Type

Units

Min Area

Price Range

4+ BR

1389 sqft

From S$2.8XM

Property Highlights

Spacious 4-bedroom, 2-bathroom unit with 1,389 sqft of living space in prime Holland Village location
Walking distance to CC21 Holland Village MRT Station—just 490 metres or approximately 6 minutes on foot
Positioned in one of Singapore's most sought-after residential neighbourhoods with established community amenities
Offers substantial space configuration ideal for growing families seeking modern condominium living with convenience
Strong investment potential backed by proximity to transport, retail, and dining within the Holland Village precinct

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Ref: 500144193

The Enclave Holland: A Premium 4-Bedroom Residence in Singapore's Most Coveted Village

Nestled along Holland Road at number 131, The Enclave Holland presents a compelling residential offering for discerning buyers seeking both space and location. This four-bedroom, two-bathroom condominium spans 1,389 square feet, delivering the kind of generously proportioned accommodation that has become increasingly rare in Singapore's prime residential market. At S$2,800,000, the property represents a carefully priced entry point into one of the island's most historically desirable neighbourhoods.

Location: The Unrivalled Advantage of Holland Village

Holland Village has long commanded respect amongst Singapore property professionals and residents alike. The neighbourhood carries a distinctive character that blends established residential tranquility with vibrant commercial vitality. The Enclave Holland's position on Holland Road places residents within walking distance—merely 490 metres, or roughly 6 minutes on foot—from CC21 Holland Village MRT Station. This proximity is not merely convenient; it fundamentally reshapes the appeal of the property for commuters, families managing multiple work locations, and investors evaluating long-term capital appreciation.

The MRT connection opens direct access to the Circle Line, enabling efficient travel across Singapore's central and eastern corridors. For professionals working in business districts like Raffles Place, Marina Bay, or the CBD, this linkage significantly reduces travel friction. Families can equally benefit from swift access to schools, hospitals, and recreational facilities distributed throughout the wider island.

Space and Configuration: 1,389 Sqft of Considered Design

The unit's four-bedroom arrangement provides genuine flexibility for modern living requirements. Whether accommodating a growing family, facilitating home office functionality alongside guest accommodation, or structuring ancillary revenue through prudent rental of individual rooms, the configuration adapts to diverse household compositions. The two-bathroom setup supports the realistic needs of a four-person household or small family, eliminating the space inefficiency that characterises some smaller units marketed in Singapore's premium segments.

At 1,389 square feet, this property offers breathing room—a quality that resonates strongly amongst upgraders transitioning from compact apartments or first-generation condominiums. The floor area translates to approximately 129 square metres, permitting thoughtful interior arrangement without the spatial compromises common in many contemporary new launches confined to the 1,000-1,200 sqft envelope.

The Holland Village Neighbourhood Context

Holland Village itself functions as a semi-autonomous village ecosystem within metropolitan Singapore. The precinct encompasses a rich tapestry of local dining establishments, international cuisine options, independent retail, and weekend social venues. Long-standing residents frequently cite the neighbourhood's maintained sense of community, architectural diversity, and resistance to over-commercialisation as primary reasons for remaining in the area for extended periods.

The presence of established expatriate communities, successful entrepreneurs, and seasoned property investors has historically sustained strong demand for residential stock in this vicinity. This buyer composition typically demonstrates lower price sensitivity, longer holding periods, and greater resilience to market cyclicality—factors that traditionally support rental yield stability and capital appreciation potential.

Investment Merits and Capital Appreciation Dynamics

The S$2,800,000 asking price positions this property within a segment where established buyer demand remains comparatively robust. Holland Village transactions have historically demonstrated steady appreciation, particularly for well-maintained units in established developments. The four-bedroom configuration commands premium rental rates in this neighbourhood, where monthly rents for similar units typically range between S$6,500 and S$8,500, depending on unit condition, facing, and floor level.

For investors evaluating yield, this pricing architecture potentially supports gross rental yields in the region of 2.8 to 3.6 percent—a respectable return within Singapore's current interest rate environment when considered alongside capital appreciation prospects. The neighbourhood's established status minimises speculative volatility, whilst proximity to the MRT station provides demographic durability that transcends cyclical property market fluctuations.

Market Positioning and Comparable Assessment

Within the Holland Village precinct, four-bedroom units of equivalent age and condition typically command between S$2,500,000 and S$3,200,000, depending on floor level, facing direction, and amenity configuration. The Enclave Holland's positioning within this range reflects realistic market valuation, neither underpriced nor premium-positioned. Recent transactional evidence from comparable developments suggests price-per-square-foot measurements hovering around S$2,000 to S$2,200 per sqft for units of this vintage and location proximity.

The stability of Holland Village as a residential destination, combined with ongoing scarcity of new supply in the immediate vicinity, continues to support valuation resilience. Governmental planning constraints limit large-scale redevelopment in this conservation-adjacent area, creating a natural supply-side constraint that benefits existing property holders.

Suitability Across Buyer Profiles

High-net-worth individuals and established property investors frequently pursue Holland Village residences as anchor holdings within diversified residential portfolios. The neighbourhood's prestige, combined with stable rental demographics and professional expatriate tenant pools, aligns well with institution-quality investment criteria. Upgraders transitioning from smaller apartments or HDB properties find the space and location combination compelling, particularly families with multiple children or professionals requiring dedicated workspace. First-time buyers with sufficient capital may equally benefit from the enduring value proposition that Holland Village represents, though the S$2,800,000 price point naturally restricts this segment to well-capitalised individuals or couples.

Planning Your Acquisition in Holland Village

Prospective purchasers should conduct comprehensive due diligence encompassing building management reputation, maintenance reserve adequacy, and strata title compliance documentation. Holland Village's established character also merits consideration regarding potential future planning policy shifts—though regulatory conservatism in this area has historically provided predictable development continuity.

The Enclave Holland at 131 Holland Road represents a tangible expression of Singapore's premium residential market: spacious, strategically located, and positioned within a neighbourhood that has sustained investor confidence across multiple property cycles. For buyers prioritising proximity to public transport, established community infrastructure, and proven capital value preservation, this four-bedroom offering deserves serious consideration.

Frequently Asked Questions

What is the estimated rental yield on this S$2.8M property if purchased as an investment?

Based on comparable four-bedroom units in Holland Village, gross rental yields on this property typically range between 2.8 and 3.6 percent annually, with monthly rents for similar units ranging from S$6,500 to S$8,500 depending on condition and floor level. This translates to annual rental income of approximately S$78,400 to S$100,800 at the higher yield threshold, assuming full occupancy. The rental demand for four-bedroom units in Holland Village remains relatively stable due to the neighbourhood's established expatriate community and professional tenant base, supporting consistent occupancy rates. Net yield would be reduced by property management fees, maintenance charges, and property tax, typically resulting in net yields of 1.8 to 2.5 percent. However, when capital appreciation potential is factored into the total return envelope—Holland Village has historically appreciated at 2 to 3 percent annually—the combined investment return becomes more compelling than headline rental yield alone suggests.

How does the S$2.8M asking price compare to recent price-per-sqft transactions in Holland Village?

The S$2,800,000 asking price equates to approximately S$2,015 per square foot, placing this property within the established market range of S$2,000 to S$2,200 psf for comparable four-bedroom units in the Holland Village precinct. Recent transactional evidence from 2023 and early 2024 confirms this price band as realistic for units of similar vintage, condition, and proximity to transport infrastructure. Comparable properties at comparable prices in the immediate neighbourhood—including units at other established condominiums within 400 metres of Holland Village MRT—have consistently transacted within this psf envelope, validating the asking price against genuine market precedent. Higher psf valuations in this micro-location typically command premiums for corner units, exceptional floor levels, or recently renovated units with bespoke finishes. Lower psf transactions generally reflect either units requiring cosmetic updating or properties positioned further from the MRT station, underlining how proximity to CC21 Holland Village influences valuation mechanics in this neighbourhood.

What are the Additional Buyer's Stamp Duty implications for second-property purchasers at this price?

For second-property acquisitions in Singapore, Additional Buyer's Stamp Duty (ABSD) is levied at 15 percent on the purchase price of S$2,800,000, resulting in additional duties of S$420,000 on top of standard Stamp Duty payable. This represents a significant capital outlay that second-property buyers must factor into total acquisition cost, alongside legal fees, agent commissions, and other transaction expenses. Standard Stamp Duty on a S$2,800,000 property would typically amount to S$20,000 to S$22,000 depending on exact valuation, meaning total stamp duty obligations could reach approximately S$440,000 to S$442,000. For investors evaluating this property against alternative acquisitions, the ABSD impact materially affects cash-on-cash return calculations and overall investment IRR, potentially reducing the net yield by 0.3 to 0.5 percentage points when amortised over a typical 5 to 7-year hold period. However, ABSD may be refunded if the purchaser disposes of their original residential property within six months of acquiring this property, a timing consideration that some investors strategically manage when rationalising multi-property holdings.

What lease decay risk and resale value impact should I anticipate if this is a leasehold property?

If The Enclave Holland operates on a leasehold tenure (typical for condominium developments in Singapore), you should establish the precise lease expiry date, as leases typically commence from development completion rather than transaction date. Most modern condominiums in Singapore operate on 99-year leases, meaning a property completed in 1995 would have approximately 70 years remaining, which still commands relatively robust valuation and mortgage availability. As leases decay below 60 years, financial institutions become increasingly restrictive with loan terms, typically capping LTV ratios at 70 percent and charging premium interest rates—potentially adding S$30,000 to S$50,000 annually to borrowing costs for subsequent purchasers. The psychological impact of sub-60-year leases frequently depresses capital appreciation and extends marketing periods, with resale timelines extending from 3-4 months to 6-9 months in established neighbourhoods. For Holland Village properties specifically, shorter-lease units (below 70 years) typically trade at 8 to 12 percent discounts relative to comparable longer-lease equivalents, suggesting that purchasing this property when lease duration exceeds 80 years represents substantially better value than purchasing at lease expiry thresholds approaching 60 years.

How does proximity to Holland Village MRT station impact long-term demand and capital appreciation?

The 490-metre, 6-minute walking distance to CC21 Holland Village MRT station fundamentally anchors this property's demand characteristics and capital appreciation trajectory. Properties within 400 metres of MRT stations in established neighbourhoods like Holland Village historically appreciate at 3 to 4 percent annually, compared to 1.5 to 2 percent for properties 800 metres to 1.2 kilometres distant—a differential that compounds substantially over 10-year holding periods. The MRT connection attracts a consistent tenant demographic (expatriate professionals, young families, working couples) less sensitive to market cyclicality than speculative buyer pools, supporting rental stability and occupancy consistency. Future transport infrastructure enhancement—potential Circle Line extensions or Cross Island Line connections—would likely strengthen this property's appreciation potential, as transport connectivity remains Singapore's primary driver of long-term residential value creation. The walking distance is moreover beneath the psychological threshold where residents commonly transition from active MRT usage to private vehicle dependency, meaning this property benefits from the full market premium that genuine MRT-accessible properties command versus those requiring 10 to 15-minute walks or feeder bus usage.

Which buyer profiles—HNW, upgraders, first-timers, investors—would this property suit best?

High-net-worth individuals seeking anchor residential holdings within diversified property portfolios find Holland Village highly appealing due to established prestige, stable tenant demographics, and professional management standards common in mature condominiums. Upgraders transitioning from smaller HDB flats or first-generation condominiums discover the 1,389 sqft configuration and four-bedroom layout compelling for family expansion, home office functionality, and long-term owner-occupancy requirements. First-time buyers with substantial capital (typically S$1,000,000+ liquid reserves plus financing capacity) may pursue this property, though the S$2,800,000 price naturally restricts the segment to exceptional circumstances such as inherited capital or dual-income professional couples. Investment-focused purchasers benefit from established rental demand, professional tenant sourcing networks unique to Holland Village, and demonstrated capital appreciation over preceding cycles. The property least suits young first-time owner-occupiers operating on constrained budgets, as acquisition costs including ABSD, legal fees, and agency commissions could total S$3,200,000 to S$3,400,000 total, requiring proportionally higher financial leverage and monthly mortgage obligations. Owner-occupiers with family expansion plans represent the strongest psychological fit, given the generous bedroom configuration and neighbourhood amenities supporting child-rearing and established community integration.

What TDSR and mortgage financing headroom should I anticipate at S$2.8M with current lending standards?

At S$2,800,000 purchase price, assuming 80 percent LTV mortgage approval (S$2,240,000 financed), monthly mortgage obligations at prevailing interest rates of approximately 3.6 percent over 30-year tenure would approximate S$10,150 monthly. Total Debt Service Ratio (TDSR) calculations by lending institutions typically cap total monthly debt obligations at 60 percent of gross household income, meaning this mortgage alone would require minimum gross household income of approximately S$16,900 monthly (S$202,800 annually) to meet TDSR thresholds comfortably. For borrowers carrying existing vehicle loans, credit card facilities, or personal loans, the headroom becomes materially more constrained, potentially requiring household income exceeding S$250,000 to S$300,000 annually. Cash-down purchasers eliminating mortgage requirements naturally avoid TDSR restrictions, though the capital requirements (S$560,000 minimum down payment plus S$420,000 ABSD plus S$50,000 transaction costs) total approximately S$1,030,000, restricting this approach to genuinely affluent purchasers. First-time buyer exemptions from ABSD would reduce capital requirements to approximately S$610,000, materially improving financing accessibility for this segment. Property investors contemplating this acquisition should model scenario analysis across interest rate bands (3.5 percent to 4.5 percent), as mortgage rate sensitivity directly impacts yield realisation and refinancing flexibility over extended holding periods.

How does this property compare to competing four-bedroom developments in adjacent Holland Village locations?

Within the Holland Village precinct and immediately adjacent neighbourhoods (Coronation Road, Holland Close, Lornie Road vicinity), competing four-bedroom units at comparable price points include established developments offering similar period character and amenity frameworks. Properties at similar-vintage developments typically trade within S$2,500,000 to S$3,100,000 range depending on floor level, facing, and specific amenity provision, confirming this property's competitive positioning. Newer resale market completions along Holland Avenue command price premiums of 8 to 12 percent over comparable period properties, reflecting contemporary finishes and potentially newer electrical infrastructure, though such properties typically exhibit smaller floor areas (1,250-1,350 sqft) or fewer bedrooms. Developments immediately adjacent to Lornie Road (approximately 800 metres from Holland Village MRT) trade at 6 to 10 percent discounts relative to this property, demonstrating the quantifiable value premium attributable to the 6-minute walking distance to the MRT station. The Enclave Holland's specific advantage centres on established reputation management, likely maintenance reserve adequacy, and community reputation—factors that experienced investors and upgraders value substantially, supporting resilience in declining markets. Properties situated at comparable distances but within older stock at prime locations command slight premiums when structural certifications and safety documentation exceed market standard, though vanilla comparable properties at identical distances demonstrate pricing convergence around the S$2,800,000 level.

Which unit stack or floor level offers optimal value within this development?

Lower to mid-floor units (levels 3-12) typically offer optimal value within Holland Village condominiums, commanding 6 to 10 percent discounts relative to high-floor equivalents whilst maintaining excellent light, airflow, and transport accessibility. These middle-stack units avoid the noise transmission issues occasionally reported in ground-floor locations adjacent to traffic corridors, whilst eliminating the lift wait-times and psychological premium that penthouse levels command. For owner-occupancy purposes, mid-floor units balancing privacy from street-level noise with practical accessibility (avoiding excessive lift dependency that high-floor residents experience during outage events) represent judicious value selection. Units positioned on east-facing or south-facing aspects typically command 4 to 8 percent premiums over west-facing equivalents due to superior light quality and afternoon heat management in Singapore's tropical climate, though some investor profiles prefer west-facing units for reduced maintenance demands on air-conditioning systems. Units positioned at development corners sometimes offer superior light and cross-ventilation, commanding modest premiums where floor plan configuration provides advantage. Substantially discounted units are occasionally encountered on levels directly adjacent to ground-floor parking, stairwells, or maintenance infrastructure, where noise transmission or mechanical vibration may manifest—floor plans requiring detailed site inspection before acquisition commitment. Investors should scrutinise specific unit layouts, as poorly configured four-bedroom arrangements with bedroom clustering may compromise rental appeal compared to units offering superior spatial separation and functional differentiation.

What future supply pipeline exists in Holland Village and surrounding districts that could affect resale values?

Holland Village operates within a largely mature residential district with limited governmental planning approval for large-scale new residential developments, constraining future supply growth below citywide averages. The neighbourhood's proximity to conservation areas and established residential character creates regulatory conservation zones limiting development intensity, meaning future supply increases will predominantly originate from small-scale infill redevelopment rather than large residential launches. The Government Land Sales (GLS) programme has historically featured minimal Holland Village-specific tenders, with recent development activity concentrated along emerging corridors (Changi, Tengah, Punggol), effectively insulating Holland Village from speculative oversupply. Immediate neighbouring precincts (Alexandra, Tanglin) demonstrate marginally greater supply exposure, though these communities remain supply-constrained relative to Growth Area designations receiving intensive development focus. Medium-term planning documents suggest modest population growth in the Greater Central Singapore area without aggressive housing supply expansion in established village-character neighbourhoods, implying supply limitations supporting long-term valuation resilience. However, potential MRT network enhancements (Cross Island Line planning) could incrementally enhance accessibility to competing neighbourhoods along equivalent travel corridors, creating modest demand diffusion risk, though Holland Village's established character would likely absorb such diffusion through value migration rather than price depreciation. Long-term investors benefit from this supply scarcity, as demographic pressure on constrained housing stock historically drives appreciation above inflation, though near-term price appreciation should not be anticipated given current market equilibrium positioning and comparable pricing across similar cohorts.

4-bed Condo Holland Road S$2.8M | 6 min to MRT