International school options are equally dense: Tanglin Trust School, Swiss School Singapore, and ISS International are all within 1.2 km. For expat families on a local-school hybrid track, very few D10 freeholds match this breadth.
Schools & Education
| School | Type | Distance |
|---|---|---|
| Commonwealth Secondary School | secondary | Within 1 km |
| Swiss School Singapore | international | Within 1 km |
| Tanglin Trust School | international | ~1.2 km |
| River Valley High School | secondary | ~1.3 km |
| River Valley High School (JC) | jc | ~1.3 km |
| Queensway Secondary School | secondary | ~1.5 km |
| Global Indian International School (GIIS Queenstown) | international | ~1.5 km |
| Raffles Girls' Primary School | primary | ~1.5 km |
Facilities
This is a boutique development, and the facilities footprint reflects that. There is no onsen, no badminton dome, no three-storey clubhouse — the value proposition is privacy, exclusivity, and space rather than resort-style amenity density. What you get is thoughtfully curated: a 25m lap-style infinity pool with cascading water features, a separate jacuzzi, a gymnasium, a putting green, a jogging track around the landscape deck, a children’s playground, and a well-appointed BBQ pavilion. Security is 24-hour with a staffed guardhouse, and parking is generous for a 56-unit project.
“It’s quiet, bright and breezy. Pools are usually very quiet and many times you have it for yourself. Neighbours are friendly, security guards honest. This condo is a hidden gem.”
— Resident review via EdgeProp
The lived experience at 56 units is qualitatively different from a mega-condo. Pool sessions are rarely crowded, the gym is usable at prime hours without queueing, and BBQ bookings are not the competitive sport they become at 1,000-unit sites. Maintenance fees reflect the small resident base — spread across 56 units they run meaningfully higher per-unit than at scaled developments, which is the price of exclusivity. Buyers who value predictable access and community-scale familiarity tend to prefer this model; buyers who want extensive amenities for their fees will be better served elsewhere.
What’s missing versus peers
- No function rooms of meaningful scale — resident gatherings rely on BBQ pavilion bookings.
- No tennis court — site footprint does not accommodate it.
- No indoor sports facilities — badminton, squash etc. must be accessed off-site.
- No concierge in the Leedon Green / Hyll on Holland luxury-launch sense.
Unit Sizes & Layout
The unit mix is the single strongest argument for Lush on Holland Hill in 2026. The 2-bedrooms are all 1,281 sqft — a size that newer launches simply do not offer at any price in the same district. 3-bedrooms span 1,475 to 1,561 sqft (36 units, the dominant stack count), 4-bedrooms are 1,851 sqft (16 units), and penthouses run from 2,680 sqft up to 5,145 sqft for the largest 4-bedroom PH. Efficiency is high across the board — ceiling heights are generous, layouts avoid the long corridor pathologies of some 2010s-era projects, and balconies are usable rather than tokenistic.
Orientation matters. North-south stacks get the best of the cross-breeze and avoid the late-afternoon west sun that is a real concern in this part of Singapore. Higher-floor units facing the GCB belt to the north-east command a view premium that has held up well on the resale market — those vistas are effectively locked in by Singapore’s GCB planning zone. Lower floors are more sheltered but trade off the hilltop views that are a key part of what buyers are paying for.
Interior fit-out was solid for the era. Miele/Bosch appliances in most stacks, marble in wet areas, timber flooring in bedrooms. Where the development shows its age is in smart-home integration — there is none worth speaking of — and a subset of units will benefit from bathroom refreshes after 13+ years of use. Budget S$80–150k for a light renovation, more if you’re reworking kitchen layouts.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 1 | $2,014 | $2,580,000 |
| 4 BR | 11 | $2,032 | $3,402,727 |
| 5 BR | 1 | $1,434 | $5,000,000 |
Pricing & Market Position
Based on 13 recorded transactions, sale prices range from $2,580,000 to $5,000,000, averaging $3,462,308 (~$2,024 psf).
Rents range from $4,100 to $18,000 per month across 75 rental transactions. Current rental yield sits at approximately 2.4%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 19.7% (from $1,824 to $2,185 psf).
Neighbourhood Comparison
The nearest like-for-like comparisons are all within walking distance. Hyll on Holland (freehold, 319 units, TOP 2022) is newer, with larger amenity footprint and smaller typical unit sizes, transacting around S$2,850–3,200 psf. Leedon Green (freehold, 638 units, TOP 2024) offers full luxury amenity at S$2,900–3,400 psf. D’Leedon (99-year, 1,715 units, TOP 2014) sits at ~S$1,950–2,200 psf with dramatically more facilities but leasehold tenure. Skye at Holland (freehold, 34 units, TOP 2009) is the boutique peer most similar in DNA.
The decision tree is clean. If you want freehold + space + D10 schools + low density, Lush on Holland Hill offers the best price-per-attribute ratio of the group. If you want newer fit-out, more facilities, or luxury-launch positioning, Hyll on Holland and Leedon Green are the upgrades — but you pay a 40–55% psf premium. If you want MRT adjacency and don’t mind 99-year lease, D’Leedon is cheaper on psf and closer to Farrer Road MRT. The trade-offs are real and well-priced in both directions.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| LUSH ON HOLLAND HILL | Freehold | 2012 | 56 | $2,024 |
| 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 LUSH ON HOLLAND HILL across multiple dimensions.
What Residents Say
“It’s quiet, bright and breezy. Very good material used for interiors: had to change only one switch and one bulb in 3 years. Pools are usually very quiet and many times you have it for yourself. Neighbours are very friendly. This condo is a hidden gem.”
— Resident review via EdgeProp
“Beautiful place but not very accessible for food or transport. You need to walk a great deal, and also climb quite a long flight of stairs.”
— Resident review via Singapore Expats
The pattern is consistent across platforms: residents love the quiet, the build quality, the views, and the low-density feel, but universally flag the walk back up the hill from Holland Village as the one friction point that shapes daily life. Owners who drive barely notice it; MRT-dependent households describe it as the feature that most divides opinion on the development. The community itself — 56 units means most residents recognise each other within a year — earns unusually consistent praise, as does the responsiveness of the management corporation.
Strengths & Weaknesses
- Freehold tenure in prime District 10 with no lease decay concerns
- Generous unit sizes — 2-bedders at 1,281 sqft, well above new-launch norms
- Low-density living (56 units) with consistently uncrowded facilities
- Strong school catchment — Nanyang, Henry Park, New Town Primary within 1–2 km
- Elevated site with protected GCB-facing views from higher floors
- BCA Green Mark award — environmentally sustainable design
- Holland Village F&B, Cold Storage, and One Holland Village within walking distance
- Meaningful price gap vs newer D10 FH peers (~40% cheaper psf than Leedon Green)
- Excellent road network access to CBD, one-north, and Orchard
- Solid build quality — Miele/Bosch appliances, marble, timber as standard
- Hilltop location means a tough walk up from Holland Village MRT
- No MRT within easy walking range without a gradient challenge
- Small-site facilities — no tennis, function rooms, or indoor sports
- Gross rental yield of ~2.44% is modest for the price point
- Low transaction volume (12 sales over 12 months) limits exit liquidity
- Higher per-unit maintenance fees due to 56-unit base
- Interior fit-out showing age — some units benefit from refresh
- No smart-home / modern tech integration
- Premium penthouses trade in thin markets — pricing can be lumpy
Verdict
Lush on Holland Hill is one of the clearest “know what you’re buying” propositions in D10. You are paying for freehold tenure, generous unit sizes, a prestigious school catchment, and a low-density community — not for resort facilities or MRT adjacency. At the current ~S$1,986 psf average over the last 12 months, with transactions ranging into the low-S$2,000s for high-floor stacks, the pricing sits meaningfully below newer launches like Leedon Green and Hyll on Holland, which clear S$2,800–3,400 psf.
The gross yield of ~2.44% is modest but honest for this profile: this is not a yield play. It is a capital-preservation asset wrapped in a freehold D10 postcode, with the optionality that freehold tenure provides against a market that is increasingly punishing older leaseholds. For buyers who want a family home on a 15–20 year horizon with children entering the Nanyang Primary or Henry Park catchments, the math is compelling.
Where the case weakens is for pure investors chasing rental yield or capital growth at pace. The small unit count limits liquidity — months can pass without a transaction in a given stack — and the MRT walk-up will always filter out a subset of tenants. For investors, newer launches or better-connected D10 stock may deliver stronger rental premiums even at higher psf.