212
Exclusive Units
D10 CCR
Core Central Region
Within 1km
Methodist Girls' School
GCB Enclave
Setting
At a Glance
Amberwood at Holland is a 99-year leasehold development by Sim Lian Group, comprising 212 units across low-rise blocks of up to 6 storeys on a 183,731 sqft site in the newly designated Holland Plain precinct, District 10. It is the inaugural private residential launch in this precinct — situated within a Good Class Bungalow enclave, within 1km of Methodist Girls' School, and served by King Albert Park MRT on the Downtown Line, with a future Cross Island Line interchange announced. Preview is targeted for September/October 2026.
Elvis's Investment Thesis
Why I'm Recommending Amberwood at Holland to Serious CCR Buyers
There are perhaps four or five moments per decade in Singapore's CCR when a buyer can enter a newly designated precinct as its very first resident. Holland Plain is one of those moments, and Amberwood at Holland is the only way to access it right now.
The thesis is straightforward. Sim Lian did not stumble onto this site — they bid S$368.37 million at the Holland Link GLS, returned as the sole bidder for the adjacent Holland Plain parcel, and proceeded to build a 212-unit low-density project on a nearly 184,000 sqft site.
That land-to-unit ratio is exceptional for District 10. It signals a developer with conviction in the long game, not one trying to extract maximum yield from a constrained plot.
The GCB enclave setting matters to investors for a reason that rarely gets articulated plainly: it provides a ceiling guarantee. Planning controls on Good Class Bungalow zones are among the strictest in Singapore. The character of the neighbourhood cannot be mass-built away. That is not something you can say about most 99-year leasehold addresses.
The dual-line MRT upgrade — King Albert Park (DTL) becoming an interchange with the Cross Island Line — is, in my view, the single most underpriced element of this story. Cross Island Line interchange stations have consistently commanded a rental and resale premium once the line opens. Buyers who enter Amberwood at Holland today are pricing in DTL connectivity and getting the CRL interchange optionality at no incremental cost.
The honest caution: this is a 99-year leasehold, and pricing has not been released. My view is that the first-mover premium is real — precinct-defining projects in Singapore have historically outperformed surrounding secondary stock — but this is a medium-to-long hold thesis. If you are looking for a two-year flip, there are more appropriate structures. If you are building a portfolio for the decade ahead, this address will likely be harder and more expensive to acquire once the precinct's price floor is established.
I am taking appointments now, before the VVIP preview. Exclusive Project details are available under NDA for registered interest.
— Elvis Loo, Group Division Director, ERA Realty Network
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Project Details
Amberwood at Holland: Key Facts
Project Name
Amberwood at Holland
Developer
Sim Lian Group
Location
Holland Link, District 10
Tenure
99-year Leasehold
Site Area
183,731 sqft
Total Units
212
Nearest MRT
King Albert Park (DTL6)
Expected Preview
Sep / Oct 2026
Ceiling Height
3.2m across all units
Carpark
1:1 ratio (212 lots)
Fittings
V-ZUG · Villeroy & Boch · Liebherr
Pricing
TBA — register for indicative
GALLERY
Why Amberwood at Holland
Investment Highlights
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First private residential launch in the newly designated Holland Plain precinct — precinct-defining, first-mover pricing
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Good Class Bungalow enclave setting — the strictest planning controls in Singapore act as a ceiling guarantee for neighbourhood character
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212 units on a 183,731 sqft site — an exceptional low-density land-to-unit ratio for District 10
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King Albert Park MRT (DTL) — announced as a future Cross Island Line interchange, delivering dual-line upside at no incremental cost today
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Within 1km of Methodist Girls' School (Phase 2C(S) catchment) — a structural rental and resale premium proven durable across every cycle
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Sim Lian Group — builder-developer with 50 years of Singapore delivery, including Treasure at Tampines (2,203 units, sold out)
Why Amberwood at Holland
Investment Highlights
First private residential launch in the newly designated Holland Plain precinct — precinct-defining, first-mover pricing
Good Class Bungalow enclave setting — the strictest planning controls in Singapore act as a ceiling guarantee for neighbourhood character
212 units on a 183,731 sqft site — an exceptional low-density land-to-unit ratio for District 10
King Albert Park MRT (DTL) — announced as a future Cross Island Line interchange, delivering dual-line upside at no incremental cost today
Within 1km of Methodist Girls' School (Phase 2C(S) catchment) — a structural rental and resale premium proven durable across every cycle
Sim Lian Group — builder-developer with 50 years of Singapore delivery, including Treasure at Tampines (2,203 units, sold out)
Unit Mix
212 Residences Across Three Configurations
74 three-bedroom · 74 four-bedroom · 64 five-bedroom — a mix weighted deliberately toward larger formats, consistent with the GCB-adjacent, family-buyer profile of the Holland–Bukit Timah corridor.
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 |
Total | 212 |
Premium Fittings and Interiors
Location
Holland Plain, District 10: What the Address Actually Means
Holland Plain sits inside one of Singapore's most tightly held residential corridors — bounded by Good Class Bungalow zones to the north and west, Holland Road to the south, and the Holland Green Linear Park along the eastern boundary. URA has designated only eight GLS sites for the entire Holland Plain masterplan; Amberwood at Holland is the first.
King Albert Park MRT (DTL)
Nearest station
Pan Island Expressway (PIE)
5 min drive
Holland Village
7 min drive
Botanic Gardens MRT
3 stations
Dempsey Hill
12 min drive
Stevens MRT (DTL/TE)
4 stations
Newton MRT (DTL/NS)
5 stations
Orchard Road
6 stations · 15 min
Within Singapore's Most Competitive School Ballot Zone
Methodist Girls' School (Primary) falls within 1km — placing residents inside the school's Phase 2C(S) priority catchment. Henry Park Primary and Pei Hwa Presbyterian Primary are also within proximity. For families, this is a structural rental and resale premium proven durable across every cycle in the Bukit Timah–Holland corridor.
Lifestyle Within Easy Reach
One Holland Village · Dunearn Village · Jelita Cold Storage · Sixth Avenue cafés · Coronation Plaza · future Turf City amenities (CRL). The nature interface is equally strong: Holland Green Linear Park runs along the site boundary; the Bukit Timah Canal Wetlands and Rail Corridor are within the precinct.
The Developer
Sim Lian Group: Five Decades, One Standard
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Founded in 1976, Sim Lian Group is among Singapore's most established builder-developers — meaning their own construction arm builds what they sell, which is not the default in this industry. Quality control sits under one roof from land acquisition to key handover.
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Their track record at scale is on the public record. Treasure at Tampines — 2,203 units, Singapore's largest condominium — sold out entirely. Emerald of Katong launched in 2024, achieved 99% sold at launch at approximately S$2,621 psf, and became that year's benchmark sale in District 15. The Botany at Dairy Farm moved 48% on launch day.
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Sim Lian's conviction in the Holland Plain corridor is not speculative. They bid S$368.37 million — approximately S$1,432 psf ppr — to secure the Holland Link GLS site, then returned as the sole bidder for the adjacent Holland Plain parcel that became Amberwood. That is not a developer hedging its bets.
S$368.37M
Holland Link GLS top bid
D10 CCR
Core Central Region
Within 1km
Methodist Girls' School
Frequently Asked
Amberwood at Holland: Common Questions
What is Amberwood at Holland?
Amberwood at Holland is a 212-unit, 99-year leasehold condominium by Sim Lian Group, located on Holland Link within the newly designated Holland Plain precinct in District 10, Singapore. It is the first private residential development to launch within this precinct, comprising low-rise blocks of up to 6 storeys on a 183,731 sqft site surrounded by Good Class Bungalow estates.
When is the Amberwood at Holland launch date?
The target preview is September to October 2026, based on information from ERA Project Marketing as of mid-2026. Pricing and exact launch date are to be confirmed. Register your interest above to receive first notification when details are released.
What is the price of Amberwood at Holland?
Pricing has not been officially released. Based on comparable CCR new launches in the Holland–Bukit Timah corridor and the developer's acquisition cost of approximately S$1,432 psf ppr, indicative pricing is expected to reflect the premium positioning of a District 10, GCB-adjacent, low-density project. Register above for indicative pricing when available.
Is Amberwood at Holland within 1km of Methodist Girls' School?
Yes. Amberwood at Holland is within 1km of Methodist Girls' School (Primary), placing residents within the school's Phase 2C(S) priority ballot catchment. Henry Park Primary School and Pei Hwa Presbyterian Primary School are also in close proximity.
What MRT is nearest to Amberwood at Holland?
The nearest MRT is King Albert Park station (DT6) on the Downtown Line. King Albert Park has been announced as a future Cross Island Line interchange station (CR15), which will significantly upgrade connectivity when the CRL opens.
What is the Holland Plain precinct?
Holland Plain is a newly designated private residential precinct within District 10, established under URA's Master Plan. The 34-hectare site is planned with generous park spaces, water-sensitive design, and two new parks — Community Plain and Wetland Park — adjacent to the Bukit Timah First Diversion Canal and the Rail Corridor. Amberwood at Holland is the first of eight planned GLS sites in the precinct.
Who is the developer of Amberwood at Holland?
Sim Lian Group, through Sim Lian Land Pte Ltd and Sim Lian Development Pte Ltd. Sim Lian was established in 1976 and is notable as a builder-developer — meaning they construct what they sell using their own construction arm. Past projects include Treasure at Tampines (2,203 units, sold out) and Emerald of Katong (99% sold at launch in 2024).
How many units does Amberwood at Holland have?
A: 212 units in total: 74 three-bedroom units (872–980 sqft), 74 four-bedroom units (1,076–1,313 sqft), and 64 five-bedroom units (1,324–1,572 sqft). There are no one- or two-bedroom units — the mix is weighted toward larger family formats.
Work With Elvis
Not Sure If This Is the Right Move for Your Portfolio?
That is exactly the right question to be asking. Amberwood at Holland is a strong project with a clear investment thesis — but no single property is right for every portfolio. If you want to discuss whether this fits your current holdings, your ABSD position, or your long-term strategy, that conversation costs nothing.