Amberwood at Holland is a 99-year leasehold condominium by Sim Lian Group on Holland Link, in the prime District 10 Holland Plain area. The development holds 212 units across a one to four bedroom mix and sits within walking distance of King Albert Park MRT on the Downtown Line. It is one of the first private launches in the new Holland Plain housing estate, which makes it an early entry into a established part of town that rarely sees fresh leasehold supply.
Amberwood at Holland key facts
| Detail | Information |
|---|
| Project | Amberwood at Holland |
| Developer | Sim Lian Group |
| Tenure | 99-year leasehold |
| District | District 10 (Holland, Bukit Timah) |
| Location | Holland Link, Holland Plain |
| Units | 212, one to four bedrooms |
| Site area | About 183,729 sqft, |
| Plot ratio | 1.4 |
| Land rate | About $1,432 psf per plot ratio (government land sale) |
| Indicative price | About $2,800 to $3,000 psf (market estimate, not yet official) |
| Nearest MRT | King Albert Park (Downtown Line) |
| Status | Upcoming, VIP preview registration open |
Where is Amberwood at Holland and how connected is it?
Amberwood at Holland sits in the Holland Plain area off Holland Road, one of the most established residential belts in Singapore. King Albert Park MRT on the Downtown Line is within walking distance, which puts the Botanic Gardens, Newton, Bugis and the city on a single line. Drivers reach town through Holland Road and the Pan Island Expressway. Holland Village, Dempsey and the Bukit Timah nature corridor are all close, and that lifestyle pull is a large part of why this address holds its value.
Unit mix and who Amberwood suits
The one to four bedroom spread is built for a wide range of buyers. Compact one and two bedroom units suit investors and singles drawn to rental demand from the nearby education and medical clusters. The three and four bedroom layouts target families who want a District 10 address within reach of Nanyang Primary School and Pei Hwa Presbyterian Primary School. For families the schools belt is the headline draw, for investors it is the rental catchment and the scarcity of new supply here.
Pricing: what the land cost signals
The site was secured at about $1,432 psf per plot ratio at the government land sale. Developers do not pay that and then sell at a thin margin, so construction, financing and profit layer on top. Market estimates point to an indicative launch price of roughly $2,800 to $3,000 psf, which would sit at the gentler end of the current prime region range. Treat that as a guide. Nothing is confirmed until Sim Lian releases the official price list, and the land rate is the number to judge it against.
The honest take
The draw here is a prime District 10 address with Downtown Line access at a leasehold entry price, in a pocket that rarely gets new supply. The trade-off is tenure, this is 99-year leasehold rather than freehold, and the wider Holland Plain estate will keep building out around it for some years. For buyers who value the location, schools and connectivity over freehold tenure, it is worth tracking closely.
