estoril

Hyll on Holland Review (Former Hollandia and Estoril)

Hyll on Holland will be the last of a series of new launches in the Holland/Farrer district. It was among the batch of collective sales during the en bloc fever in 2018.

The launch of Hyll on Holland was supposed to follow on the heels of One Holland Village Residences, Van Holland and Leedon Green. But the developer likely held back because of the other new launches in Holland Village, namely One Holland Village Residences (December 2019) and Van Holland (January 2020). The further delayed was due to the Covid-19 circuit-breaker.

Keng Leong Co recently soft-launched 15 Holland Hill (former Olina Lodge), a stone’s throw away, just before the advent of the 28-day circuit-breaker period. A 5,134sf unit was sold for $13.82m ($2,692psf) on 2 April 2020.

En Bloc Sales of Hollandia and Estoril to Develop Into Hyll on Holland

Far East Consortium (FEC) bought Hollandia in March 2018 for $183.4 million, followed by The Estoril for $223.9 million in April 2018.

FEC and Koh Brothers, who has a 20% share, will jointly develop these two sites into one residential project, Hyll on Holland, with a combined gross floor area of about 22,500 sq m (242,188sf).

hyll on holland

Koh Brothers launched Van Holland in Jan 2020, almost the same time as Leedon Green.

Based on the total land size of 138,105sf, the total sale price works out to a land rate of $1,703 and $1,654 psf per plot ratio. No development charge is payable.

At the moment, no indicative prices and details for this new condo launch is released yet. You can register your interest, and we will keep you updated.

Project Details of Hyll on Holland

PROJECT DETAILS
PROJECT NAME
Hyll on Holland (former Hollandia and Estoria)
ADDRESS
Holland Road
DEVELOPER
Far East Consortium and Koh Brothers
TENURE
Freehold
DISTRICT
10
SITE AREA
138,105 sq ft
GROSS FLOOR AREA
242,188 sq ft
NO OF BLOCKS
TBA
NO OF STOREYS
TBA
NO OF UNITS
319
TOP
TBA
ROOM TYPES & SIZES
TBA

Developers of Hyll on Holland

Far East Consortium (FEC)

Far East Consortium International Limited (not to be confused with Far East Organisation) is a leading regional conglomerate engaging in property development, hospitality, car parking ventures and gaming and entertainment across 8 geographical locations – Mainland China, Hong Kong, Malaysia, Singapore, Australia, New Zealand, the United Kingdom and Continental Europe.

FEC owns 28 operating hotels with about 7,500 rooms, with another 15 properties in the development pipeline. Most of them are concentrated in Hong Kong, with the rest of the hotels spread across mainland China, Malaysia, Singapore, Australia and Europe.

The Group gained its public listing on the main board of the Hong Kong Stock Exchange in 1972 and has since become one of the region’s leading land and property developers.

In 2009 FEC’s first foray into Singapore was a purchase of a prime hotel site in the central area located right above the Outram Park MRT Station. Today, the 4-star Dorsett hotel sits in the historical Chinatown on top the busiest MRT station in Singapore.

In November 2015, FEC successfully tendered the land parcel at Alexandra View (Parcel B) for S$376.88 million from Urban Redevelopment Authority of Singapore and developed Artra into a mixed-development.

Its residential portfolio in Singapore includes the prime 21 Anderson Royal Oak Residence and Cuscaden Reserve, joint-development with SC Global and New World Development

cuscaden reserve
Far East Consortium joined hands with SC Global and New World Development to develop Cuscaden Reserve

Koh Brothers

Koh Brothers Group Limited (“Koh Brothers”, or together with its subsidiaries, the “Group”) is a listed company on Main Board of the SGX-ST since 1994. It is a well-established construction, property development and specialist engineering solutions provider.

Mr Koh Tiat Meng started the company as a sole proprietorship in 1966. Today, the Group has more than 40 subsidiaries, joint venture companies and associated companies spread over Singapore, PRC, Indonesia, and Malaysia.

Over the years, the Group has undertaken various construction and infrastructure projects with its A1 grading by the Building and Construction Authority. It is currently the highest grade for contractors’ registration in this category and allows the Group to tender for public sector construction projects of unlimited value.

Besides, the Group has developed a name for itself as a niche real estate developer, with an established reputation for quality and innovation.

Some notable residential projects by Koh Brothers are Westwood Residences (EC), Parc Olympia, Lincoln Suites, The Lumos and The Montana.

Most recently, they established their foothold in Holland Village through the launch of Van Holland.

van holland
Koh Brothers launched the 69-unit Holland (next to Holland Village) in Jan 2020

Analysis of Hyll on Holland

Hyll on Holland is located along Holland Road, which is a highly sought-after prime residential district. There are many reasons why this is so.

In this review, I want to discuss some of the positive attributes of Hyll on Holland.

Transportation & Accessibility

DRIVING

Hyll on Holland is near the junction of Holland Road and Farrer Road/Queensway.

Holland Road is a major road of about 4.7km, spanning from Ulu Pandan to Botanic Garden (Napier Road).

Heading west is a two-minute drive to Holland Village, a lifestyle destination and the epicentre of Holland Road.

To head east from Hyll on Holland to Orchard Road (approximately 9-min drive), motorists would need to make a U-turn. With a traffic light at the U-turn, it does help. After the U-turn, going up the flyover towards Botanic Gardens/Orchard Road direction, the drive is reasonably smooth.

hyll on holland location
To travel to Orchard Road, Farrer Road or Queensway from Hyll on Holland via Holland Road requires a U-turn which can be a bit inconvenient

Hopefully, the developer would create a vehicular ingress and egress at Holland Hill, connecting to Queensway. In this way, it’s just a short right turn into Orchard Road, a U-turn to other side of Queensway and a straight road to Farrer Road (heading towards PIE).

hyll on holland location
If the developer makes egress from Holland Hill, it would mean a more direct route to Farrer Road and easier route to Orchard Road and Queensway

The stretch of road from Farrer Road junction (near Hyll on Holland) to Botanic Gardens is a pleasant scenic route with lush greenery. Along the way, you will pass Dempsey Hill, which is another lifestyle destination.

Hyll on Holland is well connected by two highways. Head towards Farrer Road will lead to PIE (5 mins); towards Queensway will lead to AYE (5 mins). The alternative route to AYE is via Holland Road to North Buona Vista Road.

Do take note Queensway and Farrer Road traffic conditions can be quite bad during rush hours. Holland Road is relatively better.

MRT

The nearest MRT to Hyll on Holland is Holland Village MRT station (Downtown Line).

Based on Google map, the distance is about 850m or 11 min walk. It is walkable though not exactly near. You can take bus service 106 or 48 outside the condo to the MRT station, which is only one bus stop away.

hyll on holland location
Holland Village MRT is only 850m or 11 mins walk away

BUSES

The bus routes covered by the bus services around Hyll on Holland are very comprehensive. It includes key destinations like Bukit Timah, Orchard, Suntec, Marina Bay, Harbourfront, and even Sentosa!

The network encompasses Woodlands in the north, Jurong East in the west, Bedok in the East and Sentosa in the south.

Bus stop 11231 (outside Hyll on Holland) : 7, 48, 75, 77, 106, 165
  • Bus 7 ends up in Clementi Interchange
  • Bus 48 goes through Holland Village towards Holland Drive and Buona Vista terminus
  • Bus 75 goes to Clementi Road, Upper Bukit Timah Road and end up near Woodlands Road/Bukit Panjang
  • Bus 77 travels to Sixth Avenue, Bukit Timah Road, Jalan Jurong Kechil and ending up in Bukit Batok Interchange
  • Bus 106 plies along Holland Road towards Clementi, Toh Tuck and Bukit Batok Interchange
  • Bus 165 ends up in Clementi Interchange
bus stops near hyll on holland
Bus stop 11239 (outside Fairlodge): 7, 48, 75, 77, 106, 165
  • Bus 7 goes in the direction of Orchard Road, Bras Basah Road, Victoria Street, Sims Ave and Bedok Interchange
  • Bus 48 plies along Farrer Road to Bukit Timah Road, Sungei Road, Marine Parade Road and ends up in Bedok North Depot
  • Bus 75 goes to Grange Road, Kim Seng Road, Cantonment Road, Anson Road to make a loop at Raffles Boulevard before turning back towards Collyer Quay and Shenton Way direction
  • Bus 77 is a more direct route to Raffles Boulevard via Orchard Road and Bras Basah Road
  • Bus 106 will take you to Orchard Road, Bras Basah, Suntec City and MBS
  • Bus 165 ends up in Hougang Central Interchange via Lornie Road, Thomson Road, Upper Thomson Road, AMK Ave 1 & 3.
Bus stop 11081 (outside Viz Holland along Queensway): 93, 105, 123, 153, 186, 855, 961, 961C
  • Bus 93 goes straight into Farrer Road towards Lornie, Braddell, Upper Payar Lebar, Airport Road, Jalan Eunos and ends in Eunos Interchange
  • Bus 105 travels towards Orchard/Steven Road, Toa Payoh and Upper Serangoon
  • Bus 123 is the bus to take to bring you to Sentosa Resorts through Orchard Road, Outram, Tiong Bahru and Lower Delta Road.
  • Bus 153 goes to Toa Payoh and Upper Serangoon
  • Bus 186 ends up in Whampoa via Whitley and Balestier Road
  • Bus 855 will take you to Thomson, Upper Thomson, Yeo Chu Kang and Yishun Interchange
  • Bus 961/961C travels north to Farrer Road, then to Bukit Timah Road and Woodlands
Bus stop 11089 (Opposite Holland Hill Lodge): 93, 105, 123, 153, 186, 855, 961, 961C
  • Bus 93 brings you to Harbourfront Interchange through Queensway, Alexandra Road and Telok Blangah Road
  • Bus 105 turns into Commonwealth Avenue from Queensway and goes all the way to Clementi, IMM before ending in Jurong East Interchange
  • Bus 123 goes to Bukit Merah Interchange in the direction of Queensway
  • Bus 153 also travels to Bukit Merah Interchange
  • Bus 186 is an option for those who work in Raffles Quay/Shenton Way area, taking you through Alexandra Road, Ganges Ave, Havelock Road and Upper Pickering St
  • Bus 855 is another alternative to Harbourfront Interchange by way of Lower Delta Road and Kampong Bahru
  • Bus 961/961M goes to Chinatown via Jalan Bukit Merah. It continues to Beach Road, Crawford St, Lavender St and ends in Lor 1 Geylang opp Kallang MRT

Points of Interest near Hyll on Holland

Holland Village

Holland Village is probably the nearest place to get your groceries and daily supplies. For ladies, of course, you will want to pamper yourself in one of the many nail spas or beauty salons.

While you are there, you might as well enjoy your coffee at one of the many chic cafes, a romantic meal in one of the classy restaurants or even cheap and good local fares. There is so much you can do in Holland Village. It is the very reason why you want to stay in Hyll on Holland! 

In a few years’ time when One Holland Village is completed, it will bring dining and shopping to a new level!

Holland Village is only one bus stop away from Hyll on Holland. On a cool evening, you can take a casual 12 min stroll along Holland Road.

holland village
Holland Village is your one-stop destination for groceries, shopping, dining and spa

Dempsey Hill

Dempsey Hill, a former army barrack, is one of the best-known destinations for food, antique furniture and art galleries. One reason why this place is so popular is the rustic setting in an idyllic ambience. Another reason is all-day FREE parking!

Jones the Grocer is a one-stop place for good coffee, tasty pastries, all-day dining, carved deli meats, much-exalted cheese selections and all your groceries needs.

At Dempsey Hill, you will be spoiled with gourmet choices. It is an ideal place to meet your friends at one of the chic cafes over a cup of coffee or fancy restaurants for a meal.

It’s so easy to get to Dempsey Hill from Hyll on Holland, a mere 6 mins drive away.

dempsey hill
Dempsey Hill, a former army barrack, is now one of Singapore's most popular lifestyle destinations

Singapore Botanic Gardens

Singapore Botanic Gardens is our very first UNESCO World Heritage Site and is only less than 3km or 4 min drive away.

Try jogging along Holland Road towards the Botanic Gardens and enjoy the scenic route.

It is a fabulous place for a weekend walk or family time. You may even catch a free band performance.

near hyll on holland
The Singapore Botanic Gardens is our first UNESCO World Heritage Site. It's a great place for family weekend activities.

Parks

If you are a nature-lovers, there are a few parks that are within 10 mins drive from Hyll on Holland:

  • Hort Park (4.1km) is part of 10km Southern Ridges that connect Mount Faber Park, Telok Blangah Hill Park, HortPark, Kent Ridge Park and Labrador Nature Reserve.  These ridges provide an alternative for walking enthusiasts, history buffs, shutterbugs, nature lovers, bird watchers and families looking for a different kind of family outing.
  • MacRitchie Reservoir (6.8km), Singapore’s oldest reservoir, is a popular spot for nature lovers and exercise enthusiasts. Take a morning or evening walk and stroll along the water’s edge to admire the beauty and serenity of the reservoir. For those looking for an adrenaline rush, hike over to the TreeTop Walk
henderson waves
Henderson Waves, part of the Southern Ridges that links to Mount Faber, is one of the most instagramable spots.

Amenities

Apart from Holland Village and Dempsey Hill, which are two fantastic go-to places for your dining and recreational needs, you can also venture out to something more local, like Empress and Commonwealth Crescent Market & Food Centre. 

Empress Market & Farrer Road HDB Estate:

About 8 mins walk (slightly further than to walk to Holland Village) is the Empress Market and Food Centre.

Here, you can buy your local food produce at the ‘wet’ market and enjoy some reasonably priced local food.

Slightly further up towards the Farrer Road MRT Station where the HDB blocks are, you can check out some popular restaurants.

Among them, is the highly-rated Westlake Chinese Restaurant (Block 4 Queen’s Road). Other excellent gastronomic choices are Bumbu Thai-Indonesian Restaurant and Food R’ Us Chinese Restaurant.

Coronation Plaza, Serene Centre and Cluny Court:

If you drive a little further up towards Bukit Timah road junction, it will land you in Coronation Plaza (3.1km / 4 min drive), Serene Centre and Cluny Court (3km / 4 min drive).

Tanglin Mall: 

Tanglin Mall (3.5km 8 mins) is very popular with the expatriates, namely because of Market Place Supermarket. It carries a wide range of international merchandise not found in many supermarkets.

Supermarkets

  • Cold Storage (Holland Road Shopping Centre) : 0.8km 11 mins walk
  • Fairprice Supermarket Holland Drive: 1.6km 3 mins
  • Sheng Siong Tanglin Halt: 2.5km 5 mins
  • Market Place Tanglin Mall: 2.6km 5 mins

Shopping Centres

  • Holland Road Shopping Centre: 0.8km 11 mins walk
  • Jelita Shopping Centre: 2.2km 3 mins
  • Rochester Mall: 2.3km 4 mins
  • The Star Vista: 2.4km 4 mins
  • Tanglin Mall: 2.6km 5 mins
  • Serene Centre: 3km 4 mins
  • Cluny Court: 3km 4 mins
  • Coronation Shopping Plaza: 3.1km 4 mins

Schools

Preschools

Maris Stella Kindergarten

750m 2 min

MindChamps Preschool

1km 3 mins

Global Tots Preschool

1.4km 3 mins

St James Kindergarten

1.7km 6 mins

Between Two Trees

2.1km 4 mins

 

Primary Schools

Nanyang Primary School

1.5km 4 mins

New Town Primary School

2km 4 mins

Henry Park Primary School

2.5km 5 mins

Raffles Girls’ Primary School 

3.4km 6 mins

Fairfield Methodist School

3.4km 6 mins

Singapore Chinese Girls’ Primary School

4km 6 mins

ACS Barker Road

4.8km 7 mins

 

Secondary Schools & Junior Colleges

St Margaret Sec School

2.1km 5 mins

ACS Independent

3.7km 7 mins

Singapore Chinese Girls’ Sec School

4km 6 mins

Hwa Chong Institutions / JC

4.3km 6 mins

Nanyang Girls’ High School

4.4km 6 mins

National Junior College

5.3km 9 mins

 

Tertiary Institutions

Singapore Polytechnic

3.2km 6 mins

National University of Singapore

3.8km 7 mins

 

International Schools

ACS International

1.5km 4 mins

Invictus International School

3.1km 7 mins

INSEAD

3.1km 5 mins

Dover Court International School

3.4km 7 mins

Essec Business School

3.5km 7 mins

Dover Court International School

3.4km 7 mins

United World College (SEA)

3.4km 7 mins

Pricing of Hyll on Holland

Prices of condos in the Holland area have always been very stable, not subjected to the wild fluctuations of market forces. There are a few reasons:

  • Almost all are freehold properties, and hence more resilient. Buyers buy into freehold properties for the long haul;
  • Most homebuyers for this District 10 area (including Bukit Timah) bought the properties for own stay. Because the property market here is less speculative (as compared to say, Marina Bay), the upward and downward swing is not so drastic;
  • There is a more significant percentage of Singaporean ownership in District 10, unlike District 09 Orchard areas. When ABSD came into effect, for a long time, foreign buyers stayed away from foreigner-dominant areas. It resulted in a fall in demand and prices. The impact on Orchard was greater than Holland. But we do see a reversal of trend with more foreigners, namely the Chinese, returning to the market for high-end luxury projects.
  • District 10 is a family-friendly neighbourhood, with good schools, tertiary institutions, international schools, family recreational centres, etc. Both buying demand from local buyers and rental demand from expatriate families are very stable.
hyll on holland prices
Prices in D10 Holland area are more stable than D01 (Raffles/Marina Bay areas) and D09 (Orchard area)

Comparison With Other Recent New Launches in Holland/Farrer Area

At the moment, the developers have not released any details on the pricing yet. But what can we expect?

In this review, let’s look at some of the recent new launches in the area to gauge the price range.

hyll on holland prices

The best comparison with Hyll on Holland would be Leedon Green. The land price for Leedon Green at $1,790psf ppr is higher than Estoril’s $1,654psf ppr and Hollandia’s $1,703psf ppr.

Based on Edgeprop, the breakeven price for Leedon Green is $2,444psf. Do take note this is only an educated guide.

There are other factors, such as the land size and the number of units that may make a difference. Usually smaller projects with lesser units, the $psf tends to be higher.

For example, 15 Holland Hill is in a different league. The developer has decided to develop it into a luxurious development of only 59 large units, with sizes ranging from 1,292sf to $5,221sf. The starting price is $3.82m. The 5,425sf penthouse carries a price tag of $15.4m.

Nonetheless, we see the starting price of Leedon Green is very close to the ‘breakeven’ price.

leedon green prices
Prices of Leedon Green during the circuit breaker
leedon green prices
Leedon Green breakeven price (Source: Edgeprop)
Hyll on Holland prices
Breakeven prices of Hollandia and Estoril (Source: Edgeprop)

Hyll on Holland will yield about 319 units (to be confirmed), which is a fairly good size development.

If we use Edgeprop ‘breakeven’ prices as a guide, Hyll on Holland at $218psf lower than Leedon Green, it should then sell between $2,250 to $2,755psf. This price level is fairly attractive considering this is a freehold project in prime D10 district, on the fringe of Orchard area.

While Hyll on Holland is not as close to Holland Village as Van Holland and One Holland Village Residence, it is a good consideration if the price saving is about 15%. Furthermore, for families with cars, it would not be a significant setback for the slight inconvenience.  After all, most amenities are within a few minutes drive away.

Likes and Dislikes

good
  • Freehold project in prime district 10.
  • Walking distance to Holland Village MRT.
  • Very accessible by driving and public transports
  • Within 2km to Nanyang Primary Schools, Henry Park Primary School and New Town Primary School.
  • Within 10 mins drive to many popular secondary schools, junior colleges, tertiary institutions and international schools.
  • Close proximity to many points of interest, such as Holland Village, Singapore Botanic Gardens, Dempsey Hill and Orchard shopping belt.
  • FEC and Koh Brothers are very reputable developers so that quality will be ensured. Judging from Van Holland by Koh Brothers, we know they will spare no effort to provide good quality finishing.
  • Good tenant base for those working in CBD, One North, Science Park, NUS, NUH and Alexandra Business Park.
  • Likely most units will have North-South orientation, which means no afternoon sun issue.
  • A reasonably good size development with more than 300 units.
bad
  • Will have road noise issue for units facing the Holland Road flyover. This, however, may not be a real issue for most people would sleep in air-con comfort with windows and doors shut. Noise can also be minimized with proper design and materials used. We shall wait for the developer to release more information on the site layout.
  • It will not be a high-rise project so the view will not be spectacular.

Concluding Thoughts

I want to sum up my review by saying Hyll on Holland is an attractive proposition for Holland Road lovers. You almost can’t go wrong with investing in properties in this area. It almost ticks all the right boxes.

This project will be the last launch in Holland/Farrer Road from the first wave of en bloc sale. Buyers now have the luxury of time to choose from projects such as One Holland Village, Van Holland, Leedon Green, 15 Holland Hill and Hyll on Holland.

Years down the road, there may be another wave of en bloc sale with older projects like Holland Peak, Leedon 2, Jade Mansion, Holland Court, Sutton Place, Spanish Village and possibly Sommerville Park (will be challenging given its size). The entry price now will be lower than future new developments. What seems high now will look cheap in the next five to 20 years.

I am eagerly waiting for more details before I can make further comments on the project.

Stay tuned!


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Danny Han has been a licensed real estate agent since 2005. He also had five years of experience as a financial consultant. 

Danny grew up in Holland Village, having witnessed it first-hand transformed from a village to become one of Singapore hot-spots. He still keeps in touch with some of his old neighbours who are now major landlords of the prime shophouses along Lorong Mambong and Lorong Liput.

Over the years, Danny has served countless clients to buy, sell and lease both residential and commercial properties in the Holland area. Because of his market knowledge of the area, his clients trust his professional advice and reliable services.

During his spare time, Danny loves to explore with his wife, a retired academician, the many gastronomic choices in Holland Village. He will be more than happy to share with you his list of top eateries!

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6 Comments

    • Thanks, Stuart! I heard you on FM 93.8 last weekend speaking about the project. We are on the same page on Hyll.

      Reply
  • An amazing review, I have never come across one with more thorough research. This is my second time reading your reviews. Keep them coming!

    Reply
    • Hi Raymond! Thanks for asking. Leedon Green is just across to the other side of Holland Road from Hyll on Holland. The land price is slightly cheaper for Hyll so hopefully, the sales price will be lower. Hyll is slightly nearer to Holland Village. The project is also relatively smaller so it depends on your preference.

      Reply

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