Mooi Residences
Overview & Key Facts
Mooi Residences is an ultra-boutique 24-unit freehold condominium at 139 Holland Road in District 10 (Core Central Region), developed by Wenhul HL Pte Ltd (a subsidiary of Novelty Asia Pacific) and completed in 2024. Standing at just 5 storeys with basement car park, this is one of the smallest and most exclusive new-build condominiums in the coveted Holland Village precinct. The name “Mooi” — Dutch for “beautiful” — is a nod to Holland Village’s heritage, and the development delivers on that promise with a thoughtfully designed boutique residence that prioritises quality of living over quantity of facilities.
The development’s transaction profile shows an average PSF of approximately $2,534 with a gross yield of around 2.41%. The walkability score of 57/100 reflects the residential setting on Holland Road proper — close to the MRT and Holland Village amenities, but requiring a short walk to reach the full range of dining and retail options. The buyer profile skews heavily Singaporean (92%), suggesting that this is primarily an own-stay proposition rather than an investor play, consistent with its CCR freehold positioning and boutique character.
Location & Connectivity
Mooi Residences occupies a prime position on Holland Road, directly adjacent to the Chip Bee Gardens heritage enclave in District 10. This is one of Singapore’s most established expatriate neighbourhoods, where tree-lined streets, independent cafes, and a village atmosphere create a lifestyle that is virtually impossible to replicate elsewhere on the island. The immediate surroundings include a mix of low-rise apartments, conservation shophouses, and the iconic Chip Bee Gardens — a cluster of former British military housing now home to artisan bakeries, galleries, and specialty restaurants.
Holland Village itself is the lifestyle anchor. The revitalised Holland Village precinct — including the new One Holland Village integrated development — offers a curated mix of dining, retail, and supermarket options within a 500m radius. For groceries, Cold Storage at Holland Road Shopping Centre is an 8-minute walk. The Star Vista at Buona Vista (one MRT stop) expands the retail catchment significantly. Nature lovers benefit from proximity to Singapore Botanic Gardens (2 MRT stops), a UNESCO World Heritage Site, while the established school belt around Bukit Timah serves families well — though the nearest primary schools (Commonwealth Secondary at 1.13 km, Raffles Girls’ Primary at 1.49 km) fall outside the 1 km priority radius.
Schools & Education
| School | Type | Distance |
|---|---|---|
| Commonwealth Secondary School | secondary | ~1.1 km |
| Swiss School Singapore | international | ~1.3 km |
| Lycee Francais de Singapour | international | ~1.5 km |
| Hollandse School | international | ~1.5 km |
| Raffles Girls' Primary School | primary | ~1.5 km |
| Hwa Chong Institution | secondary | ~1.6 km |
| Hwa Chong Institution (JC) | jc | ~1.6 km |
| Tanglin Trust School | international | ~1.6 km |
Facilities
Mooi Residences approaches facilities with the pragmatism required of a 24-unit development. The centrepiece is a 25-metre infinity lap pool — impressively generous for a boutique project and genuinely swimmable for exercise rather than merely decorative. Complementing the pool are a jacuzzi and spa pool for relaxation, plus a sun deck that provides a resort-like retreat without leaving home. The indoor gym is well-equipped for its size, and an outdoor fitness area offers an al fresco workout option in Singapore’s tropical climate.
What Mooi Residences lacks is equally important to note: there is no tennis court, no function room, no children’s playground, and no co-working space. For a 24-unit development, these omissions are entirely expected and arguably beneficial — they keep maintenance fees manageable and avoid the pretence of facilities that would be impractical at this scale. The private lift access for 22 of 24 units (all except the two ground-floor units with private entrances) is the standout feature — this is a level of privacy typically found only in luxury developments at three or four times the price point.
Unit Sizes & Layout
Mooi Residences offers a focused unit mix across 24 residences: 2-bedroom, 3-bedroom, and penthouse configurations ranging from 592 sq ft to 1,335 sq ft. The distribution is notably weighted toward 3-bedroom units — 12 of the 24 units are three-bedrooms — signalling the developer’s intent to attract owner-occupiers and families rather than pure investors. The single 4-bedroom penthouse (1,335 sq ft) crowns the development, while the four penthouses collectively offer open-roof terraces that are rare in this price bracket.
The 2-bedroom units (from 592 sq ft) are compact but efficiently planned, suitable for couples or single professionals who want a District 10 freehold address. The 3-bedroom units represent the best value proposition in the development — sized for comfortable family living with the added luxury of a private lift. The two ground-floor units feature designated private entrances in lieu of private lifts, offering a landed-home feel within a condominium structure. Ceiling heights, natural light penetration, and cross-ventilation are uniformly good across all stacks, benefiting from the low-rise (5-storey) design and single-loading arrangement.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 12 | $2,407 | $1,475,805 |
| 2 BR | 8 | $2,528 | $2,220,583 |
| 3 BR | 4 | $2,529 | $2,906,694 |
Pricing & Market Position
Based on 24 recorded transactions, sale prices range from $1,368,000 to $3,350,000, averaging $1,962,546 (~$2,534 psf).
Rents range from $3,500 to $5,800 per month across 11 rental transactions. Current rental yield sits at approximately 2.4%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 6.1% (from $2,388 to $2,534 psf).
Neighbourhood Comparison
Mooi Residences ($2,534 PSF) vs Skye at Holland ($2,945 PSF): Skye at Holland is a 12-unit freehold boutique on the same Holland Road stretch, completed in 2021 by CES Engineering. At $411 PSF more, Skye offers even more exclusivity (12 units) but correspondingly fewer facilities. Both developments target the same demographic — affluent owner-occupiers seeking freehold Holland Village addresses — but Mooi Residences delivers better facilities-to-unit ratio with its 25m pool, and the private lifts are a meaningful differentiator. Skye appeals to those who want absolute minimum neighbours; Mooi appeals to those who want the best facilities possible at boutique scale.
Mooi Residences ($2,534 PSF) vs Leedon Green ($2,784 PSF): Leedon Green is a 638-unit luxury development by Yanlord and MCL Land at Leedon Heights, offering full resort-style facilities including 50m pool, tennis courts, and extensive landscaping across a 3.2-hectare site. At $250 PSF more, Leedon Green provides the complete luxury condominium experience with scale advantages that a 24-unit development cannot match. However, Mooi Residences offers private lifts (Leedon Green does not at standard units), closer MRT proximity (280m vs 700m+), and the irreplaceable Holland Village street-level lifestyle. The choice comes down to lifestyle preference: resort compound versus village integration.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| MOOI RESIDENCES | Freehold | 2021 | 24 | $2,534 |
| 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 MOOI RESIDENCES across multiple dimensions.
What Residents Say
The resident profile at Mooi Residences reflects its positioning as a premium owner-occupier development. Transaction data shows 92% Singaporean buyers, with just 4% PR and 4% foreign purchasers — a distribution that strongly indicates own-stay rather than investment intent. This is consistent with the unit mix (predominantly 3-bedrooms) and the freehold CCR address, which appeals to affluent Singaporean families seeking a permanent home in one of the island’s most desirable neighbourhoods.
The Holland Village lifestyle attracts a specific demographic: well-travelled professionals who appreciate the area’s cosmopolitan character, independent dining scene, and village-scale community. Residents tend to be established in their careers — the entry price points (from $1.7M for a 2-bedroom) filter for a certain income level — and many have lived in the Holland Village area previously, either as tenants or in neighbouring developments. The 24-unit community is small enough that residents develop genuine neighbourly relationships, a social dynamic that larger developments cannot foster organically.
For the minority of units that enter the rental market, tenants are typically senior expatriate professionals or diplomatic staff who specifically seek the Holland Village lifestyle and are willing to pay a premium for a boutique, private-lift development. The rental pool is narrow but high-quality — these tenants tend to be stable, long-tenure renters who treat the unit as a genuine home rather than a temporary posting.
Strengths & Weaknesses
- Ultra-boutique 24-unit freehold in CCR District 10 — maximum exclusivity
- Private lift access for 22 of 24 units — exceptional privacy at this price point
- Holland Village MRT (Circle Line) just 280m away — 3-minute walk
- Single-loading corridor design for superior ventilation and privacy
- 25m infinity lap pool — remarkably generous for a 24-unit development
- 14% PSF discount to Skye at Holland and 9% below Leedon Green
- Freehold tenure eliminates all lease decay concerns permanently
- Holland Village lifestyle — Singapore's premier expatriate village precinct
- High-quality finishes with 2024 completion — newest building in the micro-market
- 92% Singaporean buyer base signals strong owner-occupier appeal
- No tennis court, function room, or children's playground — limited communal spaces
- Only 19 parking lots for 24 units — tight for multi-car households
- Ultra-small 24-unit development means very low resale liquidity and infrequent transactions
- 2.41% gross yield is below average — not optimal for pure investment
- No primary school within 1km priority enrollment radius
- CCR District 10 pricing premium may limit capital appreciation relative to RCR alternatives
- Small unit sizes (from 592 sq ft for 2-bed) may feel cramped for larger families
- Maintenance fees per unit will be higher than mega-developments due to lack of scale
Verdict
Mooi Residences occupies a distinctive niche in Singapore’s property market: an ultra-boutique freehold CCR development with genuine architectural merit and a Holland Village address, priced meaningfully below the nearest competitors. At $2,534 PSF, it undercuts Skye at Holland ($2,945) by 14% and Leedon Green ($2,784) by 9%, while offering private lifts, a single-loading design, and a 25m lap pool — features that neither competitor matches at this unit count. The freehold tenure eliminates lease decay entirely, and the Holland Village MRT at 280m provides excellent Circle Line connectivity.
The risks are those inherent to ultra-boutique developments: limited resale liquidity (24 units means transactions are infrequent, making price discovery difficult), no economies of scale on maintenance, and a facility offering that some buyers will find insufficient. The 2.41% gross yield also suggests this is not optimal for pure investment — Holland Village expatriate tenants have plenty of larger, better-facilitated options. But for the buyer who wants a quiet, beautifully designed freehold home in the heart of Holland Village with the rare privilege of a private lift, Mooi Residences is difficult to beat at any price point.