[New Launch] 212-unit low-density development, Amberwood at Holland priced from $2.568 million

Amberwood at Holland Opens for Preview: Unit Layouts, Indicative Prices, and Key Highlights

Developed by Sim Lian Group, Amberwood at Holland opened for preview on 11 September, with official sales slated to commence on 26 September.

Located in Holland Plain, this 99-year leasehold development comprises 212 units and marks the very first private residential launch within the nascent Holland Plain precinct.

Unlike typical new launches in the market, Amberwood at Holland offers no one-bedroom or two-bedroom units. Configurations begin straight from three-bedroom residences up to five-bedroom units, clearly catering to families and long-term owner-occupiers.

Indicative Prices Start from $2.568 Million

Amberwood at Holland comprises 11 low-rise residential blocks standing between four and six storeys, housing an exclusive total of just 212 units.

The project offers 74 three-bedroom units ranging from 872 to 980 sq ft; 74 four-bedroom units spanning 1,076 to 1,313 sq ft; and 64 five-bedroom units from 1,335 to 1,572 sq ft.

Three-bedroom units start from 872 sq ft, with indicative prices starting from $2.568 million, which works out to approximately $2,945 psf.

Four-bedroom units start from 1,087 sq ft, with prices from $3.175 million, translating to around $2,921 psf.

Five-bedroom units start from 1,335 sq ft, priced from $3.992 million, or approximately $2,990 psf.

While the overall quantum starts from $2.568 million, on a per-square-foot basis, the lowest entry price point is led by the four-bedroom units at around $2,921 psf.

All Unit Layouts Tailored for Family Buyers

The defining characteristic of Amberwood at Holland is the complete absence of compact one- and two-bedroom layouts.

Three- and four-bedroom units make up around 70% of the total unit count, with five-bedroom homes accounting for the remaining 30%. Such a unit mix is relatively rare in Singapore's new launch market and underscores the development's focus away from short-term investment or compact rental demand.

As families place greater emphasis on living space, work-from-home flexibility, and long-term quality of life, these generous three- to five-bedroom layouts are poised to appeal to genuine owner-occupiers, upgraders, and multi-generational households requiring more rooms.

An on-site childcare centre further reinforces the development's family-centric positioning.

3.18-Metre Ceiling Heights, Selected Units with Private Lifts

All residences boast a generous ceiling height of approximately 3.18 metres, complemented by premium V-ZUG kitchen appliances, Liebherr refrigerators, and Villeroy & Boch sanitary fittings.

The development also introduces the elevated Luxe Residential Collection, comprising 48 premium units.

Homes in this collection feature marble flooring and private lift access, alongside elevated kitchen provisions including a five-burner gas hob, built-in steam oven, and a wine chiller.

Notably, the five-bedroom residences in the Luxe Collection feature an expansive living and dining frontage of approximately 6 metres wide, creating an airy, grand communal space tailored for families prioritising spatial luxury and exclusivity.

Wellness-Themed Facilities

The communal amenities at Amberwood at Holland centre on wellness and holistic rejuvenation, featuring hot and cold therapy pools, outdoor onsen-style baths, and an elevated 50-metre lap pool.

The development will also feature a dedicated red light therapy wellness facility. According to the developer, this will be the first private condominium in Singapore to offer such an amenity.

Drawing inspiration from Nordic wellness concepts, these distinctive facilities set the project apart from standard condominium developments that offer only the conventional pool, gym, and clubhouse offerings.

Nevertheless, beyond the novelty of such amenities, prospective buyers should also consider their long-term upkeep and how maintenance costs may factor into monthly maintenance fees.

Flanked by Good Class Bungalow Areas in a Low-Density Enclave

The development sits adjacent to the landed housing and Good Class Bungalow (GCB) enclaves of Brizay Park, Garlick Avenue, and Ewart Park.

Surrounded primarily by low-density residential estates, the living environment promises to be distinctly quieter and more tranquil compared to large-scale, high-density integrated developments.

Residents of Amberwood at Holland are expected to enjoy an approximate nine-minute walk to King Albert Park MRT station via the future Community Plain Park.

Currently on the Downtown Line, King Albert Park will become an interchange station with the Cross Island Line in 2032. Once the Cross Island Line is operational, connectivity from Holland Plain to the rest of the island will be significantly enhanced.

Within 1 km of Methodist Girls' School

Amberwood at Holland is located within 1 km of Methodist Girls' School (Primary).

The broader Holland Village and Bukit Timah belt is home to several other renowned institutions, including Henry Park Primary School, Pei Hwa Presbyterian Primary School, Nanyang Primary School, Raffles Girls' Primary School, and Hwa Chong Institution.

Proximity to reputable schools remains a strong draw for family buyers. However, parents should still verify exact home-school distances, registration phases, and eligibility criteria based on the latest Ministry of Education guidelines. Living within 1 km does not guarantee a placement.

Substantial Land Cost with Upcoming Pipeline Supply

The developer acquired the parcel in July 2025 for $368.37 million, translating to approximately $1,432 psf per plot ratio (psf ppr), topping four other competing bids.

In May 2026, the developer subsequently clinched the adjacent Holland Plain parcel unopposed for $454 million, or around $1,491 psf ppr.

The adjacent site spans approximately 169,175 sq ft and is estimated to yield around 280 residential units.

This indicates that while Amberwood at Holland enjoys the first-mover advantage in Holland Plain, it will not be the sole new supply in the precinct. The eventual launch of the adjoining plot—in terms of positioning, layout mix, and pricing—will serve as a key benchmark for future buyer comparisons.

Holland Plain Enters a New Era of Growth

Beyond the development of Holland Plain itself, the long-term master planning transformations of Bukit Timah Turf City and Beauty World are set to further uplift the area's overall appeal.

These comprehensive urban rejuvenation initiatives will take years to unfold and may not immediately reflect in short-term property prices, but they hold significant potential to enhance regional transport links, public amenities, and overall liveability down the road.

As the pioneering private residential launch in Holland Plain, Amberwood at Holland commands first-mover appeal. Nevertheless, buyers will need to balance upcoming pipeline supply, entry pricing, and the gestation period required for the wider transformation.

Who Is Amberwood at Holland Suited For?

Judging from its unit configurations, generous floor areas, and overall price quantum, Amberwood at Holland is evidently not tailored for entry-level investors seeking low outlays or swift resale gains.

Instead, it is best suited for families seeking a home in the Holland Village and Bukit Timah vicinity who appreciate a low-density environment, require spacious living quarters, and intend to hold the property as a long-term primary residence.

The development's core strengths lie in its family-sized layouts, generous ceiling heights, prestigious GCB-adjacent setting, proximity to premier schools, and upcoming dual-line MRT connectivity. Offsetting factors to consider include the higher entry quantum, its 99-year leasehold status, and future competing supply from the neighbouring plot.

Prospective purchasers should therefore look beyond headlines like "new launch in Holland" or "within 1 km of top schools", carefully assessing layout efficiency, orientation, floor level, view corridors, maintenance charges, and future pipeline supply.

For investors seeking compact, high-yield units, Amberwood at Holland may miss the mark. However, for owner-occupiers seeking an expansive family home in an established, coveted enclave, it stands out as one of the key new launches to watch in the second half of 2026.