Eight sections on Amberwood’s family layouts, land cost, asking prices and recorded sales, with floor plans and dated comparisons.
haioTL;DR
Amberwood at Holland starts at three bedrooms and an advertised $2.568 million. The choice is a family layout in a low-rise Holland Link development, with a substantial entry budget and daily journeys that need to work before the planned rail connection arrives.
| Item | Detail |
|---|---|
| Location | Holland Link, District 10 |
| Legal developer | Sim Lian JV (Holland) Pte. Ltd. |
| Joint developers named in the brochure | Sim Lian Land and Sim Lian Development |
| URA tender site area | 17,069 sq m |
| Homes | 212, with three to five bedrooms |
| Residential buildings | Eight six-storey blocks and three four-storey blocks |
| Tenure | 99-year lease commencing 4 Nov 2025 |
| Brochure date of vacant possession | 30 Jun 2030 |
| Expected legal completion | 30 Jun 2033 |
Sources: Brochure; Sim Lian.
The brochure identifies King Albert Park as the nearest MRT station and estimates a seven-minute drive to Holland Village, subject to traffic. LTA targets the future Cross Island Line interchange for 2032, after the 30 Jun 2030 possession date. Methodist Girls’ School (Primary) is described as within 1 km using a 31 Jul 2026 map; admission remains subject to official eligibility, citizenship, distance and registration-year rules. Holland Green Linear Park offers nearby green space, while the Community Plain remains planned.
Project Location — land parcel on the map
Source: URA · 13 Sep 2026.
| URA land-award measure | Value |
|---|---|
| Award date | 7 Aug 2025 |
| Successful tenderers | Sim Lian Land and Sim Lian Development |
| Tender price | $368,368,368 |
| Site area | 17,069 sq m |
| Maximum permissible gross floor area | 23,897 sq m |
Source: URA · 7 Aug 2025.
Holland Link’s awarded land rate is about $1,432 psf ppr, calculated from URA’s price and maximum permissible gross floor area. Sim Lian’s bid exceeded Wee Hur’s by 22.2%. The rate measures land cost, not apartment prices; the bidding gap does not establish a future apartment-price floor.
Government Land Tenders — psf ppr
Source: URA · 29 Jul 2025.
The separate Holland Plain parcel was awarded at $1,491 psf ppr in May 2026, about $59 above Holland Link. It provides nearby land-cost context, but a different parcel’s winning bid cannot establish what an Amberwood buyer should pay.
GLS Land Prices in Context, Awards Jan 2025 to Jun 2026, $ psf ppr
Source: URA; haio · 13 Sep 2026.
haio’s 16 Jun 2026 model estimates breakeven at $2,195 psf, with a $2,157–$2,236 psf construction-cost sensitivity range. It uses 3Q2025 construction references and assumes saleable area roughly equals maximum permissible gross floor area; design efficiency, financing and cost allocation can change the result. The developer’s subsequently announced minimum of $2,945 psf exceeds this estimate, but the gap establishes neither actual profit nor a resale-value floor. Compare each unit’s full asking price with comparable homes.
Breakeven Ladder (haio estimates)
Source: haio cost model · 16 Jun 2026.
Sim Lian’s official website shows a broader portfolio than the brochure’s selected references.
Correction. An earlier version of this section reported matched resale pairs, median annualised gross returns and gain and loss counts for 19 Sim Lian projects. Those figures came from a separate pairing method, not from each unit’s own consecutive sales under haio’s single profitability standard, and its counts do not reconcile with that standard. They are withdrawn until haio recomputes them from each unit’s exact sale history.
Select a column heading to sort.
| Three-bedroom, including Premium, Flexi and Study | 74 | 34.9% | 872 to 980 | Smallest C1 type: eight homes. |
| Four-bedroom, including Flexi, Premium and Luxe | 74 | 34.9% | 1,076 to 1,313 | Brochure minimum is smaller than the supplied price-sheet example. |
| Five-bedroom Premium and Luxe | 64 | 30.2% | 1,324 to 1,572 | Smallest Premium plan is 1,324 sq ft, below the supplied price-sheet example. |
Sources: Brochure; launch price sheet.
Almost two-thirds of the homes have four or five bedrooms, concentrating the product on households able to fund a family-sized purchase without establishing demand. Historical District 10 matched holds of four to less than ten years show no steadily higher return with more bedrooms. The five-bedroom median rests on 43 pairs, versus 2,449 three-bedroom pairs; returns exclude ownership and transaction costs.
Bedroom Performance by District
Source: haio bedroom returns · 25 Sep 2026.
Explore the brochure’s site plan, stack schematic and floor plans by bedroom count. Areas include balconies or ground-floor private enclosed space; unit counts include ground-floor variants.
Floor Plans — browse by unit type
Source: Brochure, pp. 36–54.
The 13 Sep 2026 price-sheet snapshot lists six advertised starting prices, without unit numbers or availability counts. Its four-bedroom rate of $2,921 psf is below the developer’s subsequently announced $2,945 psf minimum and should not be read as a current offer. The table preserves the earlier quotes; revised category or unit prices have not been supplied.
Select a column heading to sort.
| Three-bedroom | 872 | $2,568,000 | $2,945 |
| Three-bedroom Flexi | 958 | $2,841,000 | $2,966 |
| Four-bedroom | 1,087 | $3,175,000 | $2,921 |
| Four-bedroom Premium | 1,227 | $3,674,000 | $2,994 |
| Five-bedroom Premium | 1,335 | $3,992,000 | $2,990 |
| Five-bedroom Luxe | 1,561 | $4,699,000 | $3,010 |
Source: Launch price sheet · 13 Sep 2026.
Eight C1 homes occupy the third to sixth floors across two stacks; the sheet identifies none individually. The explorer uses the earlier asking prices as calibration inputs, with a $2,945 psf minimum in its base scenario. The slider adjusts indicative estimates, not developer quotes or availability. Category matching also affects estimates because the sheet omits smaller four-bedroom and five-bedroom Premium sizes.
Stack View — market indicative estimates
Sources: Brochure; launch prices; haio.
Amberwood’s announced $2,945 psf minimum sits close to Skye at Holland’s median and above Fourth Avenue Residences and D’Leedon’s. Starting asks and recorded medians describe different homes. A lower-psf resale might buy more space within $2.568 million, but condition, renovation and remaining lease matter. These medians establish neither an available equivalent three-bedroom unit nor a uniform Amberwood premium.
Comparable Projects — median $ psf, 12 months
Source: haio/URA · 13 Sep 2025–13 Sep 2026.
Skye at Holland, Fourth Avenue Residences and D’Leedon are 99-year projects; the other six charted comparators are freehold. Skye’s 598 records are new sales; Fourth Avenue and D’Leedon’s are resales. The freehold group includes new sales, sub-sales and resales, without establishing each project’s sale-type mix. Van Holland’s one record and Royalgreen’s five deserve less weight than larger samples. Medians use each transaction’s recorded price per sq ft across sale types, sizes and floors.
Demand and Supply
Source: haio exit model · 15 Sep 2026.
Amberwood offers a low-rise setting and a range of family layouts, but the purchase commitment is substantial and the planned rail connection follows possession. Starting prices and modelled unit estimates help frame a comparison; they do not establish value or future returns. Without developer-confirmed unit prices and verified recurring charges, the clearest test remains whether the chosen home fits the household’s needs and budget.
Estimate only, not financial advice. A model-generated guide from public data, not a formal valuation; actual prices and bank valuations may differ, so verify before acting. haio accepts no liability for decisions made in reliance on it.