Amberwood at Holland Site Plan – A Complete Guide to the Layout, Boundaries and Facilities
The official Amberwood at Holland site plan has not been released by Sim Lian. It will be published closer to the official launch preview in September 2026. What we can do now – and what no competitor site has done – is build the most complete picture of what the site plan will show, derived entirely from confirmed URA planning data, GLS tender parameters and the physical realities of the Holland Plain precinct.
This guide covers everything a serious buyer needs to know about the Amberwood at Holland site layout before the official plan is released.
Amberwood at Holland Site Plan – Confirmed Facts from URA Data
Before the official site plan is released, every figure below is sourced from the URA GLS tender documents, the URA Master Plan 2025 and the Holland Link tender award announcement. These are not estimates – they are the confirmed planning parameters within which Sim Lian must build.
| Parameter | Confirmed Figure | Source |
|---|---|---|
| Site area | Approximately 185,141 sqft (17,069 sqm) | URA GLS tender documents |
| Maximum GFA | Approximately 257,225 sqft (23,897 sqm) | URA GLS tender documents |
| Plot ratio | 1.4 | URA GLS tender documents |
| Maximum building height | 6 storeys | URA GLS tender documents |
| Expected unit yield | 212 units | URA GLS / developer estimates |
| Tenure | 99-year leasehold from 7 August 2025 | URA GLS award |
| Mandatory facility | Early childhood development centre | URA GLS tender conditions |
| Land use zoning | Residential – private housing | URA Master Plan 2025 |
| Precinct designation | Holland Plain Precinct, Bukit Timah Planning Area | URA Master Plan 2025 |
Understanding the Site Plan – What the Numbers Mean for Buyers
Plot Ratio 1.4 – Why This Is Unusually Low for CCR
A plot ratio of 1.4 is rare for a Core Central Region residential site in Singapore. For context, most CCR new launches operate at plot ratios of 2.1 to 3.5 – which is what produces the 20 to 40-storey towers typical of Orchard Road and River Valley developments. At plot ratio 1.4, the Holland Link site is deliberately constrained to produce a low-density development in keeping with the surrounding landed housing character.
The practical consequence for site plan design: with a GFA of approximately 257,225 sqft spread across a maximum of 6 storeys, the footprint of the buildings must cover a larger proportion of the site than at a higher-density development. This typically results in multiple residential blocks arranged across the site rather than a single centrally positioned tower, with communal facilities occupying the spaces between blocks.
Average Unit Size Derivation – Why the Mix Will Favour Larger Units
At 257,225 sqft of GFA across approximately 230 units, the average unit GFA is approximately 1,118 sqft. This is one of the most significant numbers a site plan can reveal – and it is calculable before the official plan is released.
An average unit GFA of 1,118 sqft means the development simply cannot have a large proportion of compact 1-bedroom or studio units. If 30% of units were 500 sqft 1-bedroom apartments, the remaining 70% would need to average over 1,300 sqft to achieve the overall average. The economics and the GLS positioning of the site make a small-unit mix structurally implausible.
This derivation strongly supports a unit mix weighted toward 3-bedroom configurations (expected to be 950 to 1,250 sqft each), with a meaningful proportion of 4-bedroom units (1,300 to 1,600 sqft) and a smaller share of 2-bedroom units. See the full floor plan analysis for the expected mix breakdown.
Six Storeys Maximum – What This Means for the Site Plan Layout
The 6-storey height restriction fundamentally shapes the site plan. To achieve 230 units across a maximum of 6 floors, the development needs sufficient building footprint to accommodate approximately 38 to 40 units per storey across all blocks combined.
Based on comparable Singapore low-rise CCR developments (Fourth Avenue Residences, Leedon Green, Watten House), a site of this scale and plot ratio would typically produce 3 to 5 residential blocks. Block widths and lengths will be constrained by the requirement to provide adequate setbacks from site boundaries, maintain communal facility areas and meet the mandatory ECDC footprint requirement.
The 6-storey constraint also means all units are relatively close to ground level – the maximum height is approximately 18 to 21 metres. This creates genuine low-rise exclusivity: no unit is more than 5 floors above the ground, and no unit faces a towering block immediately adjacent to it.
The Four Site Boundaries – What Surrounds Amberwood at Holland
The site boundaries are fixed facts – not estimates. They directly determine which stacks have the most valuable views and which will be most sought after on launch day.
Western Boundary – The Rail Corridor
The western boundary of the Amberwood at Holland site is adjacent to the Rail Corridor – Singapore’s protected 24km green trail running from Tanjong Pagar to Woodlands. The Rail Corridor is a national open space designation under the URA Master Plan, meaning no development can occur on or adjacent to the corridor that would obstruct its green character.
For site plan purposes, this means any blocks oriented to face west will have an unobstructed green view that is legally protected in perpetuity. No future development, road widening or construction can be placed between a west-facing Amberwood at Holland unit and the Rail Corridor. This is the most structurally protected view available on the site and explains why western-facing stacks are likely to command the highest price premium at launch.
The Rail Corridor also provides direct recreational access. Residents can walk from the condo gate to the corridor without crossing a main road – a feature unique to the Holland Plain precinct among CCR new launches in the Bukit Timah area.
Northern Boundary – Methodist Girls School Primary
The northern boundary of the Holland Plain precinct is shared with Methodist Girls School Primary, one of Singapore’s most sought-after girls’ primary schools. The school and the Amberwood at Holland site share a precinct boundary – meaning north-facing stacks will overlook the school grounds and the Brizay Park Good Class Bungalow area beyond.
GCB areas are restricted to landed houses with strict height and density controls. North-facing stacks will not face future high-rise development on that boundary. The view protection on the northern boundary, while not as formally protected as the Rail Corridor, is structurally durable given the GCB zoning.
For families purchasing with the intent of registering for MGS Primary, the northern stacks offer the most direct visual relationship with the school – a detail that will not appear in the official site plan but matters to the parent buyer profile that Amberwood at Holland is positioned to attract.
Southern Boundary – Holland Green Linear Park
The southern boundary of the Holland Plain precinct adjoins Holland Green Linear Park – a public park running along the Bukit Timah First Diversion Canal. South-facing stacks at Amberwood at Holland will overlook the park and the Greenleaf landed housing estate beyond.
Holland Green Linear Park was upgraded by PUB in 2018 as part of the ABC Waters programme. It includes a canal walk, wetland system, rain garden, fitness corner and children’s playground. In Q3 2022, NParks completed a dedicated access connector linking Holland Green to the Rail Corridor, enabling residents to walk or cycle from the park to Bukit Timah Nature Reserve without crossing a main road.
For families, the southern boundary offers the most directly accessible daily amenity from the development – a flat, paved, family-friendly green space accessible on foot without crossing a main road. Read the full guide to Holland Green Linear Park for Amberwood residents.
Eastern Boundary – Holland Link Road Frontage
The eastern boundary faces Holland Link road and the Garlick Avenue landed housing estate beyond. This is the development’s primary road frontage and where the main vehicular entrance and drop-off is likely to be positioned in the official site plan.
East-facing stacks will overlook Holland Link road and the low-rise landed homes of Garlick Avenue. The Garlick Avenue area is zoned for 2-storey landed housing in the URA Master Plan – there is no approval for future high-rise development on this boundary. The view is residential and quiet, though without the green depth of the western or southern boundaries.
The eastern boundary is also the pedestrian access point most likely used for the walk to King Albert Park MRT station, which is approximately 8 minutes on foot from the Holland Link road frontage.
Expected Facility Layout – What the Site Plan Will Show
While the official facility layout is pending, the following can be confirmed or strongly inferred from the URA GLS conditions and Sim Lian’s track record.
Confirmed by GLS Tender Conditions
Early Childhood Development Centre (ECDC): This is a mandatory URA requirement for the Holland Link site – one of only a handful of Singapore new launches where a community facility is embedded by the government as a structural condition of development. The ECDC will occupy a designated footprint within the site plan and will be accessible to residents and potentially the broader precinct community. Its exact position within the site plan will be one of the most closely watched elements of the official release.
Standard CCR Condominium Facilities (Sim Lian Pattern)
Based on Sim Lian’s track record across Emerald of Katong, Treasure at Tampines and Hillion Residences, and the typical facility requirements for a CCR condominium of approximately 230 units:
- Swimming pool and wading pool – typically the centrepiece facility, likely positioned in the central open space between residential blocks
- 50m lap pool or leisure pool – Sim Lian developments of this scale typically include a dedicated lap pool separate from the leisure pool
- Gymnasium – indoor fitness facility, likely within the clubhouse building
- Clubhouse and function rooms – multi-purpose community space for private events, BBQ gatherings and resident meetings
- Children’s play area – likely positioned near the southern boundary toward Holland Green Linear Park, given the family-oriented buyer profile
- BBQ pavilions and outdoor dining areas
- Landscaped gardens and water features
- Basement car park – consistent with the low-rise character and the need to preserve maximum green space at ground level
Landscape Strategy – Green Corridors and Park Integration
The URA Master Plan 2025 specifies that new developments in the Holland Plain precinct will feature “integrated park spaces and green corridors” consistent with the surrounding landed estate character. This is not optional guidance – it is a design intent embedded in the precinct planning.
For the Amberwood at Holland site plan, this means the landscaping strategy will likely include green fingers or corridor plantings that visually connect the development to Holland Green Linear Park to the south and the Rail Corridor to the west. URA has also confirmed plans for a future Community Plain park in the middle of the Holland Plain precinct – which will eventually be shared by all residents of the precinct’s planned developments.
The Holland Plain Precinct Context – What Comes Next to Amberwood at Holland
Understanding what will be built around Amberwood at Holland over the coming decade is essential for evaluating the site plan in its full context.
The Holland Plain precinct covers approximately 34 hectares and is planned under URA Master Plan 2025 for private residential development. The Amberwood at Holland site (Holland Link GLS, 185,141 sqft, awarded August 2025) is the first site in the precinct. At least five further residential sites have been identified within the precinct under the current Master Plan.
In February 2026, URA released the second Holland Plain GLS site for tender – a 15,716.9 sqm (169,178 sqft) site with a plot ratio of 1.8 and a height cap of 6 to 8 storeys, capable of yielding approximately 280 units. On 7 May 2026, Sim Lian submitted the sole bid of S$1,491 psf ppr – 4.1% above the price they paid for Holland Link in 2025 – confirming their continued conviction in the precinct.
This is a significant development for Amberwood at Holland buyers. It means:
- The adjacent site to Amberwood at Holland will also be developed by Sim Lian, ensuring architectural and landscaping coherence across the two developments
- Sim Lian’s willingness to pay a higher land price for the second site than the first signals that their internal underwriting of Holland Plain values is increasing, not decreasing
- The precinct will develop gradually over 10 to 15 years – buyers entering at Amberwood at Holland are acquiring at the beginning of a precinct formation cycle, before amenities, profile and pricing reflect the fully matured neighbourhood
The precinct will eventually include a Community Plain park in its centre – a public green space shared by all residents of the Holland Plain precinct’s planned developments.
When Will the Amberwood at Holland Site Plan Be Released?
Sim Lian will release the official site plan as part of the sales preview package, expected in the second half of 2026. The site plan typically becomes available 1 to 2 weeks before the official launch to allow buyers and agents to review it before the balloting queue is formed.
When the site plan is released, the key elements to review immediately are:
- Block positions and orientations – which blocks face the Rail Corridor, which face Holland Green Linear Park, which face Holland Link
- Stack numbering and unit distribution per floor – how many units per stack and the exact floor levels available
- ECDC location – where the mandatory early childhood development centre is positioned relative to residential blocks
- Facility layout – position of pool, clubhouse and communal spaces relative to your preferred stack
- Pedestrian connectivity – gate positions and walking routes to Holland Link road, Holland Green Linear Park and the Rail Corridor
- Car park entry and exit – basement car park access point and its relationship to resident gate access
Register below to receive the official Amberwood at Holland site plan directly when released by Sim Lian – ahead of the public preview.
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Amberwood at Holland Site Plan - Frequently Asked Questions
Has the Amberwood at Holland site plan been released?
No. The official site plan has not been released by Sim Lian as of June 2026. It is expected to be published as part of the sales preview package in the second half of 2026. Register at amberwoodsatholland.com to receive the site plan directly when released.
What is the plot ratio of Amberwood at Holland?
The plot ratio is 1.4, confirmed in the URA GLS tender documents. The site area is approximately 185,141 sqft (17,069 sqm) and the maximum permitted GFA is approximately 257,225 sqft (23,897 sqm). This gives an average unit GFA of approximately 1,118 sqft across the expected 230 units – one of the most generous unit footprints among CCR new launches in Singapore.
What is the maximum building height at Amberwood at Holland?
The maximum building height is 6 storeys, confirmed in the URA GLS tender conditions. This height cap is a deliberate URA planning decision to keep the Holland Plain precinct in scale with the surrounding landed estate and Good Class Bungalow areas. It makes Amberwood at Holland one of the most low-density new launch condominiums in the Core Central Region.
Will Amberwood at Holland units have Rail Corridor views?
The western boundary of the Amberwood at Holland site is adjacent to the Rail Corridor – a protected national open space where no development can occur. Blocks positioned on the western side of the site are expected to have direct Rail Corridor views, protected in perpetuity by the Rail Corridor’s national open space designation. Stack-specific view information will be confirmed in the official site plan.
What will be on the southern boundary of Amberwood at Holland?
What is the early childhood development centre at Amberwood at Holland?
The early childhood development centre (ECDC) is a mandatory facility embedded in the URA GLS tender conditions for the Holland Link site. Sim Lian is required to build and include an ECDC as part of the Amberwood at Holland development – it is not optional. Its exact position within the development will be shown in the official site plan when released.
How many blocks will Amberwood at Holland have?
The exact block configuration has not been confirmed. Based on the site area of approximately 185,141 sqft, plot ratio of 1.4 and 6-storey height cap, multiple low-rise blocks are expected across the site. Comparable Singapore low-rise CCR developments (Fourth Avenue Residences, Leedon Green) of similar scale typically have 3 to 5 residential blocks. The full block layout will be confirmed in the official site plan.
Will Amberwood at Holland have a basement car park?
Yes. Amberwood at Holland will have a basement car park. A basement rather than multi-storey structure is consistent with the low-rise character of the development and preserves maximum green space at ground level. The exact capacity and entry configuration will be shown in the official site plan.
What will the Holland Plain precinct look like around Amberwood at Holland?
The Holland Plain precinct covers approximately 34 hectares and is planned for private residential development under URA Master Plan 2025. Amberwood at Holland is the first site. A second adjacent site (15,716.9 sqm, up to 280 units, plot ratio 1.8, 6 to 8 storeys) was tendered in February 2026 and Sim Lian submitted a lone bid of S$1,491 psf ppr on 7 May 2026 – 4.1% above the Holland Link price. A future Community Plain park is planned in the centre of the precinct, accessible to all residents.
What facilities will Amberwood at Holland have?
Based on the GLS conditions and Sim Lian’s track record, expected facilities include a swimming pool, wading pool, gymnasium, clubhouse, function rooms, BBQ pavilions, children’s play area, landscaped gardens with green corridor connections to Holland Green Linear Park, and the mandatory early childhood development centre. The development will also have a basement car park. The full facility list will be confirmed in the official site plan.
How does Amberwood at Holland's site compare to the second Holland Plain GLS site?
The Amberwood at Holland (Holland Link) site covers 185,141 sqft with a plot ratio of 1.4, maximum 6 storeys, yielding approximately 230 units. The adjacent second Holland Plain GLS site covers 169,178 sqft with a plot ratio of 1.8, maximum 6 to 8 storeys, yielding approximately 280 units. Both sites have been bid on by Sim Lian Group, who paid S$1,432 psf ppr for the first and S$1,491 psf ppr for the second in May 2026 – confirming their commitment to developing the full precinct.
Sources and References
The following sources were used in researching this article.
- URA GLS Tender Documents – Holland Link, August 2025. Confirmed site area 185,141 sqft, plot ratio 1.4, maximum 6 storeys, mandatory ECDC requirement, GLS award to Sim Lian Land and Sim Lian Development at S$368.37 million (S$1,432 psf ppr).
https://www.ura.gov.sg/Corporate/Land-Sales - URA Master Plan 2025 – Holland Plain Precinct planning parameters. Confirms precinct designation, green corridor requirements, low to mid-rise character, future Community Plain park, CRL station exit within north-west section of precinct.
https://www.ura.gov.sg/maps/ - URA GLS Programme 1H2026 – Holland Plain second site. Confirms site area 15,716.9 sqm, plot ratio 1.8, height cap 6 to 8 storeys, approximately 280 units, released for tender 25 February 2026.
https://www.ura.gov.sg/Corporate/Land-Sales/Sites-For-Tender - CBRE Singapore – Commentary on URA Tender Closing at Holland Plain, 7 May 2026. Confirms Sim Lian sole bid of S$1,491 psf ppr for second Holland Plain site, 4.1% above Holland Link price. Confirms 10 to 15-minute walk to King Albert Park MRT.
https://www.cbre.com.sg/press-releases/commentary-on-ura-tender-closing-at-holland-plain - The Edge Singapore – URA launches GLS site at Holland Plain, February 2026. Confirms 34ha precinct size, future Community Plain park in the centre of the precinct, Holland Green Linear Park connection to Rail Corridor.
https://www.theedgesingapore.com/cityandcountry/property/ura-launches-gls-site-holland-plain-huttons-expects-three-bidders - NParks – Holland Green Linear Park official page. Confirms park address, canal walk, wetland system, Rail Corridor access connector completed Q3 2022.
https://www.nparks.gov.sg/visit/parks/park-detail/holland-green-linear-park/ - Stacked Homes – Holland Plain GLS analysis, February 2026. Confirms precinct details and six additional sites identified under URA Master Plan for the precinct.
https://stackedhomes.com/holland-plain-morrison-lane-gls-2026/
All site plan information above is derived from confirmed URA planning data and GLS tender documents. The official Amberwood at Holland site plan has not been released by Sim Lian as of June 2026. Unit counts, block configurations and facility layouts are analyst estimates and will be confirmed at launch. This article will be updated when the official site plan is published.