Holland Plain Precinct: Complete District 10 Guide (2026)
Holland Plain Precinct: Complete Guide to Singapore’s Newest District 10 Neighbourhood (2026)
Last updated: June 2026
URA Master Plan (2025) — Holland Plain precinct plot ratio map. The Holland Link GLS site (Amberwood at Holland) carries a plot ratio of 1.4. Adjacent Holland Plain GLS parcels are zoned at 1.8. Green areas show the planned green fingers and Rail Corridor connectivity running through the precinct. The light yellow parcel marked “E” to the north is the Methodist Girls’ School education zone.
Holland Plain is Singapore’s newest designated private residential precinct — a government-planned, low-density enclave carved out of the western edge of District 10, bordered by Good Class Bungalow (GCB) areas, the Bukit Timah education belt, and the Rail Corridor. As of June 2026, Sim Lian Group controls both awarded GLS sites within the precinct, with a third site confirmed under the 2H2026 GLS Confirmed List. This guide covers everything buyers and investors need to know: what Holland Plain is, where it is, what URA has planned, and why it matters.
What is the Holland Plain Precinct?
The Holland Plain precinct is a new private residential zone designated by Singapore’s Urban Redevelopment Authority (URA) as part of the Bukit Timah Planning Area in District 10, Core Central Region. It is distinct from Holland Village — the two names are often confused by buyers, but they refer to different locations roughly 1.5km apart.
The precinct takes its name from Holland Plain, a low-lying tract of land between Holland Link and the Bukit Timah First Diversion Canal. URA’s vision for the area, articulated in its Draft Master Plan, is a low-rise, pedestrian-friendly neighbourhood shaped by greenery — a deliberate contrast to the high-density towers that define much of the CCR.
URA Master Plan (2025) — Landed housing and GCBA zoning surrounding Holland Plain. The precinct is flanked on three sides by Good Class Bungalow Areas: Brizay Park (north), Garlick Avenue (east), and Ewart Park (south-west). The surrounding buffer of low-rise, low-density housing enforces the precinct’s quiet, exclusive character and structurally limits future densification.
Key characteristics of the Holland Plain precinct as planned:
- Maximum building height of 6 storeys across all residential GLS sites
- Surrounded on multiple sides by GCB areas (Brizay Park, Garlick Avenue, Ewart Park)
- Direct frontage onto the planned Holland Plain community green
- Adjacency to the Holland Green Linear Park and the Rail Corridor via the Bukit Timah First Diversion Canal trail
- Within 1km of Methodist Girls’ School — one of Singapore’s most sought-after primary schools
Where Exactly is Holland Plain?
Holland Plain sits between Holland Road to the south-west and the Bukit Timah landed housing enclaves to the north and east. The key boundary references are:
- North: Methodist Girls’ School and the Brizay Park GCB area
- East: Garlick Avenue landed estate
- South: Holland Green Linear Park and the Bukit Timah First Diversion Canal (linking to the Rail Corridor)
- West: Holland Link road and the Ewart Park GCB area
The nearest MRT station is King Albert Park (DTL21) on the Downtown Line, approximately 680m — around 8 minutes’ walk — from the Holland Link GLS site. From 2032, King Albert Park is planned as a Cross Island Line (CRL) interchange, adding a second rail line connecting Jurong Lake District, Clementi, and eventually Changi Airport. Read our full King Albert Park CRL interchange guide here.
The Three GLS Sites in Holland Plain
As of June 2026, three government land sales sites have been released or confirmed within the Holland Plain precinct. Sim Lian Group — the developer behind Amberwood at Holland — has secured the first two.
Site 1 — Holland Link (Amberwood at Holland)
| Detail | Information |
|---|---|
| GLS tender closed | 29 July 2025 |
| Awarded | 7 August 2025 |
| Winner | Sim Lian Land and Sim Lian Development (joint venture) |
| Winning bid | S$368.37 million (S$1,432 psf ppr) |
| Margin above 2nd bid | 22.2% |
| Number of bidders | 5 |
| Site area | Approximately 185,141 sqft (17,069 sqm) |
| Estimated units | 212 residential units |
| Max storeys | 6 |
| Development name | Amberwood at Holland (昂宝苑) |
| Preview target | Mid-September 2026 — register to be notified |
Amberwood at Holland is the first-ever private residential development in the Holland Plain precinct and the first new private condo launch on the Holland Link stretch in the modern era. Sim Lian’s bid — 22.2% above the nearest competitor — reflected strong developer conviction in the precinct’s long-term value. The development is required by URA’s tender conditions to include an Early Childhood Development Centre (ECDC) within the site, reinforcing the family-friendly character of the precinct.
Site 2 — Holland Plain GLS (unnamed as of June 2026)
| Detail | Information |
|---|---|
| GLS launched for tender | 25 February 2026 (1H2026 GLS Confirmed List) |
| Tender closed | 7 May 2026 |
| Awarded | 12 May 2026 |
| Winner | Sim Lian Group (sole bidder) |
| Winning bid | S$454 million (S$1,491 psf ppr) |
| Number of bidders | 1 |
| Site area | Approximately 169,175 sqft (15,716.9 sqm) |
| Estimated units | Approximately 280 residential units |
| Max storeys | 6 |
| Development name | TBA |
The second Holland Plain GLS site is adjacent to the Holland Link parcel. Sim Lian’s sole-bid win at S$1,491 psf ppr — a 4.1% premium to the first site — gives the developer control of both neighbouring plots within the precinct. Analysts at PropNex noted the narrow land cost gap helps establish a consistent price benchmark for future launches, and that future indicative pricing for this development could exceed S$3,000 psf, consistent with the CCR market trajectory.
Site 3 — Holland Plain (2H2026 GLS Confirmed List)
| Detail | Information |
|---|---|
| GLS programme | 2H2026 Confirmed List |
| Status | Announced June 2026 — tender not yet open |
| Location | Adjacent to Sites 1 and 2 within Holland Plain precinct |
| Developer | TBA (to be tendered) |
| Estimated units | TBA |
A third site within the Holland Plain precinct has been confirmed under URA’s 2H2026 GLS Confirmed List. This confirms the government’s commitment to building out the precinct as a multi-phase residential neighbourhood — comparable to the multi-site rollout seen at Lentor Hills, where eight new condominiums have progressively transformed a former landed enclave.
The Holland Plain Community Green
At the heart of the Holland Plain precinct is a planned community green — a public open space that URA has earmarked as the neighbourhood’s social and recreational anchor. Both the Holland Link site (Amberwood at Holland) and the second Holland Plain GLS site front this community green, giving future residents of both developments direct access to the central parkland.
NParks map showing Holland Green Linear Park running along the Bukit Timah First Diversion Canal, with the upcoming dedicated connection to the Rail Corridor (marked in red at the western end). Holland Link road – where Amberwood at Holland is located – is visible on the right side of the map. Residents will be able to walk from the condo gate to Holland Green Linear Park and onwards to the Rail Corridor without crossing a main road. Image: NParks
The community green connects to a broader network of green corridors, including:
- Holland Green Linear Park — a 1.5km linear park running along the Bukit Timah First Diversion Canal, linking Sixth Avenue towards the Rail Corridor. The park includes wetland planting zones, a canal promenade, and a playground. NParks opened a new trail access point here in 2022 specifically to connect Holland Green residents to the Rail Corridor.
- The Rail Corridor — Singapore’s 24km former railway line, now a nature trail linking Woodlands in the north to Tanjong Pagar in the south. The Rail Corridor (Central) section near Holland Plain connects directly to Bukit Timah Nature Reserve, one of Singapore’s primary rainforest reserves.
- Bukit Timah First Diversion Canal trail — the Clementi Nature Trail along the canal has been progressively developed by NParks, with Section A open to the public, providing a walking and cycling connection between Holland Green and the wider Bukit Timah green network.
For residents of Amberwood at Holland, this means access to the Rail Corridor, Bukit Timah Nature Reserve, and the Holland Green Linear Park within a short walk — a green connectivity offering that is rare for a CCR address.
Why Holland Plain Matters for Property Buyers
First-mover advantage in a government-planned precinct
Holland Plain is at the beginning of a multi-decade transformation, not the end. With three GLS sites confirmed and more likely in future GLS programmes, buyers entering at the precinct’s first launch — Amberwood at Holland — are positioned similarly to early buyers at Lentor Modern or One Bernam: acquiring before the precinct’s identity and price benchmarks are fully established.
Structural supply constraint
The 6-storey height cap and low 1.4 plot ratio across Holland Plain GLS sites mean the precinct will never produce the unit volumes of a typical CCR high-rise site. The three confirmed sites together are estimated to yield fewer than 700 homes in total — a structurally thin supply pipeline for a prime District 10 address.
Sim Lian’s precinct-level positioning
Sim Lian Group’s control of both awarded sites gives the developer a rare ability to shape the precinct’s character, amenities, and pricing trajectory. Mark Yip, CEO of Huttons Asia, noted at the time of the Holland Link award that Sim Lian is “better placed to manage risks and set pricing, having anchored the precinct first.” This developer concentration is a positive signal for buyers — Sim Lian has a strong commercial incentive to maximise both sites’ value.
CCR price context
With Holland Plain land costs at S$1,432-S$1,491 psf ppr across the two awarded sites, and comparable CCR new launches transacting at S$2,944-S$3,350 psf (Skye at Holland at S$2,944 psf average; River Modern at S$3,266 psf average), PropNex’s analysts project indicative selling prices for Holland Plain developments in the S$2,800-S$3,100 psf range — competitive within the CCR for a boutique low-rise product. See the Amberwood at Holland price guide.
Holland Plain vs Holland Village — What is the Difference?
This is one of the most common buyer questions. The two are related in name but distinct in character:
| Holland Plain | Holland Village | |
|---|---|---|
| Character | Quiet landed enclave, GCB-adjacent, low-rise | Vibrant lifestyle and F&B hub, mixed-use |
| District | District 10 (Bukit Timah Planning Area) | District 10 (Queenstown Planning Area) |
| MRT access | King Albert Park DTL (680m from Holland Link) | Holland Village MRT CC21 (Circle Line) |
| New condo supply | 3 GLS sites planned (low-rise, boutique) | Skye at Holland (666 units, 40 storeys) |
| Density | Low-density, 6-storey cap | High-rise permitted |
| Green access | Rail Corridor, Holland Green Linear Park | One Holland Village retail, Holland Road Park |
Both are District 10 and both carry the “Holland” designation, but they serve different buyer profiles. Holland Plain suits buyers who want quiet, low-density landed-adjacent living with strong school access. Holland Village suits buyers who want a walkable, amenity-rich lifestyle address.
Key Takeaways
- Holland Plain is a newly designated URA residential precinct in District 10, distinct from Holland Village and approximately 1.5km away.
- The precinct is planned as a low-rise (6-storey max), green, family-oriented enclave bordered by GCB areas, Methodist Girls’ School and the Rail Corridor.
- Three GLS sites have been confirmed: Holland Link (212 units, Amberwood at Holland by Sim Lian, awarded August 2025), Holland Plain Site 2 (approx. 280 units, Sim Lian, awarded May 2026), and Holland Plain Site 3 (2H2026 Confirmed List, TBA).
- Sim Lian controls both awarded sites — a developer concentration that supports consistent precinct pricing and development quality.
- King Albert Park MRT is the nearest station (680m, approximately 8 minutes’ walk), with Cross Island Line interchange expected by 2032.
- The precinct’s first private residential launch is Amberwood at Holland, with showflat preview targeted for mid-September 2026.
Frequently Asked Questions
What is the Holland Plain precinct in Singapore?
Holland Plain is a newly designated private residential precinct by URA in District 10, Bukit Timah Planning Area. It is planned as a low-rise (6-storey max), low-density residential enclave bordered by Good Class Bungalow areas, the Holland Green Linear Park, and the Bukit Timah education belt. It is separate from Holland Village, which is approximately 1.5km away in the Queenstown Planning Area.
How many homes will be built in Holland Plain?
Based on confirmed GLS sites as of June 2026, an estimated 490-500 homes across the first two awarded sites (Holland Link: approximately 212 units; Holland Plain Site 2: approximately 280 units). A third site has been confirmed under the 2H2026 GLS Confirmed List, which will add further homes. The precinct is being developed progressively, similar to Lentor Hills.
Which developer owns the Holland Plain GLS sites?
Sim Lian Group has been awarded both GLS sites released so far in the Holland Plain precinct — the Holland Link site in August 2025 (Amberwood at Holland) and the Holland Plain Site 2 in May 2026. A third site is expected to be tendered under the 2H2026 GLS programme.
Is Holland Plain near MRT?
The nearest MRT station is King Albert Park (DTL21) on the Downtown Line, approximately 680m (around 8 minutes’ walk) from the Holland Link GLS site. King Albert Park is planned as a Cross Island Line interchange by 2032, which will add a second rail connection to Jurong Lake District, Clementi, and Changi Airport.
What is the difference between Holland Plain and Holland Village?
Holland Plain is a quiet, low-density landed-adjacent residential precinct in the Bukit Timah Planning Area, with King Albert Park MRT as the nearest station. Holland Village is a vibrant mixed-use lifestyle hub in the Queenstown Planning Area, served by Holland Village MRT (Circle Line). Both are in District 10 but serve different buyer profiles and are approximately 1.5km apart.
When is the first condo in Holland Plain launching?
Amberwood at Holland, developed by Sim Lian Group at Holland Link, is targeting a showflat preview in mid-September 2026. It will be the first private residential development to launch in the Holland Plain precinct. Register your interest here.