Amberwood at Holland
New Launch Condo in Holland Plain, District 10

The Developer: Sim Lian Group

Amberwood at Holland is developed by a joint venture of Sim Lian Land Pte Ltd and Sim Lian Development Pte Ltd – both subsidiaries of Sim Lian Group, one of Singapore’s most established property development and construction companies.

Sim Lian Group has over 40 years of experience building homes in Singapore across residential, commercial, industrial and mixed-use developments. The group was recognised as a Top 10 developer in Singapore by BCI Asia in 2015 and 2016, and was listed on the Mainboard of the Singapore Exchange for 16 years from 2000 to 2016.

Their residential track record includes some of Singapore’s most well-known completed projects:

• Treasure at Tampines – 2,203 units, completed 2023, the largest condominium in Singapore by unit count
• Emerald of Katong – 846-unit CCR launch, strong take-up since its 2024 launch
• Aurelle of Tampines and Rivelle Tampines – recent executive condominium launches with strong take-up rates
• The Lincoln Residences – prime District 11 residential development
• Rochelle at Newton – established Newton corridor development
• Hillion Residences – integrated mixed-use development at Bukit Panjang
• Waterview – 696-unit completed development in Tampines

For Amberwood at Holland, Sim Lian bid 22.2% above the second-place offer – a significant premium that signals deliberate intent to secure the first-mover position in the Holland Plain precinct. The margin reflects confidence in the site’s long-term value rather than a reactive bid, and is consistent with Sim Lian’s pattern of making bold, conviction-driven land acquisitions in locations with structural uplift.

Amberwood at Holland will also be required to include an early childhood development centre within the development – a community-focused requirement that reflects URA’s vision for a liveable, family-friendly Holland Plain precinct.

Amberwood at Holland and the Holland Plain Precinct Transformation

Amberwood at Holland is the first private residential development to be awarded in the new Holland Plain precinct – a planned low-density residential enclave with three GLS sites confirmed as of June 2026, and further sites expected progressively within the Bukit Timah Planning Area.

The Holland Plain precinct is bounded by Methodist Girls School and the Brizay Park Good Class Bungalow area to the north, the Holland Green Linear Park and Greenleaf landed housing estate to the south, Holland Link road and the Ewart Park GCB area to the west, and landed housing at Garlick Avenue to the east. This means the precinct is genuinely surrounded by low-density residential and green uses on all sides – a rare planning outcome for a CCR site of this scale.

Under URA Master Plan 2025, the Holland Plain precinct is envisioned as a pedestrian-friendly neighbourhood set amidst lush greenery with ample park spaces and water-sensitive urban design features. New developments in the precinct will comprise low to mid-rise buildings with integrated green corridors and landscaped green fingers between developments – consistent with the landed estate character of the surrounding neighbourhood.

The precinct benefits from two significant infrastructure upgrades already locked into planning. First, King Albert Park MRT will become a dual-line interchange when the Cross Island Line opens around 2032, with a new CRL station exit planned within the north-west section of the Holland Plain precinct. Second, the Bukit Timah-Rochor Green Corridor will run along the Bukit Timah Canal from the Sixth Avenue area toward Rochor in the city centre, adding a continuous green pedestrian and cycling artery to the neighbourhood.

For buyers who enter at Amberwood at Holland, this means purchasing into a precinct that is in its first chapter – with infrastructure delivery, additional residential supply and rising profile still ahead rather than behind.

Read the complete Holland Plain precinct guide – covering all three GLS sites, the Community Plain park, and what URA has planned for the neighbourhood.

Amberwood at Holland: Location and MRT Access

King Albert Park MRT – Downtown Line Today, Cross Island Line by 2032

Amberwood at Holland is approximately 8 minutes’ walk from King Albert Park MRT station on the Downtown Line. The line provides direct access to:

• Sixth Avenue – 1 stop
• Tan Kah Kee – 1 stop (for Botanic Gardens and Hwa Chong)
• Botanic Gardens – 2 stops
• Stevens – 3 stops
• Newton – 4 stops
• Bugis, Marina Bay and the CBD – direct via DTL

The station will become a Cross Island Line interchange when the CRL opens around 2032, significantly expanding connectivity – linking residents westward to Clementi and Jurong Lake District, and eastward across to Ang Mo Kio and Pasir Ris without changing trains. A new CRL station exit, approximately 680m from Amberwood at Holland, is specifically planned within the north-west section of the Holland Plain precinct, bringing the interchange closer to Amberwood at Holland residents. Read the full King Albert Park CRL interchange guide.

Driving and Road Access

Residents with vehicles benefit from quick access to major routes:

• Bukit Timah Road – connects directly to Newton, Orchard and the city centre
• Holland Road – connects to Holland Village, One Holland Village and Alexandra
• Pan Island Expressway (PIE) – east-west connectivity across Singapore
• Bukit Timah Expressway (BKE) – connects to Woodlands and the north

Amberwood at Holland: Schools

The Holland Plain location places Amberwood at Holland within one of Singapore’s most established school belts. Families shortlisting this site typically do so with the following schools in mind:

Within 1km (Priority Registration Band)

• Methodist Girls School Primary – one of Singapore’s most sought-after girls’ primary schools, directly bordering the Holland Plain precinct to the north

Within 1 to 2km

• Henry Park Primary School
• Pei Hwa Presbyterian Primary School
• Raffles Girls Primary School
• Nanyang Primary School

Secondary and Post-Secondary

• Methodist Girls School Secondary
• Nanyang Girls High School
• Hwa Chong Institution
• National Junior College

Methodist Girls School Primary borders the Holland Plain precinct directly to the north – one of the most direct adjacencies between a primary school and a new launch site in Singapore. For families planning around MGS, this is not an approximation of proximity. It is structural.

Amberwood at Holland: Lifestyle and Amenities

The Holland Link location combines the calm of a landed residential enclave with easy access to the lifestyle amenities that make Bukit Timah and Holland Village so consistently popular with families.

Nature and Green Spaces

• Rail Corridor – borders the Holland Plain precinct to the south-west. The 24km green trail runs from Tanjong Pagar Railway Station through Bukit Timah and out toward Woodlands – one of Singapore’s most cherished leisure corridors
• Holland Green Linear Park – borders the precinct to the south. Paved canal walk, children’s playground, birdwatching and direct Rail Corridor access from the park’s western end.
• Bukit Timah-Rochor Green Corridor – NParks’ planned 11km linear park along the Bukit Timah Canal. Holland Green Linear Park section is already open.
• Bukit Timah Nature Reserve – a short drive or cycle away via the Rail Corridor
• Singapore Botanic Gardens – 2 stops via DTL from King Albert Park MRT

Dining, Shopping and Daily Amenities

• Holland Village – a short drive via Holland Road. One of Singapore’s most vibrant lifestyle and dining enclaves, with Cold Storage, cafes, restaurants and boutique retail
• Dunearn Village (896 Dunearn Road) – a refreshed lifestyle mall by Tuan Sing Holdings with dining, enrichment, wellness, sports and supermarket options. Steps from King Albert Park MRT. Open daily 10am to 10pm
• KAP Mall (9 King Albert Park) – neighbourhood retail and F&B, near King Albert Park MRT
• Sixth Avenue Centre – neighbourhood convenience along the Bukit Timah corridor
• Beauty World and Bukit Timah Shopping Centre – short drive via Bukit Timah Road

Neighbourhood Character

Amberwood at Holland is surrounded on all sides by low-density residential uses – Good Class Bungalow areas, landed housing estates and green corridors. This creates a neighbourhood character that feels genuinely quiet and residential, even though the city centre is less than 15 minutes away by rail.

The 6-storey height cap on the development ensures that Amberwood at Holland will be built in harmony with the surrounding low-rise character rather than in contrast to it. This is a meaningful distinction for families choosing between CCR new launches – and one that few comparable sites can offer.

Amberwood at Holland: Investment and Rental

Expected Pricing

Based on the land cost of S$1,432 psf ppr and current construction cost benchmarks, analysts estimate Amberwood at Holland will launch in the range of S$2,800 to S$3,000 psf for typical units. At S$2,900 psf, a 3-bedroom unit of approximately 1,000 sqft would translate to an all-in purchase price broadly in the range of S$2.9 million before stamp duties. Official pricing has not been released by Sim Lian.

For context, Dunearn House in District 11 is launching in July 2026 at an expected S$2,400 to S$2,800 psf. Amberwood at Holland, with its low-rise exclusivity, GCB adjacency and MGS school belt positioning, is expected to price at a premium over comparable mid-rise CCR developments. View the full Amberwood at Holland price guide – including indicative unit price ranges, BSD and ABSD tables and the Progressive Payment Scheme schedule.

Rental Fundamentals

The Bukit Timah corridor consistently attracts expatriate tenant demand, driven by:

• Families with children attending MGS Primary, Henry Park, Raffles Girls Primary and other established schools in the corridor
• Expatriate families from international schools including those in the Bukit Timah and Holland areas
• Professionals who value the quiet residential environment and reliable MRT commute

Low-rise developments in established CCR enclaves have historically commanded rental premiums over comparably priced high-rise units due to the sense of exclusivity, lower density and proximity to nature. Amberwood at Holland is well positioned to attract this premium tenant profile.

Amberwood at Holland vs Dunearn House: Key Differences

Both sites are in the Bukit Timah corridor and are 99-year leasehold CCR new launches. The key differences are:

• District: Amberwood at Holland is in District 10. Dunearn House is in District 11.
• Scale and density: Amberwood at Holland is low-rise, maximum 6 storeys, 212 units. Dunearn House is mid-rise, 5 blocks of 10 to 19 storeys, 380 units.
• MRT: Amberwood at Holland is near King Albert Park MRT (DTL + future CRL). Dunearn House is near Sixth Avenue MRT (DTL + future Turf City CRL).
• Schools: Amberwood at Holland is within 1km of MGS Primary. Dunearn House is within 1km of MGS Primary and within 1 to 2km of Raffles Girls Primary and Henry Park Primary.
• Character: Amberwood at Holland offers a low-rise landed enclave feel adjacent to the Rail Corridor. Dunearn House offers a mid-rise urban residential feel within the Turf City transformation precinct.
• Timeline: Dunearn House launches July 2026 – the confirmed option for buyers who want to act now. Amberwood at Holland is expected to preview in September 2026.

Who Does Amberwood at Holland Suit Best

1. Families planning for Methodist Girls School Primary

MGS Primary directly borders the Holland Plain precinct. For families where MGS is the target school, no other new launch in the Bukit Timah corridor offers this level of physical proximity combined with 1km priority registration access.

2. Buyers who want low-rise exclusivity

The 6-storey height cap creates a genuine landed enclave feel that is rare in CCR new launches. Families who want the lifestyle of a low-density neighbourhood without the cost or maintenance of a landed home will find Amberwood at Holland a compelling alternative.

3. Nature and lifestyle-oriented families

Direct access to the Rail Corridor, Holland Green Linear Park and Bukit Timah Nature Reserve makes Amberwood at Holland the strongest nature-facing option among the four Bukit Timah corridor new launches. Families who prioritise cycling, walking and outdoor routines as part of daily life will value this location highly.

4. GCB-adjacent prestige buyers

Being surrounded by Good Class Bungalow areas on the Brizay Park and Garlick Avenue sides adds a prestige dimension that is difficult to replicate. For buyers who value the address quality and neighbourhood character of GCB-adjacent living, Amberwood at Holland is the most natural new launch option in this corridor.

5. Long-term investors targeting the Holland Plain precinct

With three GLS sites now confirmed and further sites expected progressively, entering at the first development positions investors ahead of full precinct delivery. As infrastructure matures, additional sites are released and the King Albert Park MRT interchange is completed by 2032, the Holland Plain precinct is expected to appreciate in profile and value.