Viz At Holland

Overview & Key Facts

Viz at Holland is a 165-unit freehold condominium at 221 Queensway in District 10, completed in 2008 by Sim Lian Group — a well-established Singapore developer known for delivering quality residential projects across multiple price points, from HDB upgrader condominiums to mid-market freehold developments. The project comprises two residential blocks rising to 11 storeys, with 14 stacks offering 165 apartments ranging from compact 1-bedroom studios at 495 sqft to spacious 4-bedroom units at 2,389 sqft.

The address tells much of the story. Queensway runs parallel to Holland Road through the stretch between Farrer Road and the Holland Village precinct — placing Viz at Holland at the southernmost fringe of what residents and agents have come to regard as the “Holland corridor.” The celebrated Holland Village F&B and lifestyle precinct is an 8-minute walk via the back gate. Commonwealth MRT (EWL) and Farrer Road MRT (CCL) are both approximately 10–12 minutes on foot, giving residents a genuine dual-line option for commuting. For car-owning households, Queensway’s direct connection to the Ayer Rajah Expressway and Holland Road provides efficient access to the CBD, one-north, and the National University of Singapore cluster.

At an average transacted PSF of approximately $1,799 across all historical transactions — rising to $1,929 PSF for recent deals — Viz at Holland occupies a distinctive position in the D10 market: a freehold tenure at a price point that is genuinely accessible by CCR standards. One Holland Village Residences, the district’s marquee new launch, transacts at $3,216 PSF on a 99-year leasehold. Parvis at Holland Hill, a freehold peer from 2013, averages $2,387 PSF. Viz at Holland, at roughly 60% of the price of its newer neighbours, represents one of the more compelling entry points into freehold D10 — a combination of tenure permanence, Holland Village proximity, and dual-line MRT access that the leasehold alternatives at similar price points cannot replicate.

With a walkability score of 48/100 and an investment score of 65/100, the development scores modestly on pure metrics — reflecting a Queensway address that is convenient but not a “walkable everything” precinct, and a yield profile of approximately 3.0% that is creditable for CCR but not exceptional. The ShiokNest score of 62/100 reflects a balanced view: excellent freehold value and neighbourhood appeal, with honest trade-offs on facilities presentation and walkability. For buyers who place tenure security, D10 address, and Holland Village lifestyle proximity above all else, Viz at Holland answers the brief with remarkable cost-efficiency.

Location & Connectivity

Viz at Holland sits at 221 Queensway, a residential street that cuts through one of Singapore’s most coveted lifestyle corridors. Holland Village — the F&B and social hub that serves as the neighbourhood’s anchor — is approximately 700 metres away and reachable in 8 minutes on foot via the development’s back gate. For residents who treat dining out as a way of life, this proximity is a material benefit: Holland Village’s concentration of independently-operated restaurants, wine bars, artisan cafes, and multicuisine eateries is unmatched among Singapore’s lifestyle precincts outside of the Central Business District core.

MRT connectivity is served by two lines. Commonwealth MRT (EW20) on the East-West Line is approximately 850 metres away — a 12-minute walk or a 3-bus-stop ride from the bus stop directly outside the development. Farrer Road MRT (CC20) on the Circle Line is 900 metres in the other direction. The practical effect of dual-line access is strong: the East-West Line provides direct connections to Raffles Place/City Hall in approximately 15 minutes; the Circle Line provides connections to one-north, Buona Vista interchange, and Marina Bay without transfer. Residents confirm the dual access pattern in reviews — many commute to Farrer Road for the CCL and to Commonwealth for the EWL, depending on destination.

Bus connectivity is exceptional. The bus stop directly fronting the development serves multiple routes connecting to Holland Village, Buona Vista, Queenstown, and Orchard Road. For residents willing to travel 3 bus stops, Holland Village MRT (CC21) on the Circle Line adds a third MRT option. The net effect is that car-free living is entirely viable for working professionals commuting to the CBD, one-north, or the university cluster.

Day-to-day retail and dining is anchored by the Holland Village cluster itself: Cold Storage supermarket, the wet market, and dozens of restaurants and cafes are within easy reach. Holland Road Shopping Centre and The Star Vista at one-north (Buona Vista MRT) provide supplementary mall options. For residents of the Queensway end of the corridor, the IKEA and Giant supermarket at Alexandra Road are accessible by bus or short drive — a practical advantage for households that want bulk grocery access. The Singapore Botanic Gardens, a UNESCO World Heritage Site, is accessible by MRT or a pleasant walking route through the Holland/Farrer Road neighbourhood — a lifestyle amenity that few cities can offer residents at this price point.

Schools in the vicinity include Henry Park Primary (known for strong academic outcomes), Fairfield Methodist Primary and Secondary, New Town Primary, and the Anglo-Chinese School (Independent) at Dover. The National University of Singapore and INSEAD campus are accessible via Commonwealth or Farrer Road MRT in under 10 minutes — making Viz at Holland a credible choice for faculty and post-graduate researchers who want freehold residence near campus without paying Buona Vista or Kent Ridge premium pricing.

Schools & Education

Facilities

Viz at Holland offers a full-facility condominium package befitting a 2008 Sim Lian mid-market development: swimming pool, wading pool, gymnasium, Jacuzzi, tennis courts, jogging track, BBQ pits, playground, function room, and 24-hour security with covered car parking. For a 165-unit development, the facilities-to-unit ratio is generous — at near-full occupancy, the pool and gym remain quiet by the standards of Singapore condominiums, and the tennis courts are bookable without the extended waiting lists that frustrate residents of larger developments.

The swimming pool is widely cited in resident reviews as the development’s standout facility — described as Olympic-sized by some reviewers, which overstates it, but the pool is notably well-proportioned for the scale of the development. The gym is functional: cardio machines, free weights, and resistance equipment adequate for regular fitness maintenance, though serious lifters will prefer the dedicated fitness centres in the Holland Village and Queenstown area. The Jacuzzi adds a low-key luxury touch that is increasingly rare in developments from this price tier.

“Well maintained estate, with full condo facilities. Bus stop right outside entrance of condo. 3 bus stops to Farrer MRT (Circle Line) or Commonwealth MRT (East West Line). 8 min walk to Holland Village via back gate.”

— Resident review via 99.co

At 17 years old, Viz at Holland’s common areas and facilities are well-maintained but show their vintage. The lobby, pool deck, and gym equipment reflect the visual aesthetic of Sim Lian’s early-2000s to mid-2000s residential palette — solid and practical rather than resort-style. Prospective buyers viewing units should assess the maintenance standard of the MCST (Management Corporation Strata Title) and the condition of shared spaces, which resident reviews suggest are generally above average for a development of this age. The function room is a practical inclusion for a 165-unit development where community events and family gatherings are common.

The road-facing stacks are noted in reviews as carrying some traffic noise from Queensway and Holland Road. Units facing the internal courtyard or pool deck benefit from natural screening. Buyers prioritising quiet should favour internal-facing or higher-floor units in the rear block. Covered parking is included at a comfortable ratio for the development’s scale — a practical benefit for the significant proportion of D10 households that maintain a vehicle for weekend and school-run use while commuting primarily by public transport.

Unit Sizes & Layout

Viz at Holland offers 12 distinct floor plan types across five bedroom categories, ranging from a 495 sqft 1-bedroom studio to a 2,389 sqft 4-bedroom configuration. The unit mix is notably diverse for a 165-unit development: 1-bedroom units (495 sqft) serve the rental and investor market; 2-bedroom units (818–1,227 sqft) and 2-bedroom-plus-study configurations (947–1,679 sqft) are the volume product; 3-bedroom apartments (1,259–1,927 sqft) cater to families; and larger 4-bedroom units serve the premium owner-occupier segment. A small number of penthouse configurations with larger floor plates are understood to sit at the upper range.

The spatial generosity of the 2008 build is most evident in the mid-tier categories. A 2-bedroom unit at 818–1,227 sqft is substantially larger than equivalents in Singapore’s 2020s launches, where 2-bedroom configurations routinely start at 650 sqft. The 3-bedroom units at 1,259–1,927 sqft offer living areas that accommodate full family setups without the spatial compromises of compact modern floorplans. This size advantage is a recurring theme in resident reviews and is a structural differentiator against One Holland Village Residences and newer D10 launches, where unit sizes have trended smaller even as per-sqft prices have risen sharply.

Sim Lian Group’s construction quality from this era is generally regarded as reliable. The structural fabric — slab thickness, plumbing, electrical capacity — is sound, and no systemic structural concerns have been publicly recorded for Viz at Holland. Units purchased on the resale market will reflect varying renovation cycles: original 2008 finishings in kitchens and bathrooms will typically require a full upgrade, while more recently renovated units may need only targeted refreshes. A comprehensive kitchen-and-bathrooms renovation for a 2-bedroom unit should budget approximately $60,000–$90,000; a full 3-bedroom renovation including flooring, carpentry, and wet areas typically runs $90,000–$130,000 at 2026 contractor pricing.

The unit mix also supports a strong rental thesis for investor-buyers. 1-bedroom units at 495 sqft generate average rents of $3,095/month (2023–2025 data), implying gross yields of approximately 3.8–4.0% at current prices. 2-bedroom units average $4,749/month, with 3-bedroom units commanding $5,600/month. The expat and young-professional rental market in Holland Village is deep and consistent: the precinct’s F&B, international character, and bilingual community attract tenants from the wider expatriate community, NUS/INSEAD researchers, and CBD professionals who prioritise lifestyle access over strict proximity to Raffles Place.

Pricing & Market Position

Based on 36 recorded transactions, sale prices range from $876,008 to $4,150,000, averaging $2,002,488 (~$1,888 psf).

Rents range from $2,000 to $13,300 per month across 248 rental transactions. Current rental yield sits at approximately 2.9%.

Price Appreciation

From 2021 to 2026, the average PSF has appreciated by 4.4% (from $1,667 to $1,740 psf).

Neighbourhood Comparison

The most instructive comparison is with One Holland Village Residences ($3,216 PSF, 99-year leasehold from 2018, 551 units), which defines the premium tier of the Holland Village address. OHV Residences sits directly atop Holland Village MRT, integrates with the retail and lifestyle precinct below, and offers resort-quality facilities with brand-new units. It sold out by early 2025, demonstrating sustained demand for the Holland Village brand at the top of the market. The trade-off against Viz at Holland is stark: OHV Residences costs roughly 66% more per square foot, carries a leasehold tenure, and delivers smaller unit footprints (efficiency over spaciousness). For buyers who can afford it, OHV Residences wins on newness, facilities, and MRT integration. For buyers who cannot or choose not to stretch that far, Viz at Holland delivers the essential Holland Village story — neighbourhood, proximity, freehold title — at a materially lower price point.

Among freehold peers, Parvis at Holland Hill ($2,387 PSF, freehold, 248 units, 2013 completion) is the closest direct competitor. Parvis is newer, has better facilities, and sits on Holland Hill itself. Its PSF premium of roughly 24% over Viz at Holland reflects these advantages. For buyers with budget flexibility, Parvis is a natural step-up option. For buyers at the $1.5–$2.5M quantum range seeking freehold D10, Viz at Holland offers materially more space per dollar and comparable neighbourhood access without the Parvis pricing uplift.

The leasehold segment at similar price points — The Serenade at Holland ($1,636 PSF), Kingsville ($1,703 PSF), Spring Grove ($1,766 PSF) — offers lower absolute entry prices but with 99-year tenures of varying remaining life. For buyers for whom freehold permanence is a non-negotiable, Viz at Holland at $1,929 PSF remains the most accessible freehold D10 option with genuine Holland Village proximity and dual-line MRT access. The approximately $200–300 PSF premium over leasehold D10 peers is, in the context of permanent title, arguably one of Singapore real estate’s better value-for-tenure propositions.

For pure yield comparison, newer D10 developments command higher rents but cost proportionally more to acquire. Viz at Holland’s 3.0% gross yield on 2-bedroom units is competitive against the broader CCR leasehold peer group, where yields of 2.5–3.2% are typical. The 1-bedroom yield of approximately 3.8% is one of the stronger yield numbers available for a freehold CCR asset in the sub-$1.2M acquisition range — making it a credible option for investors who want permanent title and above-average CCR income.

ShiokNest Scores

Our proprietary scoring system evaluates VIZ AT HOLLAND across multiple dimensions.

What Residents Say

“Olympic-size pool and a decent gym are plus points. Units facing the main roads will be quite noisy. There’s a bus stop right outside the building, so quite convenient.”

— Resident review via 99.co

“Well maintained estate, with full condo facilities. Bus stop right outside entrance of condo. 3 bus stops to Farrer MRT (Circle Line) or Commonwealth MRT (East West Line). 8 min walk to Holland Village via back gate.”

— Resident review via 99.co

“Great location for Holland Village lifestyle. Freehold in D10 at this price is rare. Units are spacious compared to newer launches. The neighbourhood has everything we need — Holland V, Cold Storage, a hawker centre.”

— Owner review via EdgeProp

“Renting here because of the location and price. Easy access to Farrer Road MRT for the Circle Line. Holland Village is a short walk. Management is responsive and the estate is quiet for D10.”

— Tenant review via PropertyGuru

“Bought for the freehold tenure and the neighbourhood. Yes it’s older but the units are well-sized, the MCST is active, and you’re never far from something to eat or do in Holland V. Good value for what you get.”

— Owner review via SRX

The consistent thread across review sources is a high satisfaction rate with location, neighbourhood character, and freehold tenure relative to price, tempered by candid acknowledgement of road noise on front-facing stacks and the 2008 vintage of the common facilities. No structural or serious management complaints recur across the review base — an important baseline for a 17-year-old development. The dual-line MRT access (bus to Farrer Road or Commonwealth) is cited frequently as removing the need for a second car for daily commuting. Expat tenants in particular cite Holland Village walkability and the international community feel as the primary draw. Owner-occupiers emphasise the space-per-dollar advantage over newer launches and the permanence of the freehold title.

Strengths & Weaknesses

Verdict

Viz at Holland’s investment case is, at its core, a freehold tenure play in one of Singapore’s most enduringly popular residential corridors, delivered at a price that is substantially below the replacement cost of building an equivalent product today. The development’s investment score of 65/100 reflects a creditable but unspectacular yield, an above-average price appreciation trajectory (PSF has risen from approximately $1,667 in 2021 to $2,068 in 2025 — a 24% increase in four years), and a freehold tenure that eliminates the lease decay risk that haunts the majority of D10’s 99-year-leasehold competition.

The gross yield picture is nuanced by bedroom type. 1-bedroom units, with rents of $3,095/month and purchase prices in the $950,000–$1,100,000 range, generate yields of 3.4–3.9% — attractive by CCR standards and competitive with many suburban condominiums. 2-bedroom units at $4,749/month average rent and approximate purchase prices of $1.6–$2.0M deliver yields of 2.8–3.6%. The rental tenant base is structurally strong: Holland Village’s expat community creates consistent demand, and the dual-line MRT access underpins the precinct’s rental resilience across economic cycles.

The comparison with One Holland Village Residences is the most telling. One Holland Village Residences ($3,216 PSF, 99-year leasehold) is a category-defining luxury product — directly atop Holland Village MRT, with resort-quality facilities, integrated retail and lifestyle amenities, and brand-new units. For buyers who can stretch to that price tier, it is the obvious choice. For buyers with a $1.5–$2.5M budget seeking freehold D10 with genuine Holland Village proximity, Viz at Holland is essentially the market’s best available option. Parvis at Holland Hill ($2,387 PSF, freehold) offers comparable tenure but at 24% higher PSF and with a more secluded Holland Hill location that is further from MRT. The freehold peers at similar price points — Holland Peak, Casabella, Loft @ Nathan — either lack the scale of facilities or sit outside the immediate Holland Village pull.

Viz at Holland is the answer to a specific question: “How do I secure a freehold D10 address with Holland Village walking proximity and dual-line MRT access without paying new-launch or Nassim premium?” At $1,929 PSF recent average, the answer is remarkably clear.

The primary risk is one of relative positioning rather than fundamental weakness. As One Holland Village Residences and future D10 new launches set higher PSF benchmarks, Viz at Holland’s 2008 vintage and modest facilities presentation may cause some buyers to overlook it in favour of newer stock — a pattern that typically resolves itself over time as freehold assets appreciate on tenure scarcity rather than newness. The walkability score of 48/100 honestly reflects that Queensway, while convenient, is not a fully walkable urban precinct; residents will need to take a bus or walk 10+ minutes to reach grocery stores, the MRT, and Holland Village proper. For car-owning households, this is a non-issue; for strictly car-free households, the daily dependency on buses or cycling is worth mapping before purchase.

En-bloc potential, scored at 40/100, is moderate. The freehold tenure is actually a slight structural disadvantage for en-bloc crystallisation relative to older leasehold sites where the lease decay provides developer motivation — freehold owners typically demand a higher premium and are less motivated to consent. The site’s Queensway location is productive but not a Nassim or Orchard Road-tier land value. An en-bloc is a plausible long-term scenario rather than a near-term catalyst.