Holland Plain GLS: Price, Site and Launch Guide
Sim Lian's second Holland Plain parcel: $454 million at $1,491 psf ppr, low density again at a plot ratio of 1.80 — and 4% dearer land than its own Amberwood site next door.
Upcoming launch — estimated Q3 2027
In short: Holland Plain GLS is a 99-year leasehold, low-density condominium site in District 10, in the Holland Plain precinct. Sim Lian Group won the 169,175 sq ft parcel for $454 million, or $1,491 per square foot per plot ratio, awarded 7 May 2026 — about 4% above what it paid for the adjacent Amberwood at Holland site. Launch is expected around Q3 2027; my model points to a launch average near $2,820–$3,070 psf.
Holland Plain GLS at a glance
Sources: URA Government Land Sales tender record, awarded 7 May 2026 · PropNex local-project data, 7 Aug 2026 · Updated 7 Aug 2026
| Location | Holland Plain, District 10 — Ardmore, Bukit Timah, Holland Road, Tanglin · Core Central Region |
|---|---|
| Developer | Sim Lian Group |
| Tenure | 99-year leasehold |
| Site area | 169,175 sq ft |
| Gross floor area | 304,494 sq ft · plot ratio ≈ 1.80 |
| Land price | $454.0 million · $1,491 psf ppr |
| Total units | Not yet published |
| Nearest MRT | King Albert Park (Downtown Line (DT6)) · Sixth Avenue (Downtown Line (DT7)) · Beauty World (Downtown Line (DT5)) |
| Expected launch | Estimated Q3 2027 — not confirmed by the developer |
| Est. TOP | Not yet published |
| Indicative pricing | Not released. Modelled range $2,820–$3,070 psf — see the pricing section |
Swipe to see the full table →
My take
The honest read on Holland Plain GLS
Sim Lian now owns two adjacent parcels in the Holland Plain precinct: the Amberwood at Holland site, bought in July 2025 at $1,432 psf ppr, and this one, bought in May 2026 at $1,491. That is a 4% increase over ten months, paid by the same developer, on the same street, for the same kind of land. It is the cleanest read on where this precinct is heading that anyone could ask for.
It also creates an unusual situation for buyers. Amberwood launches first, around Q3 2026. This one follows roughly a year later. Whatever Amberwood actually transacts at becomes the floor for this project — and Sim Lian will not price its second parcel below its first. If you like the precinct and the quantum works, the earlier project is structurally the cheaper one.
Like Amberwood, this is low density: about 304,494 sq ft of floor area on 169,175 sq ft of land, a plot ratio near 1.80. Holland Plain was planned as a low-rise private enclave, with the Community Plain park and the Holland Green Linear Park linking through to the Rail Corridor. That planning intent is the whole appeal.
The thing to be honest about, and the thing most marketing for this precinct will blur, is that this is not Holland Village. The nearest MRT is King Albert Park on the Downtown Line — the Bukit Timah side. Holland Village, with its bars and its Circle Line station, is a separate place. Buyers who conflate the two are buying the wrong thing.
What you are actually buying is a quiet, low-rise, well-planned pocket of District 10 next to a good school corridor, with a station that becomes a Cross Island Line interchange around 2032. That is a strong long-term story. It is not a nightlife address and it never will be.
This suits you if you want low-density District 10 living, you are buying to live in it rather than rent it out, and you can wait — both for the launch and for the Cross Island Line interchange that reshapes the address around 2032.
Skip it if you want Holland Village. This is the Bukit Timah side and the difference is real. Skip it too if you are price-sensitive within the precinct — the adjacent Amberwood site launches a year earlier on cheaper land, and that ordering matters.
Pricing
Holland Plain price: 4% above its own neighbour
The developer has not released prices. What follows is an estimate built from the land bid, not a price list.
Sim Lian paid $454 million, or $1,491 psf ppr, awarded 7 May 2026. Ten months earlier the same developer paid $1,432 psf ppr for the adjacent Amberwood parcel.
The practical consequence is simple: this project cannot launch below Amberwood. A developer does not sell its dearer land more cheaply than its cheaper land on the same street. Watch Amberwood's actual transacted prices — they will tell you more about this project's eventual price list than my model does.
My model. Land cost is fact; every other line is a stated assumption. Nothing here is a price list.
| Line | $ psf | Where it comes from |
|---|---|---|
| Land | $1,491 | Confirmed — URA GLS tender, awarded 7 May 2026 |
| Construction | $700 | My assumption for a low-density Core Central Region condominium in 2026 |
| Interest, marketing, fees, contingency | +15% | My assumption — finance over the build, agency, professional fees |
| Estimated breakeven | ≈ $2,520 | Land + build + soft costs |
| Developer margin | 12–22% | The normal band for a Singapore launch |
| Modelled launch average | $2,820–$3,070 | An estimate, not a price |
Swipe to see the full table →
Two things this model cannot know: the unit mix, and how hard the developer wants to clear the first weekend. A mix weighted to compact units lifts the average psf without changing the maths above; a developer under ABSD time pressure prices at the bottom of the band and moves stock. When Sim Lian releases the real price list I will publish it here and leave this estimate visible next to it, right or wrong.
The site
The site: low density, by design
The parcel is 169,175 sq ft carrying an implied gross floor area of about 304,494 sq ft — a plot ratio near 1.80. For the Core Central Region that is very low, and it is deliberate: Holland Plain is planned as a low-rise private residential enclave rather than a tower precinct.
The unit count has not been published. The neighbouring Amberwood parcel produced 212 units on a slightly larger site at a lower plot ratio, which gives a rough sense of scale — but the mix here could be quite different, and I will publish the real figure when Sim Lian does.
Low density in this precinct comes with planned green: the Community Plain park and the Holland Green Linear Park are part of the precinct plan, linking through toward the Rail Corridor. That is public landscape rather than developer landscape, which tends to be more durable.
Location
Where Holland Plain GLS actually is
The site is in the Holland Plain precinct, District 10, on the Bukit Timah side of the Holland Road corridor. The Amberwood at Holland parcel on Holland Link is immediately adjacent.
King Albert Park on the Downtown Line (DT6) is the serving station, and it is scheduled to become a Cross Island Line interchange when CRL Phase 2 opens, targeted for 2032. That upgrade is the single largest piece of upside attached to this address, and it is also a long way off.
Say it plainly: this is not Holland Village. Holland Village sits on the Circle Line, a different corridor with a different character. The daily life around Holland Plain runs on Bukit Timah — Beauty World and Bukit Timah Plaza, the food centre, the schools corridor and the Rail Corridor for green. Both are good; they are not the same.
| Station | Line | Note |
|---|---|---|
| King Albert Park | Downtown Line (DT6) | Becomes a Cross Island Line interchange when CRL Phase 2 opens, targeted 2032 |
| Sixth Avenue | Downtown Line (DT7) | The next stop toward town |
| Beauty World | Downtown Line (DT5) | The other direction, with Bukit Timah Plaza and the food centre |
Swipe to see the full table →
Site coordinates for this parcel are 1.32806887, 103.78650135 — check the exact walk yourself before you rely on anyone's number, mine included.
Who is building it
Who is building it: Sim Lian Group
Sim Lian Group is a Singapore developer and contractor with a long record at scale. Treasure at Tampines — 2,203 units on the former Tampines Court site, at the time Singapore's largest condominium collective sale — is the project that defines its reputation for volume and for aggressive pricing at launch.
It also has a Holland-area history: Viz at Holland was an earlier Sim Lian project in this part of Singapore. Other work includes Wandervale EC, Hillion Residences, Clover by the Park, Treasure Crest and Parc Vera, plus the second Woodlands Drive 17 executive condominium parcel in this same pipeline.
What that history suggests here: Sim Lian is not a design-led developer, and its buildings are competent rather than distinguished. Where it is genuinely strong is delivery at scale and pricing that clears. On a low-density prime site those instincts pull in an unusual direction, and it will be interesting to see which wins.
Payment
What you actually pay, and when
This is a private condominium, so there is no eligibility gate — only stamp duty and financing.
| Stage | % of price | When |
|---|---|---|
| Booking fee | 5% | Booking day, by cheque. Buys the Option to Purchase |
| On signing the S&P | 15% | Within about 8–9 weeks, cash or CPF, plus stamp duties |
| Foundation | 10% | First progressive draw, typically loan-funded |
| Structure, walls, roof, wiring, car park | 40% | Drawn in five stages as construction progresses |
| TOP | 25% | On Temporary Occupation Permit |
| CSC | 5% | Held until the Certificate of Statutory Completion |
Swipe to see the full table →
Buyer's Stamp Duty is payable by everyone. Additional Buyer's Stamp Duty depends on how many residential properties you already hold and on your residency: 20% for a citizen's second property, 30% for a third, and 60% for foreign buyers at 2026 rates. Singapore Permanent Residents pay 5% on a first property. Work out your number on the ABSD calculator before the showflat, not after.
Alternatives
Holland Plain vs the other Holland and Bukit Timah sites
Three low-density Core Central Region parcels sit within a few kilometres of each other, and they will be read against one another whatever the marketing says.
Land prices are from public tender records. Launch timing is the developer's or the market's expectation, not a confirmed date · Updated 7 August 2026
| Project | Where | Units | Land $ psf ppr | Expected launch | The honest difference |
|---|---|---|---|---|---|
| Amberwood at Holland | D10 Holland Link · CCR | 212 | $1,432 | Est. Q3 2026 | The same developer's adjacent parcel — 4% cheaper land, launching about a year earlier |
| Dunearn Road GLS | D10 Bukit Timah · CCR | Not published | $1,625 | Est. Q3 2027 | 9% dearer land, mixed-use with commercial, Wing Tai rather than Sim Lian |
| Bukit Timah Road GLS | D11 Newton · CCR | 340 | $1,820 | Est. Q1 2027 | Far dearer land and far higher density — closer to town, nothing like the same product |
Swipe to see all columns →
Amberwood is the comparison that decides this. Same developer, same precinct, cheaper land, launching first. Unless you specifically prefer this parcel's position, the earlier project is the structurally better-priced one — and I would say that even though both are Sim Lian.
Timeline
When Holland Plain GLS launches, and how a launch actually works
| Milestone | Date | Status |
|---|---|---|
| Land tender awarded | 7 May 2026 | Confirmed |
| Showflat preview | Estimated Q3 2027 | Expected |
| E-application window | Announced about 2 weeks before booking | Expected |
| Booking day | Typically 1–2 weeks after preview opens | Expected |
| Estimated TOP | Not yet published | Expected |
Swipe to see the full table →
- Preview. The showflat opens, usually for around two weeks. Walking in costs nothing, and registering for the e-application costs nothing and commits you to nothing.
- E-application and ballot. If registered buyers outnumber units, a ballot sets the order in which people pick. Ballot position is luck. Being registered in time is not.
- Booking day. Bring a cheque and an in-principle loan approval. Five percent secures the unit. Hesitation costs you your stack.
- Sale and Purchase. Within about nine weeks you sign the S&P and pay the next 15% in cash or CPF, plus stamp duties. Progressive payments follow construction from there.
There is no countdown on this page and there never will be. The only real deadline in a launch is the e-application window, and I will tell you the day it is announced.
Common questions
Holland Plain GLS: questions people actually ask
No price list exists. From the confirmed $1,491 psf ppr land cost, a $700 psf Core Central Region construction assumption and 15% for soft costs, breakeven lands near $2,520 psf, pointing to a launch average of roughly $2,820–$3,070 psf. The stronger signal will be whatever the adjacent Amberwood project actually transacts at in 2026.
No, and the distinction matters. Holland Plain is a new low-density precinct on the Bukit Timah side, served by King Albert Park on the Downtown Line. Holland Village is a separate place on the Circle Line with its own character. Marketing for this precinct frequently blurs the two.
They are adjacent parcels bought by the same developer, Sim Lian. Amberwood was awarded in July 2025 at $1,432 psf ppr and launches around Q3 2026 with 212 units. This site was awarded in May 2026 at $1,491 psf ppr — 4% dearer — and launches roughly a year later.
Not published. The site carries about 304,494 sq ft of gross floor area at a plot ratio near 1.80. For scale, the adjacent Amberwood parcel produced 212 units at an even lower plot ratio.
King Albert Park on the Downtown Line (DT6), which becomes a Cross Island Line interchange when CRL Phase 2 opens, targeted for 2032. Sixth Avenue (DT7) and Beauty World (DT5) are the neighbouring stops.
Sim Lian Group, which also holds the adjacent Amberwood at Holland site and the second Woodlands Drive 17 executive condominium parcel. Its best-known project is Treasure at Tampines, 2,203 units on the former Tampines Court site.
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Keep reading
- The full 2026–2027 launch pipeline — every confirmed site, with land bids
- All project pages on this site
- How developers actually price a launch — the maths behind the psf
- New launch vs resale — which one wins on your numbers
- Buying a resale condo — the alternative worth pricing against