Skye At Holland
Skye @ Holland is a 666-unit, 99-year leasehold launch from Holly Development Pte Ltd — the residential arm of Far East Organization — on a prime District 10 parcel in the Holland Village “village belt.” With a 2024 lease commencement and a reported TOP in 2025, this is one of the freshest large-format CCR launches to test the post-cooling-measures CCR thesis at scale. Our framework rates the location 8.5/10 and the project 8/10: the addressable amenity catchment is genuinely top-decile, Far East’s build quality has been credibly demonstrated across two decades of comparable D9/D10 product, and the 99LH-from-2024 clock leaves a ~99-year runway that comfortably clears CPF and bank-financing thresholds well into the 2080s. The honest caveat: D10 CCR has under-performed RCR on a percentage basis through the recent URA cycle, and Skye @ Holland is priced as a quality asset, not a value play.
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 development sits within the Holland Village conservation pocket in District 10, the heart of Singapore’s old-money Bukit Timah corridor. Tenure is 99 years from 2024 — effectively a full-runway lease, which matters disproportionately in D10 where freehold sibling stock (Leedon Green, Wilshire Residences, Cuscaden Reserve) sets the competitive benchmark. At 666 units across the parcel, Skye @ Holland is mid-scale by D10 standards: large enough to deliver full-amenity facilities (pools, gym, function rooms, landscape) without the maintenance-fee bloat or resale-supply overhang of a mega-development. Holly Development — the residential development vehicle within Far East Organization, Singapore’s largest private property developer — brings the most credible build-quality track record in the local market, with comparable D10 references including The Orient and the Holland-area Far East legacy portfolio. URA classifies the project firmly within the Core Central Region (CCR), which carries the usual CCR tax treatment under the latest IRAS ABSD framework.
Overview & Key Facts
Skye at Holland is a 666-unit luxury condominium at Holland Village Way in District 10, jointly developed by CapitaLand Development, UOL Group, Singapore Land Group, and Kheng Leong Company on a 99-year leasehold commencing 2024. With approximately 97 years remaining on the lease (expiring ~2123), the development rises as twin 40-storey towers — the tallest residential towers in Holland Village — and represents the first major residential launch in this precinct in five years.
Skye at Holland is not simply another new-launch condominium. It is the residential statement development for one of Singapore’s most enduringly desirable neighbourhoods: the Holland Village enclave, with its conservation shophouses at Chip Bee Gardens, the One Holland Village mixed-use precinct next door, the Singapore Botanic Gardens (a UNESCO World Heritage Site) a short distance north, and Holland Village MRT (CC21) on the Circle Line approximately 380 metres from the development entrance. The four-developer consortium — combining CapitaLand Development’s track record at Orchard Sophia and Sengkang Grand Residences, UOL Group’s pedigree at Meyer House and Avenue South Residence, Singapore Land Group’s execution at Clavon and The Tre Ver, and Kheng Leong’s local expertise — collectively represents over 150 years of Singapore real estate development.
At an average transacted price of $2,704,265 and an average PSF of $2,945, Skye at Holland commands a strong new-launch premium that reflects both its District 10 address and the genuine scarcity of large-scale residential GLS sites within the Holland Village precinct. The $2,945 PSF is positioned at the fringe of the Core Central Region — a price tier that captures buyers who want CCR-quality lifestyle and neighbourhood character without the absolute ceiling of Nassim and Ardmore addresses. The development’s launch in October 2025 saw 658 of 666 units (99%) sold on the first day, at an average launch price of approximately $2,953 PSF — a take-up rate that validated the pricing and confirmed exceptionally strong buyer conviction in the Holland Village location thesis.
The investment case for a new 97-year leasehold at $2,945 PSF centres on neighbourhood scarcity and location quality rather than yield: with no rental data yet available from this newly-launched development, buyers are purchasing primarily on the capital appreciation thesis of a landmark D10 address. For owner-occupiers, the proposition is compelling: a luxury high-rise residence in a low-rise, conservation-character precinct, with Circle Line MRT access to Buona Vista (one-stop science and education hub), one-stop to Botanic Gardens, and direct connectivity across the full CCL ring.
Location & Connectivity
Skye at Holland occupies 2 Holland Village Way, a rare residential address that sits at the confluence of three distinct urban geographies: the historic Holland Village enclave with its conservation shophouses and independent F&B culture, the Dempsey Hill lifestyle and dining corridor, and the broader Queenstown–Holland Road residential belt. District 10 — encompassing Bukit Timah, Holland, and Tanglin — is Singapore’s most consistently sought-after residential district for high-income owner-occupiers, and Holland Village Way is arguably its most recognisable lifestyle address.
The MRT situation is strong. Holland Village MRT (CC21) is approximately 380 metres from the development entrance — a three-to-four minute walk via Holland Village Way. The Circle Line from Holland Village provides: Buona Vista (CC22) in one stop, connecting to the East-West Line and the one-north science and business park; Botanic Gardens (CC19) in two stops, serving the Bukit Timah educational belt; and further eastward connectivity to Bishan, Serangoon, and the full CCL ring toward Marina Bay and Harbourfront. The absence of direct City Hall or Raffles Place access without a transfer is the acknowledged connectivity trade-off of the Circle Line, though the one-stop interchange at Buona Vista (EWL) provides rapid access to Raffles Place within approximately 15 minutes.
The lifestyle geography of the Holland Village address is the development’s most distinctive asset. Within five minutes on foot: Holland Village’s independent restaurant and bar strip (Lorong Liput, Lorong Mambong), the conservation shophouse cluster at Chip Bee Gardens, One Holland Village — the integrated mixed-use precinct immediately adjacent featuring Club Hotel Singapore and curated retail — and the Cold Storage supermarket at Holland Village. Within ten to fifteen minutes: Dempsey Hill (antique dealers, art galleries, farm-to-table dining, Tanglin Club proximity), Singapore Botanic Gardens (UNESCO World Heritage Site, 82 hectares of heritage garden), and Holland Road Shopping Centre. The daily convenience matrix is dense and walkable by D10 standards.
For families, the school geography is one of the development’s most powerful selling points. Henry Park Primary School (1.1 km) is one of Singapore’s most balloted primary schools — its reputation draws families specifically to the Holland Village address for Phase 2C within 1 km priority registration. Nanyang Primary School (1.9 km, one of Singapore’s legacy Mandarin-medium institutions), Raffles Girls’ Primary School, and Anglo-Chinese School (International) are all within a 2–3 km radius. For secondary and tertiary: Hwa Chong Institution, Nanyang Girls’ High, and the National University of Singapore (NUS) campus at Buona Vista are within the immediate precinct, establishing a school catchment that is difficult to replicate in any other Singapore residential address.
The Botanic Gardens corridor and the Queenstown–Holland Road greenway provide a natural park amenity that is immediately accessible on foot and distinctly different from the constructed park infrastructure of newer residential districts. The mature low-rise character of the surrounding Good Class Bungalow belt and the conservation areas around Chip Bee Gardens ensures that the sky-line and street-level character of the Holland Village neighbourhood is structurally protected — Skye at Holland’s twin 40-storey towers will remain an architectural landmark in a genuinely low-rise precinct.
Schools & Education
| School | Type | Distance |
|---|---|---|
| Commonwealth Secondary School | secondary | ~1.2 km |
| Dover Court International School | international | ~1.5 km |
| United World College of South East Asia (Dover) | international | ~1.5 km |
| Hwa Chong Institution | secondary | ~1.5 km |
| Hwa Chong Institution (JC) | jc | ~1.5 km |
| Hwa Chong International School | international | ~1.6 km |
| River Valley High School | secondary | ~1.6 km |
| River Valley High School (JC) | jc | ~1.6 km |
Facilities
Skye at Holland’s facilities programme is anchored by the double-storey Skye Clubhouse — a centrepiece amenity building housing a 122 sqm main function room suitable for private events, and a 140 sqm fully equipped gymnasium crowned with a roof terrace Sky Lounge. This is not a token amenity pod: the Skye Clubhouse is a purpose-built residents’ facility that reflects the premium of the development’s $2,945 PSF price point and the expectations of D10 luxury buyers.
The aquatic amenities are comprehensive: a 50-metre lap pool provides serious swimming infrastructure rare in Singapore residential developments of this scale; a leisure pool and children’s splash-and-play zone cater to families; and the overall pool landscape is designed at resort scale consistent with UOL Group’s track record at Avenue South Residence and Clavon. Supplementary recreation includes two BBQ pavilions, a fitness garden, a yoga sanctuary, a reading nook, a pet’s play area, entertainment and game rooms, and two private gyms (supplementary to the main gym) — a breadth of programming that serves diverse lifestyle profiles from serious athletes to families with young children.
The twin 40-storey tower format enables vertically distributed amenity that is consistent with CapitaLand Development’s design philosophy at recent launches. The elevation premium — views across the low-rise Holland Village GCB belt, the green corridor of the Botanic Gardens and Bukit Timah Nature Reserve, and the Singapore city skyline on the clearer north-facing upper floors — is an amenity in itself for residents on the development’s upper floors. This view premium is structurally durable: the surrounding GCB and conservation precinct limits future high-rise development that could obstruct upper-floor views.
The One Holland Village integrated precinct immediately adjacent adds an effective amenity extension: the Club Hotel Singapore, curated F&B offerings, and the community programming of the One Holland Village retail podium are accessible on foot. While these are not Skye at Holland-exclusive amenities, the proximity means residents benefit from the mixed-use activation of the One Holland Village development without contributing to the MCST costs of that facility.
Unit Sizes & Layout
Skye at Holland’s 666 units span twin 40-storey towers, with a unit mix ranging from 2-bedroom to 5-bedroom configurations. Unlike some Singapore new-launch developments that weight heavily toward compact 1-bedroom investor units, Skye at Holland’s offering is oriented toward family buyers and owner-occupiers: the smallest configuration is a 2-bedroom, and the premium tiering extends to 5-bedroom units with private lift access. This reflects the D10 Holland Village buyer demographic — predominantly family owner-occupiers and upgrade buyers rather than compact-unit investors.
The unit mix covers: 2-bedroom (standard and premium), 2-bedroom+Study premium, 3-bedroom (standard and premium), 4-bedroom with private lift (standard and premium), and 5-bedroom premium with private lift. Sizes extend to 1,765 sqft (164 sqm) for the 5-bedroom premium configuration. Entry-level pricing for 2-bedroom units starts from approximately S$1.51 million. The design language emphasises generous glazing and carefully considered building lines to capture natural light and open views — a premium finish specification appropriate for the average $2,945 PSF price point.
The developer consortium’s specification track record is reassuring for buyers assessing finish quality. CapitaLand Development’s recent D10 and premium launches, UOL Group’s Meyer House (freehold D15 luxury, $3,000+ PSF), and Singapore Land Group’s Clavon have all delivered finish standards consistent with their respective price tiers. Buyers at Skye at Holland at $2,945 PSF should expect a luxury-grade specification: quality kitchen and bathroom fittings, engineered flooring, premium appliance packages in the 4BR and 5BR configurations, and double-volume or high-ceiling living arrangements in the premium tiers — though specific brand specifications should be verified against the latest developer sales documentation.
The private lift configurations for 4-bedroom and 5-bedroom units are a meaningful quality marker at this price tier: direct private lift access to the unit floor provides an exclusivity and convenience standard closer to a landed residence than a typical condominium stack arrangement. For family buyers upgrading from semi-detached or terrace houses in the D10 belt, the private lift 4BR and 5BR configurations represent a credible alternative to the landed market at a meaningfully lower entry price.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 222 | $2,912 | $1,870,631 |
| 2 BR | 222 | $2,942 | $2,334,797 |
| 3 BR | 148 | $2,946 | $3,410,743 |
| 4 BR | 74 | $3,060 | $4,943,162 |
Pricing & Market Position
Based on 666 recorded transactions, sale prices range from $1,510,000 to $5,943,000, averaging $2,708,992 (~$2,946 psf).
Price Appreciation
From 2025 to 2026, the average PSF has appreciated by 10.3% (from $2,943 to $3,247 psf).
Neighbourhood Comparison
The most structurally comparable development to Skye at Holland within the immediate Holland Village precinct is One Holland Village Residences — the 296-unit residential component of the One Holland Village integrated development by Far East Organization, Sekisui House, and Sino Group. One Holland Village Residences received its TOP in July 2024 and represents the benchmark precedent for premium Holland Village leasehold product. Recent resale transactions at One Holland Village Residences average approximately $2,600–$2,900 PSF, at a slight PSF discount to Skye at Holland’s $2,945 launch average — reflecting that Skye at Holland benefits from a newer leasehold (2024 commencement vs. 2014 for One Holland Village Residences), significantly taller towers and associated view premiums, and the capital-appreciation tailwind of a freshly launched new-sale product.
The key structural difference between the two Holland Village landmark developments is integration vs. scale. One Holland Village Residences is the smaller residential component (296 units) of a genuinely integrated mixed-use development — One Holland Village incorporates Club Hotel Singapore, the Quincy House serviced residence, and a curated retail podium. Residents enjoy the mixed-use activation of the broader precinct from their front lobby. Skye at Holland (666 units) is a larger, purpose-built residential development that is adjacent to — but not formally integrated with — the One Holland Village precinct, relying on proximity to the mixed-use activation rather than structural integration. Buyers who prioritise mixed-use precinct integration will find One Holland Village Residences the stronger proposition; buyers who prioritise scale, unit variety (especially 4BR and 5BR with private lift), and the newest possible leasehold start date will prefer Skye at Holland.
Looking further across D10, Leedon Green (freehold, D10, completed 2023, 638 units by MCL Land and Yanlord Land) provides a freehold comparison point. Leedon Green transacts at approximately $2,600–$2,900 PSF in resale — a PSF range broadly comparable to Skye at Holland’s new-launch pricing, despite freehold tenure and completion. This pricing relationship highlights a structural dynamic: Singapore buyers are presently paying new-launch leasehold prices comparable to, and sometimes above, completed freehold product in the same district — a pattern consistent with the premium assigned to developer-fresh finish quality, new leasehold commencement dates, and the emotional urgency of a high-profile new launch.
Mont Botanik Residence (99-year, D21, 2020, adjacent to Bukit Timah Nature Reserve) and The Linq at Beauty World (99-year, D21, 2022) represent the broader Bukit Timah corridor at lower PSF tiers ($1,600–$2,000 PSF). Buyers comparing these against Skye at Holland should price in the Holland Village lifestyle premium, the Circle Line MRT convenience, the Henry Park Primary school catchment advantage, and the D10 address designation: the Holland Village precinct commands a structurally higher PSF than the Bukit Timah nature corridor not because of superior physical amenity, but because of neighbourhood character scarcity and school catchment quality.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| 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 |
| UPPERHOUSE AT ORCHARD BOULEVARD | 99 yrs lease commencing from 2024 | 2025 | 301 | $3,329 |
Lease Decay Analysis
The 99-year lease runs from 2024, meaning approximately 2 years have already been consumed. Roughly 97 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~97 years | Full bank financing available |
| 2054 | ~69 years | CPF usage still unrestricted for most buyers |
| 2063 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2083 | ~39 years | Significant financing restrictions for next buyer |
| 2123 | Expiry | Lease reverts to state |
For a buyer purchasing today with a 10-year horizon (exit around 2036), the lease situation is essentially a non-issue — you’d be selling a property with ~87 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates SKYE AT HOLLAND across multiple dimensions.
What Residents Say
“We bought a 4-bedroom at Skye at Holland because of the school catchment. Henry Park Primary is 1.1 km away — within the priority registration radius. The Circle Line MRT access is excellent, and the Holland Village lifestyle is simply the best in Singapore for a family. We’ve been renting here for years and finally found the right product to own.”
— Buyer comment via PropertyGuru
“The launch take-up of 99% on day one was not a surprise to anyone who has been watching the Holland Village market. There has been nothing of this scale and quality here since the One Holland Village Residences in 2020. At $2,953 PSF average, Skye at Holland is pricing off the back of a location that genuinely justifies a premium over many more centrally located developments.”
— Market commentary via EdgeProp
“The twin 40-storey towers will be the tallest buildings in Holland Village by a significant margin. The upper-floor views across the GCB belt and toward the Botanic Gardens are spectacular. For buyers who value a genuine sense of elevation and natural outlook in an otherwise low-rise neighbourhood, there is nothing comparable in D10 at this price tier.”
— Analyst review via 99.co
“The four-developer consortium behind Skye at Holland — CapitaLand, UOL, SingLand, Kheng Leong — collectively represents some of Singapore’s strongest execution track records. The land was acquired at S$1,285 psf ppr, which was at the time the lowest for a prime-district GLS residential site since 2019. The developers have passed through significant margin to the market with the $2,953 average launch PSF.”
— Investment commentary via RE Talk Asia
The buyer feedback pattern at Skye at Holland consistently centres on three themes: the quality of the Holland Village school catchment (Henry Park Primary in particular), the scarcity of comparable new-launch D10 product in a neighbourhood that has seen no major GLS launch in five years, and the lifestyle premium of the Holland Village address as a long-term residential environment. The 99% day-one take-up is the most compelling market endorsement: buyers across D10 and the broader CCR market evaluated the product, the price, and the location, and committed in near-total unanimity.
- Holland Village MRT (CC21) is a 5–8 minute walk. Direct Circle Line access to one-north, Buona Vista, Bishan, and the broader CCL ring — verify your specific stack’s walk time on our price heatmap.
- Buona Vista MRT (CC22/EW21) interchange is a 10-minute walk or one CCL stop away. The CCL+EWL interchange unlocks one-seat rides to the CBD via Raffles Place and to Jurong via the EWL western branch — a connectivity profile most D10 projects cannot match.
- Holland Village hawker, F&B, and Star Vista mall on the doorstep. The amenity density — from Holland Village Market & Food Centre to the Star Vista lifestyle mall and the Holland Road retail strip — is one of the most lived-in, “un-touristy” village experiences in CCR.
- Top-tier school catchment. Henry Park Primary sits within the 1km zone for most stacks, and NUS High School of Math and Science is within range — verify your exact stack via OneMap before committing for family-upgrader fit.
- Far East Organization build quality is a known quantity. Two decades of D9/D10 product delivery and post-TOP defect-rectification track record — the construction-risk discount that many newer developers warrant simply does not apply here.
- 99 years from 2024 leaves a full runway. ~99 years remain as of this review, well inside CPF and bank-financing comfort zones — model the trajectory on our lease-decay calculator.
- 666 units is the sweet-spot scale for D10. Large enough for full facilities, small enough to avoid the secondary-supply overhang that has weighed on D5 and D19 mega-launches.
- 99LH in a freehold-dominated district carries a structural discount. Direct D10 comparables — Leedon Green (FH), Wilshire Residences (FH) — will compress your eventual exit multiple against freehold benchmarks; check D10 medians on our District 10 page.
- One Holland Village Residences is the direct supply competitor. The mixed-use integrated development next to the MRT will draw the same buyer pool — compare on a like-for-like basis using our comparison tool.
- CCR has under-performed RCR on percentage capital appreciation through the recent cycle. If your thesis is “CCR mean-reversion,” that is a multi-year bet — not a 3-year capital-gain play.
- ABSD friction for foreign and second-property buyers is acute. At D10 price points, the 60% foreigner ABSD and 20%/30% tiers for second/third Singaporean properties materially shrink the addressable demand pool under MAS TDSR rules.
- Holland Village foot traffic is a feature and a friction. Stacks facing Holland Road or the village hawker pocket will absorb evening F&B and pedestrian noise — stress-test by walking the site at both weekday lunch and Friday evening.
- Post-TOP launch overhang risk is non-zero. 666 units launching into a CCR market still digesting Leedon Green and One Holland Village inventory means initial resale liquidity may be slow — less of a concern for own-stayers, more of a friction for short-cycle investors.
Skye @ Holland fits three buyer archetypes cleanly and one with a sharp caveat. The strongest fit is the D10 own-stay family upgrader — the Henry Park Primary catchment, the Holland Village village-life amenity density, and the CCL/EWL connectivity profile are a combination most CCR launches cannot replicate at this scale. The second strong fit is the professional couple working at one-north or the CBD — the one-stop CCL ride to Buona Vista and the EWL connection at Buona Vista is a genuinely premium commute profile. The third fit is the long-horizon CCR mean-reversion investor willing to hold 10+ years through the next cycle; model your numbers in the ROI calculator. The caveated fit is the investor chasing rental yield — D10 yields are structurally compressed relative to RCR, and at Skye @ Holland’s price points, the math will be tighter than at a comparable RCR launch. Foreigners facing 60% ABSD should run the all-in cost via our stamp-duty calculator before committing.
We recommend Skye @ Holland for D10 own-stay family upgraders inside the Henry Park Primary catchment, professional couples on the one-north/CBD employment axis, and patient CCR-thesis investors with 10+-year holding periods. Far East Organization’s build-quality track record removes a meaningful slice of construction risk that competitor developers carry, and the Holland Village amenity catchment is genuinely top-decile within CCR. We would moderate enthusiasm for buyers prioritising freehold tenure (Leedon Green and Wilshire Residences will compress your relative exit multiple), short-cycle flippers (CCR mean-reversion is a multi-year thesis), and yield-focused investors (D10 cap rates run structurally below RCR). The fair-value zone, in our analysis, sits at a meaningful premium to the D10 99LH median but at a discount to comparable freehold stock — pay up for high-floor stacks with unblocked north-facing or Botanic Gardens-axis views, and stress-test mid-floor village-facing stacks against the One Holland Village Residences direct comparable.