For decades, the leafy streets around Holland Road and Bukit Timah have been defined by landed homes and Good Class Bungalows. Now the government is adding a new layer of private housing around them. Holland Plain, a new residential precinct in District 10, saw its first condominium go on sale in September 2026, and the much larger Bukit Timah Turf City estate is following close behind. Here is what is being built, how buyers have responded so far, and what it means for anyone considering a landed home in this part of Singapore.
What Holland Plain is
Holland Plain is a precinct planned by the Urban Redevelopment Authority (URA) of about 34 hectares, according to Stacked Homes. It sits next to Methodist Girls' School and the Brizay Park Good Class Bungalow area, alongside the Holland Green Linear Park and the Greenleaf landed estate. EdgeProp adds that it is set within the Good Class Bungalow enclaves of Brizay Park, Ewart Park and Garlick Avenue.
The Master Plan limits new buildings to low- and mid-rise so that they sit comfortably beside landed homes. The second Holland Plain site has a six-storey height limit, with one eight-storey block allowed at the northwest corner, Stacked Homes reports. Two new public parks, a wetland park and a community plain, are also planned.
The first launch: Amberwood at Holland
Sim Lian Group won the first site, Holland Link, in August 2025 with a top bid of $368.37 million, or $1,432 per square foot per plot ratio (psf ppr). It launched Amberwood at Holland, a 212-unit, 99-year leasehold condominium of three- to five-bedroom homes, with bookings opening on 26 September 2026.
Take-up was cautious. EdgeProp reported that 23 units (11%) sold over the launch weekend at an average of about $3,019 psf, the lowest launch-weekend take-up among Core Central Region launches in the past 12 months. Justin Quek of Realion (OrangeTee & ETC) Group noted that only 70 units were released in the first phase, so the take-up of that tranche was 33%.
| Recent CCR launch | District | Launch | Units | Sold on launch weekend |
|---|---|---|---|---|
| Skye at Holland | 10 | Oct 2025 | 666 | 99% |
| River Modern | 9 | Mar 2026 | 455 | 90% |
| Dunearn House | 11 | Jul 2026 | 380 | 56% |
| Amberwood at Holland | 10 | Sep 2026 | 212 | 11% |
Analysts pointed to the price of entry rather than the location. With no one- or two-bedroom units, Amberwood starts at $2.516 million. PropNex chief executive Kelvin Fong said the "buyer pool is understandably narrower as many households tend to have budgets below $2.5 million", while still calling it "among the more competitively priced options" for buyers wanting 870 sq ft or more in the CCR.
More supply is coming
Holland Plain is only the start. Sim Lian was the sole bidder for the adjacent Holland Plain site in May 2026, paying $454 million ($1,491 psf ppr) for a 169,175 sq ft plot that can yield about 280 homes, with a launch slated for the second quarter of 2027, according to EdgeProp.
Less than 1km away, Bukit Timah Turf City is being redeveloped as a car-lite estate that will eventually hold about 20,000 public and private homes, Stacked Homes reports. Its first private launch, Dunearn House (380 units), sold 56% at launch at about $3,140 psf, and a second Dunearn Road site went to Wing Tai Holdings and Metro Holdings for $533 million ($1,625 psf ppr), with plans for a 330-unit condominium.
Whether this adds up to too much supply is debated. SRI's Mohan Sandrasegeran said new projects "will only come on stream progressively" and that current unsold stock levels "remain manageable". Land bidding has also become more selective: ERA Singapore chief executive Marcus Chu called the single bid on the second Holland Plain site "somewhat surprising" and said it may reflect the perceived risk of a "new and untested precinct".
Transport and schools
The main infrastructure change is the Cross Island Line. King Albert Park, on the Downtown Line, is slated to become an interchange with the line's phase 2, which EdgeProp says is due in 2032, while a Turf City station on the same line is also planned. When phase 2 was announced in 2022, it was described as a six-station stretch from Turf City to Jurong Lake District, with interchanges at King Albert Park and Clementi, according to a Straits Times report carried by Business Times. A timeline six years away is a target, not a certainty.
Schools remain a core draw. Methodist Girls' School is within 1km of Amberwood, and Huttons Asia chief executive Mark Yip said some buyers are weighing the recent change to Phase 2C Primary 1 allocation rules. We cover those rules in P1 registration from 2027 and what it means for landed buyers, and the wider school picture in our guide to top schools in Bukit Timah.
What it means for landed home buyers and owners
- The landed pockets are unchanged. The Master Plan caps heights in the new precincts so they sit compatibly beside the existing landed and bungalow estates, as noted above.
- Amenities and transport should improve over time. Parks, new MRT links and thousands of new residents are likely to change daily life around Holland and Dunearn Road. PropNex's Kelvin Fong cautioned that "these urban renewal efforts will take time to play out".
- Landed owners are a buyer pool. Marcus Chu noted that landed homeowners in Bukit Timah looking to right-size could be buyers of nearby condominiums, citing a median resale landed price of $7.5 million in the area last year.
- Construction will be long. With several sites due over the coming years, expect building activity in the area for a while.
For another view on the same land bids and unit mix, see this breakdown of the Holland Plain first plot. For the top end of the landed market, read our review of luxury home sales in Q3 2026.
If you would rather buy a freehold landed home than a leasehold condominium, new options are rare. Aurum Land is selling at Anagram Homes, Tan Boon Chong Avenue in District 10, a pair of freehold detached bungalows with a target completion in Q3 2027, after the eight homes at Kheam Hock Road sold out. WhatsApp us for floor plans, prices and private viewings.
This article is for general information only and is not financial or investment advice. Figures are from the sources below as at their publication dates; project timelines are targets and may change.
Sources
- EdgeProp Singapore, Amberwood at Holland sells 11% of units on launch weekend, averaging $3,019 psf, 27 September 2026
- EdgeProp Singapore, Sim Lian Group to preview Amberwood at Holland on Sept 11, 9 September 2026
- Stacked Homes, Sim Lian Is the Only Developer to Bid for This Bukit Timah GLS Site, 7 May 2026
- Business Times (from The Straits Times), Cross Island Line phase 2 to open by 2032 with 6 MRT stations, 20 September 2022
