$454.0M Sole Bid · $1,491 psf ppr · ~280 Low-Rise Homes Beside the GCB Belt
Every confirmed milestone on the Holland Plain GLS site — award, precinct sequencing and the Cross Island Line. Last updated: .
The 169,176 sq ft District 10 parcel went to Sim Lian Land at $1,491 psf ppr — 4.1% above the adjacent Holland Link site, and well below concurrent Newton and River Valley land rates.
See the full award result →Sim Lian now holds both Holland Plain and Holland Link (Amberwood at Holland). The sister site is expected to launch first, setting the precinct's first market-tested price benchmark.
Why single-developer control matters →LTA awarded the ~S$447 million construction contract in October 2023, with Cross Island Line completion targeted for 2032 — landing at the site's own nearest station.
Explore the connectivity →Sim Lian Land Pte Ltd, part of Sim Lian Group Limited, won the Holland Plain GLS site in District 10 with the only bid submitted — $454.0 million, or $1,491 per square foot per plot ratio — awarded on 12 May 2026. The 169,176 sq ft, 99-year leasehold parcel carries a plot ratio of 1.8 and an estimated yield of about 280 low-rise homes. (Source: URA award notice; EdgeProp and 99.co tender coverage, May 2026.)
Sole bid · 12 May 2026
| Site | Region | Land Rate | Date |
|---|---|---|---|
| Holland Plain (this site) — Sim Lian, sole bid | D10 CCR | $1,491 psf ppr | 12 May 2026 |
| Holland Link (Amberwood at Holland) — Sim Lian, 5 bids | D10 CCR | $1,432 psf ppr | Aug 2025 |
| Dunearn Road GLS Parcel 1 (Dunearn House) — Turf City | D10 CCR | $1,410 psf ppr | Mid-2025 |
| River Valley Green Parcel C | D9 CCR | $1,730 psf ppr | Jun 2026 |
| Peck Hay Road GLS (Newton) | D9 CCR | $1,865 psf ppr | Jun 2026 |
Source: URA award notices; EdgeProp, 99.co and The Edge Singapore tender coverage. Holland Plain sits above its own immediate District 10 comparables but 18–25% below the concurrent Newton and River Valley Core Central Region benchmark — a lower land cost lowers the developer's breakeven, which is what leaves room to price a launch competitively.
From land award to estimated completion — every confirmed milestone and every analyst estimate, clearly separated.
Sim Lian commits $368.37 million ($1,432 psf ppr) for Holland Link — now referred to as Amberwood at Holland — the first of the two parcels forming the new Holland Plain precinct.
A sole bid of $1,491 psf ppr secures the 169,176 sq ft parcel. The 99-year lease runs from this award date, giving roughly 94 years remaining at an estimated 2031 TOP.
The developer has not released an official name. "Holland Plain Residences" is a provisional working name taken from the GLS site address. Register below to be notified the moment the name is announced.
Marketing collateral typically lands one to two quarters ahead of preview. Stack selection, layout efficiency and facing can only be assessed once these are published.
Estimated preview window. Sister project Amberwood at Holland (Holland Link) is expected to launch first, giving Holland Plain buyers a market-tested price benchmark for the precinct beforehand.
Based on the statutory completion window of about five years from the 12 May 2026 award. The first Seller's Stamp Duty-free exit window would open around the same period for a 2027 purchase.
LTA's Cross Island Line Phase 2 turns the site's own nearest station into a two-line interchange, targeted for 2032 — inside most buyers' hold period.
Confirmed dates come from the URA award notice and LTA's published Cross Island Line programme. Dates marked estimated are analyst projections based on typical GLS development cycles and are not developer-confirmed.
Holland Plain Residences is the larger of two Sim Lian parcels forming a new low-density precinct off Old Holland Road in District 10, Bukit Timah. A 99-year leasehold site of 169,176 sq ft at a plot ratio of 1.8, it is expected to yield about 280 homes from 2-bedroom to 5-bedroom, held to a low- to mid-rise height by URA design condition so it sits in scale with the Good Class Bungalow enclaves next door.
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Brizay Park, Garlick Avenue and Ewart Park sit immediately around the precinct. Very few new launches in Singapore come this close to gazetted GCB land, where the Bukit Timah median landed resale was about $7.5 million in 2025.
New buildings on the site must be low- to mid-rise and compatible with the surrounding landed housing. With about 280 homes on 169,176 sq ft, the density here is a fraction of a typical mass-market launch.
The precinct fronts the Rail Corridor and the Bukit Timah First Diversion Canal, with two new community parks and a 3.5m shared walking and cycling path planned around it as GLS conditions.
Methodist Girls' School (Primary) is the closest school to the precinct at an estimated 0.71km, with Henry Park Primary and Pei Hwa Presbyterian Primary within 1–2km, and National JC, Hwa Chong Institution and Ngee Ann Polytechnic in the wider catchment. Distances are estimates, not MOE-verified.
King Albert Park (DT6) is the nearest station and becomes a Downtown Line and Cross Island Line interchange in 2032, with the construction contract already awarded. It is a roughly 23-minute walk today — this is a drive-first address, honestly stated.
District 10 99-year leasehold median psf grew 97.1% between 2016 and 2025 — the strongest of any Core Central Region district, against 36.6% for CCR 99-year leasehold overall. (Source: URA Realis via ERA Research, May 2026.)
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Holland Plain Residences occupies a 15,716.9 sqm (169,176 sq ft) Government Land Sales parcel off Old Holland Road, in the Bukit Timah planning area of District 10 and the Core Central Region. Sim Lian Land Pte Ltd was awarded the site on 12 May 2026 for $454.0 million — $1,491 per square foot per plot ratio — as the sole bidder. At a plot ratio of 1.8 and a maximum gross floor area of 28,291 sqm, URA's projected yield is about 280 homes, which works out to an average of roughly 1,088 sq ft of gross floor area per unit: a generous, larger-format ratio consistent with a prestige, low-density positioning rather than a shoebox-heavy launch.
The precinct is deliberately quiet. URA's design condition for the site requires new buildings to be low- to mid-rise and compatible with the neighbouring landed housing, so the development will not tower over the Good Class Bungalow enclaves of Brizay Park, Garlick Avenue and Ewart Park that frame it. The site sits along the Holland Plain slip road rather than a main arterial, with the Rail Corridor and the Bukit Timah First Diversion Canal running alongside — the same features that keep the setting green also mean there is no direct pedestrian line to the MRT.
For buyers asking whether Holland Plain Residences is a good investment, the honest answer is that it is a selective buy rather than a universal one. The strengths are structural: scarcity of new low-rise stock beside GCB land, a school belt anchored by Methodist Girls' School, a single developer with capital committed to both parcels in the precinct, and a funded Cross Island Line interchange arriving at the nearest station in 2032. District 10 99-year leasehold has been the strongest-performing CCR district over 2016–2025, up 97.1% on median psf.
The constraints deserve equal billing. The nearest MRT is a roughly 23-minute walk, not a five-minute one. The precinct has no resale trail at all — neither Holland Plain nor Holland Link has completed. And on estimated pricing, a 3-bedroom lands near $3.3 million, which narrows the realistic buyer pool to landed right-sizers, established District 10 families and Core Central Region investors with a long hold horizon. If your priority is doorstep transit or a proven resale track record on day one, this is not your site.
Holland Plain Residences is the provisional working name for the upcoming 99-year leasehold private condominium on the Holland Plain Government Land Sales site, off Old Holland Road and Holland Road in District 10, Bukit Timah. Sim Lian Group, through Sim Lian Land Pte Ltd, was awarded the site on 12 May 2026 for $454.0 million ($1,491 psf ppr) as the only bidder. The developer has not yet announced an official project name, so the site address is used throughout this page. (Source: URA award notice; EdgeProp and 99.co tender coverage, May 2026.)
The parcel measures 15,716.9 sqm, or 169,176 sq ft, with a plot ratio of 1.8 and a maximum gross floor area of 28,291 sqm (304,522 sq ft). URA's projected yield is approximately 280 residential units, expected to span 2-bedroom, 2-bedroom plus study, 3-bedroom, 4-bedroom and 5-bedroom or penthouse layouts. There is no commercial component and no integrated retail: this is a pure residential, low-rise development by design.
The 99-year lease runs from the 12 May 2026 award date, which means roughly 94 years would remain at an estimated TOP of around 2031 — a full runway for a 15- to 20-year hold. A developer preview is estimated for the third quarter of 2027, subject to planning approvals and the developer's own programme. Neither the preview date, the price list, the unit mix nor the site plan has been confirmed.
Buyers searching for the Holland Plain GLS site, Old Holland Road new launch or a Sim Lian Bukit Timah condo are looking at this same parcel. Register your interest below and you will receive the official name, price list, site plan and floor plans the moment each is released — ahead of the public preview.
Holland Plain is a genuinely new residential precinct, not an infill plot in a built-up estate. Two Government Land Sales parcels — Holland Plain and Holland Link — have been awarded, both to Sim Lian, and nothing has been built yet. The GLS conditions shape what gets delivered: buildings held to low- and mid-rise, two new community parks, a 3.5m shared path for walking and cycling around the precinct, and water-sensitive design along the Bukit Timah First Diversion Canal frontage. (Source: ERA Research, "Holland Plain — GLS Site Analysis," 7 May 2026.)
One developer holding both parcels is the most underrated fact about this precinct. Sim Lian is the sole developer and sole risk-bearer on Holland Plain and Holland Link. Unlike a joint venture on a single plot, it cannot afford a weak launch or a soft resale trail on the sister site, because that would directly damage demand for its own second launch here. Its capital is aligned with getting the precinct's pricing and demand story right across both — a structural argument in a buyer's favour, though not a guarantee.
Sequencing matters too. Holland Link (Amberwood at Holland) is the smaller sister site, expected to launch first. That means Holland Plain buyers get something rare in a new precinct: a real, market-tested price and take-up benchmark from next door before they have to commit. If you want the true first-mover story and the earliest entry price, Holland Link is the honest answer; if you want the larger, lower-density, more GCB-adjacent parcel, it is this one.
The wider Bukit Timah corridor is also moving. Successive GLS releases at Dunearn Road, including the Turf City parcels, are reshaping the stretch across Bukit Timah Road.
The honest answer first: this is a car-owner's address, not a doorstep-MRT one. King Albert Park MRT (DT6) on the Downtown Line is the nearest station at about a 23-minute walk on a Google Maps routed path, checked on 13 August 2026. Sixth Avenue (DT7) is a near-equal 24 minutes. The site sits roughly 875m from King Albert Park in a straight line, but the Rail Corridor and the Bukit Timah First Diversion Canal cut across any direct pedestrian route, so the walk detours via Dunearn and Bukit Timah Road.
Rail and road access from the Holland Plain precinct:
Walking times are Google Maps routed distances checked on 13 August 2026, not straight-line estimates. Marketing collateral for this precinct quotes a 10–15 minute walk on a straight-line basis; the routed figures above are the ones to plan around. Cross Island Line timing is per LTA and subject to confirmation.
The transit picture does improve inside a normal hold period. LTA awarded the roughly S$447 million construction contract for the relevant Cross Island Line stretch in October 2023, with completion targeted for 2032 — and it lands at King Albert Park, the site's own nearest station, rather than a different one further away. A two-line interchange widens the catchment of everyone living around it, which is a genuine, documented catalyst rather than a speculative one.
For everyday life, the practical framing is simple: households here will drive or take a short bus ride to the station, to King Albert Park Mall, or to Holland Village and Bukit Timah's F&B strip. What the address buys instead is quiet — a slip-road location off the main arterial, low-rise neighbours, canal and Rail Corridor greenery, and a Bukit Timah postcode.
Two new community parks and a 3.5m shared walking and cycling path are planned around the Holland Plain precinct, alongside its Rail Corridor and canal frontage. (Source: ERA Research, 7 May 2026.)
King Albert Park is the nearest MRT station to Holland Plain Residences — about a 23-minute routed walk, or a short drive or bus ride. It is operational today on the Downtown Line and is set to become a Downtown Line and Cross Island Line interchange around 2032, with LTA's construction contract already awarded.
For drivers, Bukit Timah Road and Dunearn Road give direct arterial access to the Pan Island Expressway (PIE), while Clementi Road connects to the Ayer Rajah Expressway (AYE) and the one-north and NUS corridor. Walking times above are Google Maps routed distances checked on 13 August 2026.
Request the project pack for the Holland Plain GLS site — site facts, indicative unit mix, the land-cost-to-launch price working, and the connectivity detail. Site plan and official floor plans will be added to the pack the moment the developer publishes them.
Holland Plain, off Old Holland Road · Bukit Timah · CCR
Sim Lian Land Pte Ltd · sole bid, $454.0M
From 12 May 2026 award · est. TOP ~2031
Official floor plans have not been released — they are expected alongside the marketing launch collateral, estimated for Q2–Q3 2027. The layouts below are indicative templates shown for illustration only, not the developer's approved plans for this development. Estimated sizes are internal planning projections. Register your interest and the official plates will be sent to you the day they are published.
Very few new launches sit this close to gazetted Good Class Bungalow land. Holland Plain Residences borders Brizay Park, Garlick Avenue and Ewart Park, and URA's design condition holds new buildings to low- and mid-rise so the development reads as part of the landed setting rather than a tower dropped into it. Median landed resale in the Bukit Timah area was around $7.5 million in 2025 — this is a way into the same neighbourhood at a fraction of that entry cost. (Source: ERA Research, May 2026.)
The site was won on a sole bid at $1,491 psf ppr — 18–25% below the $1,730–$1,865 psf ppr paid for Peck Hay Road and River Valley Green Parcel C in June 2026. With no competing bidder to push the land price up, the developer's breakeven sits lower than it would have in a contested tender, which gives room to price a launch to move units steadily rather than chasing a small number of high-price sales. (Source: URA award notices; EdgeProp, 99.co.)
Sim Lian Group has a 40-year track record and an A1 BCA grading. Emerald of Katong sold 98.7% of its 846 units on launch weekend in November 2024 at an average of $2,621 psf — the top-selling project of that year. Treasure at Tampines, Singapore's largest condominium at 2,203 units, sold out and its resale market now averages about $1,667 psf, up 23% across 448 recorded resales and sub-sales. (Source: EdgeProp Singapore.)
The Cross Island Line turns King Albert Park (DT6) into a two-line interchange around 2032 — at the site's own nearest station, not a different one. The construction contract, worth about S$447 million, was awarded in October 2023, so this is a funded programme rather than a planning aspiration. It lands inside a typical 10-year hold period. (Source: LTA, Cross Island Line Phase 2.)
The Holland Plain Residences show gallery has not opened — preview is estimated for Q3 2027. Register now to be on the VVIP list for the earliest preview appointment, ahead of the public launch.
The site sits along the Holland Plain slip road rather than a main arterial, in a precinct held to low- and mid-rise by URA design condition and framed by landed housing on almost every side. With about 280 homes across 169,176 sq ft, this is a fraction of the density of a typical launch — fewer neighbours, quieter common areas, and a setting that behaves more like a landed enclave than a condominium estate. The trade-off is stated plainly elsewhere on this page: convenience is not what you are buying here.
Methodist Girls' School (Primary) is the closest school to the precinct at an estimated 0.71km, with Henry Park Primary at about 1.25km and Pei Hwa Presbyterian Primary at about 1.68km. National Junior College, Hwa Chong Institution and Ngee Ann Polytechnic sit within roughly a 2km radius. These distances are estimates and have not been verified against MOE SchoolFinder home-school distances — and no address, anywhere in Singapore, guarantees a Primary 1 place. Treat proximity as a strong indicator, and re-check before each registration cycle.
The precinct fronts the Rail Corridor and the Bukit Timah First Diversion Canal, with two new community parks and a 3.5m shared walking and cycling path planned around it, plus water-sensitive design as a URA condition rather than developer marketing. King Albert Park Mall is roughly a four-minute drive for groceries and food, with Holland Village, Bukit Timah Plaza and the wider Sixth Avenue F&B strip a short drive beyond that.
There is no official Holland Plain Residences price list yet — it will only appear once the developer completes planning approvals and sets a preview date, estimated for the third quarter of 2027. But the land cost is confirmed, so the pricing floor can be worked out rather than guessed.
Start with the confirmed $1,491 psf ppr land rate. Add estimated construction of about $575 psf for a low-rise, boutique-finish build, and roughly $175 psf for financing, marketing and professional fees. That gives an estimated developer breakeven of about $2,241 psf. Apply a typical 30–35% margin over breakeven, cross-check against Skye at Holland's September 2025 District 10 average of $2,953 psf, and the indicative launch range lands at $2,950–$3,150 psf (estimated). Every figure in that chain except the land rate is an estimate — it is checkable arithmetic, not a developer quote.
| District 10 Benchmark | Land Rate | Price (psf) |
|---|---|---|
| Holland Plain Residences (this site) | $1,491 psf ppr | $2,950–$3,150 (est.) |
| Skye at Holland — launch avg, Sep 2025 | — | $2,953 |
| Holland Link (Amberwood at Holland) | $1,432 psf ppr | Not yet released |
| Fourth Avenue Residences — trailing 12-mth resale | Launched 2019 | $2,126–$2,850 (avg $2,516) |
Sources: URA award notices and Realis data via ERA Research (7 May 2026); EdgeProp Singapore transaction data. Cross Island Line timing per LTA. School distances should be checked against MOE SchoolFinder. Figures marked estimated are analyst calculations, not developer-confirmed pricing.
On the projected mix, a 2-bedroom of about 700 sq ft would land near $2.1 million, a 3-bedroom of about 1,100 sq ft near $3.3 million, and a 4-bedroom of about 1,400 sq ft near $4.1 million — all estimated. The average of roughly 1,088 sq ft of gross floor area per unit points to a mix skewed toward larger formats, which fits the low-density, prestige positioning. Unit sizes and mix are unconfirmed until the developer releases them.
These two sites are the same developer, the same precinct, and different propositions. Amberwood at Holland is the smaller Holland Link parcel at around 230 units, bought at $1,432 psf ppr in August 2025, and is expected to launch first — so it carries the true first-mover story and the earliest entry price, but no precinct resale trail exists yet to price against. Holland Plain Residences is the larger, lower-density parcel sitting closer to the GCB enclaves, launching second — later to market, but with a live benchmark from next door to buy against. Choose on which of those two advantages you actually value.
Three things genuinely support the case. First, scarcity: new low-rise private stock beside gazetted Good Class Bungalow land is rare, and URA's design condition protects that character. Second, track record: District 10 99-year leasehold median psf grew 97.1% between 2016 and 2025 — the strongest of any Core Central Region district, against 36.6% for CCR 99-year leasehold as a whole. Third, a dated catalyst: the Cross Island Line interchange at King Albert Park lands around 2032, inside a normal hold period.
Three things genuinely work against it, and any honest assessment has to carry both columns. There is no MRT within a comfortable walk and that will not change — the Cross Island Line improves the station, not the distance to it. The precinct has zero resale comparables, because nothing in it has been built. And an estimated entry from about $2.1 million narrows the buyer pool, which matters at exit as much as at entry. This is a long-hold, own-stay-led proposition, not a quick flip.
Cycle context, as at August 2026: Core Central Region non-landed prices reaccelerated to +2.0% quarter-on-quarter in Q2 2026 while the RCR and OCR both cooled, and the CCR carries the fewest unsold new-launch units of the three regions at around 900 as at April 2026. Set against that, the CCR share of completed private homes sitting empty ticked up from 8.2% to 8.3% — a rental-competition signal worth watching, though this project's own rental cycle only begins at an estimated 2031 TOP. (Source: URA Q2 2026 real estate statistics; OrangeTee & Tie research via StackedHomes; CBRE Singapore Q2 2026 commentary.)
Four buyer profiles fit. The landed or GCB right-sizer trading a large Bukit Timah house for lower upkeep without leaving the neighbourhood or the social network. The District 10 school-focused family anchored to the Methodist Girls', Henry Park and Pei Hwa catchment. The Core Central Region investor prioritising capital preservation over yield — Core Central Region yields are structurally lower because that is the segment's thesis. And the privacy-seeking professional who drives, for whom the MRT walk is simply not a daily consideration.
The Holland Plain Residences developer is Sim Lian Group Limited, via Sim Lian Land Pte Ltd, which paid $454.0 million for the site on a sole bid awarded 12 May 2026. The Holland Plain Residences launch date is not confirmed; a preview is estimated for Q3 2027, with site plan and floor plans expected one quarter ahead of it and an estimated TOP around 2031. The next real events to watch are the official project name announcement, the Amberwood at Holland price list — which sets the precinct's first genuine benchmark — and the site plan release. Register below and you will hear about each one as it happens.
The questions buyers ask most about the Holland Plain GLS site, the developer, pricing and the walk to King Albert Park MRT — answered with sourced figures.
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