Amberwood at Holland Sells 23 of 70 Units at an Average S$3,019 psf, a 33% Take-Up
Sim Lian Group’s Amberwood at Holland moved 23 units over its launch weekend, 32.9 per cent of the 70 released in its first phase, at an average price of S$3,019 per square foot. Analysts called the result measured rather than strong, pointing to distance from an MRT station and the absence of smaller units.
Units Sold In Phase One
Take-Up Rate
Average psf Achieved
Units Still To Be Released
What Sold
Of the 23 units sold, 11 were four-bedroom units ranging from 1,076 to 1,313 sq ft, nine were three-bedroom units sized from 872 sq ft, and three were five-bedroom units measuring 1,335 sq ft each.
The units were priced from S$2.6 million or around S$2,945 psf for three-bedders, S$3.2 million or S$2,951 psf for four-bedders, and S$4 million or S$2,990 psf for five-bedders. The average achieved price of S$3,019 psf sits above all three entry figures.
Demand was driven primarily by owner-occupiers and families drawn to the spacious and low-density living concept, noted Justin Quek, deputy group chief executive of Realion Group, one of the project’s four marketing agencies. The remaining 142 units will be launched in phases in the coming months, Sim Lian said.
Amberwood at Holland has 212 units in total, spans 17,069 square metres with a gross floor area of 25,768 sq m, and comprises 11 residential blocks of four to six storeys near the Brizay Park Good Class Bungalow Area. It is the first of eight residential developments planned in the new Holland Plain precinct, which is part of the Bukit Timah Planning Area and is projected to yield up to 2,500 new homes.
Sim Lian outbid four other offers for the state land site in 2025, with an offer of nearly S$368.4 million or S$1,432 psf per plot ratio. The group bagged a second Holland Plain site just beside Amberwood for S$454 million or S$1,491 psf ppr in May 2026, which was the parcel’s sole bid.
How It Compares
Nicholas Mak, chief research officer at Mogul.sg, said the take-up was underwhelming and follows a steadily falling sales trend.
Sales peaked with the release of the 863-unit Tengah Garden Residences in April, which nearly sold out over its launch weekend at an average price of S$2,120 psf. In July, Frasers Property’s Dunearn House, a major private residential development in the Core Central Region, moved around 56 per cent of its 380 units at launch at an average price of S$3,140 psf. Another boutique apartment in the CCR, the 20-unit Duet @ Emily, launched that same month and has sold just three units at a median price of S$2,506 psf since.
Mak noted that while Amberwood at Holland has several popular primary schools in its vicinity, it is located further from an MRT station compared with other major residential projects recently launched.
He added that the fourth quarter will see a wave of new launches totalling 1,971 units. Following Amberwood is the 570-unit Lucerne Grand in the Lakeside area, the 133-unit The Serra Residences in Novena, and the 1,268-unit Thomson Reserve in Upper Thomson. All three will be closer to MRT stations, which Mak thinks will give them a competitive edge.
The Developer’s Position
PropNex chief executive Kelvin Fong noted that some homebuyers may have taken a wait-and-see approach, or need more time to deliberate over the purchase amid macroeconomic uncertainties. “Some are also likely weighing where launch prices are headed,” he added, citing growing land costs.
Recent government land sale tenders in the city fringe and suburbs closed at S$1,612 psf ppr and S$1,537 psf ppr respectively, well above the S$1,432 psf ppr paid for Amberwood at Holland.
But given that the project has higher entry prices and no smaller units, which typically drive sales, Fong considers its sales performance measured and likely to pick up in the coming months.
Frequently Asked Questions
How did the launch perform?
Twenty-three of the 70 units released in the first phase sold over the launch weekend, a take-up rate of 32.9 per cent, at an average price of S$3,019 psf.
Which units sold?
Eleven four-bedroom units from 1,076 to 1,313 sq ft, nine three-bedroom units from 872 sq ft, and three five-bedroom units of 1,335 sq ft each.
Why was take-up modest?
Nicholas Mak of Mogul.sg cited distance from an MRT station relative to other recent launches. PropNex chief executive Kelvin Fong pointed to a wait-and-see approach amid macroeconomic uncertainty, and noted the project has higher entry prices and no smaller units, which typically drive volume.
What is launching next?
The fourth quarter will see 1,971 units across the 570-unit Lucerne Grand at Lakeside, the 133-unit The Serra Residences in Novena and the 1,268-unit Thomson Reserve in Upper Thomson. All three are closer to MRT stations.
Will later Holland Plain launches cost more?
Possibly. Sim Lian paid S$1,432 psf ppr for the Amberwood site and S$1,491 psf ppr for the adjacent plot, while recent state tenders in the city fringe and suburbs closed at S$1,612 and S$1,537 psf ppr. Higher land costs generally feed into launch pricing.
Comparing the Q4 launches?
Four major projects come to market this quarter at very different price points and locations. I can put them side by side against your budget and what you actually need.