Amberwood at Holland

Amberwood at Holland: A Rare Low-Rise Condo in Holland Plain

Amberwood at Holland is an upcoming residential development located along Holland Link within the emerging Holland Plain precinct in District 10. Developed by Sim Lian Group, the project introduces a new private residential option within a low-rise landed housing enclave that remains relatively untouched compared to other parts of the Core Central Region.

The development is expected to appeal to buyers seeking a quieter residential environment without sacrificing accessibility and lifestyle convenience. Surrounded by greenery and established landed homes, Amberwood at Holland combines exclusivity with strong connectivity to key employment hubs, schools, and lifestyle destinations across Singapore.

Amberwood at Holland - Project Details

Amberwood at Holland is expected to feature around 230 residential units across a thoughtfully designed low-density site. The 99-year leasehold development sits on a land parcel spanning approximately 185,141 sqft, allowing for more spacious landscaping and communal facilities compared to many compact city developments.

One of the project’s key strengths lies in its location within an exclusive landed housing enclave. Unlike many newer developments in denser urban districts, Amberwood at Holland is expected to enjoy a more private and tranquil residential environment, complemented by lush greenery and a softer low-rise streetscape.

The development will also include an early childhood development centre (ECDC) that provides infant care and childcare services. Occupying at least 5,382 sqft of gross floor area (GFA), the facility is expected to offer added convenience for families with young children while enhancing the project’s family-friendly appeal.

Beyond its immediate surroundings, Amberwood at Holland also benefits from its position within the wider Holland Plain precinct. Residents will be located near established lifestyle destinations such as Holland Village, Bukit Timah, and Dempsey, while remaining within convenient reach of major employment hubs, including one-north and the CBD.

Holland Link GLS Site

Amberwood at Holland will be developed on the Government Land Sales (GLS) site along Holland Link, a parcel that attracted strong developer interest due to its rare location within the exclusive District 10 landed enclave.

The tender for the site closed on 29 July 2025 and drew five competitive bids. Sim Lian Group eventually emerged as the top bidder with an offer of S$368.37 million, which translates to around S$1,432 psf ppr. The Urban Redevelopment Authority (URA) officially awarded the site on 7 August 2025.

Adjacent to the development is another residential GLS site, known as the Holland Plain GLS parcel, which is expected to yield around 280 additional private homes. Sim Lian Group also secured this neighbouring site on 12 May 2026 at a land rate of S$1,491 psf ppr, after emerging as the sole bidder for the tender.

Together, both projects could collectively introduce around 510 new homes into the new Holland Plain residential enclave. With control over two neighbouring GLS plots within the precinct, Sim Lian is well-positioned to create a more cohesive residential offering across both developments. This also strengthens the developer’s presence within the Bukit Timah and Holland corridor ahead of the next wave of new launches expected in the coming years.

Upcoming Holland Plain Residential Enclave

Amberwood at Holland forms part of the upcoming Holland Plain residential enclave, one of the more unique housing precincts planned within Singapore’s central region. Unlike many high-density residential districts, Holland Plain is envisioned as a carefully curated low-rise neighbourhood that preserves the greenery and landed housing character of the surrounding area.

The precinct is located between Bukit Timah and Holland Road, placing it within one of Singapore’s most established and affluent residential corridors. Holland Plain is earmarked for around 2,500 new homes, so the future developments in the area are expected to remain relatively limited in supply. This creates a stronger sense of exclusivity and privacy for future residents.

One of the key planning concepts behind Holland Plain is the integration of nature with residential living. URA’s broader vision for the area includes extensive landscaping, open spaces, and water-sensitive urban design elements. The upcoming condo in Holland Plain is expected to connect closely with a future Community Plain park, while the planned Holland Green Linear Park will run along the southern edge of the precinct.

This green corridor will eventually connect directly to the Rail Corridor, forming part of a larger ecological and recreational network that links residents to major nature destinations such as the Bukit Timah Nature Reserve, Hindhede Nature Park, and Rifle Range Nature Park.

In addition, landscaped “green fingers” are expected to be introduced between future residential developments. These pedestrian-friendly pathways are intended to improve walkability throughout the precinct while enhancing access to parks, amenities, and nearby transport connections. With its balance of accessibility, greenery, and exclusivity, Holland Plain is shaping up to become one of the more distinctive residential enclaves within District 10.

Public Transport and Connectivity around Amberwood at Holland

Amberwood at Holland offers a balance between tranquillity and accessibility. While the project sits within a quieter landed enclave, residents still enjoy convenient connectivity through nearby MRT stations and major expressways.

King Albert Park MRT Station on the Downtown Line is within walking distance of the development. From there, residents can travel directly to areas such as Botanic Gardens, Bugis, Chinatown, and Marina Bay with relative ease. 

The Downtown Line also improves connectivity to educational institutions and business hubs across Singapore. More importantly, the station is slated to become an interchange with the future Cross Island Line (CRL), which is targeted for completion around 2032.

For drivers, the Pan Island Expressway (PIE) is easily accessible, allowing smooth travel towards Orchard Road, Jurong, one-north, and the Central Business District. Holland Road and Bukit Timah Road further strengthen connectivity within the central region.

In addition, the surrounding Bukit Timah and Holland area is served by several bus routes, improving everyday accessibility for residents travelling to nearby schools, malls, and lifestyle destinations. 

Within the Holland Plain enclave, a new bus stop is also planned at the southern end of the residential sites, which should improve first- and last-mile connectivity within the precinct as the neighbourhood develops further.

Lifestyle Amenities near Amberwood at Holland

Residents at Amberwood at Holland will enjoy living close to one of Singapore’s most established lifestyle enclaves. Holland Village has long been known for its relaxed atmosphere, vibrant café culture, and strong mix of dining and retail options. In recent years, the area has also evolved with the addition of new lifestyle destinations, creating a neighbourhood that appeals to both families and young professionals.

Shopping Malls

For shopping and daily conveniences, residents can head to One Holland Village, a mixed-use lifestyle destination that combines retail shops, supermarkets, restaurants, cafés, and communal spaces within the heart of Holland Village. The development has introduced a more modern retail experience to the area while retaining the neighbourhood’s laid-back character. 

Nearby, Raffles Holland V Mall and Holland Road Shopping Centre offer additional retail options, enrichment centres, supermarkets, and everyday services.

Dine and Drink

The Holland and Bukit Timah enclave has long been recognised as one of Singapore’s most established dining districts. Residents at Amberwood at Holland will be surrounded by a diverse mix of cafes, restaurants, bakeries, and local eateries.

Holland Village continues to remain one of Singapore’s most vibrant lifestyle enclaves, known for its cafes, bars, and international dining concepts. Nearby Dempsey Hill also offers a more upscale dining environment within a lush greenery setting.

For local food options, residents can head towards Holland Village Market & Food Centre. Whether it is casual cafe brunches or traditional local dishes, the surrounding area provides a strong variety of dining experiences.

Reputable Schools

Families considering Amberwood at Holland will benefit from the project’s close proximity to several reputable schools within the Bukit Timah education belt. Nearby schools include Methodist Girls’ School, Nanyang Primary School, Hwa Chong Institution, National Junior College, and Raffles Girls’ School. 

The presence of these established educational institutions continues to support strong housing demand within the surrounding neighbourhood. This concentration of schools not only offers convenience for families but also contributes to the long-term residential appeal of the development.

Outdoor Recreations

One of the defining characteristics of the Holland and Bukit Timah area is its abundance of greenery and recreational spaces. Residents at Amberwood at Holland can enjoy access to several parks and nature destinations nearby.

Bukit Timah Nature Reserve remains one of Singapore’s most iconic green spaces, offering hiking trails and lush rainforest scenery. Residents can also explore the Rail Corridor, which has become increasingly popular for jogging, cycling, and leisurely walks.

For those seeking a more scenic and relaxing environment, the Singapore Botanic Gardens and Holland Green Linear Park provide additional outdoor recreation options. These green spaces contribute significantly to the low-density and tranquil living environment surrounding Amberwood at Holland.