By Jim Tan · Licensed Singapore Property Agent · CEA Reg. No. R013675E · OrangeTee & Tie Pte Ltd · Published May 2026
A brand-new private residential precinct has just taken a major step forward in District 10 — and almost nobody in the buyer community is talking about it yet.
On 7 May 2026, Sim Lian Group became the only developer to submit a bid for the second Government Land Sale (GLS) site at Holland Plain, putting in $454 million at $1,491 psf ppr. Combined with the adjacent Holland Link parcel they won in July 2025 for $368.37 million at $1,432 psf ppr, Sim Lian now controls both of the first two GLS sites in a brand-new planned private residential precinct in prime Bukit Timah — the Holland Plain enclave.
The big question no analyst has answered yet — the one buyers are actually asking — is: should you be paying attention to this as a buyer? Is Holland Plain worth buying into? And what price should you expect?
That is what this article covers.
What Is Holland Plain? The Basics First
Holland Plain is a brand-new government-planned private residential precinct in District 10, located off Old Holland Road in Bukit Timah. It is not Holland Village. It is not Orchard. It is a completely new neighbourhood being carved out of an underdeveloped pocket of Bukit Timah that previously had no private residential condos at all.
The key facts:
| Item | Detail |
|---|---|
| Location | Off Old Holland Road, District 10 (CCR) |
| Tenure | 99-year leasehold |
| Total planned parcels | 8 residential GLS sites earmarked |
| Units from first 2 sites | ~510 (230 from Holland Link + 280 from Holland Plain) |
| Developer (both sites) | Sim Lian Group |
| Est. launch prices | $3,000–$3,100 psf |
| Est. launch date | 2H 2027 onwards |
| Nearest MRT | King Albert Park MRT (DTL) + future Cross Island Line (CRL) |
| Schools within 1km | Methodist Girls’ School (MGS) |
| Max height | 6 storeys (8 storeys at northwest corner) |
The most important context: this underdeveloped pocket in Bukit Timah has been earmarked as a future private residential precinct, bounded by Methodist Girls’ School and the Brizay Park Good Class Bungalow (GCB) area, as well as the Holland Green Linear Park and the Greenleaf landed housing estate. Up to eight residential land parcels have been earmarked for the full Holland Plain neighbourhood in total. Singapore Condo
What Just Happened — The Sim Lian Sole Bid Explained
The outcome came in below earlier projections from market analysts, many of whom had expected the site to attract between three and five bidders. The sole-bid result surprised the market because the adjacent Holland Link tender in July 2025 had drawn five competing bids. 99.co
But here is what the headlines missed: the land rate itself was firm and confident, not weak.
The land rate of $1,491 psf ppr is relatively attractive for a CCR site, given that a nearby Dunearn Road GLS plot was recently sold for $1,625 psf ppr, while another in Bukit Timah Road fetched $1,820 psf ppr in November 2025. Singapore Condo
Apart from broader economic considerations and construction cost pressures, developers may also be weighing competing GLS opportunities in the Core Central Region (CCR) currently available for tender, including the Peck Hay Road and River Valley Green (Parcel C) sites — both of which arguably offer stronger transport connectivity and broader mass-market appeal compared to Holland Plain at this stage of development. 99.co
In other words: the sole bid does not mean developers think Holland Plain is a bad site. It means developers are being selective — and Sim Lian is the one developer that already committed to this precinct and has the strongest reason to secure both parcels for a coordinated masterplan.
Sim Lian Group stands to gain from the first-mover advantage in the emerging residential precinct and is better positioned to manage risks and pricing in the area, with the nearby Queenstown neighbourhood providing a strong upgrader pool — around 2,405 HDB flats reaching their MOP in 2026. Wing Tai
Why Sim Lian Bid Alone — And Why That’s Actually Good for Buyers
This is the nuance that industry news articles miss entirely. Sim Lian being the sole bidder on their second Holland Plain parcel is not a bearish signal — it is a strategic signal that tells you a lot about what this precinct will look like for buyers.
Reason 1: Sim Lian is building a masterplanned enclave, not just a single project.
If the site is eventually awarded, the developer would effectively control both neighbouring GLS plots within the upcoming Holland Plain enclave. This could allow Sim Lian to shape a more cohesive residential offering across both developments while strengthening its foothold ahead of the next wave of Bukit Timah launches expected over the coming years. New launches
When a single developer controls multiple adjacent parcels in a new precinct, they have every incentive to make each project succeed — because failure on one affects pricing for the next. This is exactly what happened at Lentor Hills, where GuocoLand and Hong Leong shaped the whole precinct through coordinated releases.
Reason 2: The land rate was 4.1% higher than the first site — not lower.
If Sim Lian thought Holland Plain was losing momentum, they would have bid at or below their first parcel’s $1,432 psf ppr. They bid $1,491 psf ppr — 4.1% higher. That is the clearest possible signal that they believe in the precinct’s trajectory.
Reason 3: Competing CCR sites pulled other developers away temporarily.
Developers may have been weighing the Peck Hay Road and River Valley Green (Parcel C) sites, both of which arguably offer stronger transport connectivity and broader mass-market appeal compared to Holland Plain at this stage of development. “At this stage” is the key phrase. Holland Plain is an early-stage precinct — MRT connectivity improves when the Cross Island Line opens, and the precinct matures as more parcels are developed. The developers who sat out this tender may well be bidding aggressively on parcels 3, 4 and 5. 99.co
Holland Plain vs Holland Village — What’s the Difference?
This is the question I get most from buyers when I mention Holland Plain. They hear “Holland” and think Robertson Quay, Holland Village MRT, the French Connection along Chip Bee Gardens. Holland Plain is a different animal entirely.
| Factor | Holland Village | Holland Plain |
|---|---|---|
| Character | Mature, vibrant F&B and lifestyle | Quiet, low-rise, green enclave |
| MRT | Holland Village MRT (CCL) | King Albert Park MRT (DTL) + future CRL |
| Density | High-rise condos, amenities-rich | Low-to-mid rise, max 6 storeys |
| Atmosphere | Urban cosmopolitan | Landed enclave neighbour, serene |
| Schools | Within reach of several | Within 1km of Methodist Girls’ School |
| Upcoming condos | Limited supply, mature market | Brand-new precinct, 8 parcels planned |
| Price history | Established — 2,800–3,500+ psf | No history — first launch 2027 |
Holland Plain is not trying to be Holland Village. It is a quieter, lower-density offering carved from Bukit Timah’s landed enclave — closer in spirit to Lentor Hills or Dunearn Road than to the F&B corridor of Holland V.
The buyer who suits Holland Plain is someone who wants a CCR address with a low-rise, green, tranquil environment — and who does not need to be above a shopping mall or a hawker centre. Families near MGS, high-net-worth buyers who want boutique condo living near GCB neighbours, and long-term CCR investors who want to enter a precinct early.
What Price Should You Expect for Holland Plain Condos?
Based on the land costs and comparable CCR launches, analyst projections are converging around a specific range. Based on the land rate of $1,491 psf ppr, launch prices for the Holland Plain future project are projected to range between $3,000 and $3,100 psf. PropNex’s head of research believes average selling prices could potentially exceed $3,000 psf. CBRE’s analyst notes that Sim Lian may opt to amalgamate the two adjacent Holland Plain plots into a 510-unit development with an average land rate of $1,464 psf ppr. New Launches Condo Wing Tai
For context, here is how Holland Plain’s projected pricing stacks up against recent and comparable CCR launches:
| Project | Location | PSF at Launch | Units | Status |
|---|---|---|---|---|
| Holland Plain (projected) | D10, Bukit Timah | ~$3,000–$3,100 psf | ~510 (both plots) | ~2027 launch |
| Skye at Holland | D10, Holland Village | $2,953 psf avg | 666 | 99% sold |
| River Modern | D9 | $3,266 psf avg | 455 | 90% sold |
| Promenade Peak | D3, Zion Road | From $2,598 psf | 596 | ~46% remaining |
| One Marina Gardens | D1, Marina South | $2,953 psf avg | 937 | ~46% remaining |
At $3,000–$3,100 psf, Holland Plain will be priced at a modest premium to Skye at Holland (which sold out at $2,953 psf) and a discount to River Modern ($3,266 psf). That is a defensible position given the low-density boutique nature of the development and the MGS school proximity.
The important caveat: these are analyst estimates. Official launch prices will be confirmed by Sim Lian closer to the launch date, expected in 2H 2027.
The Holland Plain Investment Case — Jim’s Honest Analysis
Jim Tan is a licensed Singapore property agent (CEA Reg. No. R013675E) with OrangeTee & Tie Pte Ltd. Verify his CEA licence here.
I am going to give you the honest long-term case and the honest risks — because both matter.
The bull case for Holland Plain
First-mover in a government-planned CCR precinct is historically Singapore’s best investment formula. Lentor Hills is the most recent proof. When the first Lentor Hills condos launched, the precinct had no established amenities, MRT connectivity was not yet complete, and critics said it was “too far from everything.” By the time the precinct matured, early buyers had captured significant capital appreciation as each subsequent launch in the same precinct priced higher to reflect improved infrastructure, growing amenities and established address recognition.
Holland Plain has the same structural setup: government-planned precinct, 8 land parcels earmarked, single developer controlling the first two launches, low supply ceiling (6 storeys maximum height), adjacency to GCB areas, MGS within 1km, and a future CRL interchange at King Albert Park. The precinct is going to mature. The question is only whether you want to buy at Plot 2 pricing or Plot 6 pricing.
The CCR market is recovering. Within the CCR, newly launched 99-year leasehold projects have seen strong demand — the 455-unit River Modern saw 90% take-up at launch at $3,266 psf, while Skye at Holland moved 99% of units at $2,953 psf average. The buyers are there. The demand is genuine. Holland Plain is entering a market that is absorbing CCR supply well. Wing Tai
Low density is a permanent premium. The 6-storey height cap is not a constraint — it is a feature. In Singapore’s relentlessly high-rise residential market, low-density boutique projects in CCR locations command enduring premiums because supply is structurally capped. You cannot build a 40-storey tower next to a GCB area. The planning restriction that concerns some buyers is the same restriction that protects long-term values.
The honest risks
MRT connectivity today is not great. King Albert Park MRT (Downtown Line) is the nearest station — but it is not at the doorstep. The future Cross Island Line (CRL) interchange at King Albert Park will substantially improve connectivity when it opens, but that is a medium-term catalyst, not an immediate one. If you need MRT at your doorstep on Day 1, Promenade Peak (2-min sheltered walk to Great World MRT) or River Green (directly above Great World MRT) are stronger choices right now.
Precinct maturity takes time. Holland Plain today has no F&B, no supermarket, no amenities within easy walking distance. You are buying into a vision. The vision is credible — the government has earmarked 8 parcels and Sim Lian has committed $822 million across two tenders — but it will take 5–8 years to fully materialise. If you need a mature, fully-serviced neighbourhood immediately, this is not it today.
$3,000+ psf for a 99-year leasehold is a high entry point. At $3,000–$3,100 psf, you are paying CCR pricing for a new precinct without established track record. Nearby comparable: Skye at Holland (sold 99% at $2,953 psf, Holland Village area) has a mature address. Holland Plain does not yet. That said, $1,491 psf ppr land cost is competitive vs Dunearn Road at $1,625 psf ppr and Bukit Timah Road at $1,820 psf ppr — suggesting the developer has some pricing room to be competitive.
My verdict: Holland Plain is a genuine 7–10 year investment thesis, not a short-term play. The combination of CCR address, GCB adjacency, MGS school proximity, low-density cap, Sim Lian’s masterplan control, and CRL catalyst makes this one of the more interesting emerging precincts in Singapore’s D10 pipeline. The buyers who benefit most are families targeting MGS, long-term CCR investors comfortable with precinct-maturity timelines, and high-net-worth buyers who want boutique condo living near landed enclaves.
Before committing, run your full numbers. Use my free Stamp Duty Calculator to understand your exact ABSD exposure — at $3,000 psf, ABSD for second-property SC buyers (20%) adds $600,000+ to your all-in cost. Use my free TDSR Calculator to confirm your loan eligibility, and my free Home Loan Affordability Calculator to model your monthly cashflow.
Holland Plain vs Other Current CCR Options — Which is Better for You?
If you are considering CCR property right now, here is how Holland Plain compares against currently available projects:
If you need MRT at your doorstep today → Promenade Peak (2-min sheltered walk to Great World MRT, D3, from $2,598 psf, ~46% units remaining) or River Green (directly above Great World MRT, D9, limited units remaining).
If you want established D1 Marina South address with long-term capital case → One Marina Gardens (from $2,343 psf, ~46% available, first private condo in Marina South, Marina South MRT steps away).
If you want the lowest entry price in a new precinct → Tengah Garden Residences (D24 Forest Town, est. $1,900–$2,100 psf, beside Hong Kah MRT JRL, first private condo in Tengah — OCR not CCR, but similar precinct-play investment thesis at a much lower entry point).
If you want CCR boutique D10 with school proximity and precinct upside and you have a 7–10 year horizon → Holland Plain is genuinely interesting. Register your interest now to be notified at VVIP Preview.
WhatsApp Jim at +65 9222-7288 to be added to the Holland Plain priority list.
Frequently Asked Questions — Holland Plain New Condo Singapore
What is Holland Plain and where is it located? Holland Plain is a brand-new planned private residential precinct in District 10, located off Old Holland Road in Bukit Timah, Singapore. It is distinct from Holland Village — it is a quieter, low-to-mid-rise enclave bounded by Methodist Girls’ School, the Brizay Park GCB area, Holland Green Linear Park and the Greenleaf landed housing estate. Up to eight residential GLS parcels have been earmarked for the precinct. The nearest MRT is King Albert Park (Downtown Line), with a future Cross Island Line interchange planned.
Who is the developer of Holland Plain condo? Sim Lian Group has secured both of the first two GLS sites in the Holland Plain precinct. They won the Holland Link parcel in July 2025 for $368.37 million ($1,432 psf ppr) and submitted the sole bid of $454 million ($1,491 psf ppr) for the second Holland Plain parcel in May 2026. Together, the two sites can yield approximately 510 new homes. Sim Lian is also the developer of Rivelle Tampines EC — Singapore’s best-selling EC launch of 2026.
What is the estimated price for Holland Plain new condo? Based on the $1,491 psf ppr land cost for the Holland Plain site and comparisons with recent CCR launches, analysts project launch prices between $3,000 and $3,100 psf. This is above Skye at Holland ($2,953 psf average) and below River Modern ($3,266 psf average). Official launch prices will be confirmed by Sim Lian closer to the expected 2H 2027 launch date. WhatsApp Jim at +65 9222-7288 to register interest and receive the price list first.
Is Holland Plain a good investment? Holland Plain has a compelling long-term investment thesis — CCR address, low-density cap (6 storeys maximum), adjacency to GCB estates, Methodist Girls’ School within 1km, Sim Lian controlling both first-mover launches, future Cross Island Line connectivity, and government-planned precinct maturation across 8 land parcels. The risks are: no established precinct amenities today, MRT connectivity is adequate but not outstanding until the CRL opens, and $3,000+ psf is a high entry price for a new 99-year leasehold precinct. Best suited for a 7–10 year investment horizon. Use the free calculators at propsbit.com.sg/tools/ to model your full financial picture.
Why did only Sim Lian bid for the Holland Plain GLS site? Sim Lian was the sole bidder primarily because competing CCR sites (Peck Hay Road and River Valley Green Parcel C) drew other developers’ attention at the same time, and developers are generally more selective in the current land market. The sole-bid outcome does not indicate weak site fundamentals — the submitted land rate of $1,491 psf ppr was 4.1% higher than the adjacent Holland Link parcel and within analyst projections. Sim Lian’s continued confidence in Holland Plain is evidenced by committing over $822 million across two tenders in the same precinct.
What MRT is near Holland Plain? King Albert Park MRT Station (DT7, Downtown Line) is the nearest current station. The future Cross Island Line (CRL) will add a new interchange station at King Albert Park, substantially improving connectivity when it opens. There is also a new bus stop planned at the southern end of the residential sites. Current MRT access is adequate but not as direct as projects like Promenade Peak (Great World MRT, 2-min sheltered walk) or River Green (directly above Great World MRT).
Is Methodist Girls’ School (MGS) within 1km of Holland Plain? Yes. Methodist Girls’ School is within 1km of the Holland Plain precinct — within the priority enrolment radius for MOE Primary 1 registration. This is a significant advantage for families with daughters targeting one of Singapore’s most established schools. As with all P1 registration, home ownership at the address must be established before the registration window. WhatsApp Jim at +65 9222-7288 to discuss the timeline for securing an address ahead of P1 registration.
When will Holland Plain condo launch? The Holland Plain condo is expected to launch in the second half of 2027, pending tender award and development timeline. The showflat is not yet available. Register your interest early to receive VVIP Preview priority access and the official price list first. WhatsApp Jim at +65 9222-7288.
Register Your Interest in Holland Plain New Condo
Holland Plain is the earliest-stage new CCR precinct in Singapore’s 2027 pipeline. Register now to receive VVIP Preview priority access, the official price list first, and Jim’s personalised investment analysis for your financial situation.
💬 WhatsApp Jim at +65 9222-7288 📅 Book a free consultation at propsbit.com.sg/contact/
Not ready for Holland Plain? Browse current new launches with available units:
→ One Marina Gardens — D1 Marina South, from $2,343 psf (~46% available) → Promenade Peak — D3 Zion Road, from $2,598 psf (~46% available) → River Green — D9 River Valley (limited units remaining) → Tengah Garden Residences — D24 Tengah, est. $1,900–$2,100 psf (VVIP registered) → Vela Bay — D16 Bayshore, est. $2,600–$2,800 psf → Free TDSR Calculator → Free Stamp Duty Calculator (BSD & ABSD)
Jim Tan · CEA Reg. No. R013675E · OrangeTee & Tie Pte Ltd (Agency Licence L3009250K) Verify Jim’s CEA licence →
Disclaimer: All information is for general reference only. Price projections are analyst estimates and not guarantees. Always verify with official developer and URA sources before making financial commitments. Jim Tan (CEA R013675E), OrangeTee & Tie Pte Ltd (L3009250K), regulated by the Council for Estate Agencies Singapore.
