Amberwood at Holland Site Plan – A Complete Guide to the Layout, Boundaries and Facilities

The official Amberwood at Holland site plan diagram, showing exact block positions and stack numbering, has not yet been released by Sim Lian and is expected closer to the official launch preview in September 2026. However, Sim Lian’s official Project Brief (12 August 2026) has now confirmed the block count, the full facility list, the car park configuration and the site parameters. This guide sets out everything confirmed to date, alongside what can still reasonably be expected once the graphic site plan and exact stack layout are released.

This guide covers everything a serious buyer needs to know about the Amberwood at Holland site layout ahead of the official plan release.

Amberwood at Holland – Confirmed Facts

Information current as at 13 August 2026.

Parameter	Details
Total units	212 units
Number of blocks	11 blocks – a mix of 6-storey and 4-storey
Maximum building height	6 storeys
Site area	183,729 sqft (17,069 sqm)
Site coverage	Approximately 37%
Maximum GFA	Approximately 257,225 sqft (23,897 sqm)
Plot ratio	1.4
Tenure	99-year leasehold w.e.f. 4 November 2025
Expected TOP	30 June 2030
Expected Legal Completion	30 June 2033
Car park	217 basement lots (212 unit lots + 5 accessible), 1:1 ratio. Separate 3 lots for the ECDC
Mandatory facility	Early Childhood Development Centre (ECDC)
Construction Gateway Approval	ES20260417-50008-CG01, dated 7 August 2026
Developer’s Licence	C1553
Land use zoning	Residential – private housing
Precinct designation	Holland Plain Precinct, Bukit Timah Planning Area

All figures are current as at 13 August 2026 and subject to change without prior notice. Areas, distances and measurements are estimates only and do not form part of any contract.

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 11 blocks and a maximum of 6 storeys, the buildings cover a larger proportion of the site than at a higher-density development, with communal facilities occupying the spaces between blocks.

Confirmed Unit Mix – No 1-Bedroom or 2-Bedroom Units

Amberwood at Holland’s confirmed unit mix, released 16 June 2026, bears out the low plot ratio: there is no 1-bedroom or 2-bedroom type in the development. The confirmed mix is 74 three-bedroom units (872-980 sqft, 35%), 74 four-bedroom units (1,076-1,313 sqft, 35%) and 64 five-bedroom units (1,324-1,572 sqft, 30%) – entirely family-sized homes. See the full floor plan breakdown for the complete size table.

11 Blocks, 6 and 4 Storeys – What This Means for the Site Plan Layout

The block configuration is now confirmed via Sim Lian’s official Project Brief: Amberwood at Holland comprises 11 blocks (addressed 30 to 52 Holland Link), built to a mix of 6 and 4 storeys. Blocks 30, 32, 34, 36, 38, 40, 42 and 44 each have 4 units per floor; blocks 48, 50 and 52 each have 2 units per floor, reflecting a smaller, more exclusive footprint on those blocks. This confirms a genuinely low-rise, low-density layout consistent with the surrounding landed housing character – no unit faces a towering block immediately adjacent to it.

All Blocks Are North-South Facing

All 11 blocks at Amberwood at Holland are oriented North-South. Every unit’s primary aspect is either north or south – avoiding the more intense, low-angle east and west sun that many Singapore developments face directly, and helping keep living spaces naturally cooler. This also means no unit fronts directly east onto Holland Link road or west onto the Rail Corridor as its primary aspect. Those two boundaries are experienced from the side (gable end) of whichever blocks sit closest to them, not as a stack’s main facing direction.

The Four Site Boundaries – What Surrounds Amberwood at Holland

The site boundaries are fixed facts – not estimates. Combined with the confirmed North-South orientation, they determine which stacks have the most valuable outlooks 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.

Because all blocks are North-South facing, no stack fronts directly onto the Rail Corridor as its primary aspect. Blocks positioned closest to the western boundary will have their gable end toward the corridor – end units in those blocks may still catch a partial or corner-angle view, though exactly which stacks benefit will only be confirmed once the official site plan and stack layout are released. The corridor’s protected, unobstructed status under the URA Master Plan holds regardless of which units can see it.

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. North-facing is one of only two orientations across the entire development, and blocks positioned along the northern edge of the site will have their north-facing units overlooking the school grounds and the Brizay Park Good Class Bungalow area beyond directly.

GCB areas are restricted to landed houses with strict height and density controls, so north-facing units near this boundary will not face future high-rise development. The view protection here, 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 north-facing units in blocks closest to the school boundary offer the most direct visual relationship with it – 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 is the development’s other primary orientation, and blocks positioned along the southern edge of the site will have their south-facing units overlooking the park and the Greenleaf landed housing estate beyond directly.

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 remains 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.

Because all blocks are North-South facing, no unit fronts directly east onto Holland Link road. Blocks positioned closest to the eastern boundary will have their gable end toward the road – a practical benefit for privacy and road noise, since no living room or bedroom directly overlooks the street. The Garlick Avenue area beyond is zoned for 2-storey landed housing in the URA Master Plan, so there is no approval for future high-rise development on this boundary either.

The eastern boundary is also the pedestrian access point most likely used for the walk to King Albert Park MRT station – approximately 12 to 15 minutes on foot to the existing Downtown Line entrance today, shortening to an estimated 8 minutes (680m) once the future Cross Island Line exit within the Holland Plain precinct opens around 2032.

Confirmed Facilities – What the Site Plan Will Show

Sim Lian’s official Project Brief (12 August 2026) has now confirmed the full facility list, organised across a Lower Deck and an Upper Deck. Exact positions within the site plan are still pending the graphic release, expected closer to the September 2026 preview.

Lower Deck

• Arrival Plaza
• Function Studio (approx. 68 sqm, 20-25 pax) – fitted with a sink, 2-burner induction hob, refrigerator and microwave oven
• Explorers’ Studio – kids’ room (approx. 22 sqm)
• Water Terrace
• Discovery Pool (approx. 65 sqm, 0.5m depth)
• Fitness Studio (approx. 58 sqm) – 3 treadmills and other gym equipment; no 24-hour access, no steam room or sauna
• Day Lounges
• Lakeside Pool (approx. 200 sqm, 0.9m depth)
• Hydro Pool (approx. 20 sqm, 0.9m depth)
• Bubble Pool (approx. 30 sqm, 0.3m depth)
• Water Cove
• Thermal Bath (approx. 8 sqm each, male and female, 0.9m depth)
• Outdoor Bath (approx. 8 sqm each, male and female, 0.9m depth)
• Red Light Wellness (approx. 3 sqm) – bookable, 1-2 pax, secured access via access card
• Courtyard and Lawn
• Gourmet Pavilion – 1 of 2 gas BBQ pits on site
• Rain Shower Nook

Upper Deck

• 50m Hilltop Lap Pool (approx. 390 sqm, 1.2m depth)
• Pool Deck and Rain Shower Cove
• Outdoor Deck
• Culinary Pavilion – the second of the site’s 2 gas BBQ pits
• Family Deck, Play Wood and Family Lawn
• Evergreen Lawn

Car Park

• 217 basement residential lots in total – 212 unit lots plus 5 accessible lots, non-designated (first-come-first-served)
• A separate 3 basement lots serve the ECDC (2 lots plus 1 accessible)
• 3 active EV charging lots (AC/DC) at basement level, for pre-registered residents only – no visitor EV charging
• 54 bicycle lots in total – 14 at 1st storey, 40 at basement
• Carpark lot width 2.2m, driveway width 2.4m; loading/unloading bay headroom 3m

Ancillary Facilities

• Genset, Bin Centre and Substation – all at basement level
• Guardhouse and Management Office
• Early Childhood Development Centre (ECDC) with outdoor play – mandatory under URA’s GLS tender conditions; operator to be appointed by the MCST
• Solar panels on the roof – exact location subject to the architect’s discretion

What’s Confirmed as Not Included

Sim Lian’s official Q&A rules out a concierge service, shuttle bus, unit-level wifi, a water point at balconies, and pre-installed ceiling fans (residents may install their own after TOP, subject to Management approval).

Estimated monthly maintenance is S$570 (6 share value) to S$665 (7 share value), based on S$95 per share – estimate only, subject to authority approval. See the Amberwood at Holland price guide for the full cost breakdown.

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, 183,729 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 graphic 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 – which of the 11 North-South facing blocks sit closest to the Rail Corridor, Holland Green Linear Park, Methodist Girls School and Holland Link road, and which stacks within them face north versus south
• 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 – exact position of the Lakeside Pool, 50m Hilltop Lap Pool, Fitness Studio, Function Studio and other confirmed facilities 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.