The Holland Collection
Overview & Key Facts
The Holland Collection is a freehold boutique condominium at 53 Holland Road in District 10, developed by Lippo Project Pte Ltd — the Singapore arm of the Lippo Group, the Indonesian conglomerate with a long track record of premium CCR developments. Completed in 2011, the development comprises just 26 units across four storeys, each conceived as a generously proportioned family residence rather than the compact investment units that have increasingly dominated Singapore’s new-launch pipeline. Unit sizes run from 1,281 sq ft for a two-bedroom-plus-study configuration up to 3,606 sq ft for the four-bedroom penthouse, producing an implied average unit size in the 1,800–2,000 sq ft range that is substantially larger than most contemporary CCR launches.
The development was designed by Chan Sau Yan Associates and occupies a land area of approximately 3,319 sqm. At 26 units, the resident community is exceptionally intimate — among the smaller completed CCR condominium communities in the district — and the building maintains the quiet, estate-like character that the Holland Road corridor is known for. Buyer demographics skew meaningfully toward foreigners (29.4%) and companies (11.8%), alongside Singaporean and PR households, reflecting the development’s strong appeal to the international community that gravitates to the Holland Road–Farrer Road belt.
The Holland Collection sits in a part of District 10 that has long functioned as Singapore’s European expat residential corridor: Swiss School Singapore is 0.28 km away, German European School Singapore is 1.47 km, and the Tanglin Trust School is 1.28 km. For European families seeking school proximity in an established, low-density residential environment, The Holland Collection represents one of the most direct address-to-school alignments in the entire CCR. It is this rental demand anchor — 55 recorded rental transactions for a 26-unit development — that most strikingly distinguishes the project in the data.
Location & Connectivity
Holland Road is one of Singapore’s most established and prestigious residential corridors, running through the heart of District 10 between Farrer Road and Holland Village. The Holland Collection sits toward the Farrer Road end of this corridor, in a low-density, tree-canopied residential pocket characterised by landed housing, mature estates, and an almost complete absence of commercial intrusion. The address is a genuine estate neighbourhood rather than a gateway to a commercial node — Holland Village’s cafes, restaurants, and weekend market are reachable in under 10 minutes by car or a pleasant cycling ride along the park connector network.
The nearest MRT station is Farrer Road (CC20 Circle Line) at 0.96 km — a walkable distance for the motivated pedestrian but a distance that most residents will cycle, take a feeder bus (Bus 154 runs along Holland Road), or taxi rather than walk, particularly in Singapore’s heat and humidity. Commonwealth (EW20 East-West Line) is 1.27 km and Holland Village (CC21) 1.34 km — providing two Circle Line and one East-West Line interchange within the broader catchment. Drivers are well-served: the PIE slip at Farrer Road puts the CBD inside 20 minutes, and Jurong Lake District, one-north, and Changi Airport are all within conventional commuting range. Holland Road itself is a two-lane arterial with moderate traffic, and the residential side streets are generally calm.
For daily errands, Cold Storage at Jelita Shopping Centre is the closest supermarket (approximately 1.5 km), and the Holland Village enclave adds a wet market, Cold Storage, and a concentration of neighbourhood dining that residents of this corridor have relied on for decades. The Botanic Gardens is reachable in under 10 minutes by car, providing green space access that is meaningful for families. Raffles Girls’ Primary School — one of Singapore’s most sought-after primary schools — is 1.03 km away, and the school catchment across the 1–1.5 km radius includes Tanglin Trust School, German European School, and MGS Primary — a school density that reflects the historically family-oriented character of the Holland Road belt.
Schools & Education
| School | Type | Distance |
|---|---|---|
| Swiss School Singapore | international | Within 1 km |
| Raffles Girls' Primary School | primary | ~1.0 km |
| Tanglin Trust School | international | ~1.3 km |
| Commonwealth Secondary School | secondary | ~1.3 km |
| German European School Singapore | international | ~1.5 km |
| Methodist Girls' School (Primary) | primary | ~1.5 km |
| Nanyang Primary School | primary | ~1.5 km |
| Tanglin Secondary School | secondary | ~1.5 km |
Facilities
For a 26-unit boutique completed in 2011, The Holland Collection’s facilities are proportionate and well-considered: a swimming pool, Jacuzzi, gymnasium, BBQ pits, and covered car parking with 24-hour security. Lippo Group’s CCR developments have consistently delivered quality finishes and functional common areas, and The Holland Collection is no exception. The pool and gymnasium are sized for a resident community of this scale — there is no booking contention, no school-holiday crowding, and no queue for equipment. The trade-off is that there is none of the resort-scale programming — tennis courts, function rooms, multiple pools — that a 200-unit or 300-unit condominium can sustain. Residents who choose this address understand this implicitly: the draw is the neighbourhood, the school proximity, and the generous unit sizes, not the on-site amenity count.
Security is a notable strength for a development of this profile. With 26 households and a resident base that includes a significant proportion of families with school-age children, the 24-hour guarded access creates a genuinely secure and private environment. MCST management at boutique CCR developments of this vintage typically operates with a higher service standard than mass-market estates, and with 26 units contributing to the maintenance fund, the cost per household is reasonable for a well-maintained CCR building. The big balconies that are standard across the unit types — a feature of the 2011 CCR design aesthetic — extend the liveable footprint meaningfully and are particularly valued by families who use them as outdoor dining and play areas.
“The facilities are exactly right for the size of the development — never crowded, always clean. We picked this place for the Swiss School proximity and we’ve never regretted it. The pool is our daughter’s favourite, and the security means we feel completely comfortable letting the kids move around the compound.”
— Tenant review via PropertyGuru, 2024
Unit Sizes & Layout
The Holland Collection’s unit formats are among the most generously sized in the 2011-vintage CCR boutique category. The 19 distinct layouts spanning the 26 units range from a 1,281 sq ft two-bedroom-plus-study up to a 3,606 sq ft four-bedroom penthouse, with the bulk of the inventory in the 1,668–2,723 sq ft range. These are proper family-sized residences: large enough for live-in help quarters, multiple children’s rooms, and a genuine family dining table. By contrast, a typical 2024–2025 CCR new launch delivers three-bedroom units at 1,000–1,200 sq ft — barely two-thirds of what The Holland Collection’s equivalent configuration offered in 2011. For buyers or tenants seeking a generational CCR family home at a PSF that reflects the current market rather than a new-launch premium, the size-per-dollar arithmetic is compelling.
With 19 layouts across 26 units, almost every unit at The Holland Collection is architecturally distinct. This is unusual in Singapore’s condominium market, where most developments standardise to four or five layouts for efficiency. The variety is a legacy of Lippo’s boutique-luxury design philosophy — each unit was conceived as a bespoke residence rather than a replicated module — and it means that buyers should inspect individual units carefully, as the variation in layout, orientation, and floor level is more significant here than at a comparable standardised development. The big balconies that appear across the configuration range are a particularly distinctive feature: they function as genuine outdoor living spaces rather than token step-outs, sized for furniture and al fresco dining.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 4 BR | 2 | $2,325 | $4,340,000 |
| 5 BR | 1 | $2,111 | $6,500,000 |
Pricing & Market Position
Based on 3 recorded transactions, sale prices range from $4,200,000 to $6,500,000, averaging $5,060,000 (~$2,434 psf).
Rents range from $4,400 to $16,000 per month across 55 rental transactions. Current rental yield sits at approximately 2.0%.
Price Appreciation
From 2022 to 2026, the average PSF has appreciated by 12.5% (from $2,164 to $2,434 psf).
Neighbourhood Comparison
The most relevant comparables are the other freehold developments along the Holland Road corridor. Skye at Holland trades at approximately $2,945 psf — 21% above The Holland Collection — reflecting its newer vintage and more contemporary specification. Leedon Green (freehold, 638 units, ~$2,784 psf) offers substantially richer on-site amenities, a much larger resale pool, and a 15% psf premium, but at 638 units it is a fundamentally different residential experience from a 26-unit boutique. Hyll on Holland (freehold, ~$2,648 psf) delivers a newer, smaller-boutique format with freehold tenure at a 9% PSF premium. D’Leedon at ~$1,855 psf offers mass-scale facilities and broad liquidity at a significant PSF discount.
The Holland Collection’s genuine competitive advantage is not PSF value — it sits at a slight discount to its immediate corridor peers — but Swiss School proximity. None of Skye at Holland, Leedon Green, Hyll on Holland, or D’Leedon can replicate the 280-metre-to-Swiss-School positioning that drives The Holland Collection’s exceptional rental demand. Buyers and landlords who do not require that specific proximity catchment will find more amenity, more liquidity, or more newness at comparable or lower PSF in the surrounding district. Those who do — particularly European expat families and landlords who understand the Swiss and German school catchment dynamics — will find The Holland Collection essentially without a direct substitute.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| THE HOLLAND COLLECTION | Freehold | 2011 | 26 | $2,434 |
| 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 HOLLAND COLLECTION across multiple dimensions.
What Residents Say
“We moved here specifically because of Swiss School — 280 metres is genuinely walkable for the kids, which is almost unheard of in Singapore. The unit is massive by Singapore standards, and the compound feels like a private estate. After two years we renewed without hesitation.”
— Tenant review via PropertyGuru, 2024
“For an expat family this is the best address I’ve found in Singapore. The neighbourhood is quiet and leafy, the unit is big enough for the whole family including our helper, and the Holland Village area is very liveable. The MRT situation is the only real issue — we drive everywhere, but if you rely on public transport you’ll want to check the bus routes.”
— Tenant review via EdgeProp, 2025
“Quiet, well-managed building — you feel like you know everyone here. The balcony in our unit is enormous, basically an extra room. My only gripe is that the gym equipment is a bit dated now, but for a 26-unit boutique building they can only do so much. We’re owners and we’ve been very happy with capital appreciation over the years.”
— Owner review via 99.co, 2025
Strengths & Weaknesses
- Freehold tenure — no lease decay, full CPF accessible, permanent land title in D10
- Swiss School Singapore 0.28km — near-doorstep proximity, defining rental demand anchor
- Extraordinary rental absorption: 55 rental transactions for 26 units (2.1× ratio)
- Generously sized units (1,281–3,606 sq ft) — among the largest 2011-vintage CCR boutiques
- Lippo Group developer — track record of quality CCR finishes and building management
- Holland Road D10 address — leafy, low-density, estate character corridor
- Raffles Girls' Primary 1.03km — top primary school within the 1km circle
- Strong expat school catchment: Swiss School, Tanglin Trust, German European, MGS Primary all within 1.5km
- Boutique 26-unit scale — private compound, quiet community, no crowding at facilities
- PSF trend ascending: $2,164 → $2,434 over measurement period (12.5% appreciation)
- Farrer Road MRT (CC) at 0.96km — walkable but practically car/bus-dependent for most residents
- Gross yield ~2% — yield compression is structural; not a strong yield play
- Only 3 resale transactions recorded — very illiquid resale market, thin price discovery
- Investment score 41/100 — low liquidity and yield compress capital return metrics
- On-site facilities limited to pool, gym, Jacuzzi — no tennis, function room, or resort-scale amenities
- Gym equipment aging (2011 build) — likely below 2024 new-launch standard
- Capital expenditure risk concentrated across only 26 units — special levies hit harder
- PSF at $2,434 is not deeply discounted vs corridor peers (Leedon Green $2,784, Hyll on Holland $2,648)
- Pedestrian crossing to Farrer Road MRT has challenging traffic conditions along sections of Holland Road
Verdict
The Holland Collection is a specific but compelling proposition: a freehold, Lippo-built, 2011-vintage boutique of 26 generously sized family units on one of Singapore’s most prestigious residential addresses, 280 metres from Swiss School Singapore. For European expat families choosing a rental address in Singapore, the combination of school proximity, unit size, freehold building quality, and Holland Road neighbourhood character is extremely difficult to replicate elsewhere in the CCR. The rental data confirms this: 55 rental transactions for 26 units is an extraordinary absorption rate that points to near-zero vacancy, strong tenant demand, and consistently high occupancy — the kind of landlord dynamic that makes the 2% gross yield more understandable as a structural feature of this address than as a sign of poor value.
The investment metrics, viewed in isolation, are modest: a gross yield of 2% and an investment score of 41/100 reflect the yield compression that applies to the entire CCR ultra-luxury tier, combined with naturally low transaction volumes at 26 units. With only 3 resale transactions in the recorded window, price discovery is thin, and the PSF trend ($2,164 → $2,434) shows a solid 12.5% appreciation over the measured period. The freehold tenure removes the lease decay concern entirely, and the development occupies land in a District 10 enclave where new residential supply is structurally constrained by planning controls and the existing low-density fabric. For a long-term holder who values freehold tenure in a genuine expat-belt address with exceptional school proximity, the illiquidity is the price of owning something that is not easy to replicate.
The primary weaknesses are honest and quantifiable: MRT access requires a nearly-1 km walk to Farrer Road CC, which positions most residents as car-dependent; on-site facilities are proportionate to 26 units but not resort-scale; and the small community means that special levy exposure if capital works are required is concentrated. Buyers and tenants who need to commute by MRT daily should run the transport logistics carefully before committing. Those who drive, cycle, or work from home, and who value the Swiss School proximity, the freehold tenure, the generous unit sizes, and the Holland Road address above transport efficiency, will find The Holland Collection among the best-matched boutique addresses in the district.