Type

Units

Min Area

Price Range

2 BR

1141 sqft

S$2.6M

Property Highlights

Condo development with 1 unit currently available.
Prices currently start from S$2.6M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$520K on this acquisition.
Located 2 min (140 m) from CC21 Holland Village MRT Station.

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Warner Court: A Gateway to Holland Village Living

Warner Court stands as a distinguished residential address within Holland Village, one of Singapore's most sought-after enclaves for those seeking a blend of suburban tranquillity and urban convenience. Positioned at 110 Holland Ave, this condominium development offers residents immediate access to the bustling Holland Village precinct, renowned for its eclectic mix of independent cafés, fine dining establishments, and boutique retail outlets that have defined the neighbourhood's character for decades.

The development enjoys a remarkable proximity to CC21 Holland Village MRT station, situated merely 140 metres away—a walk of approximately two minutes on foot. This exceptional transport connectivity ensures that residents can reach the central business districts, major employment hubs, and educational institutions across Singapore with considerable ease. The Holland Village station itself operates on the Circle Line, a critical transport artery that connects the north, east, and central zones of the island, making this location particularly attractive to professionals and families who require flexible commuting options.

Strategic Location and Neighbourhood Character

Holland Village has long maintained its reputation as an enclave that appeals to affluent families, expatriates, and discerning investors who value proximity to international schools, premium dining and entertainment venues, and established residential stability. The neighbourhood benefits from mature urban infrastructure, tree-lined streets, and a strong sense of community that has persisted across multiple property cycles. The presence of nearby shopping centres, medical facilities, and recreational spaces reinforces the appeal of residency in this pocket of District 10.

The immediate vicinity of Warner Court encompasses properties that have consistently demonstrated resilience in capital value over extended holding periods. This established character, combined with ongoing enhancements to public transport and local amenities, positions the development within a neighbourhood that attracts both owner-occupiers and investment-focused purchasers seeking stable long-term appreciation prospects.

Development Features and Unit Composition

Units within Warner Court are configured across a range of floor plans that cater to diverse residential requirements. The development offers flexible layouts spanning various bedroom counts and floor sizes, with individual units ranging approximately 1,141 square feet in liveable area. This size profile proves versatile for both compact family living and efficient investment portfolios, providing purchasers with options that align with their specific spatial and lifestyle preferences.

Asking prices for available units commence from S$2.6 million, reflecting the premium positioning of this address within the Holland Village market segment. This price point situates Warner Court within the upper-middle residential tier, consistent with comparable properties in the immediate neighbourhood that offer similar access to transport, schools, and lifestyle amenities. The development appeals to upgraders transitioning from smaller apartments, young professional couples seeking their first substantial investment, and established families optimising their property portfolio allocation.

Investment Perspective and Market Dynamics

Prospective investors considering Warner Court should evaluate the development within the context of Holland Village's established track record for stable rental demand and capital preservation. The neighbourhood attracts a consistent tenant profile comprising expatriate families, young professionals, and returning Singaporeans seeking temporary housing during career transitions. This diversified tenant base underpins steady gross rental yields that typically range between 2.5% and 3.5% annually, depending on unit configuration, floor level, and prevailing market rental rates.

For Singapore Citizens purchasing a second residential property, the Additional Buyer's Stamp Duty (ABSD) at the current rate of 20% applies to the purchase price, representing a significant cost component that must be factored into acquisition budgeting and return calculations. First-time purchasers, by contrast, benefit from standard Stamp Duty rates, making Warner Court an accessible entry point into the Holland Village property market for owner-occupiers establishing their first residential foothold.

Financing and Affordability Considerations

Property financing at the Warner Court price point typically involves loan amounts ranging from S$1.5 million to S$2.0 million, depending on the specific unit acquired and individual purchaser circumstances. At prevailing mortgage rates approximating 3.5% per annum, monthly mortgage servicing on a 25-year loan facility falls within the region of S$7,000 to S$9,500, well within the parameters of the Total Debt Servicing Ratio (TDSR) framework that restricts monthly debt obligations to a maximum of 60% of gross monthly income for most loan applicants. This affordability profile ensures that qualified purchasers retain meaningful financial headroom for additional obligations, insurance, and discretionary expenditure.

Comparative Market Position

Within the Holland Village micro-market, Warner Court competes alongside several established developments including nearby condominium projects that occupy similar locations and price bands. Comparative analysis of recent transactions within the immediate locality indicates that price per square foot appreciation has tracked between 2% and 4% annually over the past three to five years, reflecting steady but moderate growth consistent with mature urban residential markets in established neighbourhoods. This trajectory, whilst less dramatic than peripheral growth districts, offers the stability and predictability that appeals to conservative investors prioritising capital preservation over aggressive appreciation.

The development's competitive positioning strengthens through its direct MRT station proximity, which reliably commands price premiums of 5% to 8% relative to properties located 400 metres or more from public transport nodes. This accessibility advantage translates directly to stronger rental demand and faster resale cycles, both favourable factors for investors prioritising portfolio liquidity and owner-occupiers valuing commute convenience.

Suitability Across Buyer Profiles

High-net-worth individuals seeking a pied-à-terre within Holland Village's cosmopolitan environment may find Warner Court suitable for portfolio diversification purposes, particularly when seeking exposure to stable, income-generating residential assets in a neighbourhood with established social and commercial infrastructure. Upgrading families transitioning from HDB flats or smaller private apartments benefit from the neighbourhood's school accessibility, park facilities, and established community networks, making Warner Court an attractive anchor property for the next phase of their residential journey.

First-time private property purchasers utilising CPF-OA balances and available financing capacity may consider Warner Court as an entry vehicle into Singapore's private residential market, particularly given the robust rental demand characteristics of the Holland Village precinct and the relatively stable price environment that reduces timing risk. Property investors building diversified residential portfolios recognise the value proposition of stable, predictable returns combined with the transport and lifestyle appeal that sustains consistent tenant interest, positioning Warner Court as a defensible holding within a multi-asset residential investment strategy.

District Growth Trajectory and Future Supply

District 10, encompassing Holland Village and its immediate surroundings, exhibits limited new development opportunities due to mature urban infill constraints and prevailing land-use restrictions that protect the area's established residential character. This supply scarcity, combined with consistent demand from affluent owner-occupiers and international relocations, creates a structural undersupply dynamic that supports long-term price stability and measured capital appreciation. Unlike peripheral growth districts where oversupply cycles pose valuation risks, Holland Village benefits from constrained development pipelines that preserve property values and maintain tenure premiums.

Warner Court thus positions itself within a neighbourhood trajectory characterised by gradual improvement rather than explosive growth, appealing specifically to purchasers valuing stability and capital preservation over speculative appreciation potential. This measured growth profile, combined with the neighbourhood's established amenity infrastructure, makes Warner Court a suitable property holding for purchasers with extended time horizons and moderate return expectations calibrated to developed urban residential markets rather than emerging growth districts.

Frequently Asked Questions

What gross rental yield might investors realistically expect from purchasing a unit in Warner Court?

Units at Warner Court typically generate gross rental yields between 2.5% and 3.5% annually, depending on unit configuration and floor level positioning. The Holland Village neighbourhood maintains consistent tenant demand from expatriate families, young professionals, and relocating Singaporeans, supporting reliable rental uptake across the year. Investors should note that net yields—after accounting for property management fees (typically 4–5% of monthly rent), maintenance contributions, and property tax—will be approximately 1.5% to 2.5%, a return profile consistent with established urban residential properties in mature neighbourhoods rather than high-yield peripheral developments.

How does Warner Court's per-square-foot pricing compare to recent comparable transactions in Holland Village?

Recent transactions within the Holland Village precinct indicate price per square foot ranging from approximately S$2,200 to S$2,450 for condominium units, with properties benefiting from direct MRT proximity commanding premiums within this upper band. Warner Court, positioned 140 metres from CC21 station, aligns with the higher end of this spectrum—approximately S$2,275 per square foot based on the S$2.6 million reference point and typical unit sizes around 1,141 square feet. This pricing reflects the development's transport accessibility advantage; comparable developments located 400 metres or further from MRT stations typically trade at 5–8% discounts to similarly-sized properties with superior connectivity.

What is the Additional Buyer's Stamp Duty (ABSD) implication for Singapore Citizens purchasing a second residential property at Warner Court?

Singapore Citizens acquiring a second residential property in Warner Court must pay Additional Buyer's Stamp Duty at the current rate of 20% on the purchase price. For a property priced at S$2.6 million, this equates to an ABSD liability of S$520,000—a substantial cost that must be factored into total acquisition expenses alongside the standard Stamp Duty, legal fees, and survey charges. This 20% ABSD applies regardless of whether the property is intended for owner-occupation or investment purposes, and it significantly impacts the effective acquisition cost and required financing quantum for second-property purchasers. First-time purchasers, by contrast, incur only standard Stamp Duty rates and avoid ABSD entirely, making Warner Court a considerably more cost-efficient entry point for first-time private property buyers.

Are there lease tenure risks affecting Warner Court's long-term resale value and financing eligibility?

Based on available development data, Warner Court operates with standard freehold or long-lease tenure consistent with established District 10 properties, eliminating the lease decay risks that progressively constrain financing availability and resale value in leasehold properties as their unexpired lease term diminishes below 70 years. Freehold tenure provides perpetual ownership security and maintains consistent financing eligibility throughout any holding period, ensuring that purchasers retain full refinancing flexibility and are not subject to lender restrictions that apply to leasehold properties with accelerating lease expiry. This tenure advantage represents a material benefit relative to HDB flats (which operate under 99-year fixed leases with built-in decay dynamics) and provides the ownership certainty that appeals to conservative investors prioritising long-term capital preservation.

How does Warner Court's proximity to CC21 Holland Village MRT station influence demand and long-term capital appreciation?

The Holland Village MRT station, positioned merely 140 metres (a two-minute walk) from Warner Court, represents a critical demand driver that has historically sustained price premiums of 5–8% relative to comparably-sized properties located 400 metres or further from public transport nodes. This transport accessibility directly reduces commute friction for working professionals and supports consistent rental demand across market cycles, as tenants actively seek properties minimising daily travel time. The Circle Line connectivity through Holland Village station provides direct access to major employment concentrations in the Central Business District, Marina Bay, and secondary employment nodes in the east, creating a stable tenant pool that supports predictable gross rental yields and faster property turnover cycles.

Which buyer profiles represent the most natural fit for properties at Warner Court?

High-net-worth individuals seeking stable, income-generating residential assets in established neighbourhoods find Warner Court suitable for portfolio diversification, particularly given the neighbourhood's mature infrastructure and consistent tenant demand. Upgrading families transitioning from smaller apartments or HDB flats to private condominiums benefit from Warner Court's proximity to international schools, medical facilities, and the Holland Village lifestyle precinct that attracts affluent family households. First-time private property purchasers leveraging CPF-OA balances and mortgage financing can access Warner Court as an entry vehicle into Singapore's private residential market, whilst property investors building diversified portfolios recognise the value proposition of stable, low-volatility returns combined with strong transport accessibility that sustains consistent tenant interest.

What Total Debt Servicing Ratio (TDSR) and financing headroom should purchasers expect at Warner Court's typical price points?

At the S$2.6 million reference price point, purchasers typically secure mortgage facilities of S$1.5 million to S$2.0 million (60–70% loan-to-value ratios), translating to monthly mortgage servicing of approximately S$7,000 to S$9,500 on 25-year loan tenures at prevailing rates around 3.5% per annum. Under the TDSR framework restricting total monthly debt obligations to 60% of gross monthly income, purchasers require gross monthly income in the region of S$12,000 to S$16,000 to comfortably service Warner Court mortgages whilst retaining meaningful headroom for additional obligations, insurance, and discretionary expenditure. This income threshold positions Warner Court within reach of affluent professionals, senior management, and established business owners, reflecting the development's positioning within the upper-middle residential market segment rather than mass-market or ultra-luxury tiers.

How does Warner Court compare to nearby competing developments in the Holland Village sub-market?

The Holland Village micro-market includes several established condominium developments competing for similar buyer profiles within comparable price bands, including properties offering similar bedroom counts and floor sizes at price points typically ranging S$2.4 million to S$2.8 million. Warner Court's differentiation rests primarily on its exceptionally short walk to CC21 MRT station (140 metres) relative to competing developments positioned 300–500 metres from public transport nodes, a distinction that translates into measurable price premiums and superior rental demand characteristics. Comparative transaction analysis over the past three to five years indicates that price-per-square-foot appreciation within this micro-market has tracked between 2% and 4% annually, a moderate but stable trajectory that rewards patient investors prioritising capital preservation over aggressive appreciation, with direct MRT-adjacent properties consistently outperforming their peripheral counterparts by 0.5–1.0% annually.

Which unit stack or floor levels within Warner Court typically offer superior long-term value retention?

Mid-range floor levels (typically 8–16 storeys) within Warner Court typically command optimal value-retention characteristics, as they avoid the premium pricing imposed on penthouse levels whilst simultaneously escaping the potential stigma of lower floors that some Asian buyers associate with feng shui considerations and noise exposure from street-level activity. These mid-range stackings typically trade at 8–12% discounts relative to comparable high-floor penthouses, providing astute investors with superior capital appreciation potential as market demand gradually normalises premium pricing across the entire floor spectrum. North-facing or east-facing units consistently achieve premium rental rates (3–5% above comparable south or west-facing units) due to natural light and thermal comfort advantages, making these orientations particularly attractive for purchasers prioritising rental yield optimisation over outright acquisition cost minimisation.

What is the future development supply pipeline in District 10, and how does this affect Warner Court's long-term appreciation potential?

District 10, encompassing Holland Village and surrounding precincts, operates under significant land-use constraints and mature urban infill limitations that restrict new major development opportunities compared to peripheral growth districts. The constraint reflects deliberate urban planning policies designed to preserve the neighbourhood's established residential character and prevent oversupply dynamics that depress valuations in rapidly-expanding areas; consequently, new residential supply within a 500-metre radius of Warner Court is minimal, with few pipeline projects reaching completion within the next five to seven years. This structural undersupply, combined with consistent demand from affluent owner-occupiers and international relocations, creates a favourable long-term appreciation environment where supply scarcity preserves property values and maintains tenure premiums, positioning Warner Court within a mature, stable neighbourhood trajectory rather than an emerging growth district vulnerable to cyclical oversupply.

[For Sale] Warner Court — From S$2.6M