Amberwood at Holland is the first launch in the new Holland Plain precinct, a 212-unit, 99-year leasehold condominium by Sim Lian at 30 to 52 Holland Link in District 10. It stands out before any price is known: 11 blocks of only 4 to 6 storeys inside one of Singapore’s Good Class Bungalow belts, with Methodist Girls’ School inside the 1km ballot radius.
The preview opens 11 September 2026. Booking day is 26 September 2026. Prices are not out at the time of writing, but the land price is public, and it says a great deal about where this launch will sit. We work through that arithmetic below.
The MRT is the trade-off. King Albert Park (DT6) is about 1.1km on foot, a 13 to 15 minute walk rather than a doorstep station. Sixth Avenue (DT7) sits a similar distance east.
What changes the picture is time. King Albert Park is being built into a Cross Island Line (CR16) interchange, targeted around 2032. Until then, buses along Dunearn Road and Bukit Timah Road carry the connection, and the PIE is about 5 minutes’ drive from Holland Link.
Methodist Girls’ School (Primary) falls inside the 1km radius that decides ballot priority under P1 registration, a 12 to 14 minute walk from the gate. MGS Secondary shares the same Blackmore Drive campus.
Between 1km and 2km sit Henry Park Primary School, Pei Hwa Presbyterian Primary School and Raffles Girls’ Primary School, with Hwa Chong Institution and Nanyang Girls’ High School inside 2km. Our guide to how the 2026 P1 ballot works covers the phases. Confirm the radius for your exact block before balloting.
The project is built around family-focused units. 212 homes sit on 17,069 sqm, about 80 sqm of land per home, a ratio no high-rise launch can match. The mix: 74 three-bedroom homes from 872 to 980 sqft, 74 four-bedders from 1,076 to 1,313 sqft and 64 five-bedders from 1,324 to 1,572 sqft. There are no 1 or 2 bedroom units at all.
Typical floors carry just 4 homes, and blocks 48 to 52 carry two. The Luxe tier comes with private lift lobbies, parking is a full basement with 217 lots for 212 homes, and a childcare centre operates inside the gate.
Tenure runs 99 years from 4 November 2025, the freshest lease in the pocket, with TOP expected in 2029. The pocket itself is mostly freehold and decades older. That is the trade a buyer here weighs: the newest product in the subzone on a new lease, against neighbours holding titles that never expire. The sections below price the land, walk the floor plans and test whether the pocket supports the launch.
Virtual Tours
Walk the show units and look out from the site before you visit.
| UNIT TYPE | TOTAL | SIZES | UNIT MIX | FLOORPLANS | MAINTENANCE |
|---|---|---|---|---|---|
| 3 Bedroom | 74 | 872 - 980 | 34.91% | C1, C2P, C3F, C4S | $570 |
| 4 Bedroom | 74 | 1,076 - 1,313 | 34.91% | D1, D2, D3F, D4P, D5P, D6P, D7L | $665 |
| 5 Bedroom | 64 | 1,324 - 1,572 | 30.19% | E1P, E2P, E3L, E4L, E5L | $665 |
| Overall | 212 | 872 - 1,572 |
Sim Lian Group is a Singapore developer with roots since 1976 and decades of delivery across residential, commercial, industrial, retail and integrated projects. Backed by an in-house construction arm, the team has completed large-scale, well-received homes such as Treasure at Tampines, Emerald of Katong, Altura EC, The Botany at Dairy Farm, and the integrated Hillion development. They also developed the pilot DBSS, The Premiere @ Tampines. For buyers, the track record points to practical, efficient layouts, consistent build standards, and reliable handovers, supported by the capacity to execute complex, multi-phase projects. The group also holds investment assets in Australia, reflecting disciplined capital management.
Price list is not out yet, so every number below is based on caveat records, or arithmetic, and we say which is which. The land bid is the anchor: it sets the floor under a launch price more reliably than any teaser.
Start with what is public. Sim Lian won the Holland Link parcel in July 2025 at $368.37 million, or $1,432 psf per plot ratio, beating 4 other bidders with an offer 22.2 percent above the next bid.
Add construction, financing, professional fees and marketing, typically $650 to $750 psf for a low-rise CCR project, and breakeven lands around $2,100 to $2,200 psf. Launches in this cycle have opened 15 to 20 percent above breakeven. That frames a likely opening band in the mid-$2,500s to mid-$2,700s psf. This is arithmetic, not a price list, and the preview will settle it.
The caveat record supports that band. Skye at Holland, the Holland Drive launch south of Holland Road, has logged 666 new-sale caveats at a median of $2,949 psf in the twelve months to August 2026. Dunearn House runs a $3,109 median and freehold Watten House $3,256.
On the Ulu Pandan side, Nava Grove has moved 91 units this year at a $2,639 median and Pinetree Hill Residences 72 units at $2,584. If Amberwood opens where the arithmetic points, it enters below every active launch on the Holland side of the district. Our Q2 2026 market review covers why the CCR has taken back the lead this year.
Resale frames the other side. Freehold Royalgreen, the newest completed estate in this subzone, trades at a $2,772 median; Fourth Avenue Residences resales ran about $2,610; The Tessarina, the pocket’s large 2003 freehold, about $2,234. A 99-year launch pricing above completed freehold neighbours is the tension every buyer here must weigh, and it has been the standard structure of CCR launches since 2025.
One more number matters more than any forecast. Sim Lian came back in 2026 and took the parcel directly next door as sole bidder at $1,491 psf ppr, about 4 percent above its Amberwood land cost. The developer has already paid more for phase two of this precinct than for phase one. That is the clearest floor under Amberwood’s pricing you will get.
Want the price list the moment it drops? We will be at the preview from day one and can run your shortlisted stack against the arithmetic above. Honest advice, no pressure. WhatsApp us
The Amberwood at Holland floor plan ladder opens at 872 sqft and closes at 1,572 sqft, and every rung is a family format: 35 percent three-bedders, 35 percent four-bedders, 30 percent five-bedders.
The smallest home in the project is a 872 sqft three-bedder, larger than the two-bedroom stock most launches lead with. There is no studio tier and no shoebox tier, which shapes both who lives here and who you eventually sell to.
Three-bedders come in 4 formats up to 980 sqft, including a Flexi variant (C3F, 958 sqft) and a Study variant (C4S, 980 sqft). Four-bedders run 1,076 to 1,313 sqft across 7 formats, topping out in the D7L Luxe with private lift lobby. Five-bedders run 1,324 to 1,572 sqft.
The Luxe tier, D7L plus E3L to E5L, carries private lifts, concealed ducted air-conditioning and natural marble living floors, with a Liebherr wine chiller in the kitchen. Ceilings run 3.18m in living rooms and bedrooms, a full step above the 2.6m to 2.8m standard, and fittings run V-ZUG, Liebherr and Villeroy & Boch throughout.
Two technical points favour the buyer. Amberwood is a post-harmonisation project: under the 2023 GFA rules aircon ledges are not strata area, so every square foot on the title is inside the home. A psf comparison against pre-2023 resale quietly flatters the resale side by 5 to 8 percent. Second, the estimated maintenance is disciplined for a 212-unit project: about $570 a month for three-bedders and $665 for four and five-bedders, on share values of 6 and 7.
What the low-rise format buys is outside the door. Site coverage is about 37 percent, and the facility deck reads like a landed clubhouse: a 50m hilltop lap pool, a 200 sqm lakeside pool, thermal and outdoor baths, a red light wellness suite, fitness and function studios and two dining pavilions, with the childcare centre saving the morning drive.
The showflat set tells you what Sim Lian expects to sell: the C3F flexi, the D4P premium and the E3L luxe.
Start with supply. The Holland Road subzone holds about 1,588 private homes across 10 developments, and before Amberwood its newest project was Royalgreen, completed in 2022. Most of the pocket is boutique freehold stock from the 1980s to 2000s; The Tessarina’s 443 units is the only other project above 300.
In a CCR pocket where a decade can pass between launches, 212 new homes is not supply pressure. It is the market’s only new product.
The pipeline is Sim Lian’s own. The adjacent Holland Plain parcel adds about 280 units around 2030, bought at the higher $1,491 psf ppr land cost. One developer controls the precinct’s entire future supply, which removes the classic launch risk of a cheaper rival opening next door and undercutting your entry.
Demand here does not run on HDB upgraders the way OCR launches do; Bukit Timah holds almost no public housing. The buyer pool is landed and GCB-belt families right-sizing without leaving the enclave, MGS-ballot families buying the school radius, and CCR entry buyers priced out of freehold Holland stock.
The doorstep amenity is green rather than retail: Holland Green Linear Park at the gate, the future Community Plain park by NParks directly north of the site, and the Rail Corridor network beyond, all part of the URA Master Plan intent for this precinct.
The lease deserves honesty in a freehold pocket. 99 years from November 2025 means roughly 95 years remaining at TOP, and our guide to 99-year versus freehold covers how that gap prices over a holding period: little for the first owner, more for the second.
What the lease trade buys is product no freehold neighbour offers, new build, 3.18m ceilings, private lifts and a full facilities deck, in a pocket where the freehold alternative is 20 to 40 years old.
Amberwood at Holland suits families balloting for Methodist Girls’ School, landed right-sizers who want a lift, a basement carpark and single-level living without leaving the Bukit Timah belt, and long-horizon owner-occupiers buying the centre of the education belt.
The five-bedroom Luxe tier is aimed squarely at multi-generation households stepping out of a bungalow or semi-detached house. Buyers comparing launches this year can see how it sits against the field in our 2026 new launch shortlist.
Your exit audience is the same crowd plus one structural buyer: whoever shops phase two around 2030 will compare against your stack, with the developer’s own higher land cost framing that comparison in your favour. No investor stock means fewer competing listings at exit, and a family-driven resale market that trades on condition, facing and school access rather than yield.
Fit runs the other way too. If a doorstep MRT decides it, this is not that: King Albert Park is a 1.1km walk, and the Cross Island interchange only arrives around 2032. If a low quantum is the requirement, there is none, because the entry format is a full three-bedder. And if freehold tenure is your deal-breaker in this pocket, Royalgreen and The Tessarina are the resale answers.
Preview 11 September
Booking 26 September 2026.
Thinking about Amberwood at Holland?
Launch day will come down to the price list against the land arithmetic above, and then to stack selection inside a low-rise plan where facing and the park edge do the quiet work. Before you commit a cheque, speak to us. We will run the numbers with you, honest advice, no pressure. WhatsApp us
Amberwood at Holland has 11 blocks of 6 storeys.
Blocks 30 to 44 are 6 storeys; blocks 48 to 52 are 4 storeys. All parking is in a full basement carpark.
Amberwood at Holland has 212 residential units.
Amberwood at Holland offers 3 Bedroom (872 to 980 sqft), 4 Bedroom (1,076 to 1,313 sqft), 5 Bedroom (1,324 to 1,572 sqft).
Approximately 17,069 sqm (183,729 sqft), with site coverage of about 37%.
Amberwood at Holland is 99-year leasehold (lease from Nov 2025).
No, Amberwood at Holland is a 99-year leasehold development (lease from Nov 2025).
Amberwood at Holland is developed by Sim Lian JV (Holland) Pte Ltd (Sim Lian Land & Sim Lian Development).
Amberwood at Holland is designed by M.A.N Architects LLP (Van Holland, The Commodore, The Botany at Dairy Farm) and built by Sim Lian Construction Co. (Pte) Ltd, the developer’s own construction arm.
A 50m hilltop lap pool, lakeside pool, discovery pool, hydro and bubble pools, thermal and outdoor baths, red light wellness suite, fitness studio, function studio, explorers’ studio, gourmet and culinary pavilions, and a childcare centre (ECDC) within the development.
At 30 to 52 Holland Link, off Holland Plain in the Bukit Timah planning area, surrounded by Good Class Bungalow enclaves and next to the future Community Plain park by NParks.
Amberwood at Holland is in District 10 (Bukit Timah, Holland), in the Core Central Region (CCR).
King Albert Park (DT6) is about 1.1km away, a 13 to 15 minute walk, and is being expanded into a Cross Island Line (CR16) interchange targeted around 2032. Sixth Avenue (DT7) is a similar distance east.
Methodist Girls’ School (Primary) falls within 1km, giving resident families P1 ballot priority. Confirm the radius for your exact block before balloting. Henry Park Primary, Pei Hwa Presbyterian Primary and Raffles Girls’ Primary are between 1km and 2km.
Estimated at $570 per month for 3-bedroom units (6 share values) and $665 per month for 4 and 5-bedroom units (7 share values), subject to approval.
Sim Lian won the Holland Link GLS site in July 2025 with a bid of $368.37 million, about $1,432 psf per plot ratio, 22.2% above the next highest bid. In 2026 the same developer took the adjacent Holland Plain parcel at about $1,491 psf ppr.
The case rests on scarcity: the Holland Road subzone holds only about 1,588 private homes and had seen no new launch since Royalgreen (2022). With no compact units, this is an owner-occupier project; the exit market is families rather than tenants. The land bid of $1,432 psf ppr and the adjacent parcel at $1,491 psf ppr set a clear cost floor under the precinct. Speak to us for a detailed entry analysis once the price list is out.
Yes, it is built for almost nothing else: every unit has 3 or more bedrooms, Methodist Girls’ School (Primary) is within the 1km ballot radius, a childcare centre operates inside the development, and the surrounding Bukit Timah education belt includes Henry Park, Pei Hwa Presbyterian, Raffles Girls’ Primary, Hwa Chong Institution and Nanyang Girls’ High within 2km.
Amberwood at Holland is a 212-unit, 99-year leasehold condominium by Sim Lian at Holland Link in District 10, the first launch in the new Holland Plain precinct. It comprises 11 low-rise blocks of 4 to 6 storeys with a full basement carpark, with TOP expected in 2029.
Amberwood at Holland is expected to obtain TOP in 2029.
The public preview starts 11 September 2026, and booking day is 26 September 2026.
Yes. Foreigners can buy Amberwood at Holland because it is a private residential development. Foreigners pay 60% Additional Buyer’s Stamp Duty (ABSD) on top of the purchase price.
The showflat opens for preview from 11 September 2026, featuring the C3F 3-bedroom flexi, D4P 4-bedroom premium and E3L 5-bedroom luxe show units. Contact our sales team to arrange a visit.
You can book a viewing with our appointed sales team:
Kelvin Sin 9722 2222
Chew Peixuan 9101 5301
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