Amberwood at Holland

Holland Link / Holland Plain, D10 · Sim Lian Group

Overall score 5.2 out of 10. Only for families who want low-rise living near Methodist Girls' and can hold long. It has the lowest overall score in this batch. The homes are large and low-rise, and the school is a real draw, but it is far from the MRT and food, and buyers have been slow: 16% sold in six weeks. With no unit under $2.5M, the future buyer pool is narrow, so plan to stay rather than flip.

This file includes an HDB upgrader affordability calculator, a break-even resale price calculator and a comparison with other launches in the same region.

Key facts

Sales so far: 34 of 212 (16%) on 5 Nov 2026
Price: $3,019 psf (September sales, URA)
Land cost: $1,432 psf of buildable floor area ($368.4M)
Completion: About Jun 2030 (one section of a source says Q2 2029)
Lease: 99 years from 4 Nov 2025
MRT: King Albert Park MRT about 1 km straight line; sources quote a 7 to 9 minute walk, which looks optimistic for that distance
Food and shops: KAP Mall at King Albert Park (about 1 km); Beauty World one MRT stop. No hawker centre named.
Primary schools: Methodist Girls' School (Primary) about 650-770 m

Scores

Location: 8/10. Prime city region (7) + primary school within 1 km (+1); linear park beside is small, no mall next door
Entry price: 6/10. About 47% above District 10's 99-year resale middle price ($2,047 psf); slightly cheaper per sq ft than Dunearn House
Exit plan: 4/10. Start 5; +1 primary school within 1 km; -1 second Holland Plain site (about 280 homes, 2027); -1 under 30% sold after 6 weeks. No points for size (212 homes, no 2-bedders) or MRT (about 1 km)
Nearby food: 4/10. Nearest mall and food about 1 km away
MRT closeness: 4/10. About 1 km to the nearest station

Pros

Low-rise, 11 blocks of 4-6 storeys, low density
Methodist Girls' School within 1 km
64 five-bedroom homes, rare nearby
3-bedroom of the same 872 sq ft costs slightly less than Dunearn House did
Wide choice of units still available

Cons

About 1 km to the MRT
Slow sales: 178 of 212 still unsold
No 2-bedroom; cheapest home $2.54M
Sim Lian's second site next door (about 280 homes) launches in 2027

Sources: SG Properties comparison · PropertyNet

Figures come from public sources listed under Sources. Caveat prices lag actual deals by a few weeks. This is education, not financial advice; check your own numbers with your bank and CPF before you commit.