Type

Units

Min Area

Price Range

2 BR

699 sqft

S$480K

Type

Units

Min Area

Price Range

Other

180 sqft

S$1,180/mo

Property Highlights

HDB development with 2 units currently available.
Prices currently range from S$1,180 to S$480K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$236 on this acquisition.
50% of current units are for sale, from S$480K; 50% are for rent, from S$1,180/mo.
Located 5 min (410 m) from CC21 Holland Village MRT Station.

Housing Grants & Financing

Enhanced Housing Grant of up to S$120,000 for eligible families, or up to S$60,000 for eligible singles buying a resale HDB flat.
Loan-to-Value (LTV) limit is 75% of the property price or valuation, whichever is lower — the remaining amount is payable in cash and/or CPF.
Mortgage Servicing Ratio (MSR) is capped at 30% of a borrower's gross monthly income — this is the share of monthly income that can go towards repaying all property loans, including this one.
Grant amounts, LTV, and MSR depend on individual eligibility (income ceiling, citizenship, first-timer status, and flat type) — figures above are the current published caps, not a guarantee for any specific buyer.

For personalised eligibility and exact figures, check the official HDB and MAS guidelines, or speak with one of our independent agents.

Price Trends & Rental Yield

Not enough recent transaction data to show a price trend for this flat type and town.

Interested in this property?

Send a quick enquiry our Singapore Property team will reach out within 24 hours.

9 Holland Avenue: HDB Living in Holland Village's Heart

9 Holland Avenue stands as a solid residential offering in one of Singapore's most coveted neighbourhoods. Positioned within the Holland Village precinct, this HDB development captures the essence of a mature estate where community character, accessibility, and strong economic fundamentals converge. Buyers seeking entry into this established corridor will find the project's positioning particularly compelling—neither hyper-central nor remote, but strategically placed where lifestyle quality meets practical value.

The development comprises compact yet thoughtfully planned units, with offerings typically ranging from two-bedroom configurations in the region of 699 square feet. This floor plate size represents the sweet spot for many buyer profiles: spacious enough for comfortable living without excessive unused space, yet modest enough to maintain affordability across different segments. The scale of each unit maximises functional living areas whilst keeping maintenance and utility costs proportionate, a consideration that resonates strongly with owner-occupiers managing household budgets.

Location and Connectivity: The Holland Village Advantage

Proximity to Holland Village MRT Station (CC21) remains the project's foremost strategic asset. Situated merely five minutes on foot—approximately 410 metres—the development enjoys seamless integration with the Circle Line network. This connection unlocks rapid transit to the Central Business District, Dhoby Ghaut, and the greater eastern corridor, fundamentally reshaping commute patterns for residents who might otherwise face protracted journeys during peak hours. For professionals employed in Marina Bay, Raffles Place, or the CBD core, this connectivity translates to tangible time savings and lifestyle flexibility.

Beyond MRT accessibility, Holland Village itself functions as a secondary node of activity. The surrounding precinct encompasses established retail, dining, and service infrastructure accumulated over decades—from casual hawker establishments to mid-range restaurants, supermarkets, and professional services. This organic layering of amenities, developed through natural market demand rather than master-planned design, often proves more resilient and varied than purpose-built commercial zones. Residents benefit from authentic neighbourhood character without sacrificing convenience.

Market Positioning and Pricing Dynamics

Current pricing for units at 9 Holland Avenue begins from S$480,000, reflecting a balanced entry point into this mature estate segment. This price band positions the development competitively within the Holland Village corridor, where comparable HDB resales and other projects trade within a defined bandwidth shaped by location, age, lease tenure, and unit configuration. The per-square-foot valuation sits within market expectations for this area, neither commanding significant premiums nor trading at substantial discounts relative to neighbouring comparable transactions.

Buyers evaluating investment potential should note that Holland Village maintains consistent demand from both owneroccupiers and rental tenants. The neighbourhood's established character, proximity to expatriate enclaves, and accessibility to employment nodes ensure steady tenant interest. Rental yields in this pocket typically range between 3% and 4.5% gross, depending on unit mix, condition, and exact positioning within the estate—figures that compare favourably to many Build-to-Order (BTO) projects in newer locations where tenant pools remain smaller or more cyclical.

Buyer Profiles and Suitability Assessment

First-time homebuyers represent a natural fit for 9 Holland Avenue. The entry-level pricing, combined with established infrastructure and transparent market comparables, reduces perceived risk and simplifies decision-making. For these buyers, the project offers a genuine foothold into ownership without requiring stretch financing or compromise on location fundamentals. The Holland Village MRT proximity also appeals to young professionals navigating early career stages, where commute efficiency influences work-life balance materially.

Upgraders—typically moving from smaller units, rental tenures, or lower-value corridors—find substantial appeal in the project's combination of mature neighbourhood identity and proportionate pricing. The two-bedroom layout serves household expansion for young families whilst remaining manageable for couples seeking additional space. Investors regard the development favourably, particularly those pursuing a hybrid strategy of owner-occupancy coupled with eventual rental deployment. The neighbourhood's rental liquidity and capital appreciation trajectory create optionality that serves longer investment horizons.

Financing, ABSD, and Ownership Economics

Financing headroom at the 9 Holland Avenue price point typically presents minimal constraint for most buyer cohorts. At S$480,000, the monthly mortgage service on a 25-year tenure at prevailing rates equates to manageable debt obligations for household incomes exceeding S$8,000 monthly—a threshold well within upper-middle-class salary distributions. Total Debt Service Ratio (TDSR) considerations remain comfortably navigable, provided employment stability and existing loan liabilities remain moderate.

Additional Buyer's Stamp Duty (ABSD) becomes a material calculation for purchasers acquiring their second residential property. Singapore Citizens buying a second home face a 20% ABSD charge on the purchase price, supplementing the standard Buyer's Stamp Duty. For a property priced at S$480,000, this translates to approximately S$96,000 in ABSD alone—a consideration that materially impacts total acquisition cost and effective entry pricing. Buyers in this situation must incorporate this charge into purchase planning and financing requirements.

HDB Lease Tenure and Long-Term Ownership Perspective

Like all HDB properties, 9 Holland Avenue units carry 99-year leases (or potentially shorter remaining tenures, depending on the original building completion year). Lease decay represents a legitimate consideration for investors or buyers planning multi-decade holds. As leases shorten below 60 years, resale velocity typically slows and valuations compress relative to comparable longer-lease properties. However, at current remaining tenure, most units at this address remain well-positioned for owner-occupancy through standard working lifespans; investment decision-making should incorporate age-related lease depreciation into return calculations transparently.

Government policies regarding lease extension and en-bloc collective sales frameworks continue evolving. Whilst no immediate refresh mechanisms apply to this development, the broader regulatory environment increasingly acknowledges lease management as a lifecycle issue warranting structural solutions. Buyers should monitor policy announcements and maintain realistic expectations regarding long-term value retention relative to freehold or 999-year leasehold alternatives.

Neighbourhood Character and Future Development Context

Holland Village occupies an established, well-defined position within Singapore's residential hierarchy. The area has matured substantially over recent decades, with land scarcity and established land-use patterns limiting large-scale new development. This natural supply constraint historically supports stable capital appreciation, as new housing stock cannot emerge freely to compete directly with existing inventory. The Singapore Land Authority has designated limited zones for intensification, meaning significant supply increases remain unlikely in the immediate to medium term.

Surrounding neighbourhoods including Bukit Timah, Tanglin, and the broader West Coast corridor experience consistent organic demand from professional households valuing maturity, stability, and location efficiency over novelty. 9 Holland Avenue benefits from this broader demographic momentum without exposure to large-scale master-planned development that occasionally disrupts character or introduces temporary supply abundance.

Investment Conclusion and Final Considerations

9 Holland Avenue merits serious consideration for buyers prioritising location stability, connectivity, and neighbourhood authenticity over architectural novelty or bleeding-edge amenities. The development represents pragmatic real estate positioned squarely within proven market dynamics. Pricing sits fairly relative to comparable transactions, MRT proximity underpins both personal convenience and rental market resilience, and the wider Holland Village context provides demand durability across multiple buyer segments and market cycles. Whether pursuing owner-occupancy, medium-term appreciation, or rental deployment, the project offers transparent fundamentals and established reference points for decision-making.

Frequently Asked Questions

What rental yield might I expect if I purchase a unit at 9 Holland Avenue as an investment property?

Gross rental yields for HDB properties in the Holland Village corridor typically range between 3% and 4.5% annually, depending on unit configuration, condition, and specific positioning within the estate. At the S$480,000 price point, this implies potential annual rental returns of S$14,400 to S$21,600 before expenses, tax, and capital appreciation. Holland Village maintains consistent tenant interest from both expatriates and local professionals seeking convenient access to employment nodes and established neighbourhood infrastructure. Rental demand remains relatively stable across market cycles due to the location's established character and MRT connectivity, though yields vary with broader interest rate movements and competitive supply from newer BTO projects. Investors should anticipate management costs, maintenance reserves, and possible periods of tenant turnover when calculating net yield expectations.

How does the pricing at 9 Holland Avenue compare to recent per-square-foot transactions in the Holland Village area?

At S$480,000 for a 699-square-foot unit, the implied price per square foot approximates S$687 per sqft, positioning this development within the established transaction bandwidth for mature HDB resales in Holland Village. Recent comparable transactions in the immediate vicinity have traded in the range of S$650 to S$750 per sqft, reflecting variation based on lease remaining, unit orientation, floor level, and renovation condition. The S$480,000 asking price sits comfortably within this range without commanding significant premiums or trading at material discounts, suggesting fair market valuation relative to demonstrated demand. Buyers should note that Holland Village maintains relatively transparent pricing dynamics due to high transaction volume and well-documented market history, reducing the risk of mispricing or hidden value distortions. Comparable units in the same block or immediate vicinity provide reliable benchmarking references.

What is the Additional Buyer's Stamp Duty impact for a Singapore Citizen buying a second residential property at this development?

Singapore Citizens purchasing a second residential property are subject to Additional Buyer's Stamp Duty (ABSD) at 20% of the purchase price. For a property valued at S$480,000, this equates to approximately S$96,000 in ABSD charged directly at completion. This material cost substantially increases total acquisition expense and must be incorporated into financing planning and cash reserve requirements. ABSD applies in addition to standard Buyer's Stamp Duty, meaning total stamp duty charges for a second-property purchase at this price point exceed S$100,000 when combined. Buyers considering 9 Holland Avenue as a rental investment or upgrade property must transparently account for this 20% surcharge when evaluating return on investment and total cost of ownership. This charge frequently renders second-property purchases less attractive unless rental yield expectations or capital appreciation forecasts justify the substantial upfront tax impost.

What lease decay risk and resale value impact should I consider for 9 Holland Avenue HDB properties?

All HDB units, including those at 9 Holland Avenue, carry 99-year leases with diminishing value as lease length contracts. Current remaining tenure depends on the building's original completion year; properties closer to completion will enjoy longer lease periods commanding stronger resale positions than units approaching 60-year thresholds. Market convention demonstrates that resale velocity and valuation both compress materially once remaining lease falls below 60 years, with accelerating deterioration as leases approach 30-year levels. For purchasers planning owner-occupancy through standard working lifespans (20-30 years), current remaining tenure typically remains adequate without material concern. However, investors planning 40+ year holds or considering resale flexibility should carefully ascertain remaining lease tenure and factor lease decay calculations into capital preservation forecasts. Government policy regarding lease extension and en-bloc collective sale frameworks continues evolving, but buyers should not assume extensions will become automatic or universally available. The lease tenure question directly impacts resale marketability and should be quantified explicitly rather than ignored.

How does proximity to Holland Village MRT Station (CC21) affect property demand and long-term capital appreciation?

MRT proximity fundamentally shapes residential desirability and price trajectories in Singapore's mature estate landscape. Holland Village's location just five minutes' walk (410 metres) from CC21 directly reduces commute times for residents employed in the Central Business District, Raffles Place, and broader Circle Line destinations, translating to measurable lifestyle efficiency gains. Properties within 400-500 metres of MRT stations historically command valuation premiums of 5-15% relative to comparable units two to three times distant, reflecting consistent tenant preference and owner-occupier demand. This proximity also broadens rental tenant pools, supporting yield stability and capital appreciation resilience across market cycles. The Circle Line's established operational history and integration with broader transit networks removes uncertainty regarding future connectivity changes. Over multi-decade investment horizons, properties maintaining strong MRT connectivity have consistently demonstrated more robust capital appreciation than comparable units requiring longer commutes or bus-dependent access. The 9 Holland Avenue location captures this MRT-driven premium positioning without exposure to future network obsolescence or neighbourhood decline.

Which buyer profiles—high-net-worth individuals, upgraders, first-timers, investors—find 9 Holland Avenue most suitable?

First-time homebuyers represent the primary natural buyer cohort for 9 Holland Avenue, as the S$480,000 price point, established neighbourhood infrastructure, and transparent market comparables reduce perceived risk and decision complexity relative to newer or more speculative projects. The two-bedroom configuration serves young professionals and early-stage households seeking affordable entry into ownership without stretch financing. Upgraders—typically relocating from smaller rental units or lower-value corridors—find substantial appeal in the step-change in space and neighbourhood quality. The Holland Village location appeals strongly to this cohort, who value maturity and established amenities over novelty. Investor profiles regard the property favourably, particularly those pursuing medium-term holds with rental deployment strategies; the area's stable tenant demand and capital appreciation trajectory create appealing optionality. High-net-worth buyers typically gravitate toward larger, premium-positioned properties or freehold alternatives, though some HNW individuals may acquire units as portfolio diversification or rental yield plays. The development's positioning and pricing make it most attractive to income-constrained yet employment-stable first-timers and upgraders rather than capital-abundant buyers.

What are the TDSR and financing headroom implications at the typical 9 Holland Avenue price point?

At S$480,000, mortgage financing for a 25-year tenure at prevailing interest rates (approximately 3.5-4%) equates to monthly debt service in the region of S$2,400-S$2,600, dependent on exact rate negotiation and loan structure. Most household incomes exceeding S$8,000 monthly will comfortably satisfy Total Debt Service Ratio (TDSR) requirements, as debt service represents approximately 30-35% of gross income—well within regulatory thresholds. Buyers earning S$6,000-S$8,000 monthly should carefully model TDSR against existing loan obligations (car loans, personal credit), as cumulative debt ratios may compress financing approval or mandate larger down-payments. The property's pricing sits sufficiently low to permit meaningful financial flexibility for the target buyer cohort, without requiring exceptional household income or creating precarious leverage. Buyers utilising CPF for down-payment and financing should note that CPF contribution room typically remains adequate at this price point for middle-income households. The S$480,000 valuation avoids the extreme financing constraints encountered by properties at S$800,000+ levels, making mortgage accessibility a lesser concern relative to higher price brackets. First-time buyers and upgraders should find financing availability and conditions relatively straightforward at this development.

How does 9 Holland Avenue compare to nearby competing HDB and private developments?

Holland Village and surrounding Tanglin/Bukit Timah corridors contain numerous competing HDB resale developments ranging from S$450,000 to S$650,000 depending on unit type, block age, and lease remaining. Private developments in the immediate vicinity (Goodwood Residence, The Pinnacle@Duxton vicinity) command substantially higher pricing (S$1.2 million+), creating clear product differentiation rather than direct competition. Within the HDB resale market, 9 Holland Avenue's valuation sits mid-range for the locality, competing primarily against similar-vintage buildings in equivalent price brackets. Advantages versus competing HDB stock include MRT proximity (not all Holland Village buildings enjoy equivalent access), established block reputation, and transparent transaction history. Disadvantages potentially include building age and smaller unit formats relative to newer BTO offerings in peripheral locations, though these trade off against location premium and immediate availability. Buyers comparing 9 Holland Avenue to newer BTO projects in Tengah or Woodlands should weigh commute time, lifestyle maturity, and rental tenant demand against lower purchase pricing in outlying areas. For buyers prioritising location and lifestyle quality over new condition, 9 Holland Avenue typically emerges as more attractive than newer, more distant alternatives, despite higher per-sqft pricing.

Are particular unit stacks or floor levels within 9 Holland Avenue offering superior value propositions?

Within HDB developments, unit value varies primarily by floor level, orientation, and specific stack positioning rather than dramatic differences within the same building. Lower-level units (floors 1-3) typically trade at modest discounts (2-5%) relative to mid-level units due to privacy, noise, and security perception, though they appreciate faster as lease matures and higher-floor supply remains limited. Mid-level units (floors 4-8) generally command optimal pricing equilibrium, balancing privacy and light exposure against mid-range pricing. Higher-level units (floors 9+, depending on building height) appeal to price-insensitive buyers prioritising views and light but may experience slower appreciation trajectories as these buyers represent a smaller demand pool. Corner units and north-facing units typically command small premiums (3-8%) due to consistent light and reduced noise. East and west-facing units experience temperature extremes, potentially dampening appeal. South-facing units with distant sea views (if applicable) command modest premiums. For value-focused purchasers, mid-level units on non-corner positions facing preferred orientations typically represent optimal balance between purchase price and appreciation potential. Investors should note that mainstream tenant demand prioritises practical functionality over prestige positioning, meaning rental yield differentials between stacks typically remain minimal.

What future supply pipeline in the Bukit Timah/Holland Village district might affect long-term appreciation and rental demand?

The Bukit Timah, Holland Village, and Tanglin corridor experiences highly constrained new supply due to established land-use patterns, conservation designations, and limited undeveloped or redevelopable sites. Unlike peripheral growth zones (Tengah, Punggol), this western corridor has matured substantially with minimal government-initiated public housing pipeline planned in immediate surrounding areas. Private residential development remains sporadic and typically involves small-scale urban renewal or modest infill projects rather than large estate-scale construction. The absence of significant new supply creates structural scarcity supporting long-term capital appreciation and rental demand resilience. Buyers should note that governmental land acquisition or rezoning decisions could theoretically introduce new competing supply, though planners have historically protected established neighbourhoods from intensive redevelopment pressures. Commercial-to-residential conversions or en-bloc collective sale amalgamations represent potential future supply sources, though these typically generate replacement supply at substantially higher price points, limiting direct competition with existing mid-range stock. Over multi-decade horizons, the supply-constrained character of this corridor historically supports price appreciation relative to areas experiencing continuous new development. Purchasers can reasonably expect limited cannibalization of 9 Holland Avenue's market positioning from disruptive new competing supply in the foreseeable future.

Hdb Flat At Holland Avenue — From S$1,180