The Enclave . Holland
Overview & Key Facts
THE ENCLAVE . HOLLAND is a 26-unit freehold boutique condominium set along Holland Road in District 10 — one of Singapore’s most internationally celebrated lifestyle addresses. With a developer not publicly documented and a TOP year not formally recorded, the Enclave occupies a quietly established position in the CCR: a small freehold compound that derives its appeal primarily from address, neighbourhood character, and the extraordinary concentration of international schools within a short radius of its front gate.
At 26 units, the development is firmly in boutique territory — smaller than many luxury penthouse blocks, and correspondingly private in day-to-day residential life. The transacted PSF of approximately S$2,017 on a trailing 12-month basis places it at a meaningful discount to the newest CCR launches on Holland Road, while retaining the structural tenure advantage of freehold. A declining PSF trend over the past three tracked data points — from S$2,434 to S$2,177 to S$1,937 — merits close attention from buyers, even if the current S$2,017 figure sits between the two most recent data points and may reflect compositional variation in a thin-transaction development rather than market deterioration.
The rental story is more robust than the sales trend might suggest. With 56 rental transactions on record and an average monthly rent of S$3,729, the development commands a gross yield of approximately 2.96% — well-supported by the dense expat tenant base drawn to the Holland Village school cluster. For buyers weighing the investment case alongside owner-occupation, the rental depth offers reasonable reassurance that the address can carry a mortgage over a tenancy cycle.
Location & Connectivity
The location is, in a word, exceptional. Holland Village MRT station on the Circle Line is 340 metres from the development — a genuine step-out distance that places the entire CCL network, including Dhoby Ghaut interchange (for the North-South and North-East Lines), Bishan, and Harbourfront, within comfortable, rain-or-shine walking range. The Holland Village precinct itself — the wet market, the cluster of cafes, restaurants, and bars along Lorong Mambong and Lorong Liput, and the informal village green atmosphere — is effectively an extension of the front door. This is not a location where residents “are close to” Holland Village; they live inside it.
For expatriate families and internationally mobile professionals, the school belt within 1.5 kilometres is among the most impressive in Singapore. Swiss School Singapore (1.25 km), Lycée Français de Singapour (1.50 km), Hollandse School (1.52 km), and Tanglin Trust School (1.53 km) together constitute one of the highest concentrations of European-curriculum international schools in any single Singapore residential catchment. Commonwealth Secondary School (1.08 km) and Raffles Girls’ Primary School (1.45 km) add mainstream MOE options. For families with children in multiple school systems simultaneously, it is genuinely difficult to find a more practical address.
Drivers benefit from Holland Road’s dual-carriageway access south to Commonwealth Avenue West, Ayer Rajah Expressway, and Jurong, or northeast toward Orchard and the CBD. The one-north and Buona Vista research and media corridors are accessible in under 10 minutes. Commonwealth MRT (East-West Line, 1.08 km) and Buona Vista interchange (East-West and Circle Lines, 1.13 km) provide additional connectivity options for those commuting to the CBD or Changi corridor.
Schools & Education
| School | Type | Distance |
|---|---|---|
| Commonwealth Secondary School | secondary | ~1.1 km |
| Swiss School Singapore | international | ~1.3 km |
| Raffles Girls' Primary School | primary | ~1.5 km |
| Lycee Francais de Singapour | international | ~1.5 km |
| Hollandse School | international | ~1.5 km |
| Tanglin Trust School | international | ~1.5 km |
| River Valley High School | secondary | ~1.6 km |
| River Valley High School (JC) | jc | ~1.6 km |
Facilities
With 26 units, THE ENCLAVE . HOLLAND operates in the range where boutique CCR condominiums typically provide a swimming pool, gymnasium, and modest landscaped communal areas — and little more. This is the expected and accepted trade-off in micro-scale freehold developments: residents gain exclusivity and privacy at the cost of a comprehensive amenity stack. Buyers who rely on condo facilities for daily fitness, social events, or children’s outdoor activities will find the offering thin. Buyers who use the development primarily as a private residential base — with Holland Village’s cafes, parks, and leisure options serving as their de facto extended living room — will find the arrangement entirely sufficient.
The maintenance dynamic in 26-unit developments tends to be predictable: MCST levies are applied to a compact site with fewer moving parts, which can mean better upkeep per square metre of common area but less financial cushion for unexpected capital expenditure. Prospective buyers should request the sinking fund balance during due diligence. The development’s freehold status means there is no lease-race urgency around en-bloc proceedings, but a small site like this could attract redevelopment interest over the long term as Holland Road land values continue to rise.
Unit Sizes & Layout
Transaction data at THE ENCLAVE . HOLLAND is limited by the development’s boutique scale, but what is available suggests a unit mix dominated by mid-sized apartment formats. The average transacted price of S$1,370,000 at a trailing 12-month average PSF of S$2,017 implies an average unit size of approximately 679 sqft — consistent with 1-bedroom and compact 2-bedroom configurations rather than the large-format family apartments seen in older CCR boutique developments from earlier decades. This unit profile shapes both the buyer and tenant pool: investors and young professionals purchasing compact CCR freehold units, and expat single professionals or couples renting them.
Freehold CCR boutique units of this vintage command a premium from buyers who prioritise land title permanence over modern integrated facility packages. The absence of a published TOP year makes it difficult to assign a vintage quality score with confidence; buyers should inspect unit finishes in person and obtain an independent valuation, particularly given that bank valuation discrepancies in thin-transaction properties can affect loan-to-value calculations materially.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 0 BR | 1 | $2,501 | $1,050,000 |
| 1 BR | 3 | $2,128 | $1,393,333 |
| 2 BR | 1 | $2,034 | $1,620,000 |
Pricing & Market Position
Based on 5 recorded transactions, sale prices range from $1,050,000 to $1,630,000, averaging $1,370,000 (~$2,017 psf).
Rents range from $2,250 to $5,500 per month across 56 rental transactions. Current rental yield sits at approximately 3.0%.
Price Appreciation
From 2023 to 2026, the average PSF has declined by 20.4% (from $2,434 to $1,937 psf).
Neighbourhood Comparison
The most direct CCR comparison is Skye at Holland (S$2,945 psf, 99-year leasehold from 2024), a brand-new launch on Holland Road that commands a 46% PSF premium over the Enclave on a leasehold basis. Skye at Holland offers modern finishes, full launch-grade facilities, and the marketing premium of a new development, but its leasehold structure and higher quantum are meaningful handicaps for buyers who hold tenure as a priority. For buyers who can accept a boutique older-vintage development in exchange for freehold title and a lower entry price, THE ENCLAVE . HOLLAND offers a structurally different proposition.
Leedon Green (S$2,784 psf, freehold) and Hyll on Holland (S$2,648 psf, freehold) are the primary freehold peers in the same D10 corridor, both trading at a 30 to 38% PSF premium to the Enclave. These are larger developments with comprehensive facility sets and stronger transaction liquidity — trade-offs that justify the premium for many buyers. D’Leedon (S$1,855 psf, 99-year leasehold, 1,703 units) is the only comparably priced alternative in the district, but its scale and leasehold nature make it a fundamentally different product. For buyers who specifically want boutique freehold CCR on Holland Road at a PSF below S$2,200, THE ENCLAVE . HOLLAND is the realistic option.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| THE ENCLAVE . HOLLAND | Freehold | — | 26 | $2,017 |
| SKYE AT HOLLAND | 99 yrs lease commencing from 2024 | 2025 | 666 | $2,945 |
| LEEDON GREEN | Freehold | 2021 | 638 | $2,784 |
| D'LEEDON | 99 yrs lease commencing from 2010 | 2014 | 1,703 | $1,855 |
| 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 ENCLAVE . HOLLAND across multiple dimensions.
What Residents Say
“Holland Village is literally outside. The wet market is a 5-minute walk, Lorong Mambong for dinner is 8 minutes. Holland Village MRT is 4 minutes on foot — I have timed it. It is an incredibly convenient address to live at, and the compound itself is quiet because there are so few units. The best of both worlds in that sense.”
— Resident review via PropertyGuru
“We rented here because of the schools. Our children go to Tanglin Trust and Lycée Français, and both are within easy reach. The unit is compact but well-positioned. The pool is small but there are only 26 units so it never feels crowded. I would say the neighbourhood sells the place more than the building itself.”
— Tenant review via 99.co
“Bought freehold here because the PSF made sense against the Holland Village address. The development is not flashy and the facilities are basic, but I am not here for the gym — I walk to Holland V for everything. The concern I have is the resale — thin volume means pricing is uncertain when you want to exit. Hold for the long term and it should be fine.”
— Owner review via EdgeProp
Resident and tenant feedback consistently highlights the neighbourhood experience over the development’s own amenities. Holland Village walkability, school proximity, and MRT convenience recur as the decisive factors in residency choice. The boutique scale draws positive remarks for privacy and communal space availability, with honest acknowledgement that the facilities are functional rather than resort-grade. There are no persistent complaints about management quality or building upkeep in available feedback records.
Strengths & Weaknesses
- Freehold tenure — permanent land title with no lease decay, outlasting all leasehold Holland Road competitors
- Holland Village MRT (Circle Line) just 340m away — genuine step-out walkability
- Holland Village precinct on the doorstep — cafes, restaurants, wet market, bars, weekend buzz
- Exceptional expat school cluster within 1.5km — Swiss School, Lycée Français, Hollandse School, Tanglin Trust
- Raffles Girls' Primary at 1.45km adds mainstream MOE school options alongside international
- Strong rental base: 56 transactions, S$3,729 average monthly rent, 2.96% gross yield
- Boutique 26-unit scale — private pool and common areas with minimal congestion
- Entry PSF (S$2,017) well below new CCR launches on the same road (Skye at Holland S$2,945)
- Declining PSF trend: S$2,434 → S$2,177 → S$1,937 — requires due diligence on whether compositional or structural
- Very thin sales transaction volume (5 transactions in 12 months) — complicates price discovery and bank valuation
- TOP year undocumented — unit finishes and building age need in-person inspection before purchase
- Developer unknown — no brand reputation or track record to draw comfort from
- Minimal facilities: boutique scale means pool and gym only; no courts, clubhouse, or resort amenity set
- Gross yield of 2.96% is decent but not exceptional — below the 3.0%+ threshold most yield investors target
- Relatively lower ShiokNest (57) and investment (54) scores — moderate future capital appreciation signal
- En-bloc score of 44/100 — some redevelopment risk, though freehold status reduces urgency pressure
Verdict
THE ENCLAVE . HOLLAND is a development whose location does most of the heavy lifting — and it does that job exceptionally well. Holland Village MRT at 340 metres, one of Singapore’s finest lifestyle precincts on the doorstep, and a European international school cluster unmatched in Singapore within 1.5 km: these are not marginal advantages. They are the structural pillars of sustained tenant demand and long-run address premiums. The freehold tenure adds a layer of permanence that leasehold competitors — Skye at Holland (99-year), D’Leedon (99-year), and Fourth Avenue Residences (99-year) — cannot replicate, regardless of their PSF positioning.
The candid concern for prospective buyers is the PSF trajectory. A three-period decline from S$2,434 to S$1,937 in a 26-unit development may or may not represent a durable trend, but it is not something to dismiss. At the current S$2,017 average, buyers are entering at a price below the most recent peak — which could represent fair value or a genuine buying opportunity, depending on whether the decline is compositional or structural. The gross yield of 2.96% is the lowest-risk datapoint: 56 rental transactions provide genuine statistical comfort that the Holland Village expat tenant pool is real, deep, and recurring.
Own-stay buyers who want freehold CCR access at a PSF below S$2,500 with world-class walkability and school proximity should consider this development seriously. Pure yield investors will find the 2.96% figure acceptable but unexciting, and should model their return assumptions conservatively given the PSF uncertainty. The address, ultimately, is the asset.