Hyll on Holland

Hyll on Holland exists because two en bloc deals landed two months apart, and it will not be repeated because nothing like that land is left. The consortium then chose to build narrow rather than wide, eleven plans between 570 and 1,055 sqft, which turned a scarce freehold parcel into the cheapest freehold entry in the enclave. That decision drives the price section, the ladder and the exit case below.

Hyll on Holland Prices: Two En Blocs, One Freehold Site

Start with what the land cost. Far East Consortium and Koh Brothers took Hollandia in March 2018 for S$183.38 million, about S$1,703 psf per plot ratio, then The Estoril in April 2018 for S$223.94 million, a combined S$407.32 million with no development charge payable because the baselines were already high. That assembled 138,105 sqft of freehold land on Holland Road in two months, with breakeven estimated around S$2,200 to S$2,400 psf.

As of July 2026, the last sixty caveats cleared between $2,521 and $3,059 psf with a median around $2,891 psf. The twelve months to July carried only ten caveats, in a $2,521 to $2,959 band at a $2,864 median. The high-water mark of $3,059 psf was set back in May 2023 on a 1,055 sqft three-bedroom with study. Resale here has cleared well above the developer’s breakeven, so nobody is holding stock that has to move.

The structural comparison is the interesting one. One Holland Village Residences holds 296 leasehold units completed the same year and prices its integrated retail podium into the equation, while Skye at Holland is the enclave’s newest 99-year launch. Leedon Green brings 638 freehold units one road east, with Royalgreen at 285 from 2022 and Fourth Avenue Residences the 476-unit leasehold benchmark. Freehold resale here has traded below the enclave’s newest leasehold launch pricing on comparable formats, the inversion buyers hunt for, and our 99-year versus freehold guide sets out why it rarely survives the newer project’s completion.

One note before comparing psf. Hyll on Holland was not assessed under the harmonised gross floor area rules, so its strata areas still include aircon ledges that newer launches exclude. Our Q2 2026 property market review follows the core market through this year, where the central region has been leading rather than lagging.

Trying to value one particular stack? Speak to us before you offer. We’ll read the facing, the floor and the road frontage against the caveat record with you, honest advice, no pressure. WhatsApp us.

Hyll on Holland Floor Plans: Eleven Plans, All Two or Three Bedrooms

The Hyll on Holland floor plan set is a strategy rather than an oversight. Price it at the July 2026 median of about $2,891 psf and it lays out cleanly: the 570 sqft two-bedder lands near $1.65m, the 614 sqft format around $1.78m, the 657 sqft two-bath close to $1.9m and the 721 sqft near $2.08m. The 936 sqft three-bedroom Deluxe works out around $2.71m and the 1,055 sqft three-bedroom with study about $3.05m. That is arithmetic on the caveat record, not quotes.

The July 2026 record backs the top of the ladder exactly: a 1,055 sqft three-bedroom transacted at $2,891 psf for $3,050,000, and a 721 sqft two-bedder cleared at $2,885 psf for $2,080,000 in February 2026. The psf is holding almost flat across formats, which is unusual and tells you the market is pricing this estate by tenure and address rather than by layout. Resale asking levels have run from about S$1.5m for the smallest two-bedders to a little over S$3.2m at the top.

Holding cost is the quiet advantage. Maintenance sits at about $350 a month across every unit type, which is low for a District 10 address with this much landscaping, and low maintenance on a small footprint is what makes the numbers work for an investor. Aedas designed the towers with COEN Design International on landscape, and the facilities run as themed zones: the Clubhouse and Gourmet Pavilion at Forest by the Hyll, the Grand Lawn at The Shire, the Lake Pool and Spa Pool at The Lagoon, plus Canopy Park and a Wellness Pavilion with a sprint track.

Is Hyll on Holland Worth Buying? Leedon Park Supply and the Tenure Inversion

The pocket around the estate is unusually fragmented. The Leedon Park subzone holds 34 private developments but only about 2,087 units between them, an average of roughly 61 homes each, because most of the Holland Hill stock is small freehold blocks from the 1980s and 1990s. Hyll on Holland at 319 units is the largest single development in it. The only recent additions are Van Holland at 69 units and Mooi Residences at 24, and nothing is under construction inside the subzone.

Demand here is tenant-led rather than upgrader-led, and the honest framing matters. Bukit Timah town holds only about 2,554 HDB flats, so there is no meaningful pool of flat owners cashing out into this address. What fills these two-bedders instead is the expatriate and professional tenancy that Holland Village has drawn for decades, and the numbers reflect it: units have rented in the range of roughly S$3,900 to S$8,000 a month at a gross yield near 3.0 percent. Our rental yields guide sets out why compact formats in prime districts hold the better end of that band.

The competition is arriving next door rather than in this subzone. Skye at Holland brings 666 leasehold units to Holland Drive for 2029, and the wider Bukit Timah pipeline runs Dunearn House at 380 units for 2029, Amberwood at Holland at 212 and a 280-unit Holland Plain site for 2030. All newer, all leasehold, which is what keeps the tenure inversion interesting. Being finished is worth something on its own: at Hyll on Holland a buyer can walk the unit, see the facing, hear the road and rent it out next month, which a 2029 handover cannot offer.

Exit liquidity is the question worth pressing hardest. 240 caveats have been lodged since August 2021, but 224 of those were the launch clearing through 2023. Since completion there have been sixteen trades in three years, two in 2024, nine in 2025 and five by July 2026. A thin book supports price and slows a sale, and our guide to boutique condos sets out both sides honestly. The counterweight is the competition set: only a handful of District 10 projects are freehold, young and reachable at this quantum.

Who Hyll on Holland Suits

Hyll on Holland suits couples and small families who want freehold District 10 without a trophy budget, landlords feeding the enclave’s expatriate tenant pool, and buyers who would rather inspect a finished home than a showflat. The hill position buys the enclave without the noise of the high street, with Holland Village downhill, Holland Hill Park beside the estate and the Botanic Gardens in the 2km ring.

The exit audience is the same shape as the tenant pool, which is a healthy sign. Renters see a young freehold address with a lake pool, spa pool, clubhouse and themed gardens, minutes from the Village, in a market where much of the competing supply is either far older or far shorter on facilities. Landlords holding the two-bedroom stacks price against exactly that, and the one-to-one carpark closes deals with tenants who drive.

Fit runs the other way too. Large households will not find room here, since nothing exceeds 1,055 sqft, and Leedon Green answers that brief one road east on the same freehold footing. If the plan rests on a 1km primary, buy an address that actually has one. Holland Road frontage also brings traffic noise to the stacks facing it, so ask which face your unit sits on before shortlisting. The URA Master Plan keeps adding amenity to the Holland Village core rather than releasing new residential land on this hill, which is the structural argument for the address.

Thinking about Hyll on Holland? Its freehold resale against the enclave’s leasehold launch pricing is the sharpest arbitrage on this street, and the thin resale volume is the risk to weigh against it. Before you commit, speak to us. We’ll run the numbers with you, honest advice, no pressure. WhatsApp us.