Amberwood at Holland vs River Valley Green Parcel C vs Peck Hay Road GLS — CCR New Launch Comparison 2026

Three Core Central Region (CCR) residential sites have captured the attention of Singapore property buyers in 2026. In the space of one week, two government land sales (GLS) tenders closed with land bids that set new benchmarks for prime residential land in Singapore. Meanwhile, Amberwood at Holland — a boutique new launch by Sim Lian Group in District 10 — is opening its showflat in September 2026.

This article compares all three CCR projects side by side: what the land bids mean for future prices, how the locations differ, and what buyers should consider before making a decision.

Quick Comparison: Amberwood at Holland vs River Valley Green Parcel C vs Peck Hay Road GLS

The table below summarises the key facts as of June 2026. All three are 99-year leasehold projects in Singapore’s Core Central Region.

What Do the GLS Land Bids Mean for Future CCR Condo Prices?

When developers pay $1,730 to $1,865 psf per plot ratio (ppr) for a piece of land, they are setting a cost floor that must be recovered through the sale price of every unit. Construction costs, financing costs, professional fees, marketing, and developer margin are all layered on top of the land cost. The result is that projects built on these GLS sites are widely expected to launch at prices significantly above $3,000 psf.

Market analysts across PropNex, Huttons, ERA, and Realion have noted that CCR homes in 2027 are likely to be calibrated upwards and test the $3,600 psf level, driven by the high land cost benchmark set by recent GLS tenders.

For context, consider the price progression of recent CCR launches in the same corridor:

• River Green (River Valley Green Parcel A) — launched 2025 at average $3,130 psf, 88% sold
• Skye at Holland (Holland Link GLS, District 10) — launched October 2025 at average $2,953 psf, 99% sold on launch day
• River Modern (River Valley Green Parcel B) — launched March 2026 at average $3,266 psf, 90% sold on launch weekend

The land bids for River Valley Green Parcel C ($1,730 psf ppr) and Peck Hay Road ($1,865 psf ppr) are substantially higher than the land cost behind any of the projects above. This directly supports the $3,400 to $3,600 psf projection for future launches from these two sites. Buyers considering Amberwood at Holland’s pricing should factor in this upcoming re-calibration.

Location Comparison: District 10 vs District 9

All three projects sit within Singapore’s Core Central Region, but they occupy distinct sub-markets with different buyer profiles and lifestyle propositions.

Amberwood at Holland — District 10, Holland Village / Bukit Timah Corridor

Amberwood at Holland is located in District 10, one of Singapore’s most established and sought-after residential addresses. The project is 680 metres from King Albert Park MRT station, a dual-line interchange serving both the Cross Island Line (CRL) and the Downtown Line (DTL). The CRL, Singapore’s newest MRT line, runs directly to Jurong Lake District, Pasir Ris, and connects to every major line along the way — giving residents unmatched island-wide connectivity.

The surrounding neighbourhood encompasses Holland Village, Bukit Timah Road, and the leafy low-density residential enclave of King Albert Park. Residents have access to Holland Village Market and Food Centre, Dempsey Hill, the future Holland Green Linear Park, and the Bukit Timah-Rochor Green Corridor — a network of parks, green connectors, and recreational trails being developed under URA’s long-term masterplan.

River Valley Green Parcel C — District 9, Great World / River Valley

River Valley Green Parcel C is located adjacent to Great World MRT station on the Thomson-East Coast Line (TEL). It is the last GLS site in the Great World vicinity, next to River Valley Primary School and Great World Shopping Centre. The area has seen exceptional sales momentum across three successive launches — River Green, Zyon Grand, and River Modern — establishing a strong pricing benchmark above $3,000 psf.

Peck Hay Road GLS — District 9, Newton / Scotts Road

The Peck Hay Road site sits directly opposite Newton MRT Interchange, which connects the North-South Line (NSL) and the Downtown Line (DTL). It falls within URA’s newly designated Newton urban village precinct, where approximately 5,000 new private homes are planned across Newton Circus, Scotts Road, and Monk’s Hill. CDL and Hong Leong’s joint venture submitted the top bid of $1,865 psf ppr — the second-highest land rate recorded for a residential GLS site in the CCR since 2018. The planned 39-storey tower will house approximately 380 units.

Amberwood at Holland: Why It Occupies a Different Category

The comparison between Amberwood and the two GLS sites is not simply a question of which project is better located. The more important distinction is structural — these projects are at fundamentally different stages, with different price certainty, different availability timelines, and different development characteristics.

Availability: Now vs 18 Months Away

Amberwood at Holland’s showflat opens in September 2026. Buyers can view actual units, confirm floor plans, and make purchase decisions with real pricing in hand. River Valley Green Parcel C and Peck Hay Road GLS are not yet launched. Their tenders only closed in June 2026. After the award is formalised, developers require several months for planning approvals, design development, and pre-sales preparation. An estimated sales launch of 2H 2027 means buyers at those projects are committing to pricing, units, and layouts that do not yet exist — likely at $3,400 psf and above.

Scale and Character: Boutique vs High-Rise

Amberwood at Holland comprises 212 units in a low-rise configuration. The site plan reflects a boutique residential character that is increasingly rare in a CCR market dominated by large high-rise towers. The Peck Hay Road project is planned as a 39-storey tower. The River Valley Green Parcel C project, at approximately 470 units, is expected to follow a similar high-rise form. Buyers who prefer lower density, a quieter environment, and a stronger sense of community will find Amberwood’s scale difficult to replicate elsewhere in District 10.

Developer Track Record: Sim Lian Group

Amberwood at Holland is developed by Sim Lian Group, a fully integrated developer-constructor with a long track record of delivering large-scale residential projects in Singapore. Sim Lian’s recent projects include Treasure at Tampines (2,203 units, fully sold and completed 2023), Emerald of Katong (846 units, 99% sold at launch in 2024), Hillion Residences (Bukit Panjang integrated development), and Lincoln Residences. As a developer that also self-performs construction through its own construction arm, Sim Lian maintains direct control over build quality and delivery timelines.

The developers behind the two GLS sites — Sunway MCL / CSC Land Group at River Valley Green Parcel C, and CDL / Hong Leong at Peck Hay Road — are reputable joint ventures, but their projects for these specific sites are yet to be formally awarded, designed, or launched.

Price Certainty vs Price Speculation

Buying at Amberwood at Holland in 2026 means buyers lock in at a known price, before the next wave of CCR launches re-calibrates the market upward. Buying at a future GLS project in 2027 means buying after that re-calibration has already occurred — at an estimated $3,400 to $3,600 psf or higher, built on land that cost developers $1,730 to $1,865 psf ppr. Review the Amberwood at Holland price guide and floor plans to assess today’s entry point.

Key Takeaways

• All three projects are 99-year leasehold CCR condos, but only Amberwood at Holland is available for viewing and purchase in 2026.
• River Valley Green Parcel C and Peck Hay Road GLS are future projects — tenders closed June 2026, with estimated launches in 2H 2027 at an estimated $3,400 to $3,600 psf.
• The GLS land bids — $1,730 psf ppr and $1,865 psf ppr respectively — establish a new cost floor for CCR residential development that will be reflected in future launch prices.
• Amberwood at Holland is a boutique 212-unit low-rise development in District 10, 680m from King Albert Park MRT (CRL-DTL interchange), developed by Sim Lian Group.
• Buyers seeking CCR exposure with known pricing, a proven developer, and 2026 availability should register to view the Amberwood at Holland showflat before the September 2026 opening.

Register Your Interest in Amberwood at Holland

Amberwood at Holland’s showflat opens in September 2026. Register now for priority preview access, first look at floor plans, and the latest pricing updates. As a boutique 212-unit development in District 10 by Sim Lian Group, early registration ensures you secure your preferred unit type before the public launch.

Register to View Showflat | View Floor Plans | Price Guide | Site Plan | Gallery | FAQ

Data in this article is based on publicly available URA records, analyst reports, and developer announcements as of June 2026. GLS award decisions are subject to URA confirmation. Future project launch prices are analyst estimates and not guaranteed.