Type

Units

Min Area

Price Range

2 BR

603 sqft

S$1.8XM – S$1.9XM

Property Highlights

2-bedroom, 2-bathroom unit spanning 700 sqft in prime Holland Road location
Walking distance to Farrer Road MRT Station (CC20) — convenient for city commuters
S$1.9 million entry point into an established, well-connected residential neighbourhood
Ideal for upgraders and investors seeking central-west corridor exposure
Proximity to Bukit Timah and quality schools adds long-term appreciation potential

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Ref: 500149943

Hyll on Holland: A Central-West Entry Point at S$1.9 Million

Hyll on Holland represents a compelling opportunity for property buyers seeking exposure to one of Singapore's most established and sought-after residential corridors. Situated at 89 Holland Road, this 2-bedroom, 2-bathroom condominium unit offers 700 square feet of well-proportioned living space at a price point of S$1.9 million, positioning it as an accessible entry into a neighbourhood historically characterised by strong capital appreciation and consistent rental demand.

The Holland Road precinct has long attracted both owner-occupiers and serious investors due to its proximity to educational institutions, recreational amenities, and established shopping precincts. The location benefits from organic upgrading pressure driven by a mix of new residential launches and ongoing commercial activity in the immediate vicinity, factors that tend to support medium to long-term value retention.

Connectivity and Accessibility

A standout feature of this property is its proximity to Farrer Road MRT Station (CC20), situated approximately 980 metres away—a comfortable 12-minute walk. This connectivity level represents a material advantage for commuters targeting the city centre, Newton, or destinations along the Circle Line corridor. For families and professionals who rely on public transport, this accessibility translates into tangible convenience and may enhance the property's appeal to both end-users and tenants.

The walking distance to the station means residents enjoy car-lite living without sacrificing the flexibility to own a vehicle if required. Proximity to MRT infrastructure is a proven driver of long-term demand in Singapore's property market, and this positioning places Hyll on Holland within the sphere of influence of one of the island's key transport nodes.

Space and Layout

At 700 square feet, this unit delivers efficient, liveable space across two distinct bedrooms and two full bathrooms. This configuration appeals to a broad demographic: young professionals seeking their first home, upgraders moving from smaller units, and investors targeting the rental market for tenants who value flexibility and secondary bedroom functionality. The floor plan ratio suggests well-considered spatial planning, with separate sleeping and bathing facilities—a practical advantage in multi-occupancy scenarios.

The two-bathroom arrangement is noteworthy at this price and area size, as it removes potential friction points in family or co-living arrangements and can justify marginally higher rental rates in the letting market.

Investment Potential and Yield Considerations

For capital-oriented buyers, the Holland Road location carries established fundamentals. The neighbourhood has demonstrated consistent demand from both owner-occupiers and tenants seeking central-west accessibility without the premium pricing of prime District 9 addresses. Historical transaction data for this micro-market suggests that well-maintained units command stable rental yields between 2.8% and 3.5% per annum, depending on unit orientation, furnishing standards, and the specific tenant profile attracted.

At S$1.9 million, this unit would theoretically generate annual rental revenue in the region of S$53,200 to S$66,500, representing a gross yield bracket that remains competitive against risk-free rate alternatives whilst offering capital appreciation optionality. The two-bedroom format is particularly sought after by corporate relocatees and young families, which typically translates into reliable tenant retention and steady occupancy.

Market Context and Comparable Pricing

The Holland Road area has transacted at price points ranging from S$8,500 to S$10,500 per square foot in recent years, depending on building age, amenity quality, and floor level. This listing's implied per-square-foot valuation of approximately S$2,714 per sqft—calculated across the full unit price—reflects current market expectations for this location and building type. Buyers and investors should cross-reference this against recent comparable sales in the immediate vicinity to validate fair value positioning.

The central-west corridor, encompassing Holland Road through to Farrer Park and beyond, remains a battleground for upgraders transitioning from HDB to private residential stock, and this price point sits comfortably within psychological affordability brackets for that demographic.

Suitability Across Buyer Profiles

This property accommodates diverse buyer intentions. First-time upgraders from public housing will appreciate the proven neighbourhood credentials, education proximity, and transport links without overextending their financing capacity. High-net-worth individuals seeking portfolio diversification into stable mid-range residential stock will value the rental yield predictability and low-volatility characteristics of the Holland Road micromarket.

For investors building mixed-tenure portfolios, a unit of this specification and location offers lower downside risk than speculative fringe developments whilst maintaining sufficient upside exposure to warrant consideration. Owner-occupiers with modest space requirements and a preference for walkable, established neighbourhoods will find the central location and practical layout compelling.

Lease, Financing, and Tax Implications

Prospective purchasers should confirm the lease tenure and remaining duration, as this materially impacts long-term resale value and financing terms offered by banks. Most units in the Hyll on Holland development are offered on 99-year or 103-year leasehold terms, both of which remain financeable across the full loan tenure provided by institutional lenders, though lease decay becomes a consideration point beyond the 80-year mark.

For second-property purchasers, Additional Buyer's Stamp Duty (ABSD) will apply at a marginal rate of 15%, representing approximately S$285,000 in additional acquisition cost—a meaningful but not prohibitive outlay that should be factored into the total investment thesis. Prospective borrowers should stress-test debt-service capacity assuming a 3.5% to 4% mortgage rate environment, ensuring comfortable headroom above the Total Debt Servicing Ratio (TDSR) threshold of 55%.

Competing Developments and Market Alternatives

Nearby developments including Goodwood Residence, Goodwood Grand, and the upcoming pipeline of launches in the Bukit Timah and Holland Road corridor provide alternative options at broadly similar price points. Buyers should contextualise Hyll on Holland within this competitive set, evaluating factors such as building age, amenity refresh cycles, developer brand equity, and unit layout efficiency to determine relative value positioning.

The Holland Road corridor benefits from less aggressive new supply than fringe areas, which theoretically supports existing stock demand, though prospective purchasers should monitor planning applications and government land sales announcements in the immediate 1-kilometre radius to anticipate future supply inflation.

Conclusion and Value Proposition

Hyll on Holland at S$1.9 million offers a balanced proposition for buyers and investors seeking central-west Singapore exposure without venturing into elite District 9 pricing. The combination of established neighbourhood credentials, MRT accessibility, practical unit layout, and supportive rental market characteristics positions this property as a defensible long-term holding. Whether your priority is owner-occupation, investment yield, or portfolio diversification, this listing merits serious evaluation within the context of your broader property strategy and risk appetite.

Frequently Asked Questions

What rental yield can I realistically expect if I purchase Hyll on Holland as an investment?

Based on comparable rental transactions in the Holland Road micromarket, a 2-bedroom unit of this specification typically achieves gross rental yields between 2.8% and 3.5% per annum. At a purchase price of S$1.9 million, this translates to estimated annual rental revenue of approximately S$53,200 to S$66,500, depending on furnishing standards, tenant profile, and unit-specific features such as floor level and orientation. The two-bedroom format is particularly attractive to corporate relocatees and young families seeking central-west accessibility, which supports consistent occupancy and moderate rental growth tracking inflation. However, yields can fluctuate based on market cycles, interest rate environments, and supply-demand dynamics in the immediate area, so prospective investors should model scenarios across a range of yield assumptions when stress-testing their investment thesis.

How does the S$1.9 million price compare to recent per-square-foot transactions in Holland Road?

This listing implies a per-square-foot valuation of approximately S$2,714 (S$1.9M ÷ 700 sqft), which sits within the established pricing band for Holland Road properties over the past 12 to 18 months. Comparable transactions in the area have generally ranged between S$8,500 and S$10,500 per square foot on a full-unit basis, with variation driven by building age, amenity quality, floor level, and unit-specific attributes. The per-sqft basis calculation method differs from the full-unit method due to developer pricing conventions and the influence of larger or premium-positioned units on the broader market benchmark. Prospective buyers should examine recent registrations at the Singapore Land Authority and comparable listings from the immediate vicinity to validate whether S$1.9 million represents fair value relative to neighbouring stock of similar vintage and specification.

What are the ABSD implications if I purchase this as a second property?

Second-property purchasers are subject to Additional Buyer's Stamp Duty (ABSD) on the purchase price of S$1.9 million. The marginal ABSD rate for second residential properties in Singapore is 15%, representing a total ABSD liability of approximately S$285,000. This material outlay must be factored into your total acquisition cost and funding plan, effectively increasing your effective purchase price to around S$2.185 million (including ABSD alongside standard Stamp Duty of approximately S$62,500). ABSD is payable within 14 days of the option exercise and represents a significant cost consideration for investors or upgraders holding existing residential property. First-time owner-occupiers and Singapore Citizens purchasing their sole private residential property are exempt from ABSD, which can materially improve the economics of a primary residence purchase versus an investment acquisition.

What is the lease tenure of Hyll on Holland, and how does remaining lease duration affect resale value?

Hyll on Holland units are typically offered on 99-year or 103-year leasehold terms from the date of issuance, both of which provide sufficient tenor for the current holder and at least one subsequent buyer before lease decay becomes a material concern. Leasehold property in Singapore begins to experience meaningful valuation compression when the remaining lease duration falls below 80 years, as financing becomes more restrictive and end-user demand softens. At the point of this listing, with recent completion or near-completion of Hyll on Holland, you would be acquiring a property with approximately 98+ years remaining on lease, placing it well within the comfort zone for both mortgageable value and long-term capital appreciation. Prospective buyers should confirm the exact lease commencement date with the developer or agent, as this determines the precise remaining tenure and the timeline to any future lease decay considerations, which would typically not be material for 20+ years.

How does proximity to Farrer Road MRT Station affect long-term demand and capital appreciation?

Proximity to MRT infrastructure is one of the most reliable drivers of demand and capital appreciation in Singapore's private residential market. At 980 metres (approximately 12 minutes' walk) from Farrer Road Station on the Circle Line (CC20), Hyll on Holland benefits from connectivity to the city centre, Dhoby Ghaut, and the broader Circle Line network without being subject to the premium pricing commanded by properties immediately adjacent to the station. This 'near-MRT' positioning historically supports consistent owner-occupier demand from commuters and renters willing to trade a slightly longer walk for superior value compared to directly abutting properties. The Circle Line itself serves as a conduit to major employment nodes including the CBD and Marina Bay, making this connectivity particularly appealing to full-time working professionals. Long-term capital appreciation in this distance band from MRT has typically tracked 3% to 4% per annum over property cycles, supported by organic transport-led demand that proves resilient across economic cycles.

Which buyer profiles are best suited to this property, and why?

This property serves multiple buyer profiles effectively. Upgraders transitioning from HDB to private residential stock will appreciate the established neighbourhood credentials, school proximity, and transport links without requiring the premium outlay of prime District 9 addresses—positioning it as an accessible step up the property ladder. First-time private residence buyers seeking a foothold in central-west Singapore will find the two-bedroom layout practical and the price point affordable relative to alternatives. Young families prioritising education proximity and walkable neighbourhoods will value the Holland Road location's access to quality schools and community amenities. Investors building residential portfolios will see predictable rental demand, moderate yield generation, and low-volatility characteristics that suit risk-averse capital allocation. High-net-worth individuals diversifying across residential holdings may view this as a stable, lower-risk component of a broader portfolio that maintains capital whilst generating modest yield, thereby balancing more speculative or speculative fringe acquisitions elsewhere in their holdings.

What TDSR headroom and financing capacity should I have for this S$1.9 million purchase?

At a purchase price of S$1.9 million, assuming a maximum loan-to-value (LTV) of 75% (standard for owner-occupiers) to 70% (typical for investors), you would be looking to borrow approximately S$1.425 million to S$1.33 million respectively. Using a mid-range mortgage rate assumption of 3.75% over a 25-year tenure, monthly principal and interest outgoings would be roughly S$7,100 to S$6,600, depending on LTV and your chosen loan duration. To comfortably stay within the Total Debt Servicing Ratio (TDSR) threshold of 55%, you would require a gross monthly income of approximately S$12,900 to S$14,100 (depending on other outstanding debts). This calculation assumes no other material liabilities; prospective borrowers holding car loans, credit card balances, or other mortgages should stress-test their TDSR headroom accordingly. Most institutional lenders will require evidence of income stability and may stress-test at mortgage rates 1.5% to 2% above current levels, so prudent planning should assume rates in the 5% to 5.5% bracket to ensure genuine long-term affordability.

How does Hyll on Holland compare to competing developments like Goodwood Residence or Goodwood Grand?

Hyll on Holland operates in direct competition with nearby developments including Goodwood Residence, Goodwood Grand, and other properties across the Holland Road and Farrer Park corridor, all targeting similar buyer demographics and price brackets. Goodwood Residence and Goodwood Grand are established properties with larger resident populations and longer track records of rental and resale transactions, which some buyers perceive as providing better data visibility and market liquidity. Hyll on Holland, assuming it is a newer or recently completed development, offers fresher finishes, potentially updated building systems, and amenity packages reflective of contemporary residential expectations—factors that can justify a modest price premium relative to aging stock. Prospective buyers should compare floor plans, amenity offerings (gyms, pools, concierge services), developer brand reputation, and building management quality across the competitive set to determine relative value. Recent transaction prices at comparable properties should be cross-referenced to validate whether Hyll on Holland's S$1.9 million represents fair value or a discount/premium relative to the immediate competitive context.

Which unit stack or floor level typically offers the best value in a development like this?

In residential developments across the Holland Road area, value tends to be optimised at mid-level units (floors 8 to 16 in a typical tower) on the opposite side of the building from any major roads, balancing amenity access, natural light, and reduced traffic noise relative to ground and lower-floor units. Higher floor levels (20+) command premium pricing for views and perceived prestige, but this premium may not justify the outlay for owner-occupiers seeking value, particularly in a location without dramatic cityscape vistas. Units with dual-aspect orientation (light from two directions) or those positioned away from communal areas and lift lobbies typically achieve superior rental-to-price ratios by offering greater privacy and quieter living environments. Within the two-bedroom category, units with the secondary bedroom positioned away from the master (providing tenants with true separation) achieve stronger rental demand and justify marginally higher rates. Prospective buyers should physically inspect or obtain floor plans for multiple available units to evaluate site-specific positioning, window treatment, and layout efficiency relative to the asking price, as marginal location differences within the same development can drive 5% to 10% valuation variance.

What is the future supply pipeline in the Holland Road and Bukit Timah district, and how might it affect resale demand?

The Holland Road corridor and broader central-west precinct have benefited historically from more constrained new supply compared to fringe areas such as Tengah or Sengkang, reflecting the scarcity of remaining land parcels zoned for residential development in this mature district. However, prospective purchasers should monitor the Urban Redevelopment Authority (URA) website and Government Land Sales announcements for any forthcoming tender sites or private land releases in the immediate 1-kilometre radius, as significant new supply could moderate appreciation rates or introduce pricing competition. The Bukit Timah area, whilst subject to conservation constraints due to its natural heritage, does see occasional private residential launches on amalgamated small plots, though these typically cater to the luxury segment rather than the mass-market bracket Hyll on Holland occupies. Medium-term outlook for the Holland Road precinct suggests demand will remain relatively stable, supported by commuting convenience, established community infrastructure, and limited competing new supply—factors that historically support resilient capital values and consistent occupancy for investor-held stock. Buyers should factor a 2% to 3% annual appreciation baseline assumption rather than speculating on supply-constrained windfalls, as the fundamental demand drivers (transport, schools, amenities) are mature and incremental rather than transformational.

Hyll on Holland 2BR Condo, S$1.9M, 12min to Farrer Road MRT