Old Holland Road vs Dunearn Road, Which Location Will Buyers Choose?

Singapore’s property market is becoming increasingly interesting, especially when we compare two prime residential pockets sitting within just 1 to 2km of each other, Old Holland Road and Dunearn Road.

Although both locations are relatively close in distance, the market response towards the land bids tells a very different story.

Some projects attracted intense competition from developers, while others saw only a single bidder stepping forward.

So what exactly is driving the difference? Let’s take a closer look.

The Old Holland Road Enclave (Low Density Prestige Living)

Starting with Amberwood at Holland, this project sits right within the prestigious Good Class Bungalow Area (GCBA), surrounded by landed homes along Old Holland Road. This exclusivity attracted 5 developers during the tender, with Sim Lian Group eventually securing the site at approximately $1,432 PSF PPR. What makes this site unique is its quiet, private environment.

Unlike many city fringe projects, Amberwood is deeply nestled within a landed enclave, offering buyers a rare low-density lifestyle surrounded by greenery and private residences. Accessibility, however, leans more towards future developments. Residents will likely rely on the upcoming Cross Island Line interchange at King Albert Park, future bus connectivity, and access via Blackmore Drive.

Understanding Amberwood at Holland

Amberwood is expected to remain a boutique-style development with only around 233 units.

There are also several development conditions attached to the site:

• Mandatory childcare centre with a minimum size of 500 sqm
• Maximum building height capped at 6 storeys
• Basement carpark requirements
• Significant setback requirements due to surrounding landed zoning

Projects like these typically attract family buyers and own-stay purchasers looking for exclusivity and larger living spaces. In many low-density developments, developers also tend to introduce larger unit configurations rather than focusing heavily on smaller investor-type units.

The New Neighbour - Holland Plain GLS

Right beside Amberwood sits another upcoming plot commonly referred to as Holland Plain GLS.

Surprisingly, this site only attracted a single bidder, once again, Sim Lian Group. The land was awarded at approximately $1,490 PSF PPR, slightly higher than Amberwood. What is interesting is that Holland Plain GLS:

• Is around 50,000 sqft larger
• Allows an estimated 282 units
• Has an allowable height of up to 8 storeys
• Does not require a childcare centre

Despite the larger land size, the project still maintains the same low-density character that defines the entire Old Holland Road enclave.

Why Families May Be Drawn to This Area in Holland Road

One major advantage for both Holland projects is undoubtedly the school network nearby.

Within 1km:

• Methodist Girls' School

Within 1km to 2km:

• Henry Park Primary School
• Pei Hwa Presbyterian Primary School

For many Singaporean families, school proximity continues to be one of the strongest long-term demand drivers when choosing a home. This makes the Old Holland Road enclave particularly attractive for family buyers planning for long-term own stay.

Dunearn Road - A Different Kind of Appeal

Now let’s shift our attention towards Dunearn Road. Unlike the Holland enclave sites, Dunearn House and Dunearn Road GLS attracted significantly stronger competition during the land tender process.

Dunearn House

• 9 bidders participated
• Won by Frasers Property
• Land price: approximately $1,410 PSF PPR

Dunearn Road GLS

• 5 bidders participated
• Won by Wing Tai Holdings through Winrich Investment
• Land price: approximately $1,625 PSF PPR

The higher land rate for Dunearn Road GLS can largely be explained by its mixed-use commercial component, which naturally increases land valuation.

Since both developments sit side by side, pricing strategy will become extremely important moving forward. If Frasers Property positions Dunearn House correctly, the project could potentially see very healthy market demand upon launch.

Connectivity Is Becoming More Important in today's Market Trends

The biggest difference between Old Holland Road and Dunearn Road may ultimately come down to buyer priorities.

For Old Holland Road, buyers are paying for:

• Exclusivity
• Prestige
• Landed surroundings
• Low-density living
• Strong primary school positioning

For Dunearn Road, buyers are increasingly prioritising:

• MRT accessibility
• Daily convenience
• Strong transport connectivity
• Faster commuting options

Although schools like Methodist Girls' School & Raffles Girls' Primary School sit mostly within the 1km to 2km radius instead of within 1km, many buyers today are becoming more willing to compromise. The reason is simple "convenience matters more than ever."

With Sixth Avenue MRT within walking distance and multiple bus services connecting residents directly to Orchard, Outram, Tampines, Woodlands, Boon Lay, and Khatib, Dunearn Road has become increasingly attractive to modern buyers.

Comparing With Fourth Avenue Residences (TOP: 2022)

To better understand buyer behaviour in this area, let’s compare it with Fourth Avenue Residences, located directly beside Sixth Avenue MRT.

Since obtaining TOP in 2022, resale transactions at Fourth Avenue Residences have generally remained healthy, supported by its strong MRT connectivity and prime District 10 location. However, one interesting observation stands out.

The weaker-performing resale transactions were mainly concentrated among the smaller 1-bedroom units, while larger family-sized units continued to perform relatively well. This comparison becomes important when analysing both the Old Holland Road and Dunearn Road projects.

Although Dunearn Road may attract buyers because of its MRT convenience and accessibility, the surrounding buyer profile in this district still appears to lean heavily towards family-oriented living.

Similarly, the Old Holland Road enclave naturally caters towards buyers seeking larger layouts, low-density living, and long-term own-stay environments.

As a result, buyers looking at these upcoming launches may want to focus not only on location, but also on selecting the right unit type that can better match long-term demand in the area.

So, Which Area Wins?

There may not be a clear winner because both locations cater to very different buyer profiles.

Old Holland Road May Appeal More To Buyers Who Want:

• Exclusive landed enclave surroundings
• Low-density living
• Strong school proximity
• Larger family-oriented homes
• A quieter residential environment

Dunearn Road May Appeal More To Buyers Who Prioritise:

• MRT convenience
• Daily connectivity
• Transport accessibility
• More vibrant surroundings
• Stronger overall accessibility

At the end of the day, both areas are likely to attract genuine own-stay and family buyers rather than short-term investors.

The real question is:

Which lifestyle fits your needs better?

If you are currently exploring an upgrade or planning your next property move, feel free to connect with me. I can help you analyse the financial calculations, project positioning, and unit selection strategies to help you make a more confident decision.