Amberwood at Holland review (2026)

What is Amberwood at Holland?

Amberwood at Holland is Sim Lian Group's 99-year leasehold condo on the Holland Link GLS site in District 10. It has 212 units, low-rise up to six storeys, with a preview targeted for September or October 2026. The site sits between two Downtown Line stations, in a brand-new estate. Timing matters more here than most buyers expect. A wrong date can push a financing plan or a school ballot a year off the real timeline.

212units. All 3-bedders and up

Sept/Oct 2026developer's target preview window

16 minwalk to Sixth Avenue MRT

735 mto Methodist Girls' (Primary)

One key thing about tenure is worth knowing upfront. The 99-year clock has been running since the land award in August 2025, so the lease you buy will already be a little short of 99.

How many units does it have, and when does it launch?

212 units. The target preview window is Sept/Oct 2026.

What's the unit mix?

Every one of the 212 units is a family home. The smallest type in the project is an 872 sqft 3-bedder, and there are no 1- or 2-bedroom units at all. The single biggest type is the 5 Bedroom Luxe, at 40 units. On this site, Sim Lian has built a pure owner-occupier product, and the mix tells you who it expects at the door.

3-bedders 74 units, 4-bedders 74, 5-bedders 64.

3-bedders 74 units, 4-bedders 74, 5-bedders 64. The biggest single type is the 5 Bedroom Luxe, at 40 of the 212 units.

Ceilings run up to 3.2 m, the appliance brands are V-ZUG, Villeroy & Boch and Liebherr, and selected units get natural marble flooring and ducted air-conditioning, a fit-out closer to a boutique freehold than a typical 99-year GLS launch. Parking is one lot per unit, 212 in all. That matters in a stretch where most errands are a drive. A childcare centre sits inside the development itself, part of the land's sale conditions.

Is it the same project as the second Holland Plain site?

No. Sim Lian holds two adjacent plots here, a full development cycle apart. Plot 1, tendered as Holland Link, is Amberwood at Holland, awarded in August 2025 and previewing later this year. Plot 2, tendered as Holland Plain, is a separate and still unnamed project of up to 280 homes, slated for around 2Q 2027.

Amberwood is the first of eight sites planned across this 34-hectare estate, low- to mid-rise with green corridors between them. URA's plans for the estate also include two new parks, a community plain and a wetland park. Because seven more plots follow this one, you'd be buying into a neighbourhood that will keep building around you for years.

How far is the MRT walk, really?

Sixteen minutes. The nearest stations are Sixth Avenue and King Albert Park (KAP), both existing Downtown Line stops about a minute apart on foot, and Sixth Avenue is marginally the nearer of the two.

There's no street address yet, so both walks start from a point on Holland Link road, near the plot but not necessarily the final entrance. This stretch of Bukit Timah is walkable to the MRT, not next to it.

KAP has one more thing coming. The station is being dug into a Cross Island Line interchange, with the Land Transport Authority (LTA) targeting completion in 2032. That helps you in the 2030s, and it shouldn't sway a purchase decided on today's amenities.

This is Sixth Avenue MRT at Exit B, with the bus stop right outside the sheltered walkway.

We drove from the station to the site, sped up the whole way. The clip runs down Sixth Avenue past the shophouse row, along Old Holland Road, and ends at the hoarding on Holland Link.

Is it within walking distance of a good primary school?

Yes, one, and it's the name that matters here. Methodist Girls' School (Primary) sits 735 m away, the only primary school inside the 1 km band that counts for MOE priority admission. The next-nearest primary, Henry Park, is 1,415 m away, beyond 1 km but under 2 km.

The rules can change. They are MOE's, MOE revises them, and the version that counts is the one in force in the year your child enters the ballot. The geography, though, stays put. Methodist Girls' Secondary shares the same campus, Pei Hwa Presbyterian Primary sits at 1,730 m, and Hwa Chong Institution and Raffles Girls' Primary land just inside 2 km.

We drove from the site to Methodist Girls' School on Blackmore Drive. The side gate is about a minute and a half away by car, past the Cross Island Line worksite.

What's in the neighbourhood?

A shophouse strip within walking distance, serious greenery about a kilometre away, and most everything else a few Downtown Line stops or a short drive from the door.

Daily errands and food

Your everyday errands live on the Sixth Avenue shophouse strip around Guthrie House, 822 m away on the same walk as the MRT. Holland Village is about 2.2 km away. It's an easy drive, though there's no direct train from Sixth Avenue.

We drove down the Sixth Avenue strip to Guthrie House and the shops. It's the same stretch you'd walk between the site and the train.

Green space

The Rail Corridor's conserved Bukit Timah Railway Station, heritage gallery and cafe included, is about a kilometre away. Rifle Range Nature Park adds 66 hectares and 7 km of trails roughly 2 km from the site. Both opened in 2022, and the estate's own two planned parks will eventually join them.

What we like most here is the Rail Corridor: a flat, car-free running and cycling spine 1 km from the door beats any clubhouse a developer could render. The Botanic Gardens complete the set, with the Cluny Road gates 3.2 km away, a two-stop DTL ride.

Malls

Bukit Timah Plaza and the Beauty World cluster carry the weekly shop, with Coronation Plaza and the Tan Kah Kee stretch one DTL stop the other way.

The commute

The commute maths works better in stations than kilometres. From Sixth Avenue, Botanic Gardens is two DTL stops, with the Circle Line running on to one-north four more, Newton four along, Orchard one further on the North-South Line, and Downtown ten with no transfer. It's worth riding the real thing once at peak hour.

Hospitals

Neither major hospital is walkable. National University Hospital is the nearest at 3.8 km, and Gleneagles is at 4.2 km, with the Thomson-East Coast Line's Napier station at its doorstep, one change at Stevens.

Who is Sim Lian Group, and what did the land cost?

One developer shapes most of this estate, so Sim Lian's track record matters more than usual. Emerald of Katong launched in November 2024 and sold 98.7% of its 846 units over the opening weekend, at an average of $2,621 psf. The count reached 99.5% soon after, and EdgeProp ranked it 2024's top seller by units and by take-up rate.

Treasure at Tampines tells the longer story. Its 2,203 units sold out between February 2019 and February 2022.

The tender record shows the same conviction. Plot 1 drew five bids and went to Sim Lian at $1,432 psf per plot ratio, or psf ppr, the standard yardstick for land bids. Sim Lian's bid came in 22.2% above the next highest.

Plot 2 drew Sim Lian alone in May 2026 at $1,491 psf ppr. The quiet tender suggests developers preferred proven demand and established price benchmarks over an untested area.

Land cost tells you what Sim Lian paid for the site. The selling price is set months later, against whatever the market looks like at launch.

Land cost is not a launch price. Both plots were bought by Sim Lian.

What will it cost per square foot?

Market watchers put the figure at $2,900-3,000 psf. That's one analyst's prediction, and official pricing arrives only with the price list, closer to launch.

The solid ground is what buyers paid nearby. Median PSF, Jul 2024 to Jun 2026:

Eleven @ Holland and Holland Green (strata landed and detached homes) and Wilshire Residences (one caveat in the window) are not in the table.

Across all District 10 condos and apartments, the same window came in at $2,620 psf on 2,656 caveats, and that's the backdrop any launch price gets read against.

The closest analogue is Fourth Avenue Residences, a 99-year GLS condo at Sixth Avenue MRT itself. Royalgreen, the freehold, trades higher. The three 99-year projects around KAP trade lower. Treat the table as context for the analyst estimate and nothing stronger. A brand-new estate has no direct comparable, and the developer will set launch pricing wherever it judges demand.

Context, not a forecast. Amberwood's pricing is unannounced.

What tenants pay is the other anchor the same five projects offer an investor. Over the twelve months to May 2026, the median monthly rent ran $4,000 at Mayfair Modern, at Mayfair Gardens and at Daintree Residence. Fourth Avenue Residences signed 149 leases at a $4,200 median. Royalgreen, the freehold, topped the group at $4,800. These rents give you the going rate a tenant pays in this pocket today.

Project	Median monthly rent
Royalgreen (89 contracts)	$4,800
Fourth Avenue Residences (149 contracts)	$4,200
Mayfair Modern (68 contracts)	$4,000
Mayfair Gardens (69 contracts)	$4,000
Daintree Residence (35 contracts)	$4,000

Rental context for the area. Amberwood's own rents are years away.

Has the showflat opened?

Not yet, but the showflat location is now announced. It is off-site, in the Jervois Road area near Redhill MRT, and you can see the exact location on the map. The building is still under construction, and the opening date will be announced. The status in one place:

Who is Amberwood at Holland for, and who should pass?

Shortlist it if you want District 10 with a Methodist Girls' Primary address inside 1 km and can live with a 16-minute MRT walk while a young estate builds out around you. Anyone who needs the train at the doorstep, or an established neighbourhood from day one, should pass. The unit mix says the same thing. With nothing smaller than an 872 sqft 3-bedder, this project is built for owner-occupier families.

The case is solid: a rare pocket of new supply in a landed-dominated stretch of Bukit Timah, the one school that matters inside 1 km, and a developer that sold out its last two major launches.

What else do buyers ask about Amberwood at Holland?

These are the questions buyers put to us most, answered in a line or two each.

Is Amberwood at Holland freehold?

No. URA sold the parcel under its Government Land Sales programme, on a 99-year lease.

How many units will it have?

212. The mix runs from 872 sqft 3-bedders to 5-bedders of up to 1,572 sqft.

When does it launch?

The developer is targeting a preview in September or October 2026. Launch and booking dates haven't been announced.

Is the showflat open?

Not yet. The location is announced, in the Jervois Road area near Redhill MRT, and the building is under construction. The opening date will be announced.

Which MRT station is closest?

Sixth Avenue, a 16-minute walk. King Albert Park is about one minute further.

Is it near a good primary school?

Methodist Girls' Primary is 735 m away, the only primary school within the 1 km band.

Who is the developer?

Sim Lian Group, whose Emerald of Katong reached 99.5% sold after its November 2024 launch.

What will it cost per square foot?

The $2,900-3,000 psf figure circulating is one analyst's estimate. The real number comes with the price list, closer to the preview.

Is it the same as the second Holland Plain project?

No. The second plot is a separate, unnamed Sim Lian development slated for around 2Q 2027.

About this review

This pre-launch guide will be updated the moment a showflat opens or an official launch date is announced.

Contains information from URA, MOE, LTA and OneMap datasets accessed on 15 July 2026, which is made available under the terms of the Singapore Open Data Licence version 1.0. Any errors are ours.

Every effort has been made to ensure the details here are accurate. For final information on the development, please refer to the developer's official Sales and Purchase Agreement and the materials provided at the showflat.