Amberwood at Holland Project Fact Sheet
| Description | Details |
| Project Name | Amberwood at Holland (昂宝苑) |
| Development Type | Private Residential (Low-Rise, up to 6 Storeys) |
| Address | Holland Link |
| District | 10 (Holland / Bukit Timah) |
| Region | Core Central Region (CCR) |
| Tenure | 99-year leasehold (from 7 August 2025) |
| Developer | Sim Lian Land Pte Ltd & Sim Lian Development Pte Ltd |
| Site Area | 183,729 sq ft |
| Gross Floor Area (GFA) | 257,221 sq ft |
| Plot Ratio | 1.4 |
| Expected TOP Date | ~2030 |
| Expected Legal Completion | ~2031 |
Who are the Developers for Amberwood at Holland?
Amberwood at Holland will be developed by Sim Lian Group, a Singapore developer with more than four decades of experience in construction and residential development across different market segments, from executive condominiums to private condominiums.
Due to the group's combined expertise in construction and property development, it has been delivering high-quality projects at competitive prices.
Some of its most recent projects include Rivelle Tampines, Aurelle of Tampines, Emerald of Katong, and The Botany At Dairy Farm.
What are the Prices for the Amberwood at Holland Condo?
The prices for Amberwood at Holland are not available yet. However, it is estimated to sell at an average launch price of $3,100 psf to $3,200 psf, based on its land cost.
At the government land sale on July 29, 2025, the 183,729 sq ft site was awarded to Sim Lian Group after it submitted a top bid of $368.37 million, which translates to a land cost of $1,432 psf ppr.
Sim Lian also successfully secured a 169,175 sq ft site at Holland Plain adjacent to Amberwood at Holland, on May 7, 2026, after submitting a sole bid of $454 million, translating to a land rate of $1,491 psf ppr.
For context, recent government land sales in the area saw the Dunearn House site located nearby being awarded at $ psf ppr and an adjacent site at $1,625 psf ppr. Slightly further away, a site next to Newton MRT station was awarded at $1 psf ppr.
Where is Amberwood at Holland Located?
Amberwood at Holland is situated at Holland Link, Singapore's prime District 10. It is part of the new 34ha Holland Plain residential precinct within the Bukit Timah Planning Area and is the first of eight parcels released for residential developments.
It is a well-established, low-density residential enclave known for its tranquillity, predominantly landed housing, and tree-lined streets - features that are increasingly rare among new launches in the Core Central Region (CCR).
Opposite it, across Holland Link, is the Fong Yun Thai - a Clan Association that promotes Hakka culture and heritage. The building also host an ancestral hall.
Amberwood at Holland is also situated close to the Good Class Bungalow (GCB) areas of Brizay Park, Garlick Avenue, and Ewart Park, offering enhanced exclusivity.
One of its strongest selling points is its proximity to schools along the premier Bukit Timah education belt, including Methodist Girls’ School (approx. a 12-minute walk), Raffles Girls’ Primary School, Nanyang Girls’ High School and Hwa Chong Institution.
Transport Connectivity
Amberwood at Holland is situated between the King Albert Park and Sixth Avenue MRT stations on the Downtown Line.
King Albert Park MRT station
The King Albert Park (KAP) MRT station is closer of the two and is approximately a 14-minute walk from the development. It will become an interchange when Phase 2 of the Cross Island Line. When completed in 2032, its entrance will be at the end of Old Holland Road near Methodist Girls’ School, reducing the walking time to the station to about 10 minutes.
This will improve accessibility with direct access to key areas such as the Downtown Core, Jurong Lake District, Clementi, Ang Mo Kio, and Changi Airport.
Major Expressways Near Amberwood at Holland
For drivers, Amberwood at Holland is well-served by two major expressways:
- Pan Island Expressway (PIE): Provides efficient access to Jurong Lake District in the west and Changi in the east.
- Bukit Timah Expressway (BKE): Offers convenient connectivity to Singapore’s northern region, such as the Woodlands Regional Centre.
These expressways offer residents faster access to major employment hubs across Singapore, whether by public transport or private vehicle.
Shopping Malls and Amenities Near Amberwood at Holland
Residents of Amberwood at Holland will enjoy easy access to a wide range of everyday conveniences and lifestyle options. Some of the popular destinations include:
- Holland Village: A vibrant neighbourhood known for its bohemian charm. It offers a lively mix of trendy cafes, diverse restaurants, artisan bakeries, and bars, making it a popular destination for meals and after-work social events.
- Dempsey Hill: An idyllic area characterised by lush greenery located off Napier Road, its former British military barracks have been carefully conserved and are now used as fancy restaurants, charming cafes, antique shops, and art galleries.
- Upper Bukit Timah Lifestyle Precinct: A well-known lifestyle precinct and home to several nature parks, it offers a wide range of outdoor activities as well as dining and entertainment options. The area around Beauty World, with its mix of shopping malls, shophouses, cafés, and local eateries, is a popular destination for locals and expatriates.
- Orchard Road: Singapore’s famous shopping belt, it is located just seven MRT stations away. With its extensive megamalls, designer boutiques, fine dining restaurants, luxury hotels, and lifestyle facilities, it offers everything from shopping and dining to casual hangouts with friends.
Holland Village
Bukit Timah Plaza.
Dempsey Hill
Ion Shopping Mall at Orchard Road.
Bukit Timah Nature Reserve.
The Rail Corridor
Singapore Botanic Garden
Holland Green Linear Park
Methodist Girls' School
Ngee Ann Polytechnic
Hwa Chong Institution
National University of Singapore (NUS)
International Schools Near Amberwood at Holland
The Bukit Timah/Dunearn Road corridor is also well-served by international schools. This will be advantageous for investors of Amberwood at Holland as they will attract rental demand from expatriate families. These international schools include:
- Swiss School.
- Holland International School.
- Chatsworth International School.
- Hwa Chong International School.
- Singapore Korean International School.
Amberwood at Holland Investment Analysis
Amberwood at Holland will benefit from the development of the new and exclusive 34ha Holland Plain private residential precinct. Being the first of eight land plots earmarked for residential developments, Amberwood will benefit from the first-mover advantage, setting a benchmark for the area’s long-term price growth.
The other significant developments in the area that will boost the area’s long-term investment potential include:
- Exclusive Low-Rise Precinct: Under the URA master plan, it will maintain Holland Plain’s exclusivity by enforcing strict 6-to-8-storey height caps due to the adjacent GCB estates. It will also cap unit counts to prevent traffic congestion, omit commercial retail components, and integrate low-density residential parcels within extensive parklands and natural green buffers.
- Cross Island Line Development: Phase 1 (Aviation Park – Bright Hill), Phase 2 (Bright Hill to Jurong Lake District), and Phase 3 (Jurong Lake District to Jurong Industrial Estate) are expected to be completed by 2030, 2032, and the late 2030s, respectively. This will significantly enhance transport connectivity. As the King Albert Park entrance of the Cross Island Line will be roughly a 10-minute walk from Amberwood, this will greatly enhance residents’ commuting convenience.
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Future Turf City
Turf City Transformation: The 176ha former Bukit Timah Turf City, located nearby, will be developed over the next 20 to 30 years into a major mixed-use lifestyle precinct. The plan will include the following:
- 15,000 to 20,000 new homes.
- Conservation of 22 heritage buildings, including the iconic grandstands.
- New green corridors and a nature park.
- A new Turf City MRT Station on the Cross Island Line.
This transformation is expected to progressively raise the profile, connectivity, and desirability of the entire Bukit Timah–Holland corridor - with Amberwood at Holland well-positioned to benefit from improved amenities and transport links over time.
Comparative Market Analysis
While Amberwood at Holland offers several attractive attributes, evaluating the historical performance of nearby developments will provide a more data-driven forecast of its future investment potential.
As the immediate vicinity is predominantly low-density landed housing, medium to large-scale 99-year leasehold condominium developments are relatively uncommon.
For a more meaningful comparison, we have identified three developments (refer to the table below) with relatively larger unit counts near Amberwood at Holland. However, these are freehold developments, as there are no comparable 99-year leasehold condominiums within the immediate vicinity.
The following chart shows the average price gain (psf) of the three developments since they were launched.
Comparative Market Analysis
| Development | Tenure | No. of Units | Launch Date | Av. Price Gain (PSF) Since Launch | Annualised Av. Price Gain (PSF) Since Launch |
| The Tessarina | Freehold | 443 | August 2000 | 153.53% | ~ 3.67% |
| Sixth Avenue Residences | Freehold | 175 | December 2006 | 134.26% | ~ 4.47% |
| Floridian | Freehold | 336 | December 2007 | 37.40% | ~ 1.73% |
An analysis of the above three developments reveals three critical investment insights for Amberwood at Holland:
- Timing of Purchase & Returns: The performance gap between Sixth Avenue Residences (4.47% annualised) and Floridian (1.73% annualised) - launched just one year apart - highlights the risk of buying at a cyclical peak (2007). The latter was also affected by the onset of the global financial crisis, triggered by the collapse of Lehman Brothers thereafter. Hence, a sensible entry price is vital to avoid prolonged recovery periods.
- Long-Term Resilience: The Tessarina’s steady 3.67% annualised growth over 25 years proves that prime, low-density housing retains strong appeal, especially for the affluent, who value exclusivity.
- The Scarcity Premium: In an area dominated by landed homes, medium-sized condominiums with around 150 to 450 units have performed well. They offer a balanced combination of full condominium facilities, sufficient resale activity and a sense of exclusivity, and not too much competition. This scarcity creates a resilient price floor for the entire area.
To receive the latest updates on Amberwood at Holland, attend its launch preview, or to receive your free copy of our PrimeKey Analysis Report, please contact me.
PrimeKey Analysis is our proprietary software that utilises a data-driven approach to evaluate the investment potential of any property on eight key factors, be it a new launch or resale.
Besides Amberwood at Holland, you may also wish to consider the following new launches:
- Dunearn House, a prime District 11 condominium development near Sixth Avenue MRT.
- Lucerne Grand, a mixed development next to Lakeside MRT.
- Thomson Reserve, a mega 1,240-unit development next to Upper Thomson MRT.
- Hudson Place Residences, a mixed development at Media Circle (One-North).
- Lentor Gardens Residences, the last project to be launched at the new Lentor precinct.
- Vela Bay, a condominium development next to Bayshore MRT.
For other property information, please refer to our property resources.
