Skye At Holland

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

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.

Pricing & Market Position

Across 666 recorded transactions (all-time), sale prices range from $1,510,000 to $5,943,000, averaging $2,708,992.

Over the last 12 months, transactions averaged $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.

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.

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.

Strengths & Weaknesses

Verdict

Skye at Holland’s investment thesis is relatively straightforward for D10 premium residential product: you are buying neighbourhood scarcity, school catchment quality, and the enduring lifestyle premium of Singapore’s most loved village address. The 99% day-one sales take-up is the most direct market validation of this thesis — over 2,100 expressions of interest were lodged before launch for 666 units, confirming that the buyer market viewed the $2,953 PSF average as fair value for the location and product quality.

The financial metrics are honest about the product’s character: no rental data is available yet for a development that launched in October 2025 with a TOP of October 2029. Buyers who require rental yield validation before committing have limited data to work from. The capital appreciation thesis rests on three structural pillars: (1) the Holland Village precinct scarcity — the GLS site availability for large-scale residential launches in this neighbourhood is exceptionally limited, making this likely the last opportunity of this scale for years; (2) the D10 address designation and Henry Park Primary school catchment, which structurally underpin sustained demand from family owner-occupiers; and (3) the 97-year leasehold start from 2024, giving full CPF utilisation, unconstrained bank financing, and a lease-decay timeline that is irrelevant for any buyer with a realistic hold horizon.

Skye at Holland is the right answer for family owner-occupiers and long-hold D10 investors who want to establish a flagship Holland Village address on the newest possible leasehold, with access to Singapore’s most sought-after primary school catchment, Circle Line MRT connectivity, and the lifestyle richness of a conservation neighbourhood that simply cannot be replicated anywhere else in Singapore at this price tier.

The constraints are equally honest. At $2,945 PSF average for a new 99-year leasehold, Skye at Holland requires conviction in D10 capital appreciation rather than yield optimisation — buyers expecting 3%+ gross yields will be disappointed by the new-launch market dynamics of this address. The Holland Village MRT is a comfortable 380-metre walk but is not underground-integrated or in-development the way Bugis or Buona Vista interchange developments are. The twin 40-storey tower form, while delivering a genuine view premium on upper floors, is a visual contrast to the low-rise conservation character of the surrounding precinct — a design tension that some buyers will find energising and others uncomfortable.

For owner-occupiers who have spent years living in or around Holland Village — renting, cycling to the Botanic Gardens, queueing at Holland Village hawker, sending children to Henry Park Primary — Skye at Holland is the first opportunity in five years to own a landmark new-launch residence in the precinct. The combination of the developer consortium’s execution pedigree, the 50-metre lap pool and Sky Lounge amenity programme, the twin 40-storey view premium, and the unmatched school catchment creates a product that merits its premium PSF. The question, as always, is not whether Skye at Holland is expensive — it is — but whether the buyer’s priorities are Holland Village-specific enough to justify the premium over comparable D10 and D11 product. For the family buyer committed to this neighbourhood, the answer is unambiguously yes.