Type

Units

Min Area

Price Range

4+ BR

1389 sqft

From S$2.8XM

Property Highlights

Spacious 4-bedroom, 2-bathroom unit spanning 1,389 sqft in prime Holland Road location
Walking distance to Holland Village MRT Station (CC21) just 6 minutes away—excellent connectivity
Premium neighbourhood known for vibrant dining, shopping, and expat community appeal
Well-positioned for both owner-occupiers and discerning investors seeking capital growth
Strong rental potential in one of Singapore's most sought-after residential enclaves

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Ref: 500120974

The Enclave Holland: A Contemporary Family Haven on Holland Road

Situated at 131 Holland Road, The Enclave Holland represents a compelling investment opportunity within one of Singapore's most distinguished residential precincts. This 4-bedroom, 2-bathroom condominium spans a generous 1,389 square feet, offering families and sophisticated professionals ample room to create a refined living environment. Priced at S$2,800,000, the unit reflects the premium valuation commanded by properties in this iconic neighbourhood, where heritage charm seamlessly blends with modern urban convenience.

The Holland Village precinct has long maintained its reputation as a coveted address for affluent residents seeking a lifestyle balanced between accessibility and exclusivity. Properties along Holland Road benefit from exceptional proximity to retail, dining, and recreational facilities, whilst remaining tucked away from the relentless pace of the city centre. This particular offering positions buyers within a thriving community where established residents often remain for extended periods, underscoring the neighbourhood's enduring desirability and stable capital value trajectory.

Location and Transport Connectivity

One of the most compelling advantages of The Enclave Holland is its proximity to Holland Village MRT Station on the Circle Line (CC21), situated merely 6 minutes away—approximately 490 metres on foot. This convenient distance transforms daily commuting into a straightforward affair, allowing residents to access Singapore's broader public transport network without the inconvenience of lengthy walks or tedious car dependency. The Circle Line itself has become increasingly critical to Singapore's transport infrastructure, linking major commercial hubs, educational institutions, and entertainment precincts across the island.

For professionals working in the Marina Bay Financial Centre, Raffles Place, or the expanding tech corridors around one-north, the MRT connection represents a significant quality-of-life advantage. The walkability to the station has historically proved a reliable driver of property demand in the Holland Road corridor, supporting consistent rental appetite and underpinning long-term capital appreciation. Additionally, the neighbourhood benefits from proximity to major arterial roads, affording flexibility for those who prefer private transport.

Unit Specifications and Living Space

At 1,389 square feet, this 4-bedroom configuration provides genuinely usable living space for families transitioning from smaller units or upgrading from landed properties. The layout accommodates a separate living and dining area, allowing entertaining and family gatherings without spatial compromise. Two bathrooms service the bedrooms with comfortable access, an essential amenity for households with multiple occupants or those regularly hosting guests. Modern families increasingly value the flexibility afforded by four distinct sleeping spaces, whether for children, home offices, guest accommodation, or visiting extended family.

The square footage places this unit comfortably within the upper-mid tier for its sector, balancing maintenance simplicity with the generosity of space that discerning buyers increasingly expect. This scale also appeals to expatriate families seeking temporary or semi-permanent accommodation in Singapore, a demographic that has historically anchored rental demand in the Holland Village precinct.

The Holland Village Community and Lifestyle

Holland Village has cultivated a distinctive identity within Singapore's residential landscape, characterised by tree-lined streets, independent retailers, intimate restaurants, and a palpable sense of community. The neighbourhood hosts a Saturday market beloved by both residents and visitors, reinforcing its position as a destination rather than merely a dormitory suburb. Cafés, boutiques, and speciality food establishments cluster throughout the area, creating an ambiance reminiscent of a European village quarter transplanted into Singapore's tropical setting.

This lifestyle appeal extends considerably beyond property boundaries, influencing both immediate resale value and rental attractiveness. Tenants—particularly expatriate families and young professionals—often prioritise neighbourhood character and walkability over square footage alone, making Holland Village's unique positioning a material asset to any property owner. The stability of this community identity, maintained over decades despite broader urban development, suggests that lifestyle appeal will remain a durable source of demand.

Investment Considerations

For investors evaluating The Enclave Holland as an income-generating asset, the neighbourhood's established expatriate population and professional demographic present reliable tenant pools. The 4-bedroom configuration particularly appeals to relocating families seeking furnished or unfurnished accommodation within a premium enclave. Historical rental rates in the Holland Village precinct have demonstrated relative resilience, supported by supply constraints and consistent demand from multinational corporations and international schools.

The asking price of S$2,800,000 reflects current market sentiment regarding Holland Road properties, positioning this unit within the contemporary valuation framework for well-maintained condominiums in the district. Investors should consider both near-term rental yield and medium-term capital appreciation prospects, with the latter substantially influenced by MRT connectivity, maintenance of neighbourhood character, and broader property market cycles. The 2-bathroom configuration, whilst serviceable, falls slightly below the premium threshold for ultra-luxury properties, a positioning that may actually enhance rental flexibility and broaden the tenant pool.

Neighbourhood Context and Property Market Dynamics

Holland Road and its surrounding precinct maintain a distinct positioning within Singapore's residential hierarchy—affluent and established, yet less ostentatiously exclusive than enclaves further afield. This positioning has historically generated steadier capital appreciation than ultra-premium pockets, as the investor base encompasses both long-term owner-occupiers and shrewd capital allocators seeking value within premium neighbourhoods. The area's relative stability in property values reflects both the scarcity of developable land and the enduring appeal of its lifestyle proposition.

Recent property transactions in Holland Village indicate sustained appetite for well-presented units offering genuine living space and neighbourhood prestige. The market remains fundamentally driven by owner-occupier demand—families and established professionals willing to commit to lengthy residencies—a dynamic that has historically supported both stable valuations and reliable exit opportunities. For second-property purchasers, the neighbourhood's credentials as a distinct lifestyle destination rather than a speculative hotspot may offer psychological comfort, though additional buyer's stamp duty remains a material consideration for non-principal residence acquisitions.

Suitability Across Buyer Profiles

For high-net-worth individuals, this property offers an opportunity to acquire a well-positioned Singapore asset within an established community without the stratospheric pricing of ultra-exclusive addresses. The simplicity of condominium ownership—absent the complexities of landed property management—appeals to busy professionals and those maintaining multiple residences. Upgraders moving from smaller units or HDB flats will appreciate the generous bedroom count and neighbourhood amenities, particularly if their families have reached a stage requiring dedicated children's accommodation and guest facilities.

Owner-occupiers with longer time horizons will likely derive significant intangible value from Holland Village's character and community, factors that compound over years of residency. For investors, the balance of yield potential and capital appreciation stability presents an intellectually defensible proposition, particularly compared to speculative ventures in emerging precincts. First-time buyers with substantial capital resources may find this property aspirational yet accessible, avoiding the premium pitfall of ultra-competitive enclaves whilst securing a genuinely premier address.

Future Considerations and Market Positioning

The Holland Road precinct faces limited risk of large-scale redevelopment, a factor supporting long-term value preservation. The neighbourhood's mature character and established community infrastructure suggest that gradual consolidation and selective upgrading will remain the norm, rather than disruptive transformation. For prospective buyers prioritising stability and community continuity, this pattern of incremental improvement represents considerable reassurance regarding the durability of their investment and lifestyle choice.

The arrival of the Circle Line, combined with ongoing initiatives to enhance Singapore's broader transport network, has positioned Holland Village as particularly well-served by public infrastructure. This advantage will likely compound over time as the MRT system expands and becomes increasingly integral to Singapore's transport ecology. Properties positioned within comfortable walking distance of major transport nodes have historically demonstrated superior long-term performance, a principle evidently applicable to The Enclave Holland's positioning along Holland Road.

Frequently Asked Questions

What rental yield might I expect if I purchase The Enclave Holland as an investment property?

Based on current market rents for 4-bedroom units in Holland Village, a property of this size and prestige typically commands between S$6,500–S$8,500 monthly, translating to a gross rental yield of approximately 2.8–3.6% annually on the S$2,800,000 purchase price. The Holland Village precinct has historically attracted expatriate families from multinational corporations and those seeking premium neighbourhood amenities, supporting consistent tenant demand and downward pressure on vacancy rates. Investors should factor in management fees, property tax, and maintenance costs when calculating net yield, which will typically compress gross returns by 15–25%, positioning net yield in the 2.1–3.0% range depending on individual circumstances and active management practices. The 4-bedroom configuration particularly appeals to corporate housing providers seeking well-appointed family accommodation, a demographic that has underwritten steady rental demand in this district.

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

At S$2,800,000 for 1,389 square feet, this property prices at approximately S$2,016 per square foot, positioning it within the contemporary range for well-maintained condominiums in the Holland Village precinct. Recent comparable transactions along Holland Road have ranged from S$1,800–S$2,200 psf depending on unit condition, floor level, and specific amenities, suggesting this asking price reflects fair value for a property of this size and specifications. Properties commanding premium positioning within the Holland Village neighbourhood—those offering superior views, renovation standards, or architectural distinction—have achieved psf valuations toward the higher end of this spectrum, indicating that acquiring a well-presented, generously-proportioned unit at mid-range pricing represents reasonable market positioning. First-time purchasers and upgraders should conduct independent valuation analysis to confirm alignment with recent arm's-length transactions, given the variability inherent in Holland Road's transaction history and the property-specific factors that influence individual unit valuations.

What additional buyer's stamp duty implications apply to this purchase if it's not my principal residence?

For second-property purchasers, The Enclave Holland acquisition at S$2,800,000 would trigger Additional Buyer's Stamp Duty (ABSD) at progressively higher rates, since this price point places the purchase well into the upper tier of residential property valuations. Non-citizen buyers face ABSD rates commencing at 5% on the first S$180,000, then 10% on the next S$180,000, escalating to 20% on amounts exceeding S$360,000, resulting in total ABSD of approximately S$433,000 for this particular acquisition. Singaporean citizens and permanent residents purchasing a second property face marginally lower ABSD schedules, with rates commencing at 5% and escalating to 15% on amounts exceeding S$500,000. Married couples where only one spouse is a Singapore citizen face treatment as non-citizen purchasers unless specific exemptions apply, requiring careful tax planning and professional conveyancing advice. The cumulative stamp duty burden—comprising both ABSD and standard Stamp Duty on the purchase contract—will constitute a material transaction cost potentially reaching 6–7% of the purchase price, warranting detailed financial modelling before committing to acquisition.

As a leasehold property, what lease-decay risks might affect future resale value?

Whilst The Enclave Holland listing does not explicitly specify lease tenure, properties in the Holland Village precinct are typically structured as 99-year leasehold, remaining well-insulated from material lease-decay risks for periods of 20–40 years. However, as leasehold properties approach the 80-year threshold, banks and purchasers typically apply progressively steeper valuation haircuts, reflecting both financing constraints and psychological resistance to acquiring assets with demonstrable expiry horizons. The Enclave Holland's current lease duration—if indeed 99 years from original completion—would have depreciated between 15–25 years depending on completion date, suggesting 74–84 years remaining, a sufficiently extended period to avoid contemporary market concerns. Should the property approach 80 years remaining lease duration within your intended holding period, resale values may compress materially, particularly if competing developments with longer lease terms become available in the neighbourhood. Prospective purchasers should obtain explicit lease expiry documentation during conveyancing and factor potential lease-extension costs (currently S$30,000–S$50,000+ depending on property value and Inland Revenue Authority guidance) into long-term financial projections.

How significantly does proximity to Holland Village MRT Station influence property demand and capital appreciation?

MRT proximity remains among the most material factors determining long-term capital appreciation for Singapore residential properties, with stations situated within 400–600 metres historically demonstrating superior price performance relative to properties requiring 10–15 minute walks. The Enclave Holland's position 6 minutes' walk (490 metres) from Holland Village MRT Station (CC21) positions it squarely within the premium accessibility tier, supporting both strong owner-occupier demand and robust tenant interest from expatriate families seeking efficient commuting. The Circle Line itself has transformed Holland Village's accessibility profile considerably, as properties previously dependent upon bus routes or car transport now benefit from seamless integration into Singapore's rail network, a transition that has historically catalysed sustained capital appreciation over 5–10 year holding periods. Historical data suggests that every 100 metres of additional MRT-station distance typically correlates with 2–3% valuation compression, implying that The Enclave Holland's exceptionally convenient positioning has likely contributed to its premium pricing and should provide downside support during market corrections. Ongoing expansion of Singapore's MRT network—including the proposed new lines servicing the east and west corridors—will further enhance the relative positioning of CC21-proximate properties, supporting the durability of capital values and rental demand well into the future.

Which buyer profiles is this 4-bed unit best suited for, and why?

High-net-worth individuals seeking a second Singapore residence will appreciate the condominium's simplicity of ownership, professional management, and Holland Village's established prestige without requiring the capital commitment or management complexity of landed properties. Upgraders transitioning from 2–3 bedroom units or HDB accommodation will find the 4-bedroom layout and generous 1,389 sqft footprint genuinely transformative, supporting extended family, home office accommodation, and entertaining flexibility previously unavailable in smaller configurations. Young professional couples with developing families particularly favour this neighbourhood's community infrastructure, proximity to international schools, and the lifestyle amenities that Holland Village offers, making it an aspirational yet accessible entry point into Singapore's premium residential tier. Owner-occupiers prioritising neighbourhood character and long-term residency will find Holland Village's distinctive identity—tree-lined streets, independent retailers, established social networks—compelling in ways that newer, purpose-built enclaves often cannot replicate. Discerning investors will regard this property as offering a balanced proposition between yield generation and capital stability, whilst corporate housing providers and relocation specialists will value the 4-bedroom configuration and prestige address as reliably marketable to multinational-employed expatriate families. First-time purchasers with substantial capital resources will find this price point and neighbourhood authenticity less alienating than ultra-exclusive addresses, enabling them to establish Singapore property ownership without psychological overreach.

What TDSR and mortgage financing headroom exists at this S$2.8M price point?

At S$2,800,000, this property falls comfortably within the financing purview of most major Singapore banks, with approved proprietors typically able to access 80% loan-to-value financing (S$2,240,000 loan) on owner-occupied principal-residence purchases. Total Debt Service Ratio (TDSR) caps at 60% of gross monthly income, implying that borrowers require gross monthly income of approximately S$37,300 to finance this property through a 35-year mortgage at current 4.0–4.5% interest rates without TDSR constraint. The S$560,000 equity requirement (20% down payment) positions this property at an appropriate leverage point for high-net-worth buyers seeking capital efficiency, as borrowing at current rates remains advantageous relative to alternative investment returns. Second-property purchasers should anticipate reduced loan-to-value eligibility (typically 75–80% depending on bank policy and cumulative property debt) and potentially elevated interest-rate margins, effectively requiring S$560,000–S$700,000 in equity to complete purchase without excessive leverage. Buyers should engage mortgage brokers or bank relationship managers early to confirm pre-approval status and detailed financing parameters, as individual bank lending policies—and Central Bank guidance regarding macroprudential measures—can materially affect both approval speed and final lending terms. First-time property acquirers satisfying genuine owner-occupier criteria will find financing accessible and competitively priced through major banks, though building professional income documentation and maintaining clean credit records remain essential preconditions.

How does The Enclave Holland compare to competing developments within Holland Village?

Holland Village's condominium inventory comprises predominantly mature properties developed between the 1990s and early 2010s, including established schemes such as The Pinnacle@Duxton environs and various smaller residential enclaves. The Enclave Holland, positioned as a contemporary offering within this landscape, competes on the basis of maintained condition, modern amenities, and professional management rather than architectural distinction or cutting-edge design features that characterise newer developments in other precincts. Competing 4-bedroom units in Holland Village typically range between S$2,400,000–S$3,200,000 depending on specific location, unit condition, and view orientation, positioning The Enclave Holland's S$2,800,000 asking price competitively within this band. Properties with premium floor levels, unobstructed district views, or exceptional renovation standards may command valuations toward the S$3,000,000+ tier, whilst units requiring renovation work or positioned on lower storeys may achieve lower pricing, suggesting this property occupies a balanced market positioning. Competing developments in adjacent precincts—such as Ghim Moh or Mount Sofia—offer superficially similar pricing yet often sacrifice Holland Village's distinctive community character and amenity ecosystem, a trade-off that typically results in superior long-term value retention for Holland Road properties. Prospective buyers should conduct comparative site inspections within nearby developments to validate that The Enclave Holland's specifications, management standards, and presentation justify its positioning within the broader Holland Village market.

Which unit stack or floor level typically offers the best value proposition within a property like this?

Mid-rise floor levels (typically floors 5–12 within most condominium developments) historically offer superior value relative to lower floors affected by street noise and reduced privacy or ultra-premium upper floors commanding disproportionate pricing premiums. Properties positioned on middle stories typically benefit from superior natural light penetration and ventilation compared to lower floors, whilst remaining substantially cheaper than penthouses or high-floor units where buyers pay measurably for views and prestige without proportional functional improvement. For the Holland Village precinct specifically, floor levels offering unobstructed district views toward the central business district or retained views of established tree canopy command noticeable premiums, yet properties with partial obstruction or neighbourhood vistas frequently provide exceptional value, appealing to owner-occupiers prioritising livability over aesthetic prestige. Corner units and those positioned toward building perimeters typically command modest premiums (3–8%) reflecting superior natural light and cross-ventilation, a positioning that often justifies the incremental cost for health-conscious long-term occupiers and families prioritising indoor air quality. Ground-floor units, whilst naturally commanding discounts reflecting reduced privacy and ambient noise, can provide exceptional value for those prioritising walkability and emergency evacuation simplicity, particularly within low-rise developments where lift queuing represents a tangible quality-of-life factor. Professional site inspections across multiple unit configurations and floor levels will reveal neighbourhood-specific micro-premiums, enabling disciplined purchasers to identify properties delivering superior amenity and lifestyle value relative to asking price.

What future supply pipeline exists within Holland Village and how might it affect property values?

Holland Village's mature development status and established residential character indicate limited large-scale redevelopment potential, as the precinct comprises predominantly private residential stock on consolidated land parcels with established ownership structures unlikely to consolidate for integrated development. The neighbourhood's heritage character—tree-lined streets, independent retail tenements, established community infrastructure—benefits from implicit conservation through established resident sentiment and Local Area Plan constraints, reducing the likelihood of transformative new development that might dilute the area's distinctive positioning. Ongoing developments within the immediate vicinity remain predominantly small-scale infill projects or incremental land acquisition rather than wholesale precinct redevelopment, a pattern suggesting that The Enclave Holland's immediate competitive environment will experience limited new supply pressure over 5–10 year holding periods. The Circle Line completion and activation have already catalysed the neighbourhood's contemporary demand profile, and subsequent transport-infrastructure investment appears likely to strengthen rather than disrupt established precinct value dynamics. Prospective buyers should monitor proposed plans within the Singapore Urban Redevelopment Authority's development landscape and consult district planners regarding longer-term intentions for adjacent sites, though established precedent suggests that Holland Village will remain fundamentally shaped by evolutionary improvement rather than revolutionary transformation. The supply constraints inherent in a mature, desirable precinct with limited redevelopment potential historically support sustained property value appreciation, positioning The Enclave Holland favourably relative to properties in rapidly-evolving neighbourhoods experiencing significant new competitive supply.

The Enclave Holland | 4-Bed Luxury Condo, S$2.8M, Holland Village