Amberwood at Holland™ Condo at Holland Link

Amberwood at Holland Review

Some addresses in Singapore earn their reputation over decades, and Holland is one of them. Amberwood at Holland arrives in that setting as the first private residential development in Holland Plain, a new precinct taking shape between the Good Class Bungalow enclaves of Holland and the established Bukit Timah corridor. The development sits at 30 to 52 Holland Link in District 10, within the Core Central Region, and it opens a chapter the neighbourhood has not seen in a generation: fresh private supply in a pocket long defined by landed homes and mature greenery.

The project is developed by Sim Lian JV (Holland) Pte. Ltd., a joint effort between Sim Lian Land and Sim Lian Development under the Sim Lian Group. It also marks the group’s return to the Core Central Region after a gap of about 17 years. Sim Lian was founded in 1976 and has built its name on integrated development and construction capabilities. For this launch it has chosen restraint over scale.

Amberwood at Holland sits on a site of 183,729 sqft / 17,069 sqm. It holds just 212 residences across 11 low-rise blocks of six and four storeys. The site’s permissible gross floor area could have accommodated more homes, yet the development was planned with fewer, larger residences. Every home has three bedrooms or more. No studios, one-bedroom or two-bedroom units are included, which gives the development a clear identity as a family address.

The land was secured at the July 2025 Government Land Sales tender for S$368,368,368, or about S$1,432 per square foot per plot ratio. The tender drew five bids. Amberwood at Holland is held on a 99-year lease that began on 4 November 2025. Vacant possession is scheduled for 30 June 2030, and legal completion is expected by 30 June 2033.

The architecture follows a Nordic-inspired design language of clean lines, natural materials and generous glazing, with courtyards that draw daylight deep into the homes. Seen from Holland Link, the low building profile blends into the surrounding landed streets rather than rising above them. The result is a residence built around space, calm and nature, three qualities increasingly hard to find in new condominiums within the city fringe.

What Sets Amberwood at Holland Apart

The first distinction is timing. Holland Plain is planned as an eight-plot residential precinct, and Amberwood at Holland occupies the first plot to be released. Sim Lian later secured the second plot in May 2026 at about S$1,491 psf ppr, and further plots are expected to follow. Being the first launch in a planned precinct carries a particular advantage. Every later project in the same area will be built on land acquired at a higher cost, which tends to set a firmer base for future pricing across the neighbourhood.

The second distinction is density. With a plot ratio of 1.4 and building heights capped at six storeys, Amberwood at Holland is a genuinely low-rise development. Most blocks hold only a handful of homes per floor, and the three four-storey Luxe blocks have just two residences per level. Life here feels closer to the landed estates around it than to a typical high-rise condominium.

The third distinction is the unit mix. The 212 homes are split into 74 three-bedroom, 74 four-bedroom and 64 five-bedroom residences, spread across 16 layouts from 872 to 1,572 square feet. The concentration of five-bedroom homes is especially rare. Most developments in the surrounding area stop at four-bedroom formats, so Amberwood at Holland offers a segment with very little direct competition among new launches nearby.

The fourth distinction is the Luxe Collection. Forty-eight homes, found in blocks 48, 50 and 52 and in the corner five-bedroom stacks of blocks 36 and 38, are entered through a private lift. This level of arrival privacy is usually reserved for far pricier addresses. Throughout the development, living and dining areas enjoy ceiling heights of 3.18 metres, which adds volume and light to everyday spaces.

The final distinction is the setting itself. Amberwood at Holland Condo fronts the planned Community Plain of Holland Plain and sits beside the Holland Green Linear Park, which links to the Rail Corridor. Methodist Girls’ School (Primary) lies within 1km according to the developer’s OneMap check. King Albert Park MRT Station, a future interchange between the Downtown Line and the Cross Island Line, is about a seven-minute walk away.

Amberwood at Holland Key Project Facts

The Advantages of Living at Amberwood at Holland

The appeal of Amberwood at Holland starts with space. Family homes of genuine size are becoming scarce in new launches, where smaller layouts often dominate to keep total prices manageable. Here the smallest home is a three-bedroom. The larger layouts include options such as a flexi room beside the living area, a junior master suite with its own ensuite, and separate dry and wet kitchens. A household can grow within the same home, with a nursery later becoming a study and a guest room later housing grandparents.

The low resident count also changes daily life. With 212 households sharing the grounds, pools and pavilions are far less crowded than in developments with 600 or 800 units. Neighbours become familiar faces, lift waits are short and the estate stays quiet. For families who value privacy, this intimacy is a practical benefit as well as a lifestyle one.

A two-storey childcare centre within the development, with its own side gate, adds convenience for young families. Morning drop-offs become a short walk rather than a drive. Together with the nearby school belt, the development covers a household’s needs from early childhood through the primary school years.

From a value perspective, Amberwood at Holland Condo offers a clear reference point. Indicative guide prices circulated ahead of the preview ranged from about S$2.568 million for an 872 square foot three-bedroom to about S$4.699 million for a 1,561 square foot five-bedroom Luxe home. That works out to roughly S$2,921 to S$3,010 psf, subject to the official price list.

For comparison, Dunearn House in District 11 launched in July 2026 at an average of about S$3,140 psf, and Skye at Holland averaged about S$2,953 psf in October 2025. Amberwood at Holland’s indicative pricing therefore sits slightly below the newest launch along the corridor. All of this comes with the lowest land cost in the Holland Plain precinct, with later plots already priced higher.

Being a 2025 Government Land Sales site, the development also falls under the harmonised floor area rules. Air-conditioning ledges and similar spaces are excluded from the strata area, so the price per square foot reflects usable living space more accurately than in older developments where such areas were counted.

Inside the Amberwood at Holland Recreational Grounds

The low plot ratio leaves generous land for communal space, and the development puts that land to full use. About 28 facilities are arranged across a Lower Deck and an Upper Deck, connected by a sculptural spiral staircase at the clubhouse pavilion.

Water is at the heart of the landscape. Five pools anchor the grounds, led by the 50-metre Hilltop Lap Pool of about 390 square metres, a dedicated space for serious swimmers. The Lakeside Pool of about 200 square metres offers a more relaxed setting for lounging and family swims. The Discovery Pool, Hydro Pool and Bubble Pool give children and slower afternoons their own spaces.

Wellness is treated as a daily ritual. A Thermal Bath and an Outdoor Bath offer restorative soaking in a garden setting, and a red light wellness room adds a less common option to the list. A fitness studio serves residents who prefer to train close to home.

Social spaces are designed for how families actually gather. The Function Studio, about 68 square metres with a full kitchen line, is sized for birthday parties and festive dinners. The Gourmet Pavilion and Culinary Pavilion take entertaining outdoors, with room for barbecues and weekend gatherings with friends.

Children are given spaces to explore rather than just a playground. The Explorers’ Studio and Play Wood encourage imaginative, nature-based play, fitting for a development whose surroundings are so strongly shaped by greenery. Lawns and landscaped courts between the blocks add quieter corners for reading or an evening stroll.

With only 212 households sharing these facilities, each resident enjoys a more generous share of the grounds. Once the gates open onto the Linear Park and the future Community Plain, the private estate continues into a much larger public landscape.

Fittings, Smart Living Features and Estate Services at Amberwood at Holland

The interiors reflect the same focus on quality found in the grounds. Kitchens are fitted with appliances from V-ZUG and Liebherr, two European names respected for engineering and durability. Bathrooms feature sanitary ware from Villeroy & Boch, bringing a refined, long-lasting finish to the most-used rooms in the home.

Flooring choices distinguish the two collections. Bedrooms are finished in engineered timber for warmth underfoot, while the Luxe Collection features marble in the living areas for a more formal expression. The 3.18-metre ceilings in living and dining spaces help these materials show at their best, creating rooms that feel open and bright.

The Luxe homes add further refinements. A private lift lobby leads directly to the front door, and the five-bedroom Luxe layouts include a powder room for guests and a walk-in wardrobe in the master suite. These details place the Luxe Collection closer to landed living than to conventional apartment living.

Smart living features cover daily convenience and security. According to the developer’s materials, they include digital locksets, smart air-conditioning control, secured lobby access, guest e-registration, facility pre-booking and parcel collection. Together they simplify routines, from welcoming visitors to reserving the Function Studio for a weekend gathering.

Sustainability is built into the development. Amberwood at Holland targets BCA Green Mark Platinum Super Low Energy certification, supported by solar panels and electric vehicle charging provisions. For residents, this means lower energy demand in the common areas and infrastructure ready for greener transport.

Sim Lian Construction, the group’s in-house builder, is the main contractor, and M.A.N Architects leads the design. The architecture firm’s portfolio includes residential projects such as Van Holland and The Botany.

How the URA Master Plan Shapes the Future of Amberwood at Holland

Amberwood at Holland Condo sits within an area where long-term planning is visibly at work. Holland Plain is conceived as a predominantly private residential precinct, woven together with parks, pedestrian routes and water-sensitive landscaping. Rather than treating greenery as decoration, the plan makes it part of how residents move through the neighbourhood.

The planned Community Plain, directly beside the development, is envisioned as a shared green space for recreation and community life. Together with a planned wetland park, it is intended to support biodiversity and manage stormwater while giving residents open space for walks and weekend picnics. Holland Green Linear Park runs along the Bukit Timah First Diversion Canal and links into the Rail Corridor, a continuous green spine that crosses much of Singapore.

Transport is the other major thread. King Albert Park MRT Station is being expanded into an interchange between the Downtown Line and the Cross Island Line, with the upgrade targeted for around 2032. Once the Cross Island Line opens, residents will have direct routes towards Clementi, West Coast and the Jurong Lake District, and eventually towards the east and north-east. Many journeys will no longer need to pass through crowded central interchanges.

The wider Bukit Timah area is changing too. The former Bukit Timah Turf City site, one Downtown Line stop away, is being transformed into a new residential and recreational district over the coming years, with a future Cross Island Line station of its own. Road access to Holland Plain is also set to improve, with a third access route through an extended Laurelwood Avenue in the plans.

These plans will take shape progressively over the coming years. Their direction is clear, however: greener streets, stronger rail connections and a gradually maturing precinct around a development that was the first to arrive.

Everyday Conveniences Around Amberwood at Holland

Daily errands are well served. KAP Mall at King Albert Park is the closest neighbourhood mall, offering dining, enrichment centres, wellness services and everyday shops beside the MRT station. Dunearn Village nearby adds more eateries and services.

One stop along the Downtown Line, Beauty World offers a denser mix of choices. Beauty World Centre, Beauty World Plaza and Bukit Timah Plaza together house supermarkets, food courts, tuition centres, clinics and household services. The surrounding shophouses add bakeries, cafés and long-standing neighbourhood eateries.

For a more social evening, Holland Village is about seven minutes away by car. Its cafés, bars, restaurants and boutiques remain among Singapore’s best-known lifestyle destinations, and One Holland Village has added new retail, dining and landscaped public spaces. Sixth Avenue and Dempsey Hill offer quieter alternatives, from casual brunch spots to refined restaurants set among trees.

Discovering the Amberwood at Holland Neighbourhood

Road Links and Accessibility

Amberwood at Holland connects directly to Bukit Timah Road, one of the main arteries into central Singapore. Heading east, the road leads past Sixth Avenue and the Botanic Gardens towards Newton and the city. Heading north-west, it runs towards Beauty World and Bukit Panjang.

Holland Road is a short distance away and provides a direct route to Holland Village, Dempsey, Napier Road and Orchard. Clementi Road and Ulu Pandan Road open routes westward to Clementi, Dover, the National University of Singapore and Kent Ridge. With several major roads nearby, trips in almost any direction start without a long detour.

The Pan-Island Expressway is reachable through the Bukit Timah road network and serves islandwide journeys towards Jurong, Toa Payoh and the east. The Ayer Rajah Expressway, reached through the western road network, links residents to one-north, Alexandra, the CBD and Marina Bay.

Leisure, Dining and Retail Experiences

The neighbourhood offers an unusually wide range of dining and leisure. Holland Village remains a well-loved destination for cafés, wine bars and international cuisine, now joined by the open plazas of One Holland Village. Sixth Avenue has a loyal following for its casual eateries and weekend brunches.

Dempsey Hill offers a different mood, with restaurants, galleries and lifestyle stores in heritage buildings surrounded by trees. Along the Bukit Timah corridor, hawker centres, bakeries and family restaurants cater to everyday meals. Orchard Road is a short drive away for department stores, luxury boutiques, cinemas and entertainment.

Employment Hubs Within Reach

Amberwood at Holland is well placed for professionals across central and western Singapore. One-north, home to Biopolis, Fusionopolis, Mediapolis and the start-up community at LaunchPad, is a short drive away. Singapore Science Park and the Kent Ridge area add research, technology and innovation employers nearby.

The CBD and Marina Bay are reachable directly by the Downtown Line or by car through Holland Road and the AYE. Orchard, Novena and Buona Vista are also close by road. For households where each member works in a different district, this spread of employment centres is a real convenience.

Retail Centres and Daily Essentials

Beyond the immediate neighbourhood malls, residents can reach several larger shopping destinations. The Star Vista at Buona Vista combines dining, retail and a performance venue near the Circle Line and East-West Line interchange. Clementi Mall and the surrounding town centre provide supermarkets, banks and a wide mix of shops.

Further afield, JEM and Westgate in Jurong East serve larger shopping trips, while ION Orchard, Paragon and Takashimaya anchor the Orchard Road belt. Supermarkets, pharmacies and clinics are spread across King Albert Park, Beauty World and Holland Village, so daily essentials are never far away.

Parks and Green Escapes Close By

Nature is central to life at Amberwood at Holland. Holland Green Linear Park is right beside the development, and its canal-side paths connect to the Rail Corridor. The Rail Corridor is a green trail of about 24 kilometres, well suited to morning runs, cycling and quiet evening walks. The Ulu Pandan Park Connector extends the network towards Clementi, Dover and Bukit Batok.

Bukit Timah Nature Reserve, one of Singapore’s most treasured rainforest reserves, is a short drive north, alongside Dairy Farm Nature Park and Hindhede Nature Park. The Singapore Botanic Gardens, a UNESCO World Heritage Site, is a few stops away on the Downtown Line and offers lakes, gardens and lawns for weekend outings. The Clementi Forest and the planned green spaces within Holland Plain and Turf City will add further options over time.

Schools in the Surrounding Education Belt

The Bukit Timah and Holland area has long been one of Singapore’s most sought-after education belts, and Amberwood at Holland sits right within it. Methodist Girls’ School (Primary) lies within 1km of the development, based on the developer’s OneMap check. Primary 1 priority depends on the official home-school distance determined by MOE and SLA at registration.

MOE has announced a Two-Track Scheme for Phase 2C at selected schools, including Methodist Girls’ School, starting from the 2027 registration exercise. Under this scheme, places in that phase are shared between families within 2km and those beyond 2km, so distance priority works differently from before. Admission is never guaranteed where balloting applies.

The wider cluster adds considerable depth. Henry Park Primary School, Pei Hwa Presbyterian Primary School, Nanyang Primary School and Raffles Girls’ Primary School are all within the surrounding area. At the secondary and pre-university levels, Nanyang Girls’ High School, Hwa Chong Institution, Singapore Chinese Girls’ School and National Junior College are nearby.

For tertiary education, Ngee Ann Polytechnic and the National University of Singapore are within easy reach. International families have Holland International School and Chatsworth International School nearby, along with numerous preschools and enrichment centres.

Business Districts, Offices and Medical Services in the Area

Offices and Business Parks Nearby

One-north stands out as the most significant business district close to Amberwood at Holland. It was planned as a hub for biomedical sciences, infocomm technology, media and engineering. Biopolis hosts research institutes and life sciences firms, Fusionopolis houses technology and engineering organisations, and Mediapolis supports digital media and content companies. LaunchPad brings together start-ups, incubators and venture-backed businesses.

Singapore Science Park, beside Kent Ridge, adds a large concentration of research and technology companies. The National University of Singapore is itself a major employer, with research centres spread across its campus. Commercial offices along Alexandra Road and in the CBD complete the employment options, all reachable within a reasonable commute.

Hospitals and Clinics Nearby

Healthcare options span both public and private sectors. National University Hospital at Kent Ridge provides specialist, emergency and university-linked medical care and is one of the major public hospitals in the western region. Gleneagles Hospital on Napier Road, beside the Botanic Gardens, offers a comprehensive range of private specialist services.

Ng Teng Fong General Hospital and Jurong Community Hospital in Jurong East add further public healthcare capacity. For everyday needs, general practitioners, dental clinics and pharmacies can be found around King Albert Park, Beauty World, Bukit Timah Plaza and Holland Village.

Getting Around: MRT, Bus Services and Expressways

King Albert Park MRT Station on the Downtown Line is about a seven-minute walk from Amberwood at Holland. The line runs directly to Botanic Gardens, Stevens, Newton, Bugis, Bayfront and the Downtown Core, and in the other direction to Beauty World, Hillview and Bukit Panjang. Sixth Avenue MRT Station is another nearby Downtown Line option.

The station’s upgrade into a Cross Island Line interchange will open direct routes towards Turf City, Maju, Clementi, West Coast and the Jurong Lake District. As later phases of the line open, the network will also reach the north-east and east. Bus services along Bukit Timah Road, Holland Road and Clementi Road connect residents to Holland Village, Buona Vista, Clementi and other nearby destinations.

For drivers, the PIE and AYE provide fast islandwide connections. The combination of rail, bus and expressway access suits households with varied commuting patterns, whether heading to the city, the west or beyond.

Five Compelling Reasons to Choose Amberwood at Holland

1. The First Address in a New District 10 Precinct
Amberwood at Holland is the first residential launch in Holland Plain, built on the lowest land rate in the precinct at about S$1,432 psf ppr. Later plots are already being acquired at higher land costs, which places the development at the foundation of a neighbourhood that is still taking shape.

2. Boutique Scale in a Low-Rise Setting
With only 212 homes across 11 blocks of four and six storeys, the development offers privacy and calm rarely found in new Core Central Region launches. Its setting beside Good Class Bungalow enclaves and landed estates reinforces that exclusive character.

3. Spacious Homes Designed for Families
Every residence has three bedrooms or more. Sixty-four five-bedroom homes, 48 private-lift Luxe residences and 3.18-metre ceilings in the living and dining areas cater to growing and multigenerational families. Premium fittings from V-ZUG, Liebherr and Villeroy & Boch complete the offering.

4. Nature, Schools and Everyday Convenience Together
Holland Green Linear Park, the Rail Corridor and the future Community Plain lie at the doorstep. Methodist Girls’ School (Primary) is within 1km and the wider Bukit Timah education belt is close by. KAP Mall, Beauty World and Holland Village cover daily needs and leisure.

5. Stronger Connectivity on the Horizon
King Albert Park MRT Station is a short walk away today and is being upgraded into a Downtown Line and Cross Island Line interchange. Combined with ready access to the PIE and AYE and nearby hubs such as one-north, Science Park and the CBD, the development’s connectivity is set to improve steadily over the years.

Aspiring home owners may proceed to view and download Amberwood at Holland Floor Plan & Amberwood at Holland E-Brochure now.

Financing is one of the most important consideration to your purchase. As this development is under construction upon purchase, buyers can learn more about the payment scheme and do a calculation prior to your visit using the progressive payment calculator.

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Interested parties of Amberwood at Holland can find more project details in this site. The site plan and floor plans are available to view. The elevation chart depicts the distribution of units in the development and the balance unit chart provides availability information, which should be reconfirmed with the sales team. Please check back on this site to be kept posted.