CONDODistrict 10

THE SERENADE @ HOLLAND

Name: THE SERENADE @ HOLLAND
Address: SG

Details

Project: THE SERENADE @ HOLLAND
TOP year: 2004
Tenure: 99
Lease start: 2001
Land size: 6,461 sqm (69,543 sqft)
Plot ratio: 2.1
Developer: Winbliss Investment Pte Ltd
Gross rental yield: ~3.0% · ~$2.86M (est.) · blended across all unit types
Storeys: 20
Market segment: CCR
Total units: 89
District: 10

Unit Catalogue for THE SERENADE @ HOLLAND

Bedroom type	No. of units	%	Size range	Gross rent
2-bedroom	10	11%	1,152–1,302 sqft	—
3-bedroom	42	48%	1,507–1,593 sqft	S$6,200/mo*
4-bedroom	36	41%	1,776–3,778 sqft	—

* Gross rent is a trailing-12-month median; a starred figure is from a thin rental sample.

Gross Rental Yield by Bedroom

haio estimate — median rent ÷ modelled price (median PSF × median size), trailing 12 months. Gross only; excludes maintenance, tax and vacancy.

Bedrooms	Gross yield	Est. price	Leases (12m)
3 BR	~3.0%· low sample (2 sales)	~$2.51M	10

Relevant market insights

Primary Schools Within 1 km / 2 km

Henry Park Primary School≤ 1 km530 m
Pei Tong Primary School1–2 km1.39 km
Methodist Girls' School (Primary)1–2 km1.66 km
Clementi Primary School1–2 km1.9 km

Straight-line (“as the crow flies”) distances per MOE’s official P1 registration method, measured from the development’s general location, not a specific block — for a precise check on your unit use MOE’s official School Query tool. Distance sets priority within each registration phase; balloting still applies — see MOE’s P1 registration rules.

En-Bloc Likelihood

Low likelihood

Ranks around the middle for redevelopment interest among private condos.

THE SERENADE @ HOLLAND is ranked for collective-sale (en-bloc) potential over the next 5 years, relative to other private condos. We show a relative tier, not a percentage — the ranking is reliable, an exact probability is not.

Driven by: 22 years old · 74 years left on the lease · 88 units (consent difficulty)

Based on 4 comparable past collective-sale deals (GRANGE COURT 2007, LE MARQUE 2006, BELLERIVE 2006).

A ranking signal, not advice or a prediction of any specific outcome. How this is calculated

Selling Pressure

haio estimate

Moderate selling pressure

About typical readiness to sell for a property of this profile.

haio has transaction records for 89 units at THE SERENADE @ HOLLAND — the units we can track. Of those, 90% are past Singapore’s 3-year Seller’s Stamp Duty (SSD) period, so their owners can sell today without paying SSD, and 61% have been held for more than 10 years.

90%

Free to sell (no SSD)

80 of 89 tracked units are past the 3-year SSD period

92%

Sitting on a gain

126 of 137 resales sold above what the seller paid

“Free to sell” means the 3-year Seller’s Stamp Duty window has passed, so selling now incurs no SSD penalty — a proxy for how many owners could list without a tax cost. “Tracked” units are those with a purchase on record; not every unit has changed hands.

Price Action

Beds

Transaction History

Beds

Period

Size–sqft

Showing 10 of 219 total recorded transactions.


Dec 2025	3BR	$2,480,000	1,539	$1,611
Aug 2025	3BR	$2,530,000	1,506	$1,680
Aug 2025	4BR	$3,218,000	1,905	$1,689
Apr 2025	3BR	$2,450,000	1,506	$1,627
Feb 2025	3BR	$2,700,000	1,506	$1,793
Apr 2024	3BR	$2,480,000	1,506	$1,647
Mar 2024	4BR	$3,000,000	1,905	$1,575
Mar 2024	4BR	$2,750,000	1,905	$1,444
Sep 2023	3BR	$2,380,000	1,539	$1,546
Mar 2023	2BR	$1,650,000	1,151	$1,434

Nearby Transactions

DistanceWithin 300 m

Beds

Size–sqft

18 condo transactions from other properties within 300 m, newest first.

Project	Distance	Date	Type	Beds	Price (SGD)	Area (sqft)	PSF
Allsworth Park	80 m	Jun 2026	Resale	3BR	$4,123,800	1,959	$2,105
The Trizon	265 m	Jun 2026	Resale	4BR	$4,880,000	2,314	$2,109
Quinterra	94 m	May 2026	Resale	3BR	$2,820,000	1,679	$1,680
The Trizon	265 m	May 2026	Resale	3BR	$4,630,000	2,206	$2,099
Ridgewood	166 m	Apr 2026	Resale	4BR	$3,148,888	1,743	$1,807
Ridgewood	166 m	Apr 2026	Resale	4BR	$3,200,000	1,743	$1,836
Ridgewood	166 m	Apr 2026	Resale	—	$2,100,000	1,205	$1,743
The Trizon	265 m	Apr 2026	Resale	3BR	$3,793,000	1,765	$2,149
Quinterra	94 m	Jan 2026	Resale	3BR	$2,240,000	1,388	$1,614
The Sierra	66 m	Sep 2025	Resale	2BR	$1,780,000	979	$1,818
Allsworth Park	80 m	Sep 2025	Resale	3BR	$4,100,000	1,959	$2,093
Allsworth Park	80 m	Jul 2025	Resale	3BR	$4,100,000	1,959	$2,093
The Sierra	66 m	Jun 2025	Resale	3BR	$2,215,000	1,205	$1,838
The Sierra	66 m	May 2025	Resale	1BR	$1,302,800	667	$1,953
Quinterra	94 m	Feb 2025	Resale	3BR	$2,700,000	1,679	$1,608
Himiko Court	263 m	02 May 2007	Resale	—	$336,000,000	259,746	$1,294
Himiko Court	263 m	02 Feb 2007	Resale	—	$1,880,000	2,077	$905
Himiko Court	263 m	15 Dec 2006	Resale	—	$2,180,000	2,863	$761

Stack View

Every unit in the project — floors top to bottom, stacks left to right, tinted by bedroom type. Tap a unit to see its transactions. for THE SERENADE @ HOLLAND

Beds

	01	02	03	04	05
20	#20-013,7464BR	#20-023,7244BR	#20-033,7674BR	#20-043,7784BR
19	#19-011,7764BR	#19-021,5073BR	#19-031,5073BR	#19-041,5393BR	#19-051,9054BR
18	#18-011,7874BR	#18-021,5073BR	#18-031,5073BR	#18-041,5393BR	#18-051,9054BR
17	#17-011,7874BR	#17-021,5073BR	#17-031,5073BR	#17-041,5393BR	#17-051,9054BR
16	#16-011,7874BR	#16-021,5073BR	#16-031,5073BR	#16-041,5393BR	#16-051,9054BR
15	#15-011,7874BR	#15-021,5073BR	#15-031,5073BR	#15-041,5393BR	#15-051,9054BR
14	#14-011,7874BR	#14-021,5073BR	#14-031,5073BR	#14-041,5393BR	#14-051,9054BR
13	#13-011,7874BR	#13-021,5073BR	#13-031,5073BR	#13-041,5393BR	#13-051,9054BR
12	#12-011,7874BR	#12-021,5073BR	#12-031,1522BR	#12-041,5393BR	#12-051,9054BR
11	#11-011,7874BR	#11-021,5073BR	#11-031,1522BR	#11-041,5393BR	#11-051,9054BR
10	#10-011,7874BR	#10-021,5073BR	#10-031,1522BR	#10-041,5393BR	#10-051,9054BR
09	#09-011,7874BR	#09-021,5073BR	#09-031,1522BR	#09-041,5393BR	#09-051,9054BR
08	#08-011,7874BR	#08-021,5073BR	#08-031,1522BR	#08-041,5393BR	#08-051,9054BR
07	#07-011,7874BR	#07-021,5073BR	#07-031,1522BR	#07-041,5393BR	#07-051,9054BR
06	#06-011,7874BR	#06-021,5073BR	#06-031,1522BR	#06-041,5393BR	#06-051,9054BR
05	#05-011,7874BR	#05-021,5073BR	#05-031,1522BR	#05-041,5393BR	#05-051,9054BR
04	#04-011,7874BR	#04-021,5073BR	#04-031,1522BR	#04-041,5393BR	#04-051,5393BR
03	#03-011,8844BR	#03-021,5933BR		#03-041,3022BR	#03-051,5393BR

2BR3BR4BR· tile shows strata sq ft

Profit & Loss

haio estimate

19 realized resale exits at THE SERENADE @ HOLLAND over the 5y window — 19 profitable, 0 at a loss, a median 4.11%/yr.

Profit Distribution

Unit Type	Exits	Med Holding	Med PSF Buy	Med PSF Sell	Med Profit	Med Annualised
4BR	2	20y 10m	$666	$1,451	S$903,500	3.81%
5BR+	17	21y 8m	$618	$1,546	S$1,550,000	4.11%
Total	19	21y 2m	$618	$1,475	S$1,490,000	4.11%

Loss Distribution

No loss-making resales in this window — every matched exit sold above its matched entry price.

Realized resales: each resale / sub-sale (the exit) is matched to a comparable new-sale (the entry) at the same project by floor band and strata area, then the annualised return is (exit ÷ entry) ^ (1 ÷ years held) − 1. URA caveats only. haio estimate — URA masks unit numbers after May 2021, so entries are matched by area + floor, not exact unit. Executive Condos are shown as a separate segment.

RadiusWithin 4.0 km

Buyer Demand vs Competing Supply

haio estimate

x.x×demand vs supply · this year

Demand

xx,xxx

Nearby upgraders becoming able to buy a unit like yours this year

xx,xxx in the standing upgrader pool today

Supply

xx,xxx

Competing units coming up for sale nearby this year

xx,xxx competing units in the standing pool today

xx% demandxx% supply

xx,xxx HDB households within 4km of THE SERENADE @ HOLLAND. xx,xxx are in the addressable upgrader pool — MOP-eligible blocks, net of recent resale resets.

xx,xxx sellable now+xx,xxx on resale clock+xx,xxx future MOP=xx,xxx total

xx,xxx households are in past-MOP blocks but were resold in the last 5 years — the new buyer's own MOP restarted, so these are excluded from the sellable-now pool.

Supply vs Demand Eligibility Pool by year within 4km · actual

In plain English: what’s free to sell right now — units that have already cleared their SSD/MOP lock-up.

Actual= booked supply only — real resale caveats coming off their seller’s stamp duty (SSD) holding period (3 or 4 years, by purchase date) plus GLS-awarded new launches. Every figure is a recorded transaction or an awarded parcel: what is genuinely on the SSD/MOP clock today. The demand:supply ratio (top row) is computed on this booked supply.

Neutral read: a higher ratio = demand outweighs supply; the trend shows if it’s tightening or easing. A haio estimate.

MOP estimated as HDB completion year + 5 (standard scheme); +10 for Plus/Prime/PLH blocks. Able-to-sell figure nets out resale transactions in the last 5 years (those buyers' own MOP restarted). haio estimate — not guaranteed to reflect individual flat eligibility.

haio+

Exit Audience is a haio+ feature

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Exit Risk

haio unit-level records

If you bought at THE SERENADE @ HOLLAND today at ~$1,680 psf (the recent resale median — last 12 months, 3 sales)…

96.6%

of current owners hold at a lower PSF — they could sell below your entry and still profit.

n=89 traced current owners, 100.0% unit-exact

haio+

the Exit-Risk band is a haio+ feature

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The headline share is an exact count over haio’s unit-level records — one entry price per traced current owner. “Today’s price” is the last-12-months resale median, an anchor, not a valuation. In appreciated projects most owners naturally hold cheaper — long holders rarely sell low, so read it with the SSD-free share. Not advice. How this is calculated

West Sun Exposure

When direct sun lands on a West-facing window at THE SERENADE @ HOLLAND, for the date you pick.

Unit facing (your selection)

Date

6 am9 am12 pm3 pm6 pm8 pm

Direct sun on this facing
Worst window (overlaps 2–6 pm peak heat)

Direct sun on a West-facing window: 2:02 pm – 7:14 pm (5 h 12 m total). Worst stretch: 2:02 pm – 6:00 pm (falls in the 2–6 pm peak-heat band).

Sun at 3:30 pm on 2026-07-11: azimuth 304° (NW), elevation 50°.

Estimated from solar geometry — nearby buildings and blockage are not modelled.

Where Else You Can Buy

Anchored to this project's estimated price (~S$2.55M, the median of recent sale transactions at THE SERENADE @ HOLLAND) — drag to explore what else that budget buys across Singapore.

Nearby Condos

26 within 1 km

Lowest

$1,041

psf

Average

$1,937

psf

Highest

$2,560

psf

This propertyNearby condo


66 m	The Sierra	—	1998	$1,838
80 m	Allsworth Park	FH	1985	$2,052
94 m	Quinterra	LH	2009	$1,647
94 m	Evian Condominium	LH	1985	—
166 m	Ridgewood	FH	1981	$1,807
263 m	Himiko Court	FH	1983	—
265 m	The Trizon	FH	2012	$2,150
313 m	Pandan Valley	FH	1978	$1,539
344 m	Montview	FH	2008	$2,047
344 m	Yang'S Garden Village	FH	—	—

Project-level medians from haio’s own transaction data — median sale $ psf (last 2 years) and, in each pin, median monthly rent $ psf. Distances are straight-line from this property. Blank where there are no recent sales.

Amenities

MOE Primary One priority (1 km / 2 km) is measured from your home’s postal address — see the full Valuation Report for your unit.