Amberwood at Holland Review: Price, Location, and Why It's the First Launch in a Brand-New District 10 Precinct

Amberwood at Holland is the first private residential launch within Holland Plain — a brand-new precinct along Holland Link, next to a Good Class Bungalow enclave in the Bukit Timah Planning Area. Built by Sim Lian Group on land the developer won for S$368.37 million (S$1,432 psf ppr) against five competing bids in August 2025, it's a low-density, 212-unit development capped at six storeys. Preview is targeted for mid-September 2026. Here's what buyers need to know.

Project Overview

The development sits on a 185,141 sqft site with a GFA of 257,225 sqft, giving a plot ratio of just 1.4 — one of the lowest of any recent Core Central Region launch, and a direct result of the Good Class Bungalow area next door capping density. That translates into 212 exclusive residences: generous 3.2m ceilings, 1:1 carpark provision, and premium fittings from V-ZUG, Villeroy & Boch and Liebherr, with select units finished in natural marble flooring and ducted air-conditioning.

• Land cost: S$1,432 psf ppr (S$368.37 million) — 22% above the second-highest of five bids, awarded August 2025
• Tenure: 99-year leasehold
• Storeys: Capped at 6, plot ratio 1.4
• Expected TOP: Around 2029–2030 (unconfirmed — check with Mindy for the latest)

Location Benefits

Amberwood trades density for address and connectivity, in a precinct the government has been shaping since 2017:

• About 7 minutes' walk to King Albert Park (KAP) MRT on the Downtown Line — set to become an interchange with the upcoming Cross Island Line, targeted for completion around 2032, which will materially shorten cross-island commutes.
• Reputable schools within the surrounding catchment, including Methodist Girls' School, Raffles Girls' Primary School and Nanyang Girls' High School.
• Bordered by a Good Class Bungalow address, which caps neighbouring density and preserves a low-rise, landed-estate feel uncommon for a CCR condo launch.
• Surrounded by greenery, with the Rail Corridor and established Holland/Bukit Timah parks nearby.
• Well connected via Holland Road and the PIE/BKE for drivers, with Holland Village and its dining and retail scene a short drive away.

Holland Plain itself was unveiled by URA in 2017 as a 34-hectare, up-to-2,500-home precinct, formally zoned in the URA Master Plan 2019. Eight GLS plots are planned in total. Sim Lian has now secured the first two — Amberwood at Holland (Plot 1, this site) and Holland Plain Plot 2, awarded S$1,491 psf ppr in May 2026 — putting the developer in control of roughly a quarter of the entire precinct. Plot 3 (~610 units) has been placed on the government's Confirmed List, with bidding expected in December 2026. Buying at Amberwood means buying before the remaining six plots, and the infrastructure and amenities they bring, have taken shape.

Price Benefits

Land cost sets the floor for eventual pricing, and Amberwood's S$1,432 psf ppr is the lowest of the two Holland Plain sites sold to date. Just nine months later, Sim Lian paid 4.1% more — S$1,491 psf ppr — for the adjoining Plot 2, a sign of where the developer sees the precinct's value heading. Against other recent Core Central Region land benchmarks, Amberwood's entry point also looks favourable: Dunearn Road GLS went for S$1,625 psf ppr, Bukit Timah Road GLS for S$1,820 psf ppr, and Peck Hay Road GLS set a new CCR record at S$1,865 psf ppr in June 2026.

Unit Type	Size	Units
3 Bedroom	872 sqft	8
3 Bedroom Premium	893 sqft	30
3 Bedroom Flexi	958 sqft	18
3 Bedroom Study	980 sqft	18
4 Bedroom	1,076 – 1,087 sqft	24
4 Bedroom Flexi	1,141 sqft	18
4 Bedroom Premium	1,227 – 1,259 sqft	24
4 Bedroom Luxe	1,313 sqft	8
5 Bedroom Premium	1,324 – 1,335 sqft	24
5 Bedroom Luxe	1,496 – 1,572 sqft	40

Unit mix and sizes are from developer marketing material (212 units: 35% 3-bedroom, 35% 4-bedroom, 30% 5-bedroom) and subject to change without prior notice.

How Amberwood at Holland Compares

Project	Developer	Units	Launch/Current PSF	TOP
Amberwood at Holland	Sim Lian	212	Price list TBC; land cost $1,432 psf ppr	Est. 2029/2030 (TBC)
Holland Plain Plot 2	Sim Lian	~280 (unlaunched)	Land cost $1,491 psf ppr; est. launch $2,950–$3,150	2028+ (TBC)
Fourth Avenue Residences	Allgreen	476	Sold out, $2,356–$2,728	TOP Q4 2022
The Reserve Residences	Far East / Sino Group	732 + 160 serviced res.	$2,525–$3,598 (near sold out)	Q1 2028

Two precedents are worth knowing if you're weighing an early entry. In the Lentor cluster, every successive launch after Lentor Modern (2021) has priced higher, even where each new project sat further from the MRT than the last — time in the market beat MRT proximity. In the older Pasir Ris Grove cluster, Livia launched first in 2011 at $650 psf; Coco Palms, the last project to launch there in 2018 and the closest to the MRT, went for $980 psf — 51% higher. Holland Plain's own numbers already show the same pattern starting: Plot 2 priced 4.1% above Plot 1 within nine months, and six more plots remain to be sold through 2030.

Sim Lian paid more for Plot 2 after studying what buyers paid for Plot 1. The more obvious Holland Plain becomes as a precinct, the less of that early-entry advantage remains for the next buyer.

Who Should Consider Amberwood at Holland

• Own-stay families who want a low-density, landed-adjacent address in District 10 without landed-house prices
• Buyers comfortable entering a precinct at its earliest stage, ahead of Plots 3–8 and before the Cross Island Line interchange materialises
• Investors comparing entry price against sold-out neighbours like Fourth Avenue Residences and The Reserve Residences, both transacting well above Amberwood's land-cost basis today

Information is accurate as of 25 July 2026, based on developer marketing material (Amberwood e-book v2.2), publicly available URA/GLS records and property news sources, and is subject to change without prior notice. Indicative pricing has not yet been released. All images, charts and diagrams referenced are for illustration purposes only and do not constitute an offer or contract. This is not financial, investment or legal advice — buyers should conduct their own due diligence. Pending sales approval — preview date and Booking Day subject to change. Speak to Mindy for the latest updates and unit availability.