Type

Units

Min Area

Price Range

2 BR

699 sqft

S$480K

Type

Units

Min Area

Price Range

Other

150 sqft

S$1,180/mo – S$1,300/mo

Property Highlights

HDB development with 3 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.
33% of current units are for sale, from S$480K; 67% 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: A Mature HDB Development in Singapore's Most Liveable Neighbourhood

9 Holland Avenue represents one of Singapore's most enduring residential addresses, situated within the coveted Holland Village enclave. This HDB development exemplifies the appeal of mature public housing in a location where demand consistently outpaces supply, driven by the district's reputation for tree-lined streets, local character, and seamless urban integration. The address has evolved into a magnet for owner-occupiers and investors alike, reflecting broader confidence in central-west residential real estate.

Location and Transport Connectivity

The development benefits from exceptional proximity to CC21 Holland Village MRT station, positioned just five minutes' walk away at a distance of approximately 410 metres. This positioning on the Circle Line provides direct access to key business and residential hubs across Singapore, including Marina Bay, the CBD, Tiong Bahru, and onward connectivity to the broader transport network. The walkability factor significantly enhances both daily convenience for residents and the investment appeal of units, as proximity to mass transit consistently correlates with stronger capital appreciation and rental resilience. Commuters enjoy flexibility in their daily journeys, whether heading to office parks in the CBD or leisure destinations across the island.

The Holland Village Advantage

Holland Village has long occupied a distinctive position within Singapore's residential landscape, combining the tranquility of a mature neighbourhood with genuine urban energy. The surrounding precinct hosts an eclectic mix of independent cafes, restaurants, galleries, and boutique retail establishments that have organically developed over decades. This authentic, lived-in character sets Holland Village apart from newer developments, attracting residents who value community and cultural diversity. Schools, medical facilities, and recreational spaces are well-distributed throughout the area, serving multi-generational households. The neighbourhood's stability and reputation for consistent appreciation have made it a benchmark location for HDB pricing and rental rates across Singapore.

Unit Composition and Market Positioning

The development comprises compact units that serve as entry points for first-time buyers stepping into the HDB market, as well as downsizing options for upgraders seeking a lower-maintenance lifestyle without sacrificing location quality. The modest footprints of these units align with contemporary preferences for efficient living spaces in well-serviced urban areas. Current market offerings reflect the dynamic nature of the development, with units regularly turning over and attracting interest from both owneroccupiers and rental investors. The variety of available options within this development allows prospective buyers to select layouts and floor levels that best match their personal circumstances and investment objectives.

Investment Credentials and Rental Market Dynamics

From an investment perspective, 9 Holland Avenue benefits from structural demand drivers rooted in its location and accessibility. The rental market in Holland Village remains robust, supported by the consistent inflow of expatriates, young professionals, and downsizers seeking convenient central-west living. Rental yields across the development have historically reflected the strength of transport connectivity and neighbourhood amenities, with units attracting tenants prepared to pay premiums for location quality. The mature nature of the estate also means that infrastructure is established and proven, reducing the uncertainty that sometimes accompanies newer developments. Investors evaluating acquisition at this development should factor in the predictability of demand patterns and the long-term capital preservation characteristics inherent in its positioning.

Financial Considerations for Buyers

Prospective buyers evaluating 9 Holland Avenue should consider the financial implications of acquisition carefully, particularly those purchasing a second residential property. Singapore Citizen purchasers acquiring a second residential property face an Additional Buyer's Stamp Duty (ABSD) levy at the current rate of 20%, which materially impacts the overall cost of acquisition. This duty applies on top of standard stamp duties and should be factored into purchase budgeting and break-even analysis. First-time buyers, conversely, enjoy exemption from ABSD and benefit from concessional stamp duties, making this development an accessible entry point to the HDB market in a premium location. Total acquisition costs, including legal fees, valuations, and financing arrangements, should be carefully modelled before commitment.

Tenure and Long-Term Value Preservation

As an HDB development, units at 9 Holland Avenue are held on a 99-year lease, a consideration that becomes relevant as the development matures and units approach the latter stages of their lease tenure. Buyers should be mindful of how lease decay may influence future resale value and financing availability, particularly for units already several decades into their lease term. The impact of lease tenure on both mortgage eligibility and buyer pool narrows considerably once leases fall below 60 years, a threshold that institutional lenders and conservative purchasers treat as a material risk factor. Long-term owners should understand the dynamics of lease decay and the potential requirement for lease renewal or en-bloc sale, both of which carry transaction costs and timing uncertainty. This underscores the importance of conducting thorough due diligence on remaining lease terms before acquisition.

Comparison Within the District and Broader Market

Within the Holland Road corridor and surrounding central-west precinct, 9 Holland Avenue competes for buyer attention alongside other mature HDB developments and private residential options. Its pricing relative to per-square-foot benchmarks in neighbouring addresses provides a useful reference point for assessing value. Recent transaction data in the area suggests that location on the Circle Line and proximity to Holland Village's commercial hub command consistent premiums, whilst maintaining affordability relative to private condominiums in the same vicinity. Investors and owneroccupiers evaluating opportunities in this market should compare available units across multiple developments to identify relative value, taking into account variations in unit condition, floor level, aspect, and proximity to common amenities.

Who Should Consider 9 Holland Avenue

First-time buyers seeking entry into the HDB market benefit from the development's established location, mature infrastructure, and the absence of ABSD duties applicable to their acquisition. Upgraders relocating from more distant estates find the central-west location and transport connectivity compelling, as they offer enhanced daily convenience without the premium pricing of private residential stock. Investors focused on steady rental yields and capital preservation appreciate the development's demographic resilience and the proven rental demand across Holland Village. Downsizers and retirees valuing neighbourhood character and walkability find the address particularly attractive, as the local concentration of amenities supports an active, engaged lifestyle. Each buyer profile finds distinct value in the development's characteristics, suggesting broad appeal across the market.

Future Prospects and District Evolution

The central-west region continues to attract planning and infrastructure investment, with ongoing improvements to public transport, amenities, and community facilities. The supply pipeline in the broader district remains constrained, supporting the proposition that established locations like 9 Holland Avenue will retain their appeal and pricing resilience. As Singapore's housing stock continues to evolve and younger cohorts seek alternatives to car-dependent suburbs, mature, transit-oriented neighbourhoods like Holland Village stand to benefit from demographic tailwinds. The predictability of this demand, underpinned by location fundamentals, makes developments in this precinct a consideration for long-term wealth preservation through real estate.

Frequently Asked Questions

What rental yield might an investor expect from purchasing a unit at 9 Holland Avenue as an investment property?

Rental yields at 9 Holland Avenue typically reflect the development's prime location and strong transport connectivity, with tenants prepared to pay premiums for central-west living near the Circle Line. Historical rental data across Holland Village suggests yields in the region of 3–4% gross annually, though this varies depending on unit size, condition, floor level, and specific lease length remaining. Investors should conduct detailed comparable analysis of recent lettings in the immediate vicinity to establish realistic yield expectations, and should factor in the impact of ABSD at 20% for a second residential property purchase, which extends the payback period and alters overall return calculations. The rental market in this precinct has demonstrated resilience through economic cycles, supported by consistent expatriate demand and the appeal of the neighbourhood to young professionals unwilling to commute from distant locations.

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

Pricing per square foot at 9 Holland Avenue reflects the maturity of the development and its proximity to CC21 Holland Village MRT station, positioning it within the upper quartile for HDB transactions across Singapore. Recent comparable sales in the Holland Road corridor suggest per-square-foot rates ranging from S$900 to S$1,200 depending on unit size, condition, and remaining lease tenure, with the development generally tracking in line with market expectations for its location. Investors and buyers should obtain detailed transactional evidence from recent sales of similar units in the development and neighbouring blocks to establish fair value and detect any premium or discount relative to broader market conditions. The concentration of rental demand and owner-occupancy interest in the precinct supports the pricing observed, though individual unit premiums or discounts depend on factors such as facing direction, floor level, and proximity to common facilities.

What is the impact of ABSD on the total acquisition cost for a Singapore Citizen buying a second residential property at 9 Holland Avenue?

A Singapore Citizen purchasing a second residential property at 9 Holland Avenue faces an Additional Buyer's Stamp Duty (ABSD) charge at the current rate of 20%, calculated on the purchase price after application of standard stamp duties. For a unit valued at S$500,000, the ABSD liability would amount to S$100,000, materially increasing the total cost of acquisition and requiring careful incorporation into financing and break-even modelling. This 20% duty applies in addition to standard stamp duty (ranging from 1% to 4% depending on price), legal costs, valuations, and any agent commissions, collectively pushing total acquisition costs to approximately 25–30% of the purchase price before considering financing fees. Investors evaluating the development as an investment vehicle should stress-test their yield expectations against this substantial upfront duty, as it requires several years of rental income to recoup, effectively reducing net-of-duty returns and extending payback timescales. First-time buyers are exempt from ABSD, making the development a more financially accessible entry point for those acquiring their first residential property.

What is the lease decay risk for units at 9 Holland Avenue, and how does this affect long-term resale value?

Units at 9 Holland Avenue are held on a 99-year HDB lease, a standard tenure that, depending on the year of construction and current remaining lease length, may already be several decades into its term. Lease decay becomes a material concern once the remaining lease falls below 60 years, a threshold at which institutional lenders become cautious, buyer demand contracts, and resale values decline more steeply relative to developments with longer lease tenures. Purchasers should establish the exact remaining lease on any specific unit they are considering, as this directly influences financing eligibility, future resale pool, and capital preservation prospects. HDB leases cannot be extended by individual homeowners, though Government policy periodically addresses lease renewal and en-bloc options, both of which entail transaction costs, time uncertainty, and political risk that savvy buyers should consider. For long-term holders, especially retirees and downsizers intending to own into advanced age, the diminishing lease tenure presents a material risk factor that should be weighed against the development's location and neighbourhood appeal.

How does proximity to CC21 Holland Village MRT station influence demand and capital appreciation for units at this development?

Proximity to CC21 Holland Village MRT station is a primary driver of demand at 9 Holland Avenue, as the five-minute walk to transport connectivity significantly reduces commute friction and appeals to a broad cross-section of buyer profiles from first-timers to investors. Historical evidence across Singapore shows that properties within 400–500 metres of established MRT stations command persistent premiums, as transport accessibility consistently correlates with stronger capital appreciation and rental resilience through economic cycles. The Circle Line connectivity provides direct access to major employment hubs, educational institutions, and leisure destinations, reducing household transport costs and enhancing quality of life for owner-occupiers and making the address attractive to an international tenant pool. As Singapore continues to evolve and commute times from peripheral locations lengthen, the relative appeal of transit-oriented developments like 9 Holland Avenue strengthens, underpinning long-term appreciation expectations. Future enhancements to public transport infrastructure and potential line extensions further support the investment case for developments positioned on established, well-utilised stations.

Which buyer profiles—first-timers, upgraders, HNW individuals, investors—are best suited to 9 Holland Avenue?

First-time buyers benefit substantially from 9 Holland Avenue's location, as the development offers entry into a premier neighbourhood without the ABSD burden that encumbers second-property purchases, alongside exemption from concessional stamp duties. Upgraders relocating from outlying estates find the central-west location compelling, as the trade-off between modest unit sizes and exceptional transport connectivity and neighbourhood amenities often delivers superior quality of life relative to larger units in peripheral locations. Investors pursuing steady rental income and capital preservation favour the development due to its demonstrated rental market strength, consistent demand from expatriates and young professionals, and the predictability of long-term price appreciation in transport-proximate locations. Downsizers and retirees valuing walkability and community character find the address particularly attractive, as the concentration of cafes, restaurants, medical facilities, and recreational options supports an engaged lifestyle without automotive dependence. High-net-worth individuals seeking diversified property portfolios may view 9 Holland Avenue as a smaller-ticket alternative to private residential investments, offering exposure to prime Singapore real estate with lower absolute capital requirement and strong relative returns.

What TDSR headroom and financing capacity should a buyer anticipate at typical price points for 9 Holland Avenue units?

Total Debt Service Ratio (TDSR) limits cap monthly debt servicing at 60% of gross household income, a constraint that significantly influences borrowing capacity and the pool of qualified buyers at any given price point. For units at 9 Holland Avenue transacting in the S$400,000–S$600,000 range, a buyer with gross household income of S$8,000–S$10,000 monthly can comfortably service a mortgage whilst maintaining headroom for other obligations and financial flexibility. Most institutional lenders offer loan-to-value (LTV) ratios up to 80% for HDB properties, meaning a S$500,000 purchase requires approximately S$100,000 down payment (plus ABSD and acquisition costs), with the balance financed over 25–30-year terms at prevailing interest rates. Buyers should model different interest rate scenarios, as even modest rate increases materially affect monthly servicing costs and reduce available borrowing capacity, particularly for households at the upper boundary of TDSR limits. First-time buyers benefit from HDB concessional interest rates and favourable LTV terms, whilst second-property purchasers should anticipate tighter lending criteria and potentially higher interest rate premiums applied by institutional lenders.

How does 9 Holland Avenue compare in value and positioning to nearby competing HDB developments and private residential options?

Within the Holland Road corridor, 9 Holland Avenue competes with other mature HDB blocks including nearby address clusters, as well as with private condominiums offering enhanced facilities and freehold or longer leasehold tenure at significantly higher price points. The development's relative affordability and established reputation make it attractive compared to private alternatives in the same vicinity, though buyers sacrifice amenities like pools, gyms, and concierge services that characterise private stock. Competing HDB developments in Bukit Timah, Tanglin, and the broader central-west precinct offer similar transport connectivity but may command premiums or discounts depending on specific block orientation, unit condition, and remaining lease tenure. Private condominiums in Holland Road and Alexandra Road catchments typically trade at 40–60% premium to HDB per-square-foot rates, reflecting their freehold tenure, built amenities, and perceived status, though they attract a distinct buyer cohort less price-sensitive than HDB purchasers. For investors evaluating relative value, the development's pricing relative to rental yield and capital appreciation expectations should be compared methodically against these alternatives to identify optimal risk-adjusted returns.

Which unit stack or floor level at 9 Holland Avenue tends to offer the best value for money and appreciation potential?

Lower to mid-level units at 9 Holland Avenue typically command slight premiums per square foot over higher floors, as they offer enhanced accessibility, reduced lift waiting times, and lower risk of water-seeping or wind-related issues, though this premium has compressed in recent years as buyer preferences have diversified. Mid-to-higher floors attract buyers and investors willing to pay modest premiums for enhanced privacy, reduced noise from street-level activity, and perceived status, though these premiums often do not justify the increased price relative to tangible improvements in living quality. Corner units and those with optimal facing directions—typically north-facing or east-facing to minimise afternoon heat and glare—command persistent premiums across market cycles, as they enhance lifestyle quality and lettability to international tenants. Units on intermediate floors within the building's central stack often represent optimal value, as they offer acceptable privacy and views whilst avoiding the deepest discounts associated with ground-level or lowest-floor positions. Investors should prioritise condition, lease tenure remaining, and specific facing direction over absolute floor level when evaluating units, as these factors more materially influence both capital appreciation and rental demand.

What is the future supply pipeline for HDB and residential development in the central-west district, and how does this affect 9 Holland Avenue's long-term prospects?

The central-west district remains supply-constrained due to the mature nature of existing estates and limited available land for new HDB construction, positioning established developments like 9 Holland Avenue as increasingly valuable as the broader housing stock evolves. Recent government land release schedules and HDB development pipelines show limited new supply anticipated in the Holland Village and surrounding Bukit Timah area, suggesting that existing mature stock will retain relevance and pricing power as demographic preferences shift towards transit-oriented, walkable neighbourhoods. Private residential development in the corridor remains subject to strict planning controls and land scarcity, limiting the expansion of competing supply and protecting the relative value proposition of HDB offerings in the precinct. As younger cohorts increasingly prioritise location convenience and public transport access over space, and as remote working patterns reduce commute necessity for peripheral locations, the appeal of mature neighbourhoods with established amenities and transport connectivity strengthens relative to greenfield development on the periphery. Long-term prospects for 9 Holland Avenue are supported by these structural supply-demand dynamics, suggesting continued relevance and capital preservation characteristics that justify acquisition by both owner-occupiers and long-term investors.

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