holland village Archives - Holland Property

SKYE AT HOLLAND

hollandproperty — Sat, 06 Sep 2025 13:22:54 +0000

SKYE AT HOLLAND

VVIP Preview

Skye at Holland is a project to be developed by a consortium of four reputable local property developers: UOL Group, CapitaLand Development, Singapore Land Group and Kheng Leong Co.

Their winning bid $805.39 million for the 133,330 sq ft GLS residential site works out to $1,285 psf ppr, which is the lowest for a CCR GLS residential plot since the Kampong Java Road site was sold for $1,192 psf ppr in January 2019.

Skye at Holland is located in the heart of Holland Village, at the junction of Holland Road and North Buona Vista Road, and right next to One Holland Village Residences.

It is a mere 3-minutes walk to the Holland Village MRT Station.

Set within a historically rich residential enclave surrounded by low-rise homes and institutional landmarks, the development is conceived in response to this sensitive urban context.

Many units get to enjoy an unblocked view of the Holland GCB neighbourhood.

Likes and Dislikes

Reputable developers.
Enjoy a vibrant lifestyle hub of Holland Village.
About 5 minutes walk to Holland Village MRT
Seamless accessibility to a wide range of retail and lifestyle amenities. Within 5 to 15 minutes’ drive to shopping, dining and entertainment options include Jelita Shopping Centre, The Star Vista, Rochester Mall, Dempsey Hill and Orchard Road Shopping Belt.
Short walk/drive to international schools, such as ACS International School, Tanglin Trust, United World College, and Dover Prep School
Circle Line provides seamless connection to R&D/Education Hub, such as NUS, NUH, Science Centre (One North & Kent Ridge Stations), and to Greater Southern Waterfront (Haw Par Villa, Pasir Panjang, Labrador Park, Telok Blangah and Harbourfront Stations). The Circle Line MRT is scheduled to be completed and form a complete loop in 2026 with the opening of the final Circle Line Stage 6 (CCL6). CCL6 includes three new stations that connect HarbourFront to Marina Bay, completing the 43-kilometer network. By then the Circle Line will connect all the dots, making travelling round Singapore seamlessly.
Good catchment of high profile and high income tenants.
Near Rail Corridor.
Within 1-2km to reputable primary schools, such as Nanyang Primary and Henry Park Primary Schools.
Efficient layouts. GFA Harmonisation means getting what you pay for.
Unit sizes from 2-bedrooms to 5-bedrooms cater to different needs. The 4-bedroom and 5-bedroom units fill a gap for shortage of big units.
Provision of 1-1 parking lot for all 666 units. 18 EV charging points and 168 bicycle lots are provided.
50 condo facilities, including a GCB-like Clubhouse, 3 function rooms, and 2 private gyms.
Many units get to enjoy unblocked landed view and Holland Village view.

Not within 1km to reputable primary schools.
Some units facing future HDB blocks.

Feel free to Whatsapp me for future updates of Skye at Holland.

Danny Han is a licensed property agent since 2005.

As a kampong (village) boy growing up in Holland Village, he has so many fond memories. He grew up with pigsty (yuk!), cemetery, swamp and communal-living (with 10 families under one roof). His childhood games were gasing (spinning top), marbles, kites, spider-fighting and tree-climbing. An open-air cinema was his source of entertainment. 7^th-month Hungry Ghost wayang (Chinese opera) and getai (concert) was a once-a-year event that brought the entire village together.

What Danny is passionate about is not just about showing clients properties around Holland Village, but also enjoys sharing anecdotes and nuggets of information that are part of his growing up years.

Danny is an avid hiker and passionate foodie. He has covered most of the nature trails in Singapore, including some that are off the beaten track. Living up to his motto, “walk to eat,” he enjoys going out with his wife, a retired academician, on a food hunt across the island. He also has some foodie kakis who mix work with food. They then share their gastronomic experiences through food blogs. So do watch out, because every time he shows you a property, he will tell you what is the best food nearby!

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LEEDON GREEN (Former Tulip Garden): Review

hollandproperty — Mon, 16 Oct 2023 12:12:02 +0000

Updated on 16 October 2023

LAST 9 UNITS! 1+STUDY (8 UNITS) / 3BR (1 UNIT)

LEEDON GREEN (Former Tulip Garden): Review

Click here for

It’s not often that we have the chance to own a freehold property near Holland Village, so these always get my attention. One such new development is Leedon Green, which is located at the junction of Farrer Road and Holland Road. If you remember the old Tulip Garden condo that went en-bloc, well, this is it: Leedon Green is the development that replaced it.

This new project is nestled within an affluent and tranquil neighbourhood, and at the fringe of an exclusive Good Class Bungalow area.

Key Points To Note About Leedon Green

Freehold and in the prime district 10
Very close to Holland Village (about three minutes’ drive – you can even take a 12-minute stroll [950m] to get there on foot)
Short drive or bus ride to Holland Village, Botanic Gardens, Dempsey Hill and Orchard Road
Proximity to some of Singapore’s most famous schools
Within 1km (part of Leedon Green) to Nanyang Primary School
The expected TOP is sometime in 2023

My Ratings on Leedon Green

7.3

 7.3/10

Accessibility

 7.5/10

Facilities

 9/10

Site

 7/10

Finishing

 8/10

Amenities

 5.5/10

Price

 6.5/10

Pluses of Leedon Green

Big site
Blocks well spaced out
Nice facilities
3 swimming pools
80% of land goes to landscaping, communal spaces and facilities
Sheltered walkway to bus stop
Quality finishing
Alternate road access via Holland Road to avoid congestion at Farrer Road
Within 10 minutes walk to Farrer Road MRT
Short driving distance to places such as Holland Village, Dempsey, Orchard and Botanic Gardens
Good rental market for expatriate families

Minuses of Leedon Green

Possibly only one block in the development is within 1km to Nanyang Primary School
Not many amenities within walking distance. Nearest is Empress Road Market and the nearby shops. Holland Village is about 12 min walk away
Few blocks face either Farrer Road or Holland Road, thus affected by road noise, while others look into either Leedon Residence, D’Leedon or 90 Holland
Blocks are not high enough to enjoy panoramic views, unlike D’Leedon

Development Summary

Leedon Green is a freehold development, jointly built by MCL Land and Yanlord Land (most Singaporeans will be familiar with MCL, but not Yanlord – this is because Leedon Green is Yanlord Land’s first development in Singapore. I’ll talk more about this below).

Leedon Green is a mid-sized development consisting of 638 units. Unit distribution is as follows:

Unit Type	Size (sf)	Number of Units
1 bedroom	474	44
1 bedroom (sky unit)	603 – 689	11
1 bedroom + study	538 – 581	90
2 bedroom	614 – 872	264
2 bedroom (sky unit)	753 – 926	15
2 bedroom + study	818	41
3 bedroom	958 – 1485	66
3 bedroom (Premium)	1044 – 1163	45
3 bedroom (sky unit)	1604	1
4 bedroom*	1496 – 2680	60
4 bedroom (sky unit)	1744	1

*Five of the units are four-bedroom Garden Villa units. These have a landed-property feel, and are huge at 2,400 to 2,680 square feet. All the five units have been sold, each cost more than $6 million.

Almost 72 per cent of the development comprises two-bedders and two plus study, which means the developer is catering more to couples or small families. This is not surprising since young couples are likely to buy for its proximity to Nanyang Primary School.

I feel that the typical four-bedders, while decently sized at 1,496 square feet, could do with more than one en-suite bathroom (i.e. a bathroom directly connected to the bedroom). Having only one en-suite bathroom is a bit inconvenient for larger families. You know what it’s like in the morning when everyone rushes to shower, brush their teeth, etc. all at once, right? That said, apart from the bathrooms, the layout is quite efficient.

The five Garden Villa units are rare townhouses in a brand new freehold project. Hence, they were in high demand and were all snapped up in double-quick time.

As another interesting feature, 56 of the four-bedroom units come with private lift access (around 30 of the three-room units also have this same feature).

Finishing and Layout

A few things stand out for Leedon Green.

The developers have paid extra attention to the bigger 3-bedroom and 4-bedroom units.

The 3-bedroom basically come in two sizes: 1044sf (3-bedroom premium) and 1356sf (3-bedroom exclusive). The 3-bedroom exclusive layout is very comfortable for a family of 4. Even the smaller 3-bedroom premium is also fairly comfortable with an enclosed kitchen and a helper’s room (not bomb shelter).

(Click here) Virtual Tour for

Leedon Green 3-Bedroom Layout

In this review, I would like to highlight the 3 and 4 bedroom layouts.

Leedon Green comes with a smaller 3-bedroom premium (1044sf) and a more spacious 3-bedroom exclusive (1356sf).

Here are the key differences between the two:

Living/dining area: premium has a portrait orientation whereas exclusive landscape. The latter gives a better sense of space.
Lift: Exclusive version comes with private lift but not for premium.
Master bedroom: Exclusive has a bigger ‘walk-in’ L-shaped wardrobe
Kitchen: The Exclusive layout has wet and dry kitchens (with 2 refrigerators) versus a normal kitchen for the Premium layout
Utility/helper’s room: The Premium utility room can be used as a dedicated helper’s room. For the Exclusive version, the utility, helper’s room and yard are 3-in-1.

The walk-in L-shaped wardrobe for the 3-bedroom Exclusive will be welcomed by the lady of the house. Most of the time, the wardrobes in the master bedrooms are too small.

The kitchen in the Exclusive comes with induction cooker for the dry kitchen and gas cooker for the wet kitchen.

The developers have a big family in mind by offering two refrigerators! The one in the wet kitchen is a massive one. A dishwasher is also installed. This will be good for expatriate families where a dishwasher is a basic necessity.

In the dry kitchen, a built-in wine chiller is provided.

There is no dedicated utility room or helper’s room for this layout. But it has a spacious yard with a back door. Some ID work would be required to turn this utility cum yard area to accommodate your helper. Possibly, the back access might be sacrificed to maximise the usage of the space.

(Click here) Virtual Tour for

Leedon Green 4-Bedroom Layout

The 4-bedroom Exclusive is very similar to the 3-bedroom Exclusive. Apart from having an additional room, most parts of the apartment are about the same.

Facilities and Grounds

The sprawling Leedon Green has a land size of over 306,000 square feet. Around 80 per cent of this is given over to landscaping, communal spaces and facilities. A noteworthy element of the design is that – rather than have a few flat gardens – the terrain is terraced, with green spaces on different levels.

(Click here) Other room types

One thing I like about Leedon Green is that the blocks are well-spaced out from one another.

The blocks are diagonal to Farrer Road and Holland Road; this facing reduces direct road-noise but comes at the expense of a North-South facing. This orientation, however, typically means indirect afternoon sun.

The best facing units are those facing inward or pool-facing. Those outward-facing units are either fronting the noisy Farrer Road and Holland Flyover, or looking into Leedon Residence (but at least they are quieter).

It would have been ideal if the blocks were a bit higher – at 12 storeys the view is not as spectacular as, say, D’Leedon. Higher also means they can overlook Leedon Residence next door.

Facilities wise, Leedon Green offers three large swimming pools; this includes a grand pool, lap pool, and aqua fitness pool. There’s a tennis court available, and a unique treetop walk that gives a great view of the multi-level, terraced approach to landscaping.

Location

Leedon Green is in a prime location. As I mentioned above, it’s about a three-minute drive to Holland Village (around a 12-minute walk on foot), and a roughly 10-minute drive to the Orchard area. Raffles Place would be about a 20-minute drive.

Traffic-wise, I guess you already know I’m going to warn you about the noise and congestion; this is a busy intersection, no way around it. The nearby D’Leedon – in which I’ve handled rental and sales as well – had broadly the same negative feedback regarding the roads here.

If the road noise bothers you, I would avoid picking the units directly facing Farrer Road or Holland Road.

With regard to congestion, fortunately Leedon Green has an alternative vehicular ingress and egress via Holland Road – that’s an advantage Wilshire Residences doesn’t have. Most of the congestion is from the Farrer Road stretch, heading towards Orchard.

Local Owner-Occupiers

Leedon Green is in between the Farrer Road and Holland Village stations. It’s about 950 metres to each one. This distance is not exactly a comfortable walk, especially on a sunny or rainy day. Since Leedon Green is targeting more at families who are likely car-owners, this may not be an issue.

For owner-occupiers, one of the main draws of the location will be schools. Many of Singapore’s most famous educational institutions are within close proximity to Leedon Green. The following schools are all within a 10-minute drive of Leedon Green:

Fairfield Methodist Primary School
Henry Park Primary School
*Nanyang Primary School
Raffles Girls’ Primary School
Singapore Chinese Girls’ Primary School

*If you are buying Leedon Green to enrol your children into Nanyang Primary School, you can check with me which blocks fall within the 1km boundary. The new way of calculating the 1km has resulted in more blocks that fit the criteria.

Expatriate Families

For expatriates, Holland and Farrer Road areas are always popular choices because some international schools, such as the Orchard campus of Chatsworth International School, as well as Hwa Chong International, ACS International, United World College and Tanglin Trust are all nearby.

I feel the location brings potentially high rentability; especially for the expatriate crowd who frequent Holland Village, and want quick access to Orchard or the CBD. As many of these tenants probably use Private Hire Vehicles or rent a car anyway, the distance to the MRT station may not be an issue to them.

Coupled with the lifestyle amenities of Holland Village, this will be a draw for families. However, I should point out that most of the retail, food, etc. isn’t surrounding or directly across the street from Leedon Green. If you don’t drive, this may involve quite a bit of walking to get there. So this is one main drawback.

Small Investment Units

If you are buying the smaller one-bedders for investment, you will face stiff competition from One Holland Village (in the heart of Holland Village) and D’Leedon (nearer to Farrer Road MRT) when looking for expatriate tenants who will likely be singles and young couples. They probably won’t own cars, and so easy access by MRT will be a crucial factor.

Is that the reason why at the moment these small units are not moving very well as compared to the bigger units?

Best Stacks

The way the blocks are oriented, they are not North-South facing. So generally the units either get road noise or afternoon sun. Not easy to get the best of both worlds.

These are my recommendations:

1-bedroom: stacks 25 and 33. Do get some afternoon sun in the balcony. Nice pool view. Block 38 is quite a distance away. No road noise.
1-bedroom plus study: Stack 32 with nice pool view and distance from next block. Stack 8 may have a bit of road noise. No afternoon sun. Near to BBQ pavilion, tennis court and exit to Farrer Road. Can also consider stacks 50 & 58 though may also have some road noise from Farrer Road but have no afternoon sun.
2-bedroom: stack 01. No afternoon sun. Pool view. Some road noise. Likely within 1km to NYPS. Can also consider Stack 4 though view not as good but away from road noise). Stack 5 will have more afternoon sun than Stack 4. Stack 51 also has nice pool view but slight road noise.
2 plus study: Stack 52. May have some road noise. Pool view and no afternoon sun.
3-bedroom: Stack 06. Within 1km to NYPS. Least afternoon sun compared to the other stacks but may suffer slight road noise. Choose a lower floor may help because road travel upward and trees can help shield some. Possibly level 3 to 5.
3-bedroom Premium: Most difficult to choose from because either road noise or afternoon sun. Best of the worst is possibly Stack 7. Choose lower floor.
3-bedroom Exclusive: Stack 49 has the least road noise but some afternoon sun.
4-bedroom Exclusive: Interestingly all stacks have afternoon sun. Stack 02 would be the best with nice pool view and within 1km to NYPS.

Prices

Prices are in the range of about $2,600 to $2,700 psf, which is typical for the prime location and freehold status.

Average prices for freehold condos in District 10 is about $2,573 psf, having appreciated from just $943 psf back in 2005 (about a 172.7 per cent increase).

(Note that new launches are always priced higher than surrounding resale units, hence Leedon Green’s $2,600 to $2,700 psf is about right). This price level may not be comfortable to many, but this is the new norm for freehold new launches in district 10.

(You can check with me for the latest prices)

Now earlier, I noted that many of the units tend to be smaller two and one-room units. While the price per square foot is high, the smaller unit sizes mean the overall quantum (overall cost) is more affordable than you’d think.

Prices for one-room units start from around $1.31 million, while two-room units from around $1.66 million.

The three-room units are from $2.43 million up, while four-room units from $3.83 million up.

The low quantum, plus central location, will make Leedon Green very attractive to homebuyers looking for new freehold projects . Good yields are quite hard to find among freehold, prime district units.

For home buyers buying for own stay, Leedon Green may appeal to singles, or even to older couples who are empty-nesters or retirees. By getting a smaller unit here, you can effectively trade-off some unneeded space, in exchange for living relatively near to Holland Village and Orchard (and the facilities of a high-end condo, of course).

Future Potential

You maybe wondering at this price level, will there be any upside potential?

The first thing to take note is, high price PSF is here to stay for new launches. Even some OCR launches are already selling above $2,000 psf.

Boulevard 88 in Orchard area already selling at an average price of $3,708 psf, with the highest record at $5,125 psf transacted in June 2019!

Along the stretch of Holland Road and Farrer Road, there are few other older developments, such as Spanish Village, Sommerville Park, Sutton Place and Sommerville Grandeur. In the future, when these developments face the grinds of ageing and decide to go en bloc, then the surrounding projects will look ‘cheap’.

A Note on the Developer

Some buyers may be sceptical given that they’ve never heard of Yanlord Land. But to be clear, this is a foreign developer entering the market, and not a new developer. Yanlord is a large, listed firm with many properties under its belt in China.

Also, Yanlord Land’s partner, MCL Land, is an established local developer; and in most of these cases, the developer new to the country will let the established one take the lead. So I don’t feel there’s much to worry about here.

Final Thoughts

Leedon Green is one of the few opportunities many of us will have, to afford a freehold property in District 10. There are other prime region developments of course – but we can usually expect the quantum of these units to reach the $2 million mark, pricing it out of reach for most of us.

Besides this, I feel that ongoing developments in Holland Village – and the revamp of Orchard Road – bode well for the long term value of Leedon Green. As an investment, I feel this development is likened to a ‘blue chip’ stock – will do well as a long-term play (e.g. hold for 15 years before selling).

If you would like to find out more about the project, feel free to contact me or book me for a virtual presentation using the calendar below.

Danny Han has always been in the people’s business, having spent 23 years as a church pastor, five years as an insurance agent, and the last 16 years as a property consultant.

Danny has a genuine interest in people and firmly believes in personal integrity. While helping homeowners with their property needs, their interest always takes precedence over his personal gains. Hence, Danny has consistently earned his clients’ complete trust and loyalty. Many of them have become his personal friends.

Danny received his Diploma in Mechanical Engineering from Singapore Polytechnics and Bachelor of Science from Oklahoma Christian University of Science and Arts in Bible & Psychology.

Besides keeping abreast of the property market trend and constantly equipping himself to better serve his clients, Danny is a passionate foodie, a weekend cyclist, and an avid hiker.

New Projects in Holland

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The post LEEDON GREEN (Former Tulip Garden): Review appeared first on Holland Property.

MOOI RESIDENCES

hollandproperty — Fri, 12 Aug 2022 07:40:00 +0000

FULLY SOLD

MOOI RESIDENCES

Mooi Residences is the latest new developments to join the rank of a handful of condos that are within five minutes walk to Holland Village. The launch follows on the heels of One Holland Village Residences and Van Holland.

Why did the developer come up with an unusual name ‘MOOI’? What exactly does it mean?

Just in case you are thinking, this is not a Teochew word for a ‘young girl’ (sorry for the lame joke).

The word ‘mooi’ has a Dutch origin, meaning “pretty, nice, beautiful”.

Well, since Mooi Residences is in the Holland Road area, it makes sense to adopt a Dutch name. Van (Dutch word for ‘from’) Holland had set a precedent. One Holland Village Residences also adopted the Dutch names ‘Sereen’ (serene) and ‘Leven’ (life) for their residential blocks.

My Ratings on Mooi Residences

7.2

 7.2/10

Accessibility

 9.5/10

Facilities

 7.5/10

Site

 6.5/10

Finishing

 8/10

Amenities

 9/10

Price

 6.5/10

What I Like and Dislike About Mooi Residences

Pluses of Mooi Residences

Proximity to Holland Village
Quality finishing
Lap pool and gym
Private lift
North-South facing
Single-loading (better ventilation)
Short driving distance to places such as Dempsey Hill, Orchard Road and Botanic Gardens
Good rental demand from expatriates

Minuses of Mooi Residences

Small development
Limited facilities
Road noise
Boutique developer who is not very well-known

Key Points To Note About Mooi Residences

Freehold and in the prime district 10
24-unit 5-storey high
330m (less than 5 mins walk) to Holland Village MRT
Short drive or bus ride to Botanic Gardens, Dempsey Hill and Orchard Road (8 mins drive)
Within 2km to many good schools: Nanyang Primary School, Henry Park Primary School and ACS (International).
Estimated date of legal completion 15 October 2025.

Mooi Residences Location

Location: 139/141 Holland Road.

Limited Lands Near Holland Village

There is no new land supply in this area (except for the Government Land Sale for One Holland Village). Developers have very few options except en bloc sales. One example is Van Holland, which is the case for former Toho Mansion.

The original site of Mooi Residences was a couple of detached houses, purchased by the Wenul for $10.38m and $10.35m. With the limited land size of 1235.9sm (13,305sf), it could only be redeveloped into a 5-storey 24-unit apartment.

Lands near Holland Village are scarce, especially big plots of lands. So we only see a number of small new developments sprouting up along Holland Road over the years. The upcoming Hyll on Holland is about 10 mins walk to Holland Village.

Limited Condo Choices Within Five Minutes Walk to Holland Village

I have often received enquiries from buyers who want to buy something within a short walk to Holland Village but found wanting because of lack of supplies.

There are usually not many units available for sale on the resale market.

Several very old condos nearby are Willyn Ville (63 units, 1982), Warner Court (36 units, 1985), Leedon 2 (72 units, 1996), Jade Mansion (27 units, 1982), The Belmont (10 units, 2008) and Holland Court (22 units, 1970).

The new and relatively newer developments are Van Holland (69 units, under construction), Enclave Holland (26 units, 2019), Loft @ Holland (41 units, 2014), The Ford @ Holland (85 units, 2009), Urban Edge @ Holland (31 units, 2007) and Holland Suites (15 units, 1999).

It is noteworthy all of them have less than 100 units.

Apartments along same stretch of road as Mooi Residences

The biggest condo projects in or near Holland Village are The Merasaga (116 units, 1995) and One Holland Village Residences (296 units, under construction). Both of them are 99-year leasehold.

So, if you are looking for a condo project with more than 100 units that is within 5 mins walk to Holland Village, you don’t really have choices. This explains why One Holland Village Residences is selling well.

With the upcoming launch of Mooi Residences, it presents buyers a rare opportunity to own a brand new unit within a short walking distance to Holland Village.

Project Details of Mooi Residences

PROJECT DETAILS
PROJECT NAME	Mooi Residences
ADDRESS	139, 141 Holland Road
DEVELOPER	Wenul Hl Pte Ltd
TENURE	Freehold
DISTRICT	10
SITE AREA	13,302 sq ft
GROSS FLOOR AREA	18,623 sq ft
NO OF BLOCKS	1
NO OF STOREYS	5
NO OF UNITS	24
TOP	April 2024
ROOM TYPES & SIZES	2BR (562/603/678sf) / 3BR (850/883/904/947sf) / 3BR Penthouse (990sf) / 4BR penthouse (1281/1335sf)

Unit Type	Size (sf)	No. of Units
2 bedroom PES	592 – 678	2
2 bedroom	603 – 667	9
3 bedroom PES	904 – 947	2
3 bedroom	850 – 883	7
3 bedroom Penthouse	990	2
3 bedroom + study Penthouse	1281	1
4 bedroom Penthouse	1335	1

The Developer

Wenul Development Pte Ltd is a boutique developer who has several cluster houses and small developments under its belt.

Some of the projects in its portfolio include EstriVillas at Jalan Lim Tai See, Shamrock Villas, Bellaville, Adana@Thomson, The Mercury, RV Suites, Ventura Heights, Whitley Villas and RV Edge.

Mooi Residences Site Plan

Facilities

One has to accept the fact that facilities will be limited for a small development like Mooi Residences.

Having a lap pool is almost indispensable, no matter how small the development is. Nothing beats swimming a few laps in the 25-m pool, soaking in the jacuzzi or relaxing in the spa pool to unwind after a long day.

The developer also recognises that a fully-equipped gym is just as indispensable as a lap pool. Despite the restraint of space, a BBQ area and gourmet terrace are also added to the list of facilities.

There are altogether 19 parking lots plus a accessible lot. Since 12 out of the 24 units are three bedrooms and one is a four-bedroom penthouse, they are likely family-based residents who are likely to own cars. The number of parking lots should be sufficient to cater to their needs, assuming those who stay in smaller units are less likely to own a car since the MRT station is so nearby. There is even provision for 6 bicycle lots! This makes sense for those who prefer to cycle to work (eg. One-North is not too far away) or nearby parks.

Layout

Mooi Residences comes with mainly 2-bedrooms (562sf to 678sf) and 3-bedrooms (850sf to 947sf) units.

Layouts generally have well utilisation of spaces with no bay windows and over-sized balconies.

All units have private lifts except the ground floor units.

Virtual Tour for 3-bedroom (Type C1)

Finishing

Though Mooi Residences is a small development, the developer spares no effort in providing top of the line fittings, such as Duravit and Grohe, generally found in luxury developments. To give an added touch of class, Jee-O (coincidentally a Dutch product) bathroom accessories are provided.

Prices

At this point of writing, the information we received on the price range are:

2 Bedder – fr $1.594m to $1.877m (592sf – 678sf / $2,692psf – $2,768psf)
3 Bedder – fr $2.287m to $2.823m (850sf – 990sf / $2,690psf – 2,851psf)
3+1 Bedder Penthouse – ~$3.452m (1,281sf / $2,694psf)
4 Bedder Penthouse – ~$3.767m (1,335sf / $2,821psf)

Currently, the developer is offering up to $164,000 discount for its preview! The average preview price is about $2565psf.

How do these prices compare with nearby new launches in terms of quantum?

Leedon Green: 2BR starts from $1.649m (614sf / $2,687psf); 3BR starts from $2.414m (958sf / $2,519psf); 4BR starts from $3.871m (1,496sf / $2,587psf)
Van Holland: 2BR starts from $1.886m (657sf / $2,871psf); 3BR starts from $3.164m (1130sf / $2,800psf); 4BR starts from $3.753m (1,345sf / $2,790psf)

If we compare Mooi Residences with Van Holland and Leedon Green, the gross quantum prices are slightly cheaper for Mooi Residences.

In general, the pricing of Mooi Residences is quite in line with recent launches in the Holland/Farrer area.

My Thoughts on Mooi Residences

Generally I would not recommend a small development. However, as I have mentioned earlier, almost all developments within five minutes walk to Holland Village have less than 100 units. So, if you looking to buy a property within a short walk to Holland Village, you don’t have much of an option, unless you want to go for the leasehold One Holland Village Residences.

Bigger developments like Leedon Green, comes with more and bigger facilities which smaller developments can’t afford to have due to space constraint. On the other hand, for many tenants, the proximity to Holland Village outweighs the facilities. And there are many expatriates who prefer the quietness and exclusivity of a small development.

Despite the small size of the development, we must give credit to the developer for providing the best in terms of facilities and finishing.

Besides, all units come with private lifts which is very rare for small 2-bedroom units. The single-loading layout (instead of back-to-back units) is great for ventilation, which again is a rarity these days.

Mooi Residences should appeal to young couples, small families and even retirees who loves the convenience that Holland Village and the MRT provide.

Message me if you would like to have the floor plans. To make an appointment to view the show flats, please register your interest or book a date with me using the calendar below.

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Danny Han has always been in the people’s business, having spent 23 years as a church pastor, five years as an insurance agent, and the last 16 years as a property consultant.

Danny received his Diploma in Mechanical Engineering from Singapore Polytechnics and Bachelor of Science from Oklahoma Christian University of Science and Arts in Bible & Psychology.

Besides keeping abreast of the property market trend and constantly equipping himself to better serve his clients, Danny is a passionate foodie, a weekend cyclist, and an avid hiker.

New Projects in Holland

The post MOOI RESIDENCES appeared first on Holland Property.

HYLL ON HOLLAND

hollandproperty — Thu, 04 Aug 2022 12:14:00 +0000

FULLY SOLD

HYLL ON HOLLAND

Hyll on Holland Review (Former Hollandia and Estoril)

(Updated 6 Sept 2020)

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.

Hyll on Holland will join the rank of One Holland Village Residences, Van Holland and Leedon Green that were launched end of 2019 and beginning of 2020. The delayed was partly due to the Covid-19 pandemic.

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 (not to be confused with Far East Organisation) 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).

Koh Brothers is also the developer for Van Holland that is launched in Jan 2020.

Project Details of Hyll on Holland

PROJECT DETAILS
PROJECT NAME	Hyll on Holland (former Hollandia and Estoria)
ADDRESS	89, 91, 93, 95, 97, 99 Holland Road
DEVELOPER	FEC Skypark Pte ltd (Far East Consortium & Koh Brothers)
TENURE	Freehold
DISTRICT	10
SITE AREA	138,105 sq ft
GROSS FLOOR AREA	242,188 sq ft
NO OF BLOCKS	6
NO OF STOREYS	12
NO OF UNITS	319
TOP	30 June 2025
ROOM TYPES & SIZES	2BR 231 units (570-721sf) / 3BR 44 units (936sf) / 3BR+study 44 units (1,055sf)

Likes and Dislikes

Freehold project in prime district 10.
Beautiful landscaping
Blocks not facing each other
Efficient layout eg. ‘dumbbell’ layout reduces wastages of space
The lowest floor is 15m above road level. This height gives the Holland Road-facing units a clear view above the viaduct.
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.

May have some road noise issue for units facing the Holland Road flyover. However, the developers are circumventing the problem with the site design, trees, water cascades, thick glass and sound-absorbing material and design.
It will not be a high-rise project so the view will not be spectacular. However, with the lowest floor starting from about 15m high (equivalent to 5 floors), the elevation will help to improve the view.
The amenities are not within a very short walk away.

Hyll on Holland: Live Lush At The Top

The developers are attempting to set apart Hyll on Holland from the nearby new launches by paying a lot of attention on the architectural design and concept.

The unifying theme is “Live Lush At The Top” since it is located on Holland “Hill” and near to the Singapore Botanic Gardens.

With that in mind, the developers set out to design the development with a sense of “staying close to nature,” by creating “a unique tropical identity surrounded by verdurous botanical gardens”. So, one can expect a haven of lush greenery!

The environmental deck that sits on two basement levels of parking facilities is about 5 meters above the road level. The lowest floor units are approximately 15m to 16m above street level, higher than the 7m-high Holland Road viaduct.

With that, the entire level of the environmental deck is dedicated to facilities and landscaping. The impressive facilities are segmented into Forest By The Hyll, The Shire, The Lagoon, Play Space, Canopy Park, Garden Collection and Wellness Zone. One cannot help but feel that the entire ground is like a botanical garden, in line with its master plan.

With out-of-the-ordinary features like sunken gardens, garden terraces, water cascade, creeks, pavilions and a huge lawn, they will stimulate the senses. Even the bin centre is camouflaged with grass carpet!

Site Layout of Hyll on Holland

There are altogether six tower blocks, of which five of them are point blocks; that is, all four units on each level are corner units. None of the blocks is facing each other; hence all get to enjoy an unblocked view.

Side Gate

To facilitate easier access by foot, there is a side gate near to Holland Hill. This will cut down a bit of walking time to Holland Road for some of blocks.

It can also lead to the top of Holland Hill where there is a shorter access to Holland Village and Commonwealth Crescent Market and Food Centre.

Vehicular Egress to Holland Hill

The developers have thoughtfully provided a vehicular egress to Holland Hill which will spare motorists from making a U-Turn along Holland Road to head to Farrer Road or Orchard Road.

Minimising Road Noise Problem

The developers make a special effort to alleviate the potential road noise problem from Holland flyover.

All the blocks are built as far away from Holland Road as possible. The nearest point is about 30m and the furthest point 70m.

The elevation of the development, and provision for water cascade, trees and plants will also help to cushion the noise.

As for the road-facing units, the window panes are 12mm thick (!).

The balcony does not come with full sliding doors. Instead, it has a fixed full-height glass panel and a swing door. The design of the ceilings has unique acoustic feature and material.

Floor Plans and Layouts

(Virtual Tour)

Hyll on Holland will come with 2 bedrooms (3 different types), 3 bedrooms and 3 bedrooms plus study. There will be no 1-bedroom, 4-bedroom and penthouse units.

Clearly, the developers are targetting at couples and small families.

The layouts come with efficient use of space.

Corridors to the bedrooms are minimised.
Balcony sizes are just right through the one for 3 plus study is long with its landscape orientation. It does give the living room a sense of space, and may double as dining area.
The study area for the 3+study can be used as helper’s room if needed.
The smallest 2-bedroom unit at 570sf and largest 3+study unit at only 1,055sf, are meant to keep the overall quantum low, and thus affordable.

3D Model Tour

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), north to Farrer Road and south to Queensway, motorists can travel via the egress to Holland Hill.

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).

If you know the shortest route (not along the full stretch of Holland Road), the walking distance is only 800m or 10 mins’ walk.

In the event of a rainy day, you can take bus service 106 or 48 outside the condo to the MRT station, which is only one bus stop 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 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.

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.

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.

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.

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

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

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.

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.

Prices of Properties in the Holland Area

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.

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.

If we use Edgeprop ‘breakeven’ prices as a guide, Hyll on Holland at $218psf lower than Leedon Green, it should then sell slightly lower than Leedon Green.

This price level is fairly attractive considering this is a freehold project in prime D10 district, on the fringe of Orchard area.

If we compare with prices of new homes in the nearby Orchard area, where the level has hit between $3,300 to $4,000psf (and set to rise with recent en bloc sales), $2,500 to $2,900psf do seem attractive.

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 10 to 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.

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 the Holland Collections: 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.

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Danny Han is a licensed property agent since 2005.

What Danny is passionate about is not just about showing clients properties around Holland Village, but also enjoys sharing anecdotes and nuggets of information that are part of his growing up years.

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The post HYLL ON HOLLAND appeared first on Holland Property.

VAN HOLLAND (Review)

hollandproperty — Mon, 04 Apr 2022 11:17:00 +0000

VAN HOLLAND: The Good and the Bad

Introducing Van Holland

Van Holland is a new freehold condo launch in Holland Village.

Of the series of upcoming new projects in the Holland-Farrer Road area, Van Holland is the nearest to Holland Village, apart from One Holland Village Residences.

Van Holland: Toho Mansion En Bloc Sale

Koh Brothers bought the former Toho Mansion site in March 2018 for $120.5m. Based on a land size of 47,660sf with a plot ratio of 1.4, the land rate works out to $1,805 psf ppr. In comparison, the land price of 99-year leasehold One Holland Village is $1,888 psf ppr.

The developer gets to enjoy another premium 10% above its GFA without having to pay any development charge.

Van Holland will be a low-density development with 69 1-bedroom to 4-bedroom units.

Holland Village, with a strong European legacy over the years, has become a popular destination for both locals and expatriates. It is also well known for being a creative commune and an incubator for local artists, musician and entrepreneurs. By day, it is an urban village for lifestyle activities. By night, it becomes a vibrant dining destination for gathering.

Indeed, at Van Holland, you get to enjoy the best of both worlds. On one hand, you are away from the maddening crowd nestled in the serenity of a low-density project. On the other hand, you are just one step away from Holland Village, the centre of action.

Location of Van Holland

The biggest asset for Van Holland, without doubt, is its location.

Van Holland is directly linked to Holland Village by an overhead bridge. With elevators on both ends of the bridge, it is a 3-minute walk via fully sheltered walkway to the MRT station. With the ease of accessibility provided by the MRT, Van Holland offers seamless travel for commuters.

The Holland Village MRT Station lies on the Circle Line that travels from HarbourFront to Marina Bay. Therefore, it will benefit those who work in NUS, NUH, Vivocity and CBD area.

Alternatively, residents can take the MRT 1 stop to Buona Vista station interchange. Hopping on the East-West Line, it is a direct access to Raffles City and Tanah Merah MRT.

Commuters can also take 2 stops to Botanic Gardens station interchange, which links to the Downtown Line.

For those who drive, PIE and CTE are easily accessible and connects to Orchard Road and One North.

The bus stop is located just outside the condo where you can enjoy direct bus services to Orchard Road, Botanic Gardens and Dempsey Hill.

The Project

Book-Matched Marble Flooring

Book-matched marble gets its unique name from the processing method. When a slab of stone is sliced thinly, the slices share the same distinct pattern. When placed side by side, they mirror each other like an open book.

The book-matching technique is only possible using the finest marble slab, with a clear base and distinct veins. Marble slabs with fewer characteristics or undefined colours will not be able to display the beauty of it.

Generally, book-matched marbles are more commonly used as a feature wall. But the developer has taken on the challenge to the next level by showcasing this beauty on the floors; a statement piece of art flowing seamlessly from the entrance, to the kitchen and living room, making every home at Van Holland a unique art piece of its own.

Even the floors of the balconies will be of the same marble. However, they will be cut into smaller tiles to prevent slippage.

Wardrobe Pull-Down System

Another innovative feature is their wardrobe pull-down system.

Most wardrobes these days are far too small to keep all the clothing. We would typically store hardly-used items in the top-section that will not see the light of days. In this case, with a 3.1m ceiling height, the wardrobe has full-height dual clothes hanging compartment. Since the upper section is out of reach, the pull-down system enables you to retrieve the clothes without any problem.

A brilliant idea, indeed!

Sanitary Fittings: Fratelli Frattini

Like a piece of jewellery that completes a sophisticated outfit, every home at Van Holland will be crowned with the scintillating beauty of F.lli Frattini fittings.

Rubinetterie Fratelli Frattini, is founded in 1958 by three brothers in San Maurizio d’Opaglio, a commune in the province of Novara, to the west of Milan.

Van Holland will be among the first condominium projects in Singapore to feature the F.lli Frattini brand of luxury sanitaryware, including Swarovski crystal-encrusted faucets. It is the first time I see Swarovski crystal on a tap! This sheer touch of elegance that will make Van Holland house-owners feel proud to showcase their apartments to friends and relatives.

It will be complemented by the top-end German brand of bathroom fittings and sanitaryware, namely, Duravit. The kitchen appliances and washer-dryer will be headlined by another premium German brand, Miele.

Van Holland Floor Plans

Van Holland Developer

Listed on Main Board of the SGX-ST in August 1994, Koh Brothers Group Limited (“Koh Brothers”, or together with its subsidiaries, the “Group”) 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.

My Views on Van Holland:

The Good:

During the days of Toho Mansion before its collective sale, I had handled several rental transactions there. Even though most of the walk-up apartments there were poorly maintained or not renovated, it was easy to find tenants, mainly because of its proximity to Holland Village. There was always more demands than supplies.

When I first heard that Toho Mansion would undergo redevelopment, I was very excited because that plot of land deserves something better.

Excellent Location

The best part of Van Holland, of course, is its location. There are not many condominiums that are within less than five minutes walk to Holland Village, especially newer ones that are five years old or less.

The most recent development is a 28-unit boutique project, The Enclave.Holland, launched in 2018. Urban Edge (2007) and Ford @ Holland (2009) nearest to Van Holland are already ten years or older. Further down Holland Road, you have Holland Residences (2012) in Taman Warna, and in Holland Hill, Parvis (2012) and Lush On Holland Hill (2012). In comparison, none of these can compete with Van Holland in terms of location.

So there is a pent-up demand for new condominiums in the Holland Village neighbourhood. It was not surprising that response to One Holland Village Residences was very positive. In less than one month since it was launched on 25 Nov 2019, 110 out of the 296 units (more than 37%) were sold.

Van Holland is just across from Holland Village. The distance from Van Holland to Holland Village MRT is nearer than from One Holland Village. From Van Holland it is a mere 290m or 3-4 minute walk; whereas from One Holland Village it is 60m further.

The key difference is, from Van Holland, there is a direct link to an overhead bridge and a sheltered walkway to Holland Village and the MRT station. Furthermore, the overhead bridge has elevators on both ends, making it handicap-friendly.

Right next to the overhead bridge are the bus stops. Bus services are 7, 61, 75, 77, 95, 165, 970 and 5N.

From the side of Van Holland, these buses will take you to places like Botanic Garden, Orchard Road, Chinatown, Shenton Way, Ang Mo Kio and Hougang.

From across Van Holland, they will take you to Clementi, Bukit Timah, Bukit Panjang, Bukit Batok, NUS and NUH. Hence, the road coverage by buses is quite extensive.

Abundant Amenities

The amenities around Van Holland are in abundance. Holland Village serves as a one-stop place for all your banking, shopping, groceries, entertainment and dining needs.

Cold Storage and 7-Eleven are open 24/7. Almost all the major banks are represented in Holland Village. No wonder expatriates love to live in this area!

Finishing

The developer makes a great effort to make this project an outstanding one with luxurious finishing.

The flooring, bathroom fittings and kitchen appliances are all top-of-the-line brands.

They are among the first, if not the first, to introduce F.lli Frantini sanitary ware.

Configurations and Sizes of Units

In spite of only 69 units, the developer has catered to both investors and those buying for own stay. The smaller 491sf 1-bedders and 652sf 2-bedders are more palatable for investors because of lower quantum.

There is a need for bigger units with four bedrooms in this area, especially for those who are buying for own stay. Generally, this group of buyers with a high budget prefers a freehold property.

With sizes ranging from 1343sf to 1595sf and 1988sf, they fill the gaps to meet the needs of various family sizes.

For the 1-bedders, a full-width sliding door separates the master bedroom and living room. In this way, it can either be a studio with a sense of space or a 1-bedder when you need privacy.

Space-wise for 1-bedder and 2-bedder, they are very functional with the open-kitchen concept and good-size balcony but not an over-kill.

2-bedders have both one bathroom and two bathrooms options. These two options are prevalent with most new projects, partly for budget-conscious buyers and investors. For all practical purpose, one bathroom is sufficient for singles or couples. The difference in cost in one extra bathroom is more than $100,000.

Short of Ideals

Schools Near Van Holland

Unfortunately for families with young children, Van Holland Holland is not within 1km to any primary school. Henry Park and Nanyang Primary School are about 1.5km and 2.4km away, respectively.

On the other hand, Van Holland is near the educational hub with many secondary schools (ACSI, St Margaret and Hwa Chong) and tertiary institutions (NUS, Singapore Poly, Ngee Ann Poly) within relatively easy reach.

For expatriates, there are many international schools within a short drive away. With this, Van Holland will be a very rentable place. The catchment for tenants is limitless, be it those who work in CBD area, Biopolis, Alexandra Business Park or even Harbourfront area.

Facilities

Though Van Holland is a small project with only 69 units, the developer has made provisions for two infinity-edge pools, one on the ground and the other on the rooftop level.

The developer has sacrificed a unit on the roof-top to build a bigger clubhouse.

The Sky Club is impressive for hosting parties or functions. Within the clubhouse will be a cigar room, a wine cellar, and an event space with a kitchen and pantry.

Other wide-ranging facilities include a junior rock-climbing wall, garden lounges, jacuzzi spas, gym etc. Not bad for a small project.

What I Don't Like About Van Holland

Small Site:

Van Holland only has 69 units sitting on a small plot of land. While it may appeal to those who like low-density development, it will not be ideal as an investment property since tenants like a full offering of condominium facilities.

A small project will have limitations due to restricted space. Much as the developer tries hard to circumvent this problem, it still cannot compete with larger projects with more, bigger and better facilities. To their credit, the developer decides to go for quality to compensate for this shortfall.

Even though Van Holland is a freehold project, One Holland Village Residences will be a better choice for investors. The latter is an integrated development with full condominium facilities, including a tennis court. As a more grandeur project and located right in the smack of Holland Village, Van Holland will be in the shadow of One Holland Village Residences as far as tenants are concerned.

With its freehold status, Van Holland will likely be the preferred choice of an older generation of buyers who are die-hards for only freehold properties.

Not only small projects have lesser facilities, but owners will also likely end up paying more for maintenance since the pool of ownership is smaller.

Potential Road Noise Problem

About 80-90% of condominiums in the Holland area are along the road. To partly addressed this problem, the developer of Van Holland makes use of the water feature wall and a 10m waterfall at the drop-off area to drown out the road noise. The developer hopes that the waterfall will at the same time be an Instagram-worthy spot.

It is good to know that Holland Road is not a major road with fast-moving traffic, so noise level will not be unbearable, except for those with a low threshold for noise.

The Biggest Issue: Distance Between The Blocks

Every developer will want to maximise the development of the land. When the plot size is small, it can be disastrous as in the case of Van Holland.

The distance between two of the blocks is as close as 5.4m! This is too close for comfort!

To make matter worse, the balconies and bedrooms of these two blocks are facing each other.

Initially, I thought that situated next to the GCB area is a positive attribute. However, there are restrictions imposed by URA. The rooms and balconies are not allowed to face the bungalows because of invasion of privacy. As a result, they have to face inwards.

Those units designated as ‘exclusive series’ in block 190 will all be looking directly into their neighbours in blocks 186 and 188. I don’t think buyers who have to pay premium prices for these ‘exclusive’ units are going to bite.

It is important to identify which are the premium facing units.

Out of the 15 stacks, I have identified only five with acceptable facing. And none of them is from the ‘exclusive series’. Of the five stacks, there are 1BR, 2BR and 3BR. In most projects, the bigger 4BR units would enjoy the best facing, but not in this case.

Pricing

Taking the cues from some of the nearby D10 developments, Van Holland will not be cheap.

The indicative starting price is $2,600psf. While this price seems quite attractive given its excellent location, not many buyers are used to this price level yet.

Most recent launches in D10 are selling above $2,500psf. This resistance level of $2,500psf is apparent judging from the take-up rate.

One Holland Village Residences, on the other hand, is doing relatively well. So, will response to Van Holland be positive?

If the prices can be kept to between $2,600-2,700psf, there is a chance the project might perform well.

With prices in the Orchard area that is only minutes drive away crossing the $3000-4000psf level, soon Holland areas will look cheap.

It is interesting to note the majority of buyers for One Holland Village Residences are locals, many of whom live in Districts 10 and 11.

My Ratings of Van Holland

LOCATION

 5/5

TRANSPORT

 5/5

QUALITY OF FINISHING

 5/5

FACILITIES

 4/5

LAYOUT

 1/5

PRICING

 2.5/5

Project Details

PROJECT DETAILS
PROJECT NAME	Van Holland 荷兰轩
ADDRESS	186, 188, 190 Holland Road.
DEVELOPER	KBD (A unit of Koh Brothers)
TENURE	Freehold
DISTRICT	10
SITE AREA	47,600 sq ft
GROSS FLOOR AREA	73,396 sq ft
NO OF BLOCKS	3
NO OF STOREYS	4 and 5
NO OF UNITS	69
TOP	31 March 2023
ROOM TYPES & SIZES	1BR 491sf (10 units) / 2BR 652-685sf (9 units) / 2BR Premium 709-790sf (17 units) /2+STUDY 997sf (8 units) / 3BR 1054-1146sf (12 units) / 4BR 1343sf (5 units) / 4BR Excl 1595sf (6 units) / 4BR Exc.attic 1988sf (2 units)

Danny Han has always been in the people’s business, having spent 23 years as a church pastor, five years as an insurance agent, and the last 16 years as a property consultant.

Danny received his Diploma in Mechanical Engineering from Singapore Polytechnics and Bachelor of Science from Oklahoma Christian University of Science and Arts in Bible & Psychology.

Besides keeping abreast of the property market trend and constantly equipping himself to better serve his clients, Danny is a passionate foodie, a weekend cyclist, and an avid hiker.

New Projects in Holland

The post VAN HOLLAND (Review) appeared first on Holland Property.

Nakhon Kitchen

hollandproperty — Thu, 16 Jan 2020 12:55:45 +0000

Holland Village Food Guide: Nakhon Kitchen

Nakhon Kitchen has about seven outlets in Singapore. The outlet in Holland Village is at 27A Lorong Liput.

Nakhon Kitchen is the go-to place for reasonably priced authentic Thai food.

Back in October 2017, Nakhon was suspended by National Environment Agency (NEA) for two weeks and accumulated 12 demerit points for rodent infestation. That incident, however, did not hurt the business of the restaurant.

You will always see a snaking queue of patrons outside the restaurant during lunch and dinner hours. The restaurant is small and has limited seating capacity.

To eat at Nakhon Kitchen, you need to be very patient. But once seated, the foods are served very fast. And the wait is worth it because the food is good. It makes you feel like you are in Thailand.

We ordered the Phai Thai ($6), Olive fried rice ($6), green curry chicken ($8) and stirred fried pork with basil rice ($6).

We liked the Pad Thai the least and the olive fried rice the most. I have yet to find good Pad Thai in Singapore and even in Thailand these days. Most are too sweet and wet for my liking. Unfortunately, the Pad Thai at Nakhon Kitchen is no exception.

I will never forget my gold-standard of Phai Thai I had many years ago in a Chiangmai hawker centre. That unforgettable taste was forever etched in my mind. So far, it has been an elusive dream in search of that holy grail of Phai Thai.

The green curry chicken is one dish you must order at Nakhon Kitchen. It is rich in coconut and very flavourful. Just the curry and plain steamed rice alone would have made a great meal.

You can rarely go wrong with stirred fried minced pork with basil.

Other recommended dishes at Nakhon Kitchen are the Tom Yum Soup ($6) if you like it spicy and sour the Thai way.

For dessert, the traditional mango with sticky rice ($5) is superb.

We also loved the iced Thai milk tea ($3), which tasted a little bit different from our Teh-C.

Nakhon Kitchen is a no-frill Thai restaurant. If you crave for authentic Thai street food, then you must head to Nakhon Kitchen!

Address: 27A Lorong Liput. Singapore 277738

Opening hours: 12pm-2.45pm, 5.30pm-9.45pm (closed on Wed)

My overall verdict: 4.25/5

 4.3/5

Danny Han is a licensed property agent since 2005.

What Danny is passionate about is not just about showing clients properties around Holland Village, but also enjoys sharing anecdotes and nuggets of information that are part of his growing up years.

The post Nakhon Kitchen appeared first on Holland Property.

Breko Cafe @ Holland Village

hollandproperty — Mon, 23 Dec 2019 11:36:11 +0000

BREKO CAFE @ HOLLAND VILLAGE

Breko Café is a long-time establishment in Holland Village since 1999.

If you are looking for a cosy café along Lorong Mambong during lunchtime on a weekday, Breko Cafe is one of the very few that is opened (except Tuesday). Lorong Mambong is more of an evening and weekend go-to place for a nice meal or drink, but Breko Café can pull it off even during this lull period of the day.

To enjoy their full eclectic menu, you can get 25% (weekends) to 30% (weekdays), and up to 50% discount using Eatigo app.

Breko Cafe Lunch Special

Breko Café also offers super good value lunch special at $12.90++ on Monday, Wednesday and Thursday (closed on Tuesday) between 11 am to 2 pm.

The set meal includes cold drinks (iced tea, coke, coke light, root beer), iced/hot black coffee or latte, and hot tea).

Breko Cafe is a great place to meet up with friends or do your work on your laptop. Service is prompt and efficient.

Generally, prices are reasonable and quality of food is decent, though nothing to shout about. Just sit back and enjoy the food and ambience, while at the same time enjoying your beer, drink or cup of aromatic coffee.

My wife and I tried their lunch special. We ordered the chargrilled BBQ chicken and pulled pork burger set.

The hot latte was the first to arrive. The freshly-brewed roasted coffee uses beans imported from Brazil, Fazenda, and Rwanda tasted robust, aromatic and slightly sourish with no sugar added.

When the pulled pork burger got to our table, I noticed how small the burger was. The portions of coleslaw and pulled pork are almost the same. Taste-wise was reasonably good. The French fries that came with the dish were a bit too thin for my liking though the bite is not too bad.

The chargrilled BBQ chicken came with a slab of cheese and a piece of canned pineapple on the grilled chicken thigh. I found the BBQ sauce too sweet, especially together with the sweetened slice of pineapple. The chicken was tender and tasty.

We ordered two side dishes from the menu, which were a part of the set meal. The bacon potato mash and truffle lotus were good choices. If only the lotus were a little thinner and crispier, it would have been perfect. The truffle taste was delightful.

Overall, we enjoyed the excellent value meal. We will certainly come back to Breko Cafe in the future!

Address: 38 Lorong Mambong. Singapore 277694

My overall verdict: 4.0/5

 4/5

Danny Han is a licensed property agent since 2005.

What Danny is passionate about is not just about showing clients properties around Holland Village, but also enjoys sharing anecdotes and nuggets of information that are part of his growing up years.

The post Breko Cafe @ Holland Village appeared first on Holland Property.

ONE HOLLAND VILLAGE RESIDENCES

hollandproperty — Sun, 10 Nov 2019 01:12:46 +0000

FULLY SOLD

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One Holland Village Residences: Blending Of The New And Old

One Holland Village Residences: A new development right in the heart of iconic Holland Village is rising – blending the energy of a city and the charm of a village.

Holland Village Version 2.0 (a.k.a. One Holland Village) will be a living and vibrant community where people live and gather to play, work, eat, and shop.

With high- and low-rise apartments, serviced residences, offices, restaurants, and retail shops – the Village brings everyone and everything together as one.

Dual-Envelope Concept and Price Tender Process

Holland Village is identified by The Urban Redevelopment Authority (URA) as one of Singapore’s endearing Identity Nodes and a distinctive lifestyle destination. URA then hatched a plan for a new extension to the existing Holland Village.

The Concept and Price Revenue tender for the subject site at Holland Road was launched for sale on 30 November 2017 and was closed on 20 March 2018. A total of 15 Concept Proposals from 10 bidders were received for the site as some of them submitted multiple Concept Proposals. Only five concepts were shortlisted before the developers tendered based on price.

The strong emphasis on the concept is to ensure the whole project must enhance the area’s buzz with more activity generating uses such as retail and dining options, and providing more residences in the heart of Holland Village.

The Winning Bid

In May 2018, URA awarded the project for the commercial and residential site at Holland Road to the consortium of Far East Organisation, Sinoland, and Sekisui House through their tenderer Stirling Land Holdings and company. The winning bid was $1.213 billion or nearly $1,888 per square foot per plot ratio (psf ppr).

The other four shortlisted bids came from:

a consortium comprising GuocoLand, Hong Leong Holdings, TID and Hong Realty, which bid $1.06 billion or $1,650 psf ppr;
a tie-up between Perennial Real Estate Holdings and Qingjian Realty, which bid $1.055 billion or $1,641 psf ppr;
a CapitaLand and Hotel Properties tie-up, which bid $1.02 billion or $1,585 psf ppr;
and a Pontiac Land and Lendlease tie-up, which bid $950 million or $1,478 psf ppr.

One Holland Village Residences Joint Developers

Sekisui House Limited is the largest leading housing company in Japan with involvement in a variety of real estate developments, from residential homes to the development of mixed use properties and master planned communities.

Founded in 1960, the company has built a cumulative 2.4 million houses. Sekisui House, headquartered in Osaka, also has offices in Australia, China, Singapore and USA.

Sino Group is one of the leading property developers in Hong Kong with core business in developing residential, office, industrial and retail properties for sale and investment. The Group is also a major player in hotel investment and management, club management, property management, car park operations as well as environmental and security
services.

With a team of over 10,000 dedicated professionals, Sino Group strives to consistently deliver quality properties and services that surpass the expectations of customers.

Far East Organization is a Christian Enterprise, which develops real estate and operates businesses by serving with grace, love, integrity and honesty. Established in 1960, Far East Organization is the largest private property developer in Singapore.

FEO develops, owns and manages a diverse spectrum of real estate products across the residential, hospitality, retail, commercial, medical and industrial space segments. It is the winner of 11 FIABCI World Prix d’Excellence awards, the highest honour in international real estate.

Location

One Holland Village Residences is adjacent to the existing Holland V which will cover the big open carpark space and the vast vacant land that was previously occupied by some HDB blocks. .

Some business owners recently aired their grievances because their sales have dipped since the closure of two carparks with a total of 405 lots.

The two interim carparks with 350 lots are along Holland Drive. A small road and footpath connect the carparks to Lorong Liput. The road was supposed to be closed in November 2019 to facilitate development and construction. However, in the latest announcement, the closure has been postponed to a later date.

One Holland Village Residences: Concept

A Mixed Development

One Holland Village will be an integrated development, comprising serviced residences, offices, retail and condominiums.

The new Village will come in two zones. Zone 1 will be designated for residential, whilst Zone 2 for commercial spaces.

The commercial space will not be for sale. Far East will maintain ownership of them and lease out to generate rental income. In this way, the tenant mix will be controlled and diversified.

SHOPS

The low-rise shopping hub over 13,500 square metres of retail and communal space will offer a plethora of up-market din, shopping and lifestyle options.

We can be confident the developer will bring in the finest of local and international concepts to pamper patrons with the best gourmet and shopping experiences.

The design of shops incorporated plenty of open terrace spaces which is ideal for alfresco dining.

COMMUNITY SPACES

The shops are lined to envelope three open spaces to facilitate community interaction. By linking people, public spaces and amenities together, this new space becomes an extension of the authenticity and bohemian charm of the Village.

The Village has four unique spaces – Village Square, Village Green, Village Central and Village Deck.

Village Square can hold events such as weekend markets and outdoor performances.

Village Green, flanked by an eclectic mix of F&B outlets, as well as lifestyle shops, leading to a water court and a terraced water feature

Village Central features a courtyard.

Village Deck is a space for bonding, where there are comfortable sitting areas, and spacious pavilions suitable for social gatherings.

QUINCY HOUSE SERVICED APARTMENTS

Quincy House is the first serviced apartments under the award-winning Quincy brand. Far East Hospitality will manage and operate the 255 serviced apartments. This will be another addition to Far East Hospitality Group’s portfolio of and hotels in Singapore.

With its proximity to business, educational, R&D and medical hubs in One North, Science Park, NUS and NUH, Quincy House is in an ideal location to cater to the business and leisure travellers.

One Holland Village Residences: 3 Different Concepts

The three residential blocks, with a total of 296 units, are Sereen, Quincy and Leven. Each of these has its own distinctiveness.

Is it mere coincidence that Sereen and Leven have a Dutch element to them?

Sereen is ‘serene’ in Dutch, while Leven means ‘life’.

Sereen

The tallest block, Sereen, at 34 storeys, will have 248 units of 1br (484sf), 2br (689-829sf) and 3br (1,098sf).

Some high floor units will come with a splendid unblocked view, overlooking some of the most expensive Good Class Bungalows in the area.

Smart-home features, designer De Dietrich appliances, choice of colour schemes and flooring are all part of the packages.

One unusual floor option is terrazzo, which was popular in the 1970s and 1980s, may appeal to those who like a retro feel to the apartment.

The interior is mostly conceptualised by Sekisui House, with intelligent use of space, including a storage compartment above the washer dryer that can fit suitcases.

The facilities in the condos are meant exclusively for the residents, and not guests of the serviced apartments.

There is a good-size lawn area which is ideal for some outdoor activities.

To allow easier access to the main road, there is a side gate that will lead to the bus stop along Holland Road.

Quincy Private Residences

Quincy is a block with a mix of serviced residences and condos.

The 27 Quincy Private Residences units from levels 21 to 28 are mainly the bigger 3br, 3+study, 4br, 4+study duplex units with private lifts.

These units will get to enjoy a commanding view of the Good Class Bungalows (GCB) towards the north and One Holland Village itself towards the south.

Leven

Residences at Leven offer a contemporary take on bohemian living. The low-rise building exudes a sense of nostalgia and timeless charm.

It resembles the good days low-rise houses with spiral staircases and walk-up lookalike.

These 2-bedroom homes come with wide frontage that allows for maximum air and light into the house.

Units on each level come with unique designs.

Level 1 opens out into lush greenery with direct access to the lawn.

Level 2 units extend into private balconies.

Level 3 residences feature a walk-up rooftop terrace via heritage-inspired spiral stairs, perfect for winding down during magic hour.

Leven is limited-edition living, with just 21 units.

Facilities

One Holland Village Residences will come with full condo facilities.

At Sereen Tower, at the sky terrace on level 33, it will have an outdoor fitness area, a viewing deck, BBQ pavilion, gym and lounge. On level 34 is the tennis court.

Condo facilities also include a 50m lap pool, lawn, dining and function rooms and BBQ pavilions.

At the Quincy Private Residences Tower, facilities on level 20 roof terrace include 2 BBQ areas with spa pools, outdoor lounge and an amphitheatre.

Selling Points of One Holland Village Residences

Owning A Piece of History

Buying a property in One Holland Village is to own a piece of history. Holland Village has such a rich history that our government has recognised it as an ‘identity node’.

The main facade of Holland Village, the 2-storey shophouses have remained unchanged for a long time. Over the years, there were some developments, such as the Holland Road Shopping Centre, Holland Piazza and Raffles Medical HV that have helped to enhance this unique destination. One Holland Village is by far the most ambitious and mega-scale that will transform its entire landscape.

We must give credit to URA for choosing to keep the old Holland Village, thus preserving its precious heritage.

Read: The History of Holland Village

URA is careful not allow an overwhelming number of condominiums, which would have utterly destroyed the unique character of Holland Village. There are only 296 units of condos in this project that are for sale. For future owners, that would mean possessing a limited edition.

Live, Work and Play

The integration of condominiums, serviced apartments, offices, retails, F&B and services all in one place aligns with a global trend towards the live-work-play concept. It also concurs with the URA Master Plan to build more homes in the city to boost the live-in population in the office-dominated area and bring more life to the area after working hours.

Living, working, socialising and entertaining in one place will help to cut down commuting times and bring about a more active and engaged social life.

Unlike places like Marina Bay Financial District and Changi City, which are also designed to be live-work-play precincts, Holland Village has a more ‘homey’ feel to it. In the first place, the Holland Village neighbourhood is fundamentally a residential enclave. All future developments are only additional peripherals to make this a better place to live in.

In the past, I have received many enquiries for office rental from business owners and serviced apartments and hotels from tourists. The nearest hotel is the Park Avenue Rochester Hotel in Rochester Park. There are no small offices for rent in the vicinity. So the upcoming offices, hotel and serviced apartments will fill a big void.

Best Place to Live

Living in Holland Village area is all about lifestyle.

Holland Village is a one-stop place for everything: food options, banking, shopping malls, nail spas, massage, hair salons, 24-hour supermarkets, local market and more.

Here you can hop out of your house for a cuppa in one of the hip cafes, or a nice dinner in one of the many chic restaurants in an alfresco setting, or party all night long in one of the pubs.

Some of the best local food, such as the Michelin Guide Lucky Claypot Rice or Sin Kee Famous Cantonese Chicken Rice, are all within a short walk away. Your options are limitless.

Popular schools such as Nanyang Primary School, Henry Park Primary School, Hwa Chong Institution, ACS Independent, ACJC are not far away. Access to tertiary institutions such as NUS and Singapore Polytechnic is also easy.

Rentability

If you are buying for investment, you can’t go wrong with Holland Village since it is a well-known expatriate-centric destination. Demand for rental at One Holland Residences will be high.

Catchment areas for tenants include those who work in One-North, Science Park, NUH and NUS. With easy access by MRT, potential tenants can also come from anyone who commutes to CBD and Harbourfront area, Mapletree Business Park for work. There is no limit to how far you can cast the net.

Generally, these tenants have a relatively high budget. They love not only the convenience of the many amenities available but also the vibe in Holland Village.

The proximity to many international schools is also a big plus point for expatriate families.

Accessibility

One Holland Village Residences is only minutes walk to Holland Village MRT Station (Circle Line). It is only one stop away from Buona Vista MRT Station (the interchange between Circle Line and East-West Line), two stops away from major employment centre One-North, and three stops from education cluster Kent Ridge.

Direct bus service is available for travelling to Orchard and Buona Vista.

Driving to the Central Business District and Downtown takes approximately twenty minutes via the Ayer Rajah Expressway (AYE).

Navigating through various parts of Singapore is relatively easy when you start from One Holland Village.

Reputable Developers

Three reputable companies will be jointly developing this multi-billion project. All three come with strong international credentials in developing and managing residential and commercial projects.

Far East, Singapore’s largest developer, has a strong track record in hospitality, retail and residential sectors.

Among Sekisui House’s projects in Singapore are Boathouse Residences, Watertown, Q-Bay, eCO and Hillsta.

The Sino Group, a property company in Hong Kong, is also owned by Far East’s Ng family.

For a high-profile project such as One Holland Village Residences, the quality would be nothing short of excellence.

PROJECT DETAILS
PROJECT NAME	One Holland Village Residences
ADDRESS	1,3, 5 Holland Village Way
DEVELOPER	Far East Organisation, Sino Group & Sekisui House
TENURE	99 years leasehold (W.E.F 13 August 2018
DISTRICT	10
SITE AREA	291,912 sq ft / 27,119.3 sqm
GROSS FLOOR AREA	268,895 sq ft / 24,981 sqm
NO OF BLOCKS	3 blocks: Sereen, Quincy & Leven
NO OF STOREYS	Sereen: 34 / Quincy: levels 21-28 / Leven: 3
NO OF UNITS	TOTAL 296 units (Sereen: 248 units / Quincy: 27 units / Leven: 21 units)
TOP	Q3 2023
ROOM TYPES & SIZES	Sereen: 1BR 484sf (62 units) / 2BR 689-829sf (124 units) / 3BR 1,098sf (62 units)….Quincy: 3BR 1,238-1,281sf (14 units) / 3BR+study 1,615sf (3 units / 4BR 2,088sf (7 units) / 4BR+study duplex 3,358sf (2 units)….Leven: 2BR 807 / 936 / 1,087sf (21 units)
NO. OF RESIDENTIAL CAR PARK LOTS	299 lots (inclusive of 3 accessible lots)
LEAD ARCHITECT	MKPL Architects

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Danny Han has always been in the people’s business, having spent 23 years as a church pastor, five years as an insurance agent, and the last 16 years as a property consultant.

Danny received his Diploma in Mechanical Engineering from Singapore Polytechnics and Bachelor of Science from Oklahoma Christian University of Science and Arts in Bible & Psychology.

Besides keeping abreast of the property market trend and constantly equipping himself to better serve his clients, Danny is a passionate foodie, a weekend cyclist, and an avid hiker.

New Projects in Holland

The post ONE HOLLAND VILLAGE RESIDENCES appeared first on Holland Property.

Will The New Holland Village Be Better Than The Old?

hollandproperty — Tue, 24 Sep 2019 15:22:00 +0000

Will The New Holland Village Be Better?

The Winning Bid

In May 2018, in a dual-envelope (concept and price) tender process, URA awarded the project for the commercial and residential site at Holland Road to the consortium of Far East Organisation, Sinoland, and Sekisui House through their tenderer Stirling Land Holdings and company. The winning bid was $1.213 billion or nearly $1,888 per square foot per plot ratio (psf ppr).

The Future Development

The project will take as long as seven years to complete. The 22,967.0 m2 site will be a mixed development with a GFA of 59,715 m2 (Retail: 13,500 m2). The number of housing units will be capped at 570.

The future development will include a series of public spaces which will have three zones.

Firstly, a Commons Square which can hold events such as weekend markets and outdoor performances.

Secondly, a Communal Green, which is a courtyard flanked by shops leading to a water court and a terraced water feature.

And thirdly, a Pocket Park, which opens into Lorong Mambong in Holland Village.

A series of open walkways will connect these public spaces to the surrounding areas. Through street-paving design, the existing Lorong Liput and Lorong Mambong will be linked to the future extension, creating a consistent and distinctive streetscape for a grander Holland Village precinct.

The Negative Impact

In the short term, businesses at Holland Village will be and have already been adversely affected. The diversion and shortage of parking lots have turned many Holland Village-lovers away because of the inconvenience. Somehow the MRT didn’t help.

Just recently I went to Lorong Mambong on a Saturday night, and the crowd was not like before. Wala Wala and Harry’s Bar were surprising just over half filled. Haagen Dazs and Kinara were so freaking empty. I saw a “FOR RENT” sign hanging on the door of a premium-located shop. Also, there was another shop that was in the process of changing hands.

The Positive Outcome

In spite of the short-term pain, Holland Village hopefully will restore its former glory in the years to come when the new extension comes to fruition, and perhaps even to greater glory.

It is not the first time businesses were severely affected in Holland Village. I remember how bad it was during the SARS epidemic in 2003. I can also recall the lean years when the Holland Village MRT station was under construction. Then, car parks were closed, and the roads were messy. When everything was over, slowly but surely, Holland Village recovers.

This time, the pain will be longer. It will likely be a 7-year painful growth process. Will it be a case of “no pains, no gains”?

Growth In Residential Base

On a brighter note, several new condo launches such as One Holland Village by Far East will breed close to 600 new homes; the nearby Van Holland (former Toho Mansion) by Koh Brothers another 100. So, there will be more residents in the heart of Holland Village.

Apart from these, there will be more nearby new condos launches like the 670-unit Leedon Green (former Tulip Garden), 85-unit Wilshire Residences (former Wilshire), former Estoril and Hollandia.

I anticipate most of these new condos will be small units that appeal to investors. What used to be family-based homes will become homes for young singles and couples, both expatriates and locals. This profile perfectly matches those who would hang out at Holland Village. This strong base of residents should result in a high footfall to Holland Village.

Logically the new retail shops and eateries should add more buzz to the original Holland Village. The whole landscape should enhance the feel of this entire enclave, hopefully without sacrificing the ‘bohemian’ character of Holland Village.

Will Holland Village Lose Its Appeal?

But the big question is with Holland V 2.0, will Holland V 1.0 lose its appeal? Will over-commercialisation lead to its demise.

New and modern designs are not necessarily good. Look at Dempsey Hill. Why the huge draw? Part of it is the all-day free parking. But the biggest reason is the charm of the rustic army barracks. Sometimes old is better.

Hopefully, Holland V will not lose its quaint charm when it finds itself surrounded by new high-rise condominiums, posh retail shops and upscale eateries.

My greatest hope is, the Village will always remain a village.

Wishful thinking?

Danny Han is a licensed property agent since 2005.

What Danny is passionate about is not just about showing clients properties around Holland Village, but also enjoys sharing anecdotes and nuggets of information that are part of his growing up years.

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The post Will The New Holland Village Be Better Than The Old? appeared first on Holland Property.

holland village Archives - Holland Property

SKYE AT HOLLAND

SKYE AT HOLLAND

VVIP Preview

Likes and Dislikes

SUBSCRIPTION FORM

LEEDON GREEN (Former Tulip Garden): Review

LAST 9 UNITS! 1+STUDY (8 UNITS) / 3BR (1 UNIT)

LEEDON GREEN (Former Tulip Garden): Review

Key Points To Note About Leedon Green

My Ratings on Leedon Green

Pluses of Leedon Green

Minuses of Leedon Green

Development Summary

Finishing and Layout

Leedon Green 3-Bedroom Layout

Leedon Green 4-Bedroom Layout

Facilities and Grounds

Location

Local Owner-Occupiers

Expatriate Families

Small Investment Units

Best Stacks

Prices

Future Potential

A Note on the Developer

Final Thoughts

New Projects in Holland

SUBSCRIPTION FORM

MOOI RESIDENCES

FULLY SOLD

MOOI RESIDENCES

My Ratings on Mooi Residences

What I Like and Dislike About Mooi Residences

Pluses of Mooi Residences

Minuses of Mooi Residences

Key Points To Note About Mooi Residences

Mooi Residences Location

Limited Lands Near Holland Village

Limited Condo Choices Within Five Minutes Walk to Holland Village

Apartments along same stretch of road as Mooi Residences

Project Details of Mooi Residences

The Developer

Mooi Residences Site Plan

Facilities

Layout

Virtual Tour for 3-bedroom (Type C1)

Finishing

Prices

My Thoughts on Mooi Residences

New Projects in Holland

HYLL ON HOLLAND

FULLY SOLD

HYLL ON HOLLAND

Hyll on Holland Review (Former Hollandia and Estoril)

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

Project Details of Hyll on Holland

Likes and Dislikes

Hyll on Holland: Live Lush At The Top

Site Layout of Hyll on Holland

Floor Plans and Layouts

(Virtual Tour)

3D Model Tour

Analysis of Hyll on Holland

Transportation & Accessibility

Bus stop 11231 (outside Hyll on Holland) : 7, 48, 75, 77, 106, 165

Bus stop 11239 (outside Fairlodge): 7, 48, 75, 77, 106, 165

Bus stop 11081 (outside Viz Holland along Queensway): 93, 105, 123, 153, 186, 855, 961, 961C

Bus stop 11089 (Opposite Holland Hill Lodge): 93, 105, 123, 153, 186, 855, 961, 961C

Points of Interest near Hyll on Holland

Parks

Amenities

Supermarkets

Shopping Centres

Schools

Developers of Hyll on Holland

Far East Consortium (FEC)

Koh Brothers

Prices of Properties in the Holland Area

Concluding Thoughts