Sim Lian · $1,491 psf ppr Land Rate · Low-Density Bukit Timah Enclave · King Albert Park MRT
Tracking every milestone for the Old Holland Road GLS site — from tender award to launch. Last updated: .
Sim Lian Group placed the sole bid of $454 million for the Old Holland Road GLS site — just 4.1% above the adjacent Holland Link plot it already owns, giving it control of both first-mover sites in the precinct.
See the full tender result →River Modern moved 90% of its 455 units at launch at an average $3,266 psf, while Skye at Holland sold 99% at $2,953 psf — evidence of firm Core Central Region appetite around the Holland corridor.
See what this means for pricing →The site's nearest station, King Albert Park (DT6), is planned as a future Downtown Line and Cross Island Line interchange (DT6/CR15) — with a new CRL exit planned within the Holland Plain precinct itself.
Explore the connectivity →The Old Holland Road GLS tender was awarded to Sim Lian Group on 7 May 2026 with a sole bid of $454 million ($1,491 psf ppr). It is Sim Lian's second Holland Plain plot — just 4.1% above the $1,432 psf ppr it paid for the adjacent Holland Link site — giving one developer control of both first-mover sites in the new precinct. (Source: URA / The Edge Singapore, May 2026.)
Only 4.1% above Holland Link
| Holland Plain Precinct Site | Developer | Awarded | Land Rate (psf ppr) |
|---|---|---|---|
| Holland Plain (this site, Old Holland Road) | Sim Lian Group (sole bid) | 7 May 2026 | $1,491 |
| Holland Link — Amberwood at Holland (adjacent) | Sim Lian Group (5 bidders) | Aug 2025 | $1,432 |
| River Valley Green (Parcel C, D9, for context) | Sunway MCL / CSC Land JV | 2025 | $1,730 |
Source: URA tender records; The Edge Singapore / EdgeProp Singapore, May 2026. The Old Holland Road site drew a single bid; analysts attribute this to Sim Lian defending its adjacent Holland Link position rather than weak demand, noting the land rate still landed above the prior tender.
From tender award to estimated completion — every confirmed milestone and analyst estimate for the Old Holland Road GLS site, in one view.
URA launches the 15,716.9 sqm Holland Plain parcel — the second private plot in the new Holland Plain precinct after the adjacent Holland Link site.
Sim Lian Group places the sole bid of $454 million ($1,491 psf ppr), securing both Holland Plain plots and 4.1% above its adjacent Holland Link land rate.
The developer's site plan, unit mix and official project name are expected around planning permission. Register below to be notified the moment they are released.
A preview is estimated for Q2–Q3 2027, pending the developer's programme and the sequencing of the adjacent Holland Link launch, which is likely to price first.
King Albert Park (DT6) is planned to become a Downtown Line / Cross Island Line interchange (DT6/CR15), with a new CRL exit planned within the Holland Plain precinct. Opening date subject to LTA confirmation.
On standard 99-year GLS completion terms (roughly 5 years from award), the estimated TOP falls around 2030–2031. Timing is subject to the developer's construction programme.
Estimated dates are analyst projections based on URA tender conditions and typical GLS development cycles — they are not developer-confirmed.
Holland Plain Residences is a 99-year leasehold, low-density private condominium on the Old Holland Road GLS site in District 10, Bukit Timah — expected to yield about 280 units among the Brizay and Garlick Avenue Good Class Bungalow enclaves, an estimated 10–15 minute walk from King Albert Park MRT (DT6). Sim Lian Group secured it on 7 May 2026 with a $454 million bid ($1,491 psf ppr), and now controls both first-mover plots in the new Holland Plain precinct.
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Flanked by the Brizay and Garlick Avenue Good Class Bungalow enclaves and bordering the Rail Corridor — a genuinely low-rise, low-density setting in one of Singapore's most prestigious residential belts, Bukit Timah.
An estimated 10–15 minute walk to King Albert Park on the Downtown Line — an operational station today, and a planned future Downtown Line / Cross Island Line interchange (DT6/CR15) for the precinct.
Methodist Girls' School (Primary) is estimated within 1km, with Henry Park and Pei Hwa Presbyterian Primary nearby — a genuine school-belt address for Bukit Timah and Queenstown families. Distances are estimates; verify with OneMap before P1 registration.
The site borders the Rail Corridor — a car-free 24km green spine — and sits beside the planned Holland Green Linear Park and Community Plain park, part of URA's explicit low-density, car-lite design intent for the precinct.
Direct arterial access via Bukit Timah and Dunearn Road to the Pan Island Expressway (PIE), with the Ayer Rajah Expressway (AYE) reachable via Clementi Road — smooth island-wide connectivity for drivers.
Sim Lian now owns both Holland Plain plots, giving it sequencing control over pricing and design across the precinct. A live upgrader pool is building from ~2,405 Queenstown HDB flats reaching MOP in 2026. (Source: ERA Research, May 2026.)
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Holland Plain Residences is a 99-year leasehold private condominium on the Old Holland Road GLS site in prime District 10, Bukit Timah — a 169,175 sqft (15,716.9 sqm) low-rise parcel expected to yield about 280 homes. The tender was awarded to Sim Lian Group on 7 May 2026 with a sole bid of $454 million ($1,491 psf ppr). It is the second of two adjacent Sim Lian-controlled plots in the new URA-planned Holland Plain precinct, sitting among the Brizay and Garlick Avenue Good Class Bungalow enclaves.
The honest positioning of Holland Plain Residences is a landed-enclave address rather than a doorstep-MRT one: King Albert Park MRT (DT6, Downtown Line) is an estimated 10–15 minute walk away. What that walk buys is a genuinely low-density, GCB-flanked setting bordering the Rail Corridor, within 1km (estimated) of Methodist Girls' School — the profile a Bukit Timah or Queenstown family is really paying for.
With a plot ratio of 1.8, Holland Plain Residences is expected to be a low-rise development, in keeping with the surrounding low-density Bukit Timah landed character. As one of the first two private launches in the new Holland Plain precinct, it is positioned to benefit from value uplift as the estate — planned for roughly 2,500 homes around parks and green corridors — matures over the coming years.
The Holland Plain precinct is an explicit URA design intent for car-lite, park-centred living rather than developer marketing. The site borders the Rail Corridor, a car-free 24km green spine, and sits beside the planned Holland Green Linear Park and Community Plain park. King Albert Park's planned upgrade to a Downtown Line / Cross Island Line interchange (DT6/CR15, targeted ~2032) is a genuine long-range catalyst for this corridor. (Source: URA GLS Programme / ERA Research, 2026.)
Holland Plain Residences is a 99-year leasehold private condominium on the Old Holland Road Government Land Sale site in District 10, Bukit Timah, Singapore. It sits within the new Holland Plain precinct, flanked by the Brizay and Garlick Avenue Good Class Bungalow enclaves, and is expected to deliver approximately 280 low-rise homes across unit types from 2-bedroom to 5-bedroom. (Source: Urban Redevelopment Authority GLS Programme, 2026. Holland Plain Residences is a provisional site-based name; the developer has not released an official project name.)
The site area spans 169,175 sq ft (15,716.9 sqm) with a maximum gross floor area of 28,291 sqm and a plot ratio of 1.8, pointing to a low-rise development in keeping with the surrounding landed character. Its nearest MRT is King Albert Park (DT6) on the Downtown Line, an estimated 10–15 minute walk away — an operational station today and a planned future Cross Island Line interchange (DT6/CR15), with a new CRL exit planned within the Holland Plain precinct itself.
For families, the Old Holland Road site is estimated within 1km of Methodist Girls' School (Primary) and within 1–2km of Henry Park Primary and Pei Hwa Presbyterian Primary — sought-after institutions in the Bukit Timah belt. (School distances are straight-line estimates, not MOE-verified home-school distances, and are never a guarantee of admission.) Bukit Timah and Dunearn Road give drivers direct arterial access to the Pan Island Expressway (PIE), with the AYE reachable via Clementi Road.
As one of the first two private launches in a precinct planned for roughly 2,500 homes, Holland Plain Residences offers first-mover positioning: buyers who register early gain access to developer-preview pricing before the wider public launch. The tender was awarded to Sim Lian Group on 7 May 2026 at $454 million ($1,491 psf ppr) — just 4.1% above the adjacent Holland Link site (Amberwood at Holland), which the same developer owns. (Source: URA / The Edge Singapore, May 2026.)
Holland Plain is a new URA-planned low-density private residential precinct in District 10, carved from the Old Holland Road area and expected to add roughly 2,500 homes around the Holland Green Linear Park, a Community Plain park, and the Rail Corridor. Holland Plain Residences is one of the two first-mover developments in this transformation — both won by Sim Lian Group. This mirrors how URA transformed Lentor Hills from a landed enclave into a planned private residential precinct. (Source: URA Master Plan / Singapore GLS Programme, 2026.)
For buyers considering a District 10 new launch, the two-site dynamic is the key advantage. Because Sim Lian controls both Holland Plain plots — this one and Holland Link (Amberwood at Holland) — pricing, design language and launch order can be coordinated across the precinct rather than competed against a rival developer next door. Historically, that kind of single-developer control supports a steadier, less discount-driven pricing path (a structural argument, not a promise).
The Holland Plain master plan is built around green, low-density living: the Holland Green Linear Park, a Community Plain park, a new 3.5m shared active-mobility path around the precinct, and Rail Corridor frontage. For a buyer weighing a Holland Plain condo as a primary residence, the appeal is a home they actually own within the same Bukit Timah enclave they may already live near — green, quiet, and school-connected, from a new-build baseline.
Looking further ahead, King Albert Park's planned upgrade to a Downtown Line / Cross Island Line interchange (DT6/CR15, targeted around 2032) is a genuine future connectivity catalyst for the corridor — when operational, the CRL would link the precinct to the Jurong Lake District and Clementi. (Source: URA / LTA network plans, 2026; CRL opening date subject to LTA confirmation.) For a Holland Plain buyer with a long horizon, these are structural tailwinds layered on top of an established, prestigious address.
Holland Plain Residences trades a doorstep station for a landed-enclave address — and the site is upfront about that. King Albert Park MRT (DT6) on the Downtown Line is an estimated 10–15 minute walk away. It is operational today, running along the Bukit Timah corridor to Botanic Gardens, Newton, Chinatown and the city, and is planned to become a Downtown Line / Cross Island Line interchange (DT6/CR15) — with a new CRL station exit planned within the north-west of the Holland Plain precinct itself.
Key connections from King Albert Park MRT (DT6):
(Walk time to King Albert Park is a straight-line estimate, not the official LTA/URA walking-distance measurement. CRL interchange dating is subject to LTA confirmation.)
For drivers, this upcoming Holland Plain condo has direct arterial access via Bukit Timah Road and Dunearn Road to the Pan Island Expressway (PIE), Singapore's main east–west artery, with the Ayer Rajah Expressway (AYE) reachable via Clementi Road. This puts the CBD, Orchard, one-north and the western business hubs within a straightforward drive — smooth island-wide connectivity from a quiet, low-density address.
From a tenant-demand perspective, proximity to the National University of Singapore and the one-north biomedical and tech cluster — a short drive or bus ride away — gives yield-focused buyers an established District 10/D21 tenant pool of academics, professionals and relocating expatriate families. Combined with the school-belt address, this underpins the rental case for this District 10 condo.
The GLS tender for the Old Holland Road site was awarded on 7 May 2026 to Sim Lian Group with a sole bid of $454 million ($1,491 psf ppr). Analysts read the single-bid outcome not as weak demand but as developers being selective, and specifically as Sim Lian defending its adjacent Holland Link position — the land rate still landed 4.1% above the prior tender. Buyers who register their interest early gain first access to pricing and unit selection ahead of the public launch.
A new URA-planned low-density precinct in District 10, set around Holland Green Linear Park, a Community Plain park and the Rail Corridor — roughly 2,500 homes in a car-lite environment.
Holland Plain Residences is an estimated 10–15 minute walk from King Albert Park MRT (DT6) on the Downtown Line — an operational station serving the Bukit Timah corridor, and a planned future Cross Island Line interchange (DT6/CR15) with a new CRL exit planned within the precinct.
For drivers, Bukit Timah and Dunearn Road give direct access to the Pan Island Expressway (PIE), with the AYE reachable via Clementi Road — a straightforward drive to the CBD, Orchard and the western business hubs.
Download the comprehensive e-brochure to explore the site plan, full floor plans, and detailed specifications of Holland Plain Residences as they are released.
Old Holland Road, CCR
~280 Units · Plot Ratio 1.8
Leasehold from 2026
Indicative unit-type layouts for Holland Plain Residences. The developer's official site plan, unit mix and final floor plates have not yet been released — the layouts shown are representative templates and unit sizes are to be advised at launch. Register to receive the confirmed floor plans the moment they are published.
Sim Lian Group now owns both Holland Plain plots — this Old Holland Road site and the adjacent Holland Link parcel (Amberwood at Holland). That gives one developer sequencing control over pricing, design language and launch order across the whole precinct, which historically supports a steadier, less discount-driven pricing path than competing plots owned by rival developers. (Source: URA GLS / The Edge Singapore, 2026.)
The site sits among the Brizay and Garlick Avenue Good Class Bungalow enclaves and is estimated within 1km of Methodist Girls' School, with Henry Park and Pei Hwa Presbyterian Primary nearby. For a Bukit Timah or Queenstown family, this is the honest trade at the heart of the project: a walk to the train in exchange for a genuinely low-density, prestigious school-belt address. (School distances are estimates, not MOE-verified, and never a guarantee of admission.)
Two Sim Lian tenders just 4.1% apart — Holland Link at $1,432 psf ppr and this site at $1,491 psf ppr — give buyers a rare, credible pricing anchor before either price list drops. The developer itself has effectively told the market where this precinct prices. For context, the nearby D9 River Valley Green site was awarded at a far higher $1,730 psf ppr, underlining the relative value of the Holland Plain land rate. (Source: URA tender records, 2026.)
Core Central Region 99-year launches near the Holland corridor have sold strongly: River Modern moved 90% of 455 units at an average $3,266 psf, and Skye at Holland sold 99% at $2,953 psf. Meanwhile, around 2,405 Queenstown HDB flats reach their Minimum Occupation Period in 2026, building a live upgrader pool within reach of a 2–3 bedroom here. (Source: EdgeProp / ERA Research, 2026.)
The Holland Plain Residences Sales Gallery will open by appointment only closer to launch. Register now to receive your priority invitation to preview the showflat when it opens.
Holland Plain Residences sits in prime District 10, flanked by the Brizay and Garlick Avenue Good Class Bungalow enclaves — some of Singapore's most exclusive landed addresses. This is a genuinely low-rise, low-density setting bordering the Rail Corridor: the quiet, green, established character of Bukit Timah, from a brand-new home you actually own. For a family already living in the belt, it is a way to stay in the enclave they know while upgrading into new-build private living.
Daily needs are well covered by KAP Mall, Bukit Timah Plaza and Beauty World Centre for groceries, dining and services, with Holland Village and the Sixth Avenue dining stretch nearby. For families, Methodist Girls' School is estimated within 1km, with Henry Park and Pei Hwa Presbyterian Primary within 1–2km, and Nanyang Girls' High and Raffles Girls' School in the wider area — one of the strongest concentrations of sought-after schools in Singapore. (Distances are estimates; verify with OneMap before P1 registration.)
Living at Holland Plain Residences means the Rail Corridor — a car-free 24km green spine running the length of Singapore — is on the doorstep, alongside the planned Holland Green Linear Park and Community Plain park. A new 3.5m shared active-mobility path is planned around the precinct, part of URA's explicit car-lite, park-centred design intent. Weekend walks and cycles along the Rail Corridor, and the Botanic Gardens a short ride away on the Downtown Line, are part of the everyday lifestyle this Holland Plain condo delivers.
The official Holland Plain Residences price list has not yet been released — it will only be published closer to launch, once the developer completes planning approvals. However, with the land cost confirmed at $1,491 psf ppr, buyers can benchmark expected pricing with far more precision than before the tender.
Working forward from the confirmed land cost via a developer breakeven ladder — land at $1,491 psf ppr, plus estimated construction, financing, fees and margin — points to an indicative launch range of $2,850–$3,050 psf (estimated) for the 3-bedroom units. That sits sensibly against nearby proof points: Fourth Avenue Residences (the nearest 99-year comparable) resells at a $2,674 psf median, while River Modern launched at $3,266 psf. These are data-grounded estimates, not developer-confirmed pricing. Register your interest to receive the price list the moment it is released.
| Holland / Bukit Timah Benchmark | Land Rate | Price (psf) |
|---|---|---|
| Holland Plain Residences (this site) | $1,491 psf ppr | $2,850–$3,050 (est.) |
| Holland Link — Amberwood at Holland (adjacent) | $1,432 psf ppr | Not yet priced |
| Fourth Avenue Residences — 2026 resale median | 99-yr, TOP 2022 | $2,674 |
| River Modern — CCR launch, 2026 | 99-yr | $3,266 |
Sources: URA tender records; The Edge Singapore / EdgeProp / CBRE, 2026. Estimates are analyst calculations and not developer-confirmed figures.
Buyers comparing Holland Plain Residences vs Amberwood at Holland are really choosing between two Sim Lian sites in the same precinct. Amberwood at Holland (Holland Link) is the smaller, more boutique plot — it drew five bidders, was awarded at $1,432 psf ppr in August 2025, and is likely to launch first, giving buyers a live pricing read before this site. Holland Plain Residences is the larger, later-launching plot at $1,491 psf ppr, offering more site flexibility and the same developer's precinct upside. Because one developer controls both, launch order and pricing are more likely coordinated than competitive.
For buyers evaluating whether Holland Plain Residences is a good investment, three structural factors stand out. First, the land cost is anchored just 4.1% above the adjacent Holland Link site, giving a rare, credible pricing floor before either price list drops. Second, Sim Lian's control of both precinct plots enables coordinated, less discount-driven sequencing. Third, the address itself — low-density, GCB-flanked, within a sought-after school belt — is the kind of prestigious Bukit Timah location that is difficult to replicate. The honest counterweight is connectivity: this is a 10–15 minute walk to the MRT, not a doorstep station.
For Bukit Timah and Queenstown upgraders specifically, Holland Plain Residences offers a rare combination: a prestigious CCR school-belt address, new-build quality, and a private-condo entry price into an enclave many buyers already know. With ~2,405 Queenstown HDB flats reaching MOP in 2026, there is a live upgrader pool whose equity comfortably reaches a 2–3 bedroom here.
The Holland Plain Residences developer is Sim Lian Group (Sim Lian Land Pte Ltd and Sim Lian Development Pte Ltd), which was awarded the Old Holland Road site on 7 May 2026 with a sole bid of $454 million ($1,491 psf ppr). Sim Lian is a Singapore-founded developer of 40-plus years, whose track record includes the 2,203-unit Treasure at Tampines (sold out), Emerald of Katong and The Botany at Dairy Farm. The official Holland Plain Residences launch date has not been announced — an estimated preview window is Q2–Q3 2027, with an estimated TOP around 2030–2031 on standard 99-year GLS terms. Register your interest below to be placed on the priority preview list and receive the earliest notification on the official name, launch timing, floor plans, and pricing.
Everything you need to know about Holland Plain Residences after the 7 May 2026 tender award to Sim Lian.
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Register now for exclusive updates on the official project name, site plan, launch timeline and price list for Holland Plain Residences.