Van Holland
Overview & Key Facts
Van Holland is a boutique freehold condominium of just 69 units at 186 Holland Road in District 10, developed by Koh Brothers Development Pte Ltd, the real-estate arm of Koh Brothers Group Limited — a Main Board SGX-listed construction and property group established in 1966. Designed by M.A.N Architects, the development comprises three low-rise blocks (one 4-storey and two 5-storey buildings) on a generous 4,428-square-metre freehold site that formerly housed Toho Mansion. Van Holland obtained its Temporary Occupation Permit in 2024, and its intimate scale deliberately mirrors the residential character of the Holland enclave — an area prized for its tree-lined streets, independent cafés, and expatriate-friendly village atmosphere.
At an average transacted price of approximately $2,700,000 per unit and a median PSF around $3,064, Van Holland occupies the premium end of the Holland Village condo market. Its freehold tenure is a significant draw in a district where 99-year leasehold projects such as One Holland Village Residences command comparable or higher PSF prices. With a current gross yield of approximately 2.79%, the development appeals primarily to owner-occupiers seeking a prestige address rather than pure yield investors. The buyer profile skews heavily Singaporean (78%), with a meaningful proportion of PRs (12%) and foreigners (10%) — consistent with Holland Village’s cosmopolitan appeal.
Location & Connectivity
Van Holland’s defining locational advantage is its proximity to Holland Village MRT station on the Circle Line — just 180 metres or roughly a 3-minute walk. The Circle Line connects residents to Buona Vista interchange (East-West Line) in one stop, one-north business park in two stops, and Botanic Gardens interchange (Downtown Line) in three stops. The Downtown Line connection at Botanic Gardens opens direct access to Newton, Little India, Bugis, and the entire downtown corridor. For drivers, the Ayer Rajah Expressway (AYE) entrance is under 2 km away via Holland Road, while the Pan Island Expressway (PIE) is accessible through Farrer Road — placing Changi Airport within a 25-minute off-peak drive and the CBD within 12 minutes.
The Holland Village neighbourhood itself is a self-contained lifestyle ecosystem. Lorong Mambong and Lorong Liput — the two main village streets — are lined with restaurants, bars, bakeries, and boutiques that have sustained a loyal following for decades. Holland Road Shopping Centre and Holland Village Market & Food Centre provide hawker fare and wet market provisions. For larger retail needs, Star Vista at Buona Vista (one MRT stop) and Rochester Mall are within easy reach. The upcoming Holland Village MRT integrated development (Holland V) by UOL/Kheng Leong will add a new 20,000-sqft retail podium, hotel, and residential tower directly at the MRT station, further enhancing the precinct’s amenity mix.
Nature access is a strong suit of this address. The Singapore Botanic Gardens — a UNESCO World Heritage Site — is approximately 1.5 km north via Holland Road, accessible by a pleasant walk or a one-stop MRT ride to Botanic Gardens station. Holland Bukit Timah GRC also benefits from mature streetscape greenery, and the upcoming Rail Corridor runs nearby, providing a continuous green trail stretching from Tanjong Pagar to Kranji.
Schools & Education
| School | Type | Distance |
|---|---|---|
| Commonwealth Secondary School | secondary | ~1.2 km |
| Hwa Chong Institution | secondary | ~1.5 km |
| Hwa Chong Institution (JC) | jc | ~1.5 km |
| Hwa Chong International School | international | ~1.5 km |
| Lycee Francais de Singapour | international | ~1.5 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
For a 69-unit boutique development, Van Holland delivers an unexpectedly rich facilities suite. The centrepiece is a first-storey Infinity Lap Pool surrounded by lush tropical landscaping and a Grand Waterfall feature that creates a resort-like sensory experience rarely found at this scale. Above, the Panoramic Sky Pool on the rooftop level offers an elevated swim with unobstructed views of the Holland Village roofscape and the Bukit Timah ridge beyond — a compelling amenity that larger mass-market projects often lack. Both pools are complemented by sun decks for lounging.
The Gymnasium Room is equipped with modern cardio and resistance stations, while the Sky Terrace on the upper floor provides an open-air communal space for socialising or quiet contemplation. Landscaping plays a central role in the Van Holland experience, with the Tropical Garden Walk and Riverine Garden Walk winding through the ground floor, establishing a green buffer between the blocks and the street. A Secured Bike Garage caters to cycling residents — a practical amenity given the area’s cycle-friendly roads and proximity to the Park Connector Network. The development also includes a Jacuzzi spa and BBQ pavilion area for entertaining.
Unit Sizes & Layout
Van Holland offers 24 distinct floor plan types across 1-bedroom to 4-bedroom configurations, ranging from 495 sq ft for the most compact 1-bedroom to 1,991 sq ft for the largest 4-bedroom penthouse unit. The 1-bedroom units (495–527 sq ft) are efficient and well-proportioned for singles or investor landlords targeting the Holland Village rental market, which draws strong demand from expatriates working at one-north, Mapletree Business City, and the science parks. Two-bedroom units (700–818 sq ft) provide a functional layout suitable for couples, while the 3-bedroom (947–1,345 sq ft) and 4-bedroom (1,345–1,991 sq ft) units target families seeking a permanent home in the Holland precinct.
Interior finishes are a tier above the typical new-launch standard. Koh Brothers has specified Swarovski crystal-encrusted faucets, bookmatched Italian marble flooring in the living and dining areas, and premium sanitary fittings from established European brands. Kitchens come fully equipped with integrated appliances, while bathrooms feature rain showers and vanity counters in natural stone. Ceiling heights are generous at approximately 2.85 m for living areas, contributing to a sense of volume that complements the quality of materials.
The low-rise configuration (4–5 storeys) means that upper-floor units enjoy views of the Holland Village treetop canopy rather than neighbouring high-rises. Units facing Holland Road receive more ambient noise from traffic, but the building’s setback and landscaped buffer mitigate this significantly. Rear-facing units overlooking the internal garden and pool are generally quieter and command a slight premium.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 0 BR | 8 | $2,977 | $1,474,145 |
| 1 BR | 6 | $2,914 | $1,927,698 |
| 2 BR | 14 | $2,819 | $2,122,052 |
| 3 BR | 17 | $2,893 | $3,312,360 |
| 4 BR | 4 | $2,795 | $4,453,365 |
| 5 BR | 2 | $2,675 | $5,327,640 |
Pricing & Market Position
Based on 51 recorded transactions, sale prices range from $1,360,100 to $5,537,280, averaging $2,702,881.
Rents range from $3,800 to $9,500 per month across 28 rental transactions. Current rental yield sits at approximately 2.8%.
Price Appreciation
From 2021 to 2023, the average PSF has declined by 2.2% (from $2,910 to $2,845 psf).
Neighbourhood Comparison
Within the immediate Holland Village micro-market, Van Holland competes most directly with One Holland Village Residences (296 units, 99-year lease from 2018, ~$2,800–$3,000 psf), the integrated development by Far East Organization that sits directly above Holland Village MRT station. One Holland Village offers larger-format retail, a hotel (Quincy House), and direct MRT connectivity, but its 99-year lease and larger unit count dilute the boutique exclusivity that Van Holland provides. Buyers choosing between the two are essentially trading freehold tenure and intimacy (Van Holland) against integrated convenience and developer scale (One Holland Village).
Leedon Green (638 units, freehold, ~$2,784 psf) on Leedon Heights offers freehold tenure in a similarly prestigious D10 address but is a significantly larger development. It is further from Holland Village MRT (approximately 800 m) and oriented more towards the Farrer Road / Holland Road corridor. Hyll on Holland (319 units, freehold, ~$2,648 psf) also presents a freehold alternative at a lower PSF, but with a larger unit count and a Holland Hill address that, while pleasant, lacks the direct MRT walkability of Van Holland.
Skye at Holland (~$2,945 psf) provides another boutique comparison point. However, Van Holland’s 180-metre walk to Holland Village MRT remains its single strongest differentiator in the sub-market. For buyers where MRT proximity is the top criterion, Van Holland is unmatched among freehold options in the Holland precinct. At $3,064 psf it carries a modest premium over Hyll on Holland and Leedon Green, but the walkability advantage and smaller community are compelling justifications for the price gap.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| VAN HOLLAND | Freehold | 2021 | 69 | — |
| 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 |
ShiokNest Scores
Our proprietary scoring system evaluates VAN HOLLAND across multiple dimensions.
What Residents Say
Van Holland’s 69-unit community is predominantly Singaporean (78%), with meaningful PR (12%) and expatriate (10%) representation — a mix that reflects Holland Village’s character as one of Singapore’s most internationally flavoured residential enclaves. The development attracts professionals and dual-income couples in their 30s to 50s who are drawn to the village’s dining and social scene, as well as its convenient commute to the CBD, one-north, and Mapletree Business City via the Circle Line.
Families with school-age children benefit from proximity to several well-regarded institutions. Anglo-Chinese School (Independent) and Anglo-Chinese Junior College are approximately 1.5 km away, while the broader Bukit Timah education belt — including Hwa Chong Institution (1.46 km), National Junior College, and Nanyang Primary — is within comfortable driving distance. For international school families, United World College of South East Asia (Dover campus) and the Tanglin Trust School cluster are nearby, reinforcing the expatriate appeal.
The Holland Village lifestyle suits residents who value independent retail, speciality coffee, craft dining, and a walkable neighbourhood over large-format malls. Weekend routines typically centre on the Botanic Gardens, Holland Village brunch spots, and the Dempsey Hill cluster of galleries and restaurants — a lifestyle proposition that has proven remarkably durable across decades of Singapore’s urban evolution.
Strengths & Weaknesses
- Freehold tenure in supply-constrained Holland Village enclave
- Exceptional MRT access — 180m walk to Holland Village station (Circle Line)
- Boutique 69-unit development ensures exclusivity and low facility congestion
- Premium finishes including Italian marble and Swarovski crystal fittings
- Dual swimming pools including rooftop Panoramic Sky Pool
- Walkable to Holland Village dining, cafes, and market
- Strong expatriate rental demand from one-north and science park tenants
- Low-rise 4–5 storey blocks preserve residential character
- Proximity to Singapore Botanic Gardens (UNESCO World Heritage Site)
- Resilient capital values — Holland Village has proven pricing stability across cycles
- Premium PSF (~$3,064) compared to nearby freehold alternatives
- Small unit count (69) may limit resale liquidity
- Higher per-unit maintenance contributions due to boutique scale
- Holland Road frontage units may experience traffic noise
- Gross yield of 2.79% is below district average for income investors
- No tennis court or large-format recreational facilities
- Limited 1-km school options — top schools require short drive
- Compact 1-bedroom units (495 sq ft) may feel tight for long-term living
Verdict
Van Holland earns its premium positioning through an uncommon combination of freehold tenure, sub-200-metre MRT access, and one of Singapore’s most desirable lifestyle neighbourhoods. At around $3,064 psf, it sits above the district median but is justified by the freehold land value and the scarcity of new boutique developments in Holland Village. For owner-occupiers who value walkability, village character, and a quiet residential enclave over sheer unit size, Van Holland is difficult to fault.
The investment thesis rests primarily on capital preservation rather than yield maximisation. At 2.79% gross yield, it will not appeal to income-focused investors, but the freehold tenure eliminates lease-decay risk and the Holland Village location has demonstrated resilient pricing through multiple property cycles. The small unit count (69) limits resale liquidity compared to larger projects, but also ensures each transaction is individually negotiated rather than subject to fire-sale pressure from a large pool of speculative sellers.