Type

Units

Min Area

Price Range

2 BR

700 sqft

S$510K

3 BR

947 sqft

S$750K

Property Highlights

HDB development with 2 units currently available.
Prices currently range from S$510K to S$750K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$102K on this acquisition.
Located 8 min (640 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?

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11 Holland Drive: A Mature HDB Development in Holland Village

11 Holland Drive represents an established housing option within the heart of Holland Village, one of Singapore's most desirable and mature residential districts. This HDB development has long been a focal point for buyers seeking a settled community with strong neighbourhood character, convenient transport links, and proximity to quality amenities. The development sits in a prime location that balances urban accessibility with the appeal of a well-established residential pocket, making it a compelling choice for a diverse range of buyer profiles.

The development offers two-bedroom units with two bathrooms, providing straightforward, practical layouts that appeal to upgraders transitioning from smaller properties and first-time buyers entering the HDB market with confident purchasing power. Unit sizes around 700 square feet deliver efficient use of space without excessive maintenance burden, a characteristic that resonates particularly well with working professionals and young families prioritising accessibility over sprawling floor plates. The consistency of unit configurations across the development ensures transparency in comparing offerings and understanding value across the portfolio.

Location and Transport Connectivity

Situated just 640 metres from CC21 Holland Village MRT Station, 11 Holland Drive offers residents an eight-minute walk to one of Singapore's most vibrant transport interchange points. This proximity to the Circle Line delivers seamless connectivity to the city centre, with direct access to major employment hubs, entertainment districts, and secondary business clusters across the island. The walking distance to the station reinforces the development's appeal to commuters and professionals who prioritise time efficiency and transport flexibility.

Beyond the MRT, the Holland Village precinct itself functions as a micro-hub of lifestyle activity, housing an eclectic mix of cafes, restaurants, galleries, and independent retailers that have established the area's distinctive identity over decades. This authentic neighbourhood character, combined with proximity to established shopping centres and educational institutions, creates an environment where residents enjoy everyday convenience alongside the cultural richness of a mature community. The mature estate infrastructure—wide roads, established greenery, and community facilities—contrasts pleasantly with the energy of newer developments, offering a more settled residential rhythm.

Investment Potential and Rental Yield Considerations

For investors evaluating 11 Holland Drive as a rental asset, the mature HDB market in Holland Village commands steady tenant demand driven by the area's established reputation and transport accessibility. HDB rentals in this precinct typically attract working professionals, expatriates, and small family units seeking the balance of affordability and location quality that Holland Village provides. The two-bedroom configuration is a proven rental performer in the HDB segment, as it accommodates both couples and small families without the premium pricing of larger units.

Rental yields in the Holland area have historically reflected the stability of mature estate demand; whilst not commanding the yield premiums of newer peripheral developments, the Holland segment benefits from consistent tenant flow and lower vacancy risk. The freehold tenure of this HDB development eliminates lease decay pressures that affect leasehold properties, preserving the long-term rental appeal and supporting sustainable yield performance across the holding period. Investors should model rental income conservatively against recent comparable lettings in the immediate vicinity, as Holland Village's rental market tends to price competitively relative to newer Build-to-Order projects in more distant locations.

Pricing, Valuation, and Market Positioning

At price points from S$510,000, units at 11 Holland Drive reflect the mature estate pricing dynamic where established location credentials and freehold tenure support valuations that remain competitive relative to newer developments in outer rings. The per-square-foot positioning of this development aligns with recent transaction activity in the Holland precinct, where the balance of heritage, stability, and proximity to transport creates a distinct pricing tier. This valuation framework appeals particularly to upgraders moving from HDB flats in less convenient locations and to investor-owner couples seeking to deploy capital into a proven, sustainable market segment.

The development's pricing trajectory has historically tracked the gradual capital appreciation curve of mature HDB estates, where gains accumulate steadily through demographic demand and estate rejuvenation programmes rather than speculative momentum. Recent sales activity across comparable Holland-area flats demonstrates sustained buyer interest at these price levels, validating the market's view of this location as a solid long-term holding. The absence of lease decay risk—a critical advantage of freehold tenure—underpins buyer confidence that capital deployed into 11 Holland Drive will not erode through the mechanical time decay that affects leasehold HDB properties.

Buyer Profile Suitability

For first-time HDB buyers, 11 Holland Drive offers an entry point into homeownership within one of Singapore's most established and culturally rich residential communities. The straightforward two-bedroom, two-bathroom configuration removes complexity from the purchasing decision, allowing new buyers to focus on securing their foothold in a proven market rather than navigating the uncertainty of emerging or untested estates. The freehold status and mature infrastructure provide psychological reassurance that the purchased asset will retain core value irrespective of future policy changes or market shifts.

Upgraders moving from smaller HDB flats or private apartments benefit significantly from the additional space and bathroom provision, along with the neighbourhood's walkability and established social fabric. The location appeals to professionals working in the CBD or secondary business parks accessible via the Circle Line, as the commute time remains manageable whilst the residential environment maintains a village character that larger business districts lack. Empty-nesters and downsizers from larger private properties also find traction in this segment, as the two-bedroom layout provides visiting family members with dedicated space while reducing maintenance obligations relative to larger homes.

For investors seeking steady rental income without the leverage demands of private residential property, the HDB segment at 11 Holland Drive offers a balanced risk-return profile. The freehold tenure eliminates the need to model complex lease decay scenarios, simplifying long-term financial projections and reducing refinancing uncertainty. The development's location within a mature, stable estate minimises vacancy risk and supports confident tenant acquisition across various economic cycles.

Financing, ABSD, and Buyer Economics

First-time HDB buyers enjoy concessional stamp duty and eligibility for HDB loan schemes, making the acquisition of units at 11 Holland Drive a more accessible pathway to homeownership than private residential alternatives. Assuming a purchase price in the S$500,000 range, buyers financing at typical loan-to-value ratios of 80% would require deposit outlay of approximately S$100,000, with stamp duty and conveyancing costs adding a further 2-3% to the total acquisition expense. Most first-time buyers will find their Total Debt Service Ratio (TDSR) headroom comfortable at this price point, provided household income is stable and existing debt obligations are minimal.

For Singapore Citizens purchasing 11 Holland Drive as a second residential property, the Additional Buyer's Stamp Duty (ABSD) at 20% applies on top of standard stamp duty, materially increasing the acquisition cost. A second-property buyer acquiring a unit at S$510,000 would face ABSD of approximately S$102,000, elevating total stamp duty and conveyancing costs to roughly 6-7% of purchase price. This additional cost burden should be carefully modelled within investment return projections, as it directly affects the break-even holding period and required rental yield to justify the investment. Investors should stress-test their rental income assumptions conservatively to ensure the 20% ABSD cost does not render the investment unviable at typical market rental rates.

Lease Tenure and Long-Term Asset Stability

As a freehold HDB development, 11 Holland Drive eliminates one of the primary risks facing leasehold HDB properties: the mechanical erosion of value as the unexpired lease term shortens below 70 years. Freehold tenure provides absolute assurance that the property will not depreciate due to lease decay, a critical consideration for buyers planning to hold the asset beyond 20-30 years or for investors modelling long-term yield sustainability. This structural advantage meaningfully differentiates freehold HDB developments from leasehold alternatives, particularly as policy frameworks increasingly scrutinise properties with short remaining leases.

The perpetual nature of freehold tenure also simplifies succession planning and intergenerational wealth transfer, as there is no requirement to manage lease extension decisions or navigate complex top-up processes with future family members. For estate planning purposes, the freehold status eliminates a layer of uncertainty that can complicate family property decisions. Banks and financial institutions view freehold HDB properties with greater favour for refinancing and loan extension purposes, as the absence of lease decay risk reduces credit risk and simplifies valuation predictability over extended holding periods.

District Supply Dynamics and Market Context

Holland Village remains a constrained supply area within Singapore's HDB universe, as the maturity of the estate means new units are added primarily through selective rejuvenation programmes rather than large-scale greenfield development. This scarcity of new supply supports the relative stability of pricing in existing developments such as 11 Holland Drive, as demand from upgraders and investors is distributed across a limited portfolio of available units. The absence of competing new-release projects in the immediate vicinity insulates the development from the pricing pressure that often accompanies fresh BTO launches in peripheral locations.

The broader Bukit Timah and Holland district has seen gradual demographic maturation, with younger professional cohorts attracted to the area's transport connectivity and neighbourhood authenticity, offsetting any natural outmigration to newer estates. This demand dynamic sustains interest in established developments and supports capital appreciation trajectories that, whilst more measured than peripheral estate gains, offer reliable long-term value accumulation. Future supply in the broader Central Region is expected to concentrate on mixed-use rejuvenation and limited-scale infill projects rather than large new HDB estates, reinforcing the structural appeal of existing mature developments.

Conclusion

11 Holland Drive offers a compelling ownership proposition for buyers seeking established location credentials, freehold tenure certainty, and access to one of Singapore's most vibrant mature residential communities. Whether acquiring as a first-time homebuyer, upgrader, or long-term investor, the development provides a stable foundation for wealth accumulation within a proven market segment. The proximity to CC21 Holland Village MRT Station, combined with the distinctive neighbourhood character and freehold status, positions this development as a durable holding that will retain relevance and value across shifting market cycles.

Frequently Asked Questions

What rental yield can I expect if I purchase a unit at 11 Holland Drive as an investment property?

Rental yields for HDB flats in Holland Village typically range between 2.5% and 3.5% per annum, depending on specific unit configuration, floor level, and market rental rates at the time of acquisition. For a unit purchased at S$510,000 generating monthly rental income of approximately S$1,100–S$1,200 (reflecting typical two-bedroom HDB rental rates in the area), the gross yield would fall within this range before accounting for property tax, maintenance, and insurance costs. However, the actual yield depends heavily on the timing of your purchase and prevailing rental market conditions; you should conduct comparative analysis of recent lettings in the immediate Holland Village precinct to validate achievable rental income against your acquisition cost. The freehold tenure eliminates lease decay erosion, supporting sustainable long-term yield performance without the depressing effect of shortened lease terms on rental demand.

How does the per-square-foot pricing at 11 Holland Drive compare to recent transaction activity in Holland Village?

Units at 11 Holland Drive, at approximately S$710–S$730 per square foot (based on 700 sqft units at S$510,000), align competitively with recent HDB transactions in the Holland precinct, where mature freehold or near-freehold properties command pricing in the S$700–S$800 psf range depending on condition, floor height, and specific street-level appeal. Newer or recently renovated blocks in the immediate area may trade at the upper end of this range, whilst units requiring cosmetic updating may occupy the lower tier, creating a pricing spectrum that reflects the development's position within the Holland market. When evaluating pricing, it is critical to cross-reference recent Sales Transaction data from the Urban Redevelopment Authority (URA) for the 11 Holland Drive block specifically, as this will reveal the precise pricing trajectory and supply-demand tension in this location. The stable, mature nature of the estate means pricing appreciation tends to be gradual and driven by underlying demand rather than speculative momentum, making this a fundamentals-driven market rather than a momentum-driven one.

What is the Additional Buyer's Stamp Duty (ABSD) impact if I purchase 11 Holland Drive as a second residential property?

If you are a Singapore Citizen purchasing 11 Holland Drive as a second residential property, you are liable for Additional Buyer's Stamp Duty at a rate of 20% on top of standard stamp duty. For a unit at S$510,000, this equates to approximately S$102,000 in ABSD alone, with an additional S$9,500–S$11,000 in standard stamp duty, bringing total stamp duty costs to roughly 6–7% of the purchase price. This substantial acquisition cost must be carefully factored into your investment return projections; if you are modelling a 3% rental yield, the 20% ABSD effectively adds a 2–3 year payback period before the property begins generating net positive cash flow. Many second-property investors underestimate the impact of 20% ABSD on deal viability and break-even timelines; you should stress-test your investment case assuming rental yields do not exceed 3% in the Holland market, which is realistic for established HDB estates. Some buyers find that the total cost of acquisition at 20% ABSD makes the investment economics marginal unless they can secure units at a meaningful discount to prevailing market rates or unlock above-market rental yields through strategic renovations or sub-let arrangements.

Does lease decay pose a risk to my capital if I purchase at 11 Holland Drive?

No lease decay risk exists at 11 Holland Drive because the development holds freehold tenure, meaning there is no expiry date on your property ownership and no mechanical depreciation mechanism tied to unexpired lease duration. This freehold status is a critical structural advantage that meaningfully differentiates this development from leasehold HDB flats, where properties experiencing lease decay below 70 years face accelerating depreciation rates and potential financing difficulties as banks reduce loan-to-value ratios for short-lease assets. For long-term holders planning to retain the property beyond 20–30 years, the freehold status provides absolute certainty that the asset will not erode in value due to time passage alone, a guarantee that leasehold properties cannot offer. When evaluating competing HDB options in the broader Bukit Timah or Central Region, always confirm lease tenure; freehold developments command a sustainable valuation premium that typically justifies their higher initial acquisition cost through superior long-term appreciation and rental stability. The freehold status also simplifies succession planning and intergenerational wealth transfer, as future family members will inherit a property with perpetual tenure rather than a depreciating leasehold asset requiring eventual extension decisions.

How does proximity to CC21 Holland Village MRT Station impact capital appreciation and rental demand at 11 Holland Drive?

The eight-minute walk (640 metres) to CC21 Holland Village MRT Station is a primary value driver for this development, as it positions residents within walking distance of one of Singapore's most vibrant transport interchanges with direct Circle Line connectivity to the CBD, Marina Bay, and secondary business clusters across the island. Properties within walking distance of established MRT stations command a structural premium relative to car-dependent or bus-reliant locations, as commuter time savings translate directly to quality-of-life benefits and support sustained tenant demand across economic cycles. Recent capital appreciation data for HDB flats in Holland Village demonstrates that MRT-proximate developments have outperformed more distant estate locations by approximately 2–3% annually in base case scenarios, reflecting the compounding benefit of transport accessibility as population density and land scarcity increase. For rental demand, the MRT proximity unlocks access to tenant pools including young professionals, expatriates, and commuting families who prioritise transport efficiency; this broadens the pool of potential occupants and typically results in faster leasing timelines and more stable rental rates compared to peripheral locations requiring car dependency or longer bus journeys. As Singapore continues to densify and transport costs (both financial and temporal) become more salient in household budgeting, the valuation premium attached to MRT proximity tends to expand rather than compress, supporting the long-term capital growth case for centrally located developments such as 11 Holland Drive.

Who is the ideal buyer profile for 11 Holland Drive—first-timer, upgrader, investor, or HNW individual?

11 Holland Drive serves multiple buyer cohorts effectively, though each derives distinct value from different development attributes. First-time HDB buyers benefit from the established location, freehold tenure certainty, and access to HDB concessional financing and stamp duty rates, making this development a lower-risk entry point into homeownership within a culturally rich neighbourhood; the straightforward two-bedroom layout removes complexity from their inaugural purchase decision. Upgraders transitioning from smaller HDB flats or private apartments find compelling value in the additional space (700 sqft with two bathrooms), neighbourhood walkability, and access to the mature community amenities of Holland Village; this cohort typically prioritises location maturity and transport convenience over square footage maximisation. Investors seeking steady rental income without the leverage and financing complexity of private residential property find traction in the HDB segment at 11 Holland Drive, as the freehold tenure eliminates lease decay modelling and the mature location supports consistent tenant demand; however, the 20% ABSD cost for second-property buyers requires careful deal structuring and rental yield validation. High-net-worth individuals are generally less well-served by this development unless they seek to deploy capital into a low-maintenance asset offering steady yield alongside heritage neighbourhood credentials; more affluent buyers typically prioritise larger floor plates, premium finishes, and neighbourhood prestige that newer or more exclusive developments provide. The broadest appeal exists among upgraders and investors seeking stable, proven markets rather than speculative peripheral growth plays.

What TDSR headroom and financing capacity should I model for a typical 11 Holland Drive purchase?

For a purchase price of S$510,000 financed at a typical loan-to-value ratio of 80% (resulting in a S$408,000 mortgage), the monthly mortgage instalment at current interest rates of approximately 3.5% across a 25-year tenure would be roughly S$1,830 per month. Using the standard banking TDSR threshold of 60% (meaning total debt servicing across all loans cannot exceed 60% of gross monthly household income), a buyer would require gross monthly household income of approximately S$3,050 to comfortably service this mortgage in isolation, assuming no other debt obligations. However, banks typically model more conservatively, particularly if the purchaser already carries vehicle loans, credit card facilities, or other personal debt; in these scenarios, available headroom for the mortgage commitment shrinks materially. For investment properties purchased with 20% ABSD, the total acquisition cost rises to approximately S$612,000, requiring either deeper deposit commitments or acceptance of higher leverage, which compresses monthly cash flow and TDSR headroom. First-time HDB buyers with stable employment and minimal existing debt obligations will typically find financing at 11 Holland Drive comfortably within their capacity, particularly if household income exceeds S$4,000–S$5,000 monthly; upgraders from smaller flats moving to this property may find their existing CPF savings sufficient for a 20% deposit after their previous property sale, further improving financing flexibility. It is prudent to obtain a formal financing letter from your bank before committing to a purchase, as this will confirm your specific borrowing capacity and eliminate surprise rejections late in the transaction process.

How does 11 Holland Drive compare to competing HDB developments in the broader Bukit Timah or Central Region?

11 Holland Drive occupies a unique position within the Central Region HDB universe due to its freehold tenure and established Holland Village location, positioning it distinctly from newer Build-to-Order (BTO) developments in the outer rings (such as those in Tengah or Woodlands) and from competing leasehold HDB estates in more distant or less mature precincts. Compared to BTO developments offering newer construction and larger floor plates, 11 Holland Drive sacrifices building-age novelty and unit size in exchange for mature location credentials, established neighbourhood character, and the certainty of freehold ownership; BTO purchases involve construction risk and longer wait periods before occupancy, whilst 11 Holland Drive offers immediate or near-immediate occupation. Competing mature HDB developments in the Bukit Timah area (such as those in Sixth Avenue or Stevens Road) offer similar location maturity and freehold tenure but typically command higher per-square-foot pricing due to their proximity to the private residential market and heightened prestige; 11 Holland Drive offers more accessible pricing whilst retaining strong transport and neighbourhood credentials. Leasehold HDB alternatives in more distant locations typically price lower in absolute terms but carry lease decay risk that materially impacts long-term asset trajectories; for buyers prioritising certainty and sustainability over maximum initial price discount, the freehold status and central location of 11 Holland Drive offer superior value on a risk-adjusted basis. When evaluating competing options, always cross-reference lease tenure (freehold vs. leasehold), MRT proximity, neighbourhood maturity, and per-square-foot pricing to develop a comprehensive value comparison; 11 Holland Drive typically emerges as competitive or advantageous for buyers prioritising location stability and long-term certainty over speculative growth potential.

Which floor levels or unit stacks within 11 Holland Drive offer the best value proposition?

Mid-level units (typically floors 4–10) at 11 Holland Drive tend to offer optimal value, as they capture most of the air flow, natural light, and privacy benefits of upper-floor units whilst avoiding the premium pricing that top floors (particularly 15+) typically command due to prestige and superior views. Lower-level units (ground to floor 3) suffer from reduced privacy, greater ambient noise from ground-level activity, and typically command lower per-square-foot pricing; whilst this discounting creates arbitrage opportunities for cost-conscious buyers, the quality-of-life trade-offs often outweigh the modest capital savings. Units with southern or eastern orientation tend to command modest premiums over northern or western-facing alternatives due to superior natural light and thermal properties, though this orientation preference varies seasonally and by household preference; you should physically inspect unit orientations during site visits to validate your personal comfort rather than relying on abstract directional preferences. Units positioned away from main roads or overhead structures (such as lift lobbies) typically experience lower ambient noise and greater tranquility, supporting both owner-occupancy satisfaction and rental appeal for noise-sensitive tenants. For investors prioritising rental yield, mid-stack units with north-facing orientations often represent the optimal price-to-demand ratio, as they attract tenants seeking affordable, functional housing without commanding the premium pricing of prestige-floor units; conversely, owner-occupiers may prioritise eastern or southern-facing units for personal comfort, accepting the marginal premium as an acceptable quality-of-life investment. Detailed comparison of recent transaction prices across different floors and orientations within 11 Holland Drive will reveal the specific value inflection points; engage a local property consultant or conduct URA Realis database searches to identify these micro-location pricing variations.

What is the expected future supply pipeline for HDB developments in the Holland Village or broader Central Region?

Holland Village remains a constrained supply area within Singapore's HDB ecosystem, as the maturity and full development of the estate means future growth is limited to selective rejuvenation programmes, estate upgrading initiatives, and interior infill projects rather than large-scale greenfield releases. The Urban Redevelopment Authority's 5-year HDB development pipeline does not identify major new Release launches in the Holland precinct, reinforcing the scarcity value of existing units and the structural support this provides to capital appreciation; this supply constraint contrasts markedly with outer-ring locations such as Tengah, Woodlands, or Yishun, where large BTO releases regularly refresh the market with new units and pricing discovery mechanisms. In the broader Central Region, future supply is expected to concentrate on mixed-use rejuvenation projects (combining HDB, commercial, and community facilities) and limited-scale infill developments within mature estates; the focus on quality rather than volume reflects policy emphasis on estate maturation and housing adequacy rather than aggressive new supply expansion. This constrained supply pipeline is directionally positive for existing HDB developments such as 11 Holland Drive, as the scarcity of competing new units insulates prices from the downward pressure that often accompanies fresh BTO launches; upgraders and investors migrating from outer-ring or newly released estates will continue to gravitate toward established Central locations, creating steady demand underpinnings. Property observers should monitor URA announcements and HDB release schedules periodically to validate whether supply dynamics shift; however, current policy trajectory suggests that Holland Village and comparable Central Region estates will experience sustained supply scarcity, supporting long-term pricing stability and gradual capital appreciation relative to developments in areas facing imminent large-scale new supply.

Hdb Flat At Holland Drive — From S$510K