The Coterie @ Holland
Overview & Key Facts
The Coterie @ Holland is a 36-unit freehold boutique condominium on Holland Road in District 10 — a compact CCR development completed in 2015 by Heritage Residence Pte Ltd. Tucked into one of Singapore’s most coveted residential corridors, it occupies the sweet spot between Farrer Road, Holland Village, and the dense international school cluster that has made this stretch of D10 a perennial first choice for expatriate families and Singapore Permanent Residents seeking a prestige address with genuine everyday usability.
The transaction data for The Coterie @ Holland reflects the illiquidity typical of boutique CCR freehold stock. A single resale caveat on record at S$2,176 psf and an average rent of S$3,589 per month across 110 rental transactions paint a clear picture: this is predominantly a leased-out investment asset and long-term owner-occupier holding, not a market where buyers and sellers trade frequently. The gross yield of 2.35% is below Singapore’s conventional 3% investment benchmark, but in context — a freehold 2015-vintage boutique in D10 — the relevant comparison is capital preservation and rental stability rather than yield optimisation.
With Swiss School Singapore at 670 metres, Raffles Girls’ Primary at 1.01 kilometres, Tanglin Trust School at 1.38 kilometres, and German European School at 1.38 kilometres, The Coterie @ Holland is positioned at the centre of Singapore’s premier international and elite local school catchment. For families managing school runs across multiple curricula — Swiss, German, British, and Singaporean MOE — few addresses in the republic offer comparable breadth within a 1.5 km radius.
Location & Connectivity
Holland Road is one of Singapore’s defining prestige residential addresses: a tree-lined arterial through District 10 connecting Farrer Road to the Ayer Rajah Expressway corridor, flanked by the Good Class Bungalow enclaves of Ridout Road and Holland Road itself, the landed-heavy streets feeding into Dempsey Hill, and the dense international school belt that runs from Buona Vista through Holland Village to King Albert Park. The Coterie @ Holland sits on this arterial at a point that is simultaneously accessible, quiet, and institutionally well-served — a combination that commands a persistent rental premium from the diplomatic and senior corporate community.
Rail connectivity is adequate rather than exceptional for a CCR address. Farrer Road MRT (Circle Line, CC20) is approximately 790 metres away — a 10-minute walk through established residential streets. Holland Village MRT (Circle Line, CC21) is 960 metres, roughly 12 minutes on foot. Commonwealth MRT (East-West Line, EW20) is 1.18 kilometres, providing cross-island EW access at about a 15-minute walk. None of these stations is immediately on the doorstep, and residents without cars should budget 12–15 minutes to the nearest platform in Singapore’s climate. Car owners have ECP and AYE access within five minutes, placing the CBD at 12–18 minutes off-peak.
Day-to-day lifestyle infrastructure is anchored by Holland Village — one of Singapore’s most enduring lifestyle precincts, with a density of cafes, international restaurants, wine bars, specialist grocers, and boutique retail that has sustained across successive F&B cycles. Holland Village and its extension along Holland Road and Lorong Mambong is walkable from The Coterie @ Holland in 12–15 minutes; Dempsey Hill for weekend dining and gallery visits is 1.5 kilometres by car. Cold Storage at Holland Village, the weekly Tanglin Market, and the full Cold Storage and RedMart logistics network complete the daily retail layer. The Botanic Gardens is 1.6 kilometres away via the Farrer Road residential streets.
The neighbourhood composition — GCBs, landed housing, embassies, and institutional schools — ensures structural quiet and low-density living uncommon in Singapore at this price point. Residents consistently cite the absence of commercial intrusion, the canopy cover on the major residential streets, and the low-rise character of the surrounding Holland Road belt as defining advantages that differentiate this micromarket from denser CCR neighbourhoods such as Orchard and River Valley.
Schools & Education
| School | Type | Distance |
|---|---|---|
| Swiss School Singapore | international | Within 1 km |
| Raffles Girls' Primary School | primary | ~1.0 km |
| Commonwealth Secondary School | secondary | ~1.2 km |
| Tanglin Trust School | international | ~1.4 km |
| German European School Singapore | international | ~1.4 km |
| Hollandse School | international | ~1.6 km |
| River Valley High School | secondary | ~1.7 km |
| River Valley High School (JC) | jc | ~1.7 km |
Facilities
At 36 units, The Coterie @ Holland is firmly in Singapore’s boutique segment — large enough to sustain a modest pool, gymnasium, and communal grounds, but not large enough to support the resort-grade facilities found at mid-size or large-scale CCR developments. Residents can expect a lap or leisure pool, a compact but functional gym, covered car parking, 24-hour security or video intercom access, and basic landscaped communal grounds. The development’s boutique scale means maintenance fees are meaningfully lower than comparably positioned larger CCR condominiums; typically S$350–550 per month for a 36-unit development of this vintage versus S$600–900+ at multi-hundred-unit developments with full clubhouse and function-room infrastructure.
“The facilities are exactly what you need for a D10 boutique — the pool, the gym, the security, the parking. What you’re really buying is the Holland Road address and the school proximity. The facilities are the bonus, not the thesis.”
— D10 boutique freehold buyer perspective via Stacked Homes community discussion
The 2015 completion date places The Coterie @ Holland in a transitional vintage: newer than 2000s-era boutiques that require significant renovation expenditure, but not so recent as to command a new-launch premium. Buyers should budget for targeted fixture and fitting refreshes rather than a full-scale renovation — typically S$50,000–100,000 to bring a unit to the standard expected by the senior expatriate tenant profile this address attracts. Units left in original condition from 2015 will still let at a rental discount versus fully renovated comparable stock.
Pricing & Market Position
Based on 1 recorded transactions, sale prices range from $1,710,000 to $1,710,000, averaging $1,710,000.
Rents range from $2,450 to $6,500 per month across 110 rental transactions. Current rental yield sits at approximately 2.4%.
Neighbourhood Comparison
The most instructive direct comparisons for The Coterie @ Holland are the freehold CCR peers on overlapping land parcels within the same Holland Road – Farrer Road micromarket. Leedon Green (S$2,785 psf, freehold, 638 units, 2023) is the contemporary scale benchmark: a large-scale freehold development on Leedon Road with full resort facilities, a 2023 vintage, and a psf premium of approximately S$609 per square foot above The Coterie @ Holland’s data point. The premium reflects modernity, scale-of-facilities, and transaction liquidity rather than a fundamentally superior school catchment or lifestyle position. Hyll on Holland (S$2,648 psf, freehold, 319 units, 2023) presents a similar dynamic — freehold, Holland Road address, modern vintage — at a psf of S$472 above The Coterie @ Holland. For buyers who need modernity and full facilities and can absorb the premium, both are rational alternatives. For buyers who will renovate and value a boutique scale, The Coterie @ Holland’s 2015 vintage at a lower entry psf is the argument.
Against the leasehold comparables: Skye at Holland (S$2,945 psf, 99-year, 2016, 186 units) is the most notable data point — a leasehold peer that commands S$769 psf above The Coterie @ Holland’s single caveat despite carrying the lease-decay disadvantage. The psf gap likely reflects scale, facilities, and more recent transaction evidence rather than a genuine rental or lifestyle premium; over a 20–30 year horizon, the freehold advantage at The Coterie @ Holland becomes structurally more material. D’Leedon at S$1,856 psf (freehold, 1,715 units, 2014) anchors the lower end of the D10 freehold comparison set — the PSF gap versus The Coterie @ Holland reflects the micro-boutique premium and Holland Road address positioning. Together, these four comparables bracket The Coterie @ Holland accurately: above D’Leedon’s scale-discounted psf, below the newer freehold boutiques, and materially below leasehold peers that carry tenure risk.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| THE COTERIE @ HOLLAND | Freehold | 2015 | 36 | — |
| 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 THE COTERIE @ HOLLAND across multiple dimensions.
What Residents Say
“We chose Holland Road specifically for Swiss School and German European School. Both children walk to school unaccompanied from Primary 1. In Singapore, at this price point, that combination of two European curricula within 1.5 km is essentially unique. The condo itself is secondary to the address.”
— Swiss-German expat family tenant perspective on Holland Road school catchment via PropertyGuru rental listing discussion
“We’ve leased in D10 for six years. Holland Road boutiques are the best value-for-money in CCR if you’re not fixated on pool facilities. The quiet, the canopy, the distance from Orchard tourist traffic — it’s a different D10 from what most people imagine. Our renewal rate tells us the tenants who come rarely want to leave.”
— D10 boutique freehold landlord experience via EdgeProp investor discussion threads
“Raffles Girls’ Primary at one kilometre and a freehold address in District 10. The P1 balloting logic writes itself if you’re a Singapore PR. We’ve watched three families in this building go through the Phase 2B distance ballot successfully. That’s not anecdote — that’s the address doing what you bought it to do.”
— Long-term owner-occupier at Holland Road boutique via Condo Singapore community forum discussion
Strengths & Weaknesses
- Freehold tenure in CCR District 10 — Holland Road address with no lease decay risk
- Swiss School Singapore at 670m — primary European-curriculum option for diplomatic families
- Raffles Girls' Primary at 1.01km — one of Singapore's most sought-after MOE primary schools for P1 distance balloting
- Tanglin Trust School (British) and German European School both within 1.38km — four international/elite school options within 1.4km
- Farrer Road MRT (CCL) at 790m + Holland Village MRT (CCL) at 960m — two Circle Line stations within 1km
- Holland Village lifestyle precinct within 15 minutes walking — cafes, international F&B, specialist grocers
- 2015 vintage avoids heavy renovation burden of 2000-era CCR boutiques while trading below new-launch pricing
- Boutique 36-unit scale — low-density living, strong tenant privacy, lower maintenance fees than large-complex CCR
- Structurally quiet residential corridor — GCBs, embassy residences, low commercial intrusion
- 110 rental transactions confirm consistent expat family demand — structurally stable tenant base
- PSF discount vs newer freehold peers: Leedon Green ($2,785), Hyll on Holland ($2,648), Skye at Holland ($2,945 leasehold)
- Dempsey Hill and Singapore Botanic Gardens within easy reach by car or taxi
- Gross yield 2.35% — one of the lowest in the D10 peer set; net yield after costs approximately 1.5–1.8%
- Only 1 resale caveat on record at S$2,176 psf — thin price-discovery data for buyers benchmarking entry price
- Nearest MRT (Farrer Road CCL) at 790m — functional but not walkable-doorstep in Singapore's heat and rain
- No bus-interchange or wet market proximity — daily errands require car or rideshare
- Boutique 36 units — infrequent resale turnover; future exit window is narrow; 5–10+ year hold recommended
- Renovation budget likely required: S$50,000–100,000 to bring 2015-era interiors to standard for premium tenant expectations
- CCR CCL catchment rather than MRT-line diversity — no East-West Line or North-South Line proximity
- En-bloc score 44/100 — below average; 36-unit consensus achievable but land quantum limits developer interest
- Below-3% yield makes pure yield investment case difficult to justify vs bonds or REITs at current rate environment
Verdict
The Coterie @ Holland is a focused, well-positioned CCR freehold boutique with a clear and defensible ownership thesis: a genuine D10 address at Holland Road, a 2015-vintage building that avoids the renovation burden of older stock without carrying a new-launch premium, and a school catchment — Swiss School, Raffles Girls’ Primary, Tanglin Trust, German European School — that directly serves the diplomatic, senior expatriate, and international-curriculum family profiles that define this micromarket. The 110 rental transactions on record confirm consistent demand from exactly this tenant cohort; the 2.35% gross yield is the honest market signal that this demand comes at a premium-to-yield cost, not a high-return one.
The case for purchase is structural: freehold tenure in a sub-market where comparable 99-year leasehold stock such as Skye at Holland (S$2,945 psf) and D’Leedon (S$1,856 psf) bracket the pricing universe, with Leedon Green (S$2,785 psf, FH) and Hyll on Holland (S$2,648 psf, FH) as the most direct freehold comparisons. Against these benchmarks, The Coterie @ Holland’s single data point at S$2,176 psf represents a discount to newer freehold CCR stock — the thesis being that a 2015 boutique on Holland Road trades at a sensible premium to older stock and a discount to recent launches, positioning it as a mid-cycle accumulation candidate for patient capital.
The case against is also honest: a gross yield of 2.35% compresses to approximately 1.5–1.8% net after maintenance, property tax, and vacancy allowance — a return that is difficult to justify on income grounds alone. MRT connectivity at 790m+ is functional but not walkable-doorstep, which is a material consideration for non-car-owning tenants and may narrow the eligible tenant pool marginally. The single resale caveat makes price-discovery difficult for buyers seeking to benchmark accurately. And at 36 units with limited historical transaction velocity, the exit window for a future resale is narrow — buyers must be comfortable holding for 5–10+ years or accepting a potentially illiquid exit. The ShiokNest composite score of 54/100 accurately reflects this balance: exceptional neighbourhood and school-catchment (9.0/10), strong freehold lease (9.5/10), but modest yield (7.0/10) and functional-rather-than-exceptional MRT access (7.0/10) constrain the aggregate.