Amberwood at Holland
Sim Lian's 212-unit opener for Holland Plain — six storeys among the Bukit Timah bungalow enclaves, three bedrooms and up, on land bought 22% above the next bidder.
The verified numbers, before the brochure drops.
- Developer
- Sim Lian Group (tender entities Sim Lian Land Pte Ltd and Sim Lian Development Pte Ltd)Source: URA GLS tender award, Jul 2025; EdgeProp + 99.co
- Tenure
- 99-year leaseholdSource: URA GLS tender
- Total units
- 212Source: developer-side unit schedule, Aug 2026 — the ~230 figure circulating elsewhere is URA's pre-tender yield estimate, not the built count
- Unit types
- 3- to 5-bedroom only · 872 – 1,572 sqftSource: developer-side unit schedule; size band corroborated by 99.co
- Height
- Up to 6 storeysSource: two-source corroborated (99.co, Stacked Homes), Aug 2026
- Land area
- 183,730 sqft (17,069 sqm) · max GFA 257,225 sqft (23,897 sqm) · plot ratio 1.4Source: URA tender award notice, 7 Aug 2025. Widely reprinted as 185,141 sqft; URA's own 17,069.0 sqm is used here because it is the figure that gives the stated 1.4 plot ratio exactly
- Land cost
- S$368.37M · S$1,432 psf ppr — top of 5 bids, 22.2% above the nextSource: GLS tender result; EdgeProp + 99.co, Jul 2025
- District
- D10 · Bukit Timah (Holland Plain) · Core Central Region
- Address
- Holland Link (blocks 30 – 52)
- Preview / Launch
- Preview 11 September · sales launch 26 September 2026Source: developer-advised, Aug 2026. Editorial coverage is quarter-level only so far — Stacked Homes' 2026 launch guide says 3Q2026 and 99.co says H2 2026, both consistent with a late-September booking day, but neither has published the day itself
- Nearest MRT
- King Albert Park (DT6) — ~950 m, roughly a 12–15 min walkSource: distance verified on OneMap; the future Cross Island Line interchange here is slated to open 2032
- Expected TOP
- 2030Source: developer-side filing; 99.co states 4Q2030
- Architect
- M.A.N Architects LLPSource: developer-side project filing
- Precinct
- First of 8 residential parcels earmarked for Holland PlainSource: EdgeProp, Jul 2025 and May 2026
Load-bearing facts on this page are corroborated against at least two independent sources before publication. Last verified 22 Aug 2026.
The first key cut for a precinct that doesn't exist yet.
Holland Plain is being built from nothing. URA has earmarked eight residential parcels for the neighbourhood, dropped into the gap between the Bukit Timah landed belt and the Rail Corridor, ringed by the Brizay Park and Ewart Park Good Class Bungalow areas and the landed housing along Garlick Avenue. Amberwood at Holland is parcel one — the first private housing anybody will be able to buy there, and the reference price every later parcel gets measured against.
Sim Lian won it on 29 July 2025 with S$368.37 million, or S$1,432 per square foot per plot ratio. That was 22.2% clear of Wee Hur Holdings in second, and 55.7% above Sustained Land's S$920 psf ppr at the bottom of the five-bid field. A spread that wide is unusual, and it is the most honest thing on this page: the market genuinely disagreed about what this site was worth. CBRE put the low bids down to the walk to the MRT and the thinness of surrounding amenities. ERA's Marcus Chu read the top bid as a bet on the Methodist Girls' School catchment and the landed setting. Both readings are defensible, which is exactly the point.
What Sim Lian chose to build with it is the more interesting signal. The tender notice estimated roughly 230 homes; the developer filed 212, capped at six storeys, with no unit smaller than three bedrooms and nothing below 872 sqft. That is a deliberate decision to forgo the compact-unit volume that carries most Singapore launches, and to sell space instead. In a Core Central Region where the standard playbook is to shrink units to protect the headline quantum, a 212-unit, three-bed-minimum, six-storey project is a genuinely different proposition.
Sim Lian then went back and bought the plot next door — a sole bid of S$454 million, S$1,491 psf ppr, at the 7 May 2026 close, 4.1% above its own Holland Link land rate. It now owns the first two parcels of an eight-parcel precinct and, as CBRE's Tricia Song has noted, could amalgamate them into a single 510-unit development at a blended S$1,464 psf ppr. Nothing has been announced. But it means the developer setting Holland Plain's opening price is also the developer holding its second-largest position — and it has every reason not to underprice parcel one.
What the land bid suggests.
Sim Lian has not released indicative launch prices, and no unit on this project carries a published price as of August 2026. What exists is the tender result, which sets a defensible floor, and three on-record analyst projections made at land-bid stage. The five bids for this parcel spanned S$920 to S$1,432 psf ppr — the widest disagreement of any Core Central Region tender that year.
| Bid | Developer | Amount | S$ psf ppr |
|---|---|---|---|
| 1st (winning) | Sim Lian Group | S$368.37M | S$1,432 |
| 2nd | Wee Hur Holdings | S$301.39M | S$1,172 |
| 3rd | Kingsford Development | S$272.95M | S$1,061 |
| 4th | ABR Holdings + Roxy-Pacific Holdings + Macly Group + LWH Holdings consortium | S$270.08M | S$1,050 |
| 5th | Sustained Land | not disclosed | S$920 |
| Spread (highest vs lowest) | — | — | 55.7% |
Tender closed 29 July 2025; five bids received. Sim Lian's top bid was 22.2% above the second-highest. Sustained Land's bid amount was not disclosed in tender reporting; its land rate was. Source: EdgeProp Singapore and 99.co coverage of the tender result.
These are analyst estimates reported by EdgeProp, not developer pricing. We will publish Sim Lian's brochure-stated range as soon as it is announced.
| Project | Detail | Take-up | Launch avg |
|---|---|---|---|
| Skye At Holland | 666 units · Holland Village | 98.8% launch day | S$2,953 psf avg |
| River Modern | 455 units · CCR | 90% at launch | S$3,266 psf avg |
| UpperHouse At Orchard Boulevard | 301 units · Orchard Boulevard | 53.8% launch day | S$3,350 psf avg |
| The Robertson Opus | 348 units · Robertson Quay | 41% launch weekend | S$3,360 psf avg |
Developer-reported launch figures via EdgeProp. Take-up windows differ and are labelled individually — Skye At Holland and River Modern is launch weekend, Skye At Holland and Upperhouse are launch day, The Robertson Opus is launch weekend. Skye At Holland is the closest geographic comparable; the other three are Core Central Region pricing context rather than same-catchment comps.
Three bedrooms and up. Nothing smaller.
212 units across ten configurations — 74 three-bedroom, 74 four-bedroom and 64 five-bedroom. There is no one-bedroom, no two-bedroom, and no shoebox product anywhere in the schedule. The smallest home in the project is 872 sqft; the largest is 1,572 sqft. Prices have not been released for any of them.
| Type | Units | Size | Indicative price |
|---|---|---|---|
| 3-Bedroom | 8 | 872 sqft | Not yet released |
| 3-Bedroom Premium | 30 | 893 sqft | Not yet released |
| 3-Bedroom Flexi | 18 | 958 sqft | Not yet released |
| 3-Bedroom Study | 18 | 980 sqft | Not yet released |
| 4-Bedroom | 24 | 1,076 – 1,087 sqft | Not yet released |
| 4-Bedroom Flexi | 18 | 1,141 sqft | Not yet released |
| 4-Bedroom Premium | 24 | 1,227 – 1,259 sqft | Not yet released |
| 4-Bedroom Luxe | 8 | 1,313 sqft | Not yet released |
| 5-Bedroom Premium | 24 | 1,335 sqft | Not yet released |
| 5-Bedroom Luxe | 40 | 1,496 – 1,572 sqft | Not yet released |
Unit schedule from the developer-side project filing, August 2026. Counts sum to 212. Sizes are strata areas and are subject to change until the sales brochure is issued.
Floor plans · Site plan · Indicative prices.
Sim Lian has not released floor plans, the site plan, or any indicative pricing. Our partner agent receives these first when the preview opens. Drop your contact below and we will forward them the moment they are available, plus a priority slot at the showflat opening.
What Sim Lian has shown.
Sim Lian's artist's impressions, released ahead of the 11 September preview. They show what the six-storey cap actually buys: a low, horizontal composition broken into bays and set among mature trees, with the pool deck as the long axis of the site rather than a podium stacked under towers. Renders are indicative — final finishes are at the developer's discretion.
Source: Sim Lian marketing renders, received Aug 2026. Artist's impressions — subject to change.
Holland Link — bungalows on three sides, a walk to the train.
The site runs along Holland Link across ten address blocks (30 to 52), on a 183,730 sqft parcel with a maximum gross floor area of about 257,225 sqft at a plot ratio of 1.4. That low ratio, plus the six-storey cap, is what produces a 212-unit project on a site that could comfortably have held more in a denser part of the island.
Be clear-eyed about the walk. King Albert Park MRT (DT6) is about 950 m away in a straight line — verified on OneMap, roughly 12 to 15 minutes on foot rather than the seven minutes some material claims. Sixth Avenue MRT (DT7) is about 1,030 m. CBRE named that distance as the reason the weaker bidders held back. The offsetting fact is the Cross Island Line: King Albert Park becomes an interchange when the CRL station opens, slated for 2032.
Methodist Girls' School sits about 728 m away, putting the site inside the 1 km Primary 1 priority radius — the single most-cited reason developers wanted this parcel. Rifle Range Nature Park is about 2 km north, and the Rail Corridor runs alongside the precinct.
What's actually within reach.
Every distance below is straight-line, measured on OneMap from the site centroid, because the marketing numbers circulating for this project do not survive checking. The genuine strength here is the school belt and the green cover. The genuine weakness is that nothing is a short walk — this is a precinct that will be built around cars and a 12-minute walk to the train until the rest of Holland Plain fills in.
- Methodist Girls' School (Pri & Sec)~730 m · within 1 km
- Henry Park Primary School~1.32 km · 1–2 km tier
- Hwa Chong Institution~1.47 km
- Nanyang Girls' High School~1.66 km
- Pei Hwa Presbyterian Primary~1.71 km · 1–2 km tier
- King Albert Park MRT (DT6)~950 m · 12–15 min walk
- Sixth Avenue MRT (DT7)~1.03 km
- Cross Island Line interchangeat DT6, from 2032
- Pan Island Expresswayshort drive
- Rail Corridoralongside the precinct
- Rifle Range Nature Park~2.04 km
- Holland Green Linear Parkplanned, adjacent
- Bukit Timah First Diversion Canalprecinct edge
- Bukit Timah Plaza~1.56 km
- Holland Village~2.0 km
- Coronation Shopping Plaza~2.47 km
- Bukit Timah Turf City redevelopmentin planning, to the north
The case for and against, before the brochure.
This is a scarce product on an awkward site. Six storeys among bungalows, three bedrooms minimum, 212 homes — you cannot buy that shape of thing in the Core Central Region very often. You also cannot walk to a train in seven minutes, and you are buying into a precinct where seven of eight parcels are still empty ground.
- Inside the 1 km Primary 1 radius for Methodist Girls' School (~730 m, OneMap-verified)
- Genuinely low density — 212 units, six storeys, plot ratio 1.4, ringed by landed and GCB housing
- No units below three bedrooms; smallest home 872 sqft, largest 1,572 sqft
- First mover in Holland Plain, with seven further parcels to set prices against it
- King Albert Park becomes a Downtown Line / Cross Island Line interchange from 2032
- Rail Corridor, Holland Green Linear Park and Rifle Range Nature Park all in the green catchment
- The MRT walk is ~950 m, about 12–15 minutes — not the 7 minutes some marketing claims
- CBRE named distance-to-MRT and thin amenities as why the four losing bids came in 18–36% below Sim Lian's
- Bids ranged S$920 to S$1,432 psf ppr — the market did not agree on this site's value
- Three-bedroom minimum means a high entry quantum with no compact-unit option
- Precinct is unbuilt: seven parcels of construction ahead, and no retail core of its own yet
- The CRL interchange is a 2032 story; buyers before then live with a single Downtown Line stop
If you need a short walk to an MRT, this is not the project — the measured distance does not support the claim, and no amount of landscaping changes it. If you want a compact one- or two-bedroom CCR entry point, Amberwood does not build one. And if you are buying primarily on the Methodist Girls' School catchment, verify your own address against MOE's registration data for the relevant intake year before committing — catchment advantage is decided at registration, not in a brochure.
Be on the list before the preview opens.
We'll forward Sim Lian's e-brochure, floor plans and indicative price list the moment they're released, plus a priority slot at the showflat opening. Bookings open on 26 September 2026, after the 11 September preview — early registrants get the first look.
What buyers keep asking.
- When will Amberwood at Holland launch? +
- Amberwood at Holland previews on 11 September 2026, with sales launch on 26 September 2026. Both dates are developer-advised as of August 2026. Published editorial coverage is still quarter-level — Stacked Homes' 2026 launch guide places the Sim Lian Holland Link project in 3Q2026 and 99.co puts it in the second half of 2026, both consistent with a late-September booking day, but neither has printed the day itself. We will update this page if Sim Lian moves it.
- How many units does Amberwood at Holland have? +
- Amberwood at Holland has 212 units. You will see about 230 quoted in a number of places: that was URA's estimated housing yield published in the tender notice before the site was awarded, not the number Sim Lian is actually building. The developer's unit schedule breaks the 212 down as 74 three-bedroom, 74 four-bedroom and 64 five-bedroom units — there are no one- or two-bedroom units in the project at all.
- Who is the developer of Amberwood at Holland? +
- Amberwood at Holland is developed by Sim Lian Group, through the tender entities Sim Lian Land Pte Ltd and Sim Lian Development Pte Ltd. Sim Lian won the Holland Link government land sale site on 29 July 2025 with a bid of S$368.37 million, or S$1,432 per square foot per plot ratio. It has since added the adjacent Holland Plain parcel, making it the developer of the first two projects in the precinct.
- What is the expected launch price psf for Amberwood at Holland? +
- Sim Lian has not released a price list for Amberwood at Holland, and as of August 2026 no unit prices are published. Three on-record analyst projections exist, all made at land-bid stage and reported by EdgeProp: SRI's Mohan Sandrasegeran projected S$2,800 to S$3,000 psf, PropNex's Wong Siew Ying projected above S$2,900 psf, and CBRE's Tricia Song projected S$3,000 to S$3,100 psf in the scenario where Sim Lian amalgamates the two Holland Plain plots. Treat these as analyst estimates, not developer pricing.
- How far is Amberwood at Holland from King Albert Park MRT? +
- Amberwood at Holland sits roughly 950 metres from King Albert Park MRT (DT6) in a straight line, verified on OneMap, which works out to about a 12 to 15 minute walk on foot. Some marketing material claims a 7-minute walk; that is not consistent with the measured distance. CBRE's tender commentary described the site as relatively far from the MRT station, and Realion's Justin Quek put the future Cross Island Line station at about a 10-minute walk.
- Which primary schools are within 1 km of Amberwood at Holland? +
- Methodist Girls' School is the one mainstream primary school inside the 1 km Primary 1 priority radius, at about 728 metres straight-line from the site on OneMap. ERA's Marcus Chu specifically named that catchment as part of the site's appeal to developers. Henry Park Primary (about 1,320 m) and Pei Hwa Presbyterian Primary (about 1,705 m) fall in the 1–2 km tier. Raffles Girls' Primary is sometimes listed as being within 1–2 km, but it measures about 2,087 m — outside the 2 km tier. MOE uses straight-line distance for these tiers.
- What is the Holland Plain precinct? +
- Holland Plain is a new private residential precinct in District 10 that URA is releasing in eight land parcels, set between the Brizay Park and Ewart Park Good Class Bungalow areas and the low-rise landed housing along Garlick Avenue. Amberwood at Holland is the first parcel to be launched, awarded to Sim Lian in July 2025. The precinct sits next to the Rail Corridor and the Bukit Timah First Diversion Canal, and is on the doorstep of a planned community plain and Holland Green Linear Park.
- Why did Sim Lian bid 22% above the next-highest bidder? +
- Sim Lian's S$1,432 psf ppr bid for the Holland Link site was 22.2% above Wee Hur Holdings' S$1,172 psf ppr, and 55.7% above the lowest of the five bids, S$920 psf ppr from Sustained Land. Analysts read the premium as conviction: ERA's Marcus Chu pointed to the Methodist Girls' School catchment and the tranquil landed setting, while Huttons' Mark Yip framed it as buying first-mover position in a precinct with seven more parcels to come. CBRE noted the low bids reflected the site's distance from the MRT and thin surrounding amenities.
- How does Amberwood at Holland compare to Skye At Holland? +
- Amberwood at Holland and Skye At Holland are different products in the same broad Holland catchment. Skye At Holland is a 666-unit development in Holland Village that sold 658 of its 666 units (98.8%) on launch day at an average of S$2,953 psf. Amberwood is far smaller at 212 units, capped at six storeys, has no units below three bedrooms, and sits about 1.8 km further north among landed housing rather than in the Holland Village core. Skye's launch average is the most useful nearby benchmark for where Amberwood's pricing may land.
- Is Amberwood at Holland the same as the second Holland Plain site? +
- No — they are two adjacent but separate parcels, both won by Sim Lian. Amberwood at Holland is the Holland Link plot, 183,730 sqft, awarded July 2025 at S$1,432 psf ppr, yielding 212 units. The second parcel is 169,175 sqft, drew a sole Sim Lian bid of S$454 million (S$1,491 psf ppr) at its 7 May 2026 close, and can yield around 280 homes. CBRE has flagged that Sim Lian could amalgamate the two into a single 510-unit development at a blended S$1,464 psf ppr; that has not been announced.
- What is the tenure and expected completion of Amberwood at Holland? +
- Amberwood at Holland is 99-year leasehold, on a lease running from the government land sale award in 2025. Expected TOP is 2030, with 99.co stating 4Q2030 specifically. Note that estimated TOP is the developer's expected handover date and is distinct from the contractual vacant-possession long-stop and from legal completion, which fall later.
- What facilities will Amberwood at Holland have? +
- Amberwood at Holland's filed facilities list includes a 50m hilltop lap pool, a lakeside pool, a discovery pool for children, a hydro pool, a thermal bath and outdoor bath, a fitness studio, a function studio, culinary and gourmet pavilions, and an Early Childhood Development Centre with outdoor play. Unit specifications reported by 99.co include ceiling heights up to 3.2 m, natural marble flooring in selected units and ducted air-conditioning.
- How do I get the Amberwood at Holland e-brochure and floor plans? +
- Amberwood at Holland has not opened bookings and no price list has been published as of August 2026. Leave your contact below and we will send Sim Lian's e-brochure and indicative pricing the moment they are released, along with a priority slot at the showflat preview. Early registrants get the first look.
This page is maintained continuously. Floor plans, the site plan and indicative prices will be added the moment Sim Lian releases them, and the launch date will be firmed up here once an independent outlet confirms a booking day. Distances on this page are straight-line measurements taken from OneMap rather than figures quoted from marketing material. If there's a question we haven't covered, email hello@whichcondo.sg.
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