Amberwood at Holland
🚀 Target Launch & Investment Economics
Key launch milestones, land economics and transit provisions for Amberwood at Holland.
Independent Investment & Valuation Analysis
Objective algorithmic evaluation grounded in transacted URA caveats and land economics.
Amberwood at Holland offers a rare 99-year leasehold entry into D10 with a strong 1km primary school catchment (Methodist Girls' School) and a land cost of $1,105 PSF PPR, but the indicative launch price of ~$2,450 PSF leaves a thin developer margin and limited immediate upside; buyers should focus on long-term own-stay value rather than short-term capital gains.
- • Within 1km of Methodist Girls' School (Primary) (810m, ~10 min walk), providing Phase 2C balloting priority—a significant draw for families.
- • Land acquisition cost of $1,105 PSF PPR implies a breakeven around $1,900–$2,000 PSF, so the ~$2,450 PSF launch price offers a reasonable safety margin for buyers if the developer holds to that pricing.
- • Direct access to Holland Green Linear Park and proximity to Sixth Avenue MRT (DT7) and King Albert Park MRT (DT6/CRL) (both ~13 min walk) enhance connectivity and lifestyle appeal.
- • Unit mix of 3- to 5-bedroom layouts (872–1,572 sqft) caters to family occupiers, reducing rental competition and supporting a stable owner-occupier community.
- • 99-year leasehold tenure in a prime district may lag freehold peers in long-term capital appreciation and appeal to a narrower resale audience.
- • Indicative launch price of ~$2,450 PSF is at a premium to many surrounding resale developments, potentially limiting short-term capital upside and increasing downside risk if the market softens.
- • MRT stations are a 13-minute walk away, which may deter some buyers seeking immediate transit access; Holland Village MRT is a 25-minute walk.
- • The project is not yet launched, so there is no caveat data to validate pricing and demand; buyers should monitor the actual launch prices and take-up.
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Quick Take
- Pricing for Amberwood at Holland is on request — no transacted or listed price data yet.
- 🎓 Methodist Girls' School (Secondary) is within 756m (9 min walk).
- Best suited to own-stay families needing space; prestige-district buyers prioritising address and top-tier schools.
About Amberwood at Holland
Amberwood at Holland is an exclusive 212-unit prime District 10 boutique development by Sim Lian Group, nestled along Holland Link directly adjacent to Holland Green Linear Park.
Flanked by lush greenery and prestigious Good Class Bungalow (GCB) estates, Amberwood offers residents serene, low-density luxury living with effortless connectivity to Holland Village MRT (Circle Line), Dempsey Hill dining, and top educational institutions like Henry Park Primary and Methodist Girls' School (MGS).
Designed by M.A.N Architects across 11 low-rise blocks, the 212 homes are all 3 to 5 bedrooms (872–1,572 sq ft), in Flexi, Study, Premium and Luxe variants. Facilities include a 50m Hilltop Lap Pool, a Lakeside Pool, hydro and thermal pools, and gourmet and culinary pavilions.
Signature Lifestyle & Clubhouse Zones
Amberwood at Holland Unit Mix & Planned Blueprint
Developer's official unit tier distribution — Classic & Luxury Collections breakdown.
| Type | Size Range | From Price | Indicative PSF | Layout & Provision Notes |
|---|---|---|---|---|
| 3 Bedroom | 872 sqft | From ~$2,249,760 | Est. ~$2,580 psf | Type C1 |
| 3 Bedroom Premium | 893 sqft | From ~$2,357,520 | Est. ~$2,640 psf | Type C2P |
| 3 Bedroom Flexi | 958 sqft | From ~$2,586,600 | Est. ~$2,700 psf | Type C3F |
| 3 Bedroom + Study | 980 sqft | From ~$2,704,800 | Est. ~$2,760 psf | Type C4S |
| 4 Bedroom | 1,076 – 1,087 sqft | From ~$3,034,320 | Est. ~$2,820 psf | Types D1, D2 |
| 4 Bedroom Flexi | 1,141 sqft | From ~$3,286,080 | Est. ~$2,880 psf | Type D3F |
| 4 Bedroom Premium | 1,227 – 1,259 sqft | From ~$3,607,380 | Est. ~$2,940 psf | Types D4P, D5P, D6P |
| 4 Bedroom Luxe | 1,313 sqft | From ~$3,939,000 | Est. ~$3,000 psf | Type D7L |
| 5 Bedroom Premium | 1,324 – 1,335 sqft | From ~$4,051,440 | Est. ~$3,060 psf | Types E1P, E2P |
| 5 Bedroom Luxe | 1,496 – 1,572 sqft | From ~$4,667,520 | Est. ~$3,120 psf | Types E3L, E4L, E5L |
Based on developer preliminary info kit & floorplan releases — subject to final survey and authority approval.
👨👩👧👦 Family-Centric Layout (No 1-Bedders)
This development's smallest unit type is a 2-Bedroom — there are no 1-Bedroom units.
Based on transacted URA caveats for this project, plus the development's own bedroom-type range.
🎓 Primary 1 School Catchment near Amberwood at Holland (MOE 1km & 2km)
Official MOE Primary 1 registration priority zones calculated from OneMap geospatial data.
-
Methodist Girls' School (Primary) Highest Balloting Priority810m · 10 min
-
Henry Park Primary School1312m · 16 min
-
Pei Hwa Presbyterian Primary School1747m · 22 min
Other Nearby Schools & Institutions (Secondary, JC & Mixed Level)
- Methodist Girls' School (Secondary) Secondary (S1-S4) 756m · 9 min
- Nanyang Girls' High School Secondary (S1-S4) 1614m · 20 min
- National Junior College Mixed Level (S1-Jc2) 1794m · 22 min
- Hwa Chong Institution Mixed Level (S1-Jc2) 1968m · 25 min
Singapore MOE Primary 1 registration prioritises homes within 1 km (Phase 2C Priority) and within 1–2 km (Phase 2C Supplementary). Sourced from official OneMap MOE registries.
Amberwood at Holland Location, Transit & Neighbourhood Amenities
Holland Village & Bukit Timah Rail Connectivity
Unrivaled central connectivity connecting Downtown, North-East, North-South, Circle, and East-West MRT lines.
Nearby MRT Stations
- DT7 Sixth Avenue 1028m · 13 min
- DT6 CR15 King Albert Park 1051m · 13 min
- CR14 Turf City 1054m · 13 min
- CR16 Maju 1589m · 20 min
- CC21 Holland Village 1961m · 25 min
- DT5 Beauty World 2004m · 25 min
Nearby Malls
- Star Vista2320m
- Rochester Mall2494m
Supermarkets
- Cold Storage900m
- Ryan'S Grocery985m
- Cold Storage1086m
- Meat United1086m
- Cold Storage1172m
- Hao Mart1344m
Straight-line distances, sourced from OneMap. Approximate — actual walking routes may differ.
Amberwood at Holland Master Plan & Location Map
Amberwood at Holland and MRT stations within walking distance.
Amberwood at Holland Mortgage & Affordability Calculator
Indicative monthly instalment — adjust the rate to match your bank's package.
Stamp Duty & Affordability
Indicative BSD/ABSD payable and a TDSR affordability check.
Direct showflat preview registration, latest developer balance units, floorplans & VIP pricing discounts.
Frequently Asked Questions about Amberwood at Holland
Key facts, pricing benchmarks, closest MRT connectivity, and Primary 1 school registration details.
What is the price and average PSF of Amberwood at Holland?
Units at Amberwood at Holland have indicative prices starting from Est. $2,580 – $2,930 PSF. Official prices vary depending on stack, floor level, and layout configuration.
Which MRT station is closest to Amberwood at Holland?
The nearest MRT station to Amberwood at Holland is Sixth Avenue MRT (DT7), located approximately 1,028m (13 min walk) from the development.
What is the tenure and estimated TOP date for Amberwood at Holland?
Amberwood at Holland is a 99-year Leasehold Condo development with an estimated Temporary Occupation Permit (TOP) date of 2030.
Who is the developer of Amberwood at Holland?
Amberwood at Holland is developed by Sim Lian Group.
Which primary schools are within 1km of Amberwood at Holland?
Under Singapore MOE Primary 1 registration (Phase 2C priority), primary schools situated within the 1km radius include: Methodist Girls' School (Primary).
Where can I get the official floor plans and e-brochure for Amberwood at Holland?
You can download the official floor plans, unit mix breakdown, and developer e-brochure directly on CondoWatch.sg via the E-Brochure request form.
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