Skye at Holland Review: Holland Village, District 10, 666 Units
Skye at Holland in Holland Village: 99-year leasehold, 666 units. Location, unit mix, prices, plans and how it sold.
Skye at Holland opened for sales on 11 October 2025 with a guide price from S$2,598 psf, according to EdgeProp, and the developers said 658 of the 666 homes (99%) sold over the launch weekend at an average of S$2,953 psf (UOL and CapitaLand Development). The guide price was about 16% above the middle value of the resale prices of the older leasehold condos around it, about 8% above One-North Eden, the newest leasehold condo in the comparison below, and below the S$3,332 psf median of the new sales at UpperHouse at Orchard Boulevard, a recent launch in the same district. The project has 666 99-year leasehold homes in two 40-storey towers, about 380 m in a straight line from Holland Village MRT.
Latest updates
12 months after launch (September 2026)
As at September 2026, URA developer sales show all 666 homes sold.
6 months after launch (March 2026)
As at March 2026, URA developer sales show 665 of the 666 homes put on sale sold (100%), from 662 (99%) in October 2025. The median psf of the month’s new sales was S$3,141, against S$2,949 in October 2025. That leaves 1 of the 666 homes in the project unsold.
3 months after launch (December 2025)
As at December 2025, URA developer sales show 662 of the 666 homes put on sale sold (99%), the same as in the launch month. The median psf of the month’s new sales was S$3,164, against S$2,949 in October 2025. A median moves with the mix of homes sold in the month, so it is not a price index. That leaves 4 of the 666 homes in the project unsold.
1 month after launch (October 2025)
URA developer sales for October 2025, the launch month, show 662 of the 666 homes put on sale had sold (99%), at a median of S$2,949 psf for the month’s new sales.
Skye at Holland at a glance
| Fact | Detail |
|---|---|
| Developer | UOL Group, Singapore Land Group, CapitaLand Development and Kheng Leong Company (legal developer: Holly Development Pte. Ltd.) |
| Address | 2 Holland Village Way, District 10 (Queenstown). The sales gallery is at Commonwealth Lane, next to One Commonwealth |
| Tenure | 99-year leasehold from 19 August 2024 |
| Homes | 666 in 2 40-storey towers, from 2-bedroom (581 sq ft) to 5-bedroom premium, private lift (1,765 sq ft) |
| Site | 133,343 sq ft, plot ratio 4.7 |
| Land | Government land sale site by UOL, SingLand, CapitaLand Development and Kheng Leong in 2024 for S$805.39 million, about S$1,285 psf ppr, 3 bids |
| Architect | P&T Consultants |
| Guide price | From S$2,598 psf. Example home: 2-bedroom, 581 sq ft, from S$1.51 million |
| Dates | Preview from 26 September 2025, sales launch 11 October 2025 |
| Expected TOP | 2029 (vacant possession 31 October 2029) |
Sources: UOL, SingLand, CapitaLand Development and Kheng Leong press release of 25 September 2025 and EdgeProp. The lead image, the other artist’s impressions and the plans are from UOL Group, Singapore Land Group, CapitaLand Development and Kheng Leong Company’s press release pages.
Where it is: Queenstown
Skye at Holland is at 2 Holland Village Way, in the Queenstown planning area (District 10). Holland Village MRT is a 6-minute walk away (EdgeProp). In a straight line from the site, the nearest MRT stations are Holland Village MRT (about 380 m), Buona Vista MRT (about 620 m) and Commonwealth MRT (about 1,250 m); malls are One Holland Village (about 200 m). The site point comes from OneMap. Walking and driving routes are longer.
- Skye at Holland
- MRT station
- Hospital
- Mall
- School
Source: planning-area boundaries from URA via data.gov.sg, stations from LTA via data.gov.sg, places found with OneMap. Drawn by Propwise; not to survey accuracy.
Schools: 1 within 1 km
In a straight line from the site: within 1 km, Anglo-Chinese School (International) (about 810 m); between 1 and 2 km, Henry Park Primary School (about 1,060 m), Dover Court International School (about 1,690 m) and Nanyang Primary School (about 1,930 m). The Ministry of Education measures distance for Primary 1 registration in its own way, so check each school’s band on the MOE school locator once the project has a postal code.
| Place | Type | Straight-line distance |
|---|---|---|
| Anglo-Chinese School (International) | School | about 810 m |
| Henry Park Primary School | School | about 1,060 m |
| Dover Court International School | School | about 1,690 m |
| Nanyang Primary School | School | about 1,930 m |
Source: places found with OneMap (Singapore Land Authority), stations from LTA via data.gov.sg, Propwise calculation.
The land: S$1,285 psf ppr
UOL, SingLand, CapitaLand Development and Kheng Leong won the Holland Drive government land sale site in May 2024 in a tender of three bids, at S$805.39 million, or about S$1,285 psf ppr, EdgeProp reports. Psf ppr is the price per sq ft of potential gross floor area. The site is 133,343 sq ft with a plot ratio of 4.7, and the developers say the project is the first major private residential launch in Holland Village since the end of 2019.
Homes and layouts: 666 homes
Home sizes run from the 581 sq ft 2-bedroom to the 1,765 sq ft 5-bedroom premium. There are no 1-bedroom homes in the mix. The 2-bedroom and 3-bedroom homes make up 518 of the 666 homes (78%), and the 148 4-bedroom and 5-bedroom homes have private lifts, according to the developers’ fact sheet.
| Type | Size (sq ft) | Homes | Levels |
|---|---|---|---|
| 2-bedroom (B1, B2) | 581 | 74 | 4 to 40 |
| 2-bedroom premium (BP1, BP2, BP3, BP4) | 667 to 678 | 148 | 4 to 40 |
| 2-bedroom premium + study (BPS1, BPS2, BPS3) | 732 to 743 | 148 | 4 to 40 |
| 3-bedroom (C1, C2) | 915 | 74 | 4 to 40 |
| 3-bedroom premium (CP1, CP2) | 1,076 | 74 | 4 to 40 |
| 4-bedroom, private lift (D1, D2) | 1,238 | 74 | 4 to 40 |
| 4-bedroom premium, private lift (DP1) | 1,464 | 37 | 4 to 40 |
| 5-bedroom premium, private lift (E1) | 1,765 | 37 | 4 to 40 |
Sources: UOL, SingLand, CapitaLand Development and Kheng Leong press release of 25 September 2025 and UOL and CapitaLand Development e-brochure.
The homes sit on levels 4 to 40 of both towers: 10 stacks at 2 Holland Village Way and 8 at 6 Holland Village Way, with 37 homes in each stack, and level 3 is a sky terrace, according to the developers’ e-brochure. The brochure gives a floor plan for each of 17 unit types. The plans below show one type from each of the eight groups in the table.
Facilities and site plan
Facilities by level, according to UOL, SingLand, CapitaLand Development and Kheng Leong press release of 25 September 2025 and UOL and CapitaLand Development e-brochure. Level 1: activity lawn, herb garden and wellness pool. Level 1 and 2: two-storey Skye Clubhouse with a 122 sqm main function room and a 140 sqm gym. Level 2: entertainment room and game room. Level 3: 50-metre lap pool, leisure pool, spa pool, sky lounge, two residents’ private gyms, yoga sanctuary, reading nook, steam room, chillout deck and hammock garden. Also: children’s splash and play zone, fitness garden, pets’ play area and two BBQ pavilions. For 666 homes there are 666 car lots (about 1 a home) (UOL, SingLand, CapitaLand Development and Kheng Leong press release of 25 September 2025). The towers are raised about 20 metres above street level on a two-storey car park podium and landscaped deck (EdgeProp).
How the price compares with nearby condos
The guide price of S$2,598 psf is about 16% above the middle value of the median resale psf of the older leasehold condos nearby (S$2,243 psf). The tables use URA caveats for the 24 months from Nov 2024 to Oct 2026 (the latest month is a month so far).
| Project | Street | Tenure | Resales | Median psf | Homes under 800 sq ft (resales) |
|---|---|---|---|---|---|
| Skye at Holland (guide price) | Holland Village Way | 99-yr from 2024 | – | S$2,598 from | – |
| D'Leedon | Leedon Heights | 99-yr from 2010 | 129 | S$2,065 | S$2,047 (29) |
| Fourth Avenue Residences | Fourth Avenue | 99-yr from 2018 | 44 | S$2,540 | S$2,449 (30) |
| Commonwealth Towers | Commonwealth Avenue | 99-yr from 2013 | 89 | S$2,267 | S$2,236 (70) |
| Queens Peak | Dundee Road | 99-yr from 2015 | 88 | S$2,219 | S$2,194 (45) |
| One Holland Village Residences | Holland Village Way | 99-yr from 2018 | 2 | S$2,975 | – |
| One-North Eden | Slim Barracks Rise | 99-yr from 2019 | 17 | S$2,404 | S$2,405 (10) |
| Parvis | Holland Hill | Freehold | 15 | S$2,366 | – |
| Leedon Residence | Leedon Heights | Freehold | 26 | S$2,812 | – |
| The Ford @ Holland | Ford Avenue | Freehold | 9 | S$2,108 | S$2,108 (5) |
| Project | Street | Tenure | New-sale caveats | Median psf |
|---|---|---|---|---|
| UpperHouse at Orchard Boulevard | Orchard Boulevard | 99-yr from 2024 | 249 | S$3,332 |
Source: URA (caveats), Propwise calculation. Guide price: EdgeProp, 25 Sep 2025.
The developers’ starting prices at the preview, with the price per sq ft that EdgeProp worked out from them, were:
| Home | Size | Starting price | Psf |
|---|---|---|---|
| 2-bedroom | 581 sq ft | S$1.51 million | S$2,598 |
| 3-bedroom | 915 sq ft | S$2.4 million | S$2,623 |
| 4-bedroom, private lift | 1,238 sq ft | S$3.34 million | S$2,698 |
Source: UOL, SingLand, CapitaLand Development and Kheng Leong press release (prices and sizes), EdgeProp (psf), 25 September 2025. The developers did not publish a price for the 4-bedroom premium or the 5-bedroom homes.
ERA Singapore chief executive Marcus Chu named One Holland Village Residences as the best comparison, because its new homes sold at a median of S$2,762 psf between 2019 and 2023, EdgeProp reported. That project had only two resale caveats in the 24 months in the table above, so its resale median is a thin guide. Huttons Asia chief executive Mark Yip said the Holland Road enclave had no new supply of homes and that buyers in the Core Central Region were becoming more price-sensitive, with budgets clustering at S$2.5 million and below.
Recent launches in District 10:
| Project | Launched | Tenure | Homes | Sold to date | Share sold | Median psf |
|---|---|---|---|---|---|---|
| Amberwood at Holland | Sep 2026 | 99-year | 212 | 24 | 34.3% | S$3,021 |
| The Giverny Residences | Mar 2026 | Freehold | 6 | 2 | 33.3% | S$3,326 |
| Upperhouse at Orchard Boulevard | Jul 2025 | 99-year from 2024 | 301 | 249 | 82.7% | S$3,668 |
| 21 Anderson | Apr 2025 | Freehold | 19 | 16 | 88.9% | S$4,946 |
Source: URA developer sales (homes launched and sold as the developers report them to URA), data to Sep 2026. A launch’s share sold is of the homes released so far, not of all homes.
How it sold
The table follows the homes put on sale and sold since the launch, as developers report them to URA. It shows the launch month and the months after it; a month that URA has not published yet reads “not yet”.
| Since launch | Month | Homes on sale | Homes sold | Share sold | Median psf of the month’s sales |
|---|---|---|---|---|---|
| Launch month | Oct 2025 | 666 | 662 | 99% | S$2,949 |
| 1 month later | Nov 2025 | 666 | 661 | 99% | S$3,018 |
| 3 months later | Jan 2026 | 666 | 661 | 99% | S$3,367 |
| 6 months later | Apr 2026 | 666 | 665 | 100% | – |
| 12 months later | Oct 2026 | not yet | not yet | not yet | not yet |
Source: URA developer sales (homes as the developers report them to URA), Propwise calculation. Data to Sep 2026.
The developers said on 11 October 2025 that 658 of the 666 homes had sold over the launch weekend at an average of S$2,953 psf, to buyers who were almost all Singaporeans and permanent residents (sales release). EdgeProp reported that all the 3-bedroom and 4-bedroom homes sold out and about 90% of the 5-bedroom homes sold, that some buyers moved up to a 4-bedroom or 5-bedroom after their preferred 3-bedroom was gone, and that about 8,000 people visited in the first three days of previews. PropNex chief executive Kelvin Fong told EdgeProp it was the best-selling project by number of homes in the Core Central Region in 2025. The average of S$2,953 psf is about 14% above the S$2,598 psf starting price, a Propwise calculation; a starting price is the lowest-priced home of each type, so an average above it is normal. URA counts 662 of 666 homes sold by the end of October 2025 (99%) at a median of S$2,949 psf, and 666 sold (100%) as at September 2026. After the launch month, URA records no more than two sales a month.
What it costs to buy
At the guide price of S$1,510,000 for the 2-bedroom, 581 sq ft, buyer’s stamp duty is S$45,100 for everyone. Additional stamp duty depends on who is buying and how many homes they own: a Singapore citizen buying a first home pays none. A first-time bank-loan buyer borrows up to S$1,132,500 and puts down S$377,500, of which at least S$75,500 must be cash and the rest can be cash or CPF. The 3-month compounded SORA was 1.24% on 14 Oct 2026.
| Buyer | Buyer’s stamp duty | Additional duty (ABSD) | Total duties |
|---|---|---|---|
| Singapore citizen, first home | S$45,100 | None | S$45,100 |
| Singapore citizen, second home | S$45,100 | S$302,000 (20%) | S$347,100 |
| Permanent resident, first home | S$45,100 | S$75,500 (5%) | S$120,600 |
| Permanent resident, second home | S$45,100 | S$453,000 (30%) | S$498,100 |
| Foreigner | S$45,100 | S$906,000 (60%) | S$951,100 |
| Item | Amount | Basis |
|---|---|---|
| Price | S$1,510,000 | 2-bedroom, 581 sq ft, guide price from S$2,598 psf |
| Loan | S$1,132,500 | 75% limit for a first bank loan |
| Down payment | S$377,500 | 25% of the price |
| Of which cash at least | S$75,500 | 5% of the price; the rest can be cash or CPF |
| Interest rate | Monthly instalment |
|---|---|
| 2.0% a year (example) | S$4,186 |
| 2.5% a year (example) | S$4,475 |
| 3.0% a year (example) | S$4,775 |
| 4% a year (bank stress test) | S$5,407 |
Source: stamp duty and loan rules in the Propwise rules database (BSD in force from 15 Feb 2023), Propwise calculation. Guide price: EdgeProp, 25 Sep 2025. MAS rules for the lending limits.
Banks test the loan at a 4% rate. At that rate the instalment is S$5,407, so a household with no other debts needs a gross monthly income of about S$9,830. Most of the loan on an uncompleted home is drawn in stages as construction progresses, so early payments are smaller.
Who it suits
Upgraders and families who want a 2-bedroom or 3-bedroom home near Holland Village. The 2-bedroom and 3-bedroom homes are 518 of the 666 homes, and the walk to Holland Village MRT is about six minutes, EdgeProp reports. PropNex’s Kelvin Fong called the S$1.5 million to S$2.5 million range the sweet spot and expected buyers from Ghim Moh, Holland Close, Dover, Commonwealth and Dawson. The 2-bedroom starts at S$1.51 million and the 3-bedroom at S$2.4 million.
Buyers of larger homes. The 148 4-bedroom and 5-bedroom homes have private lifts, from 1,238 sq ft, and the 4-bedroom started at S$3.34 million. EdgeProp reported that the 3-bedroom and 4-bedroom homes sold out on the first weekend, so a buyer who wants one of these types now has to look at resale listings once the project completes.
Investors. ERA’s Marcus Chu cited a 47.4% rise in District 10 median rents, from S$3.52 psf a month in 2021 to S$5.19 psf. At S$5.19 psf a 581 sq ft home would rent for about S$3,015 a month, a gross yield of about 2.4% on S$1.51 million before costs and vacancy, a Propwise calculation from a district median, not a quote for this project. The yield is modest, and there is a long wait: the developers expect completion in 2029.
It suits buyers who want freehold or a short wait less well. The lease runs 99 years from August 2024, and the freehold condos in the comparison above (Parvis, Leedon Residence and The Ford @ Holland) sit close by. Buyers who want a 1-bedroom home have no choice here.
Strengths and trade-offs
Strengths
- About a six-minute walk to Holland Village MRT on the Circle Line (EdgeProp).
- The first major private launch in Holland Village since the end of 2019, according to the developers.
- 99% of the homes sold over the launch weekend, and URA shows 100% sold as at September 2026.
- One car lot for each home: 666 lots for 666 homes, according to the developers’ fact sheet.
- A 50-metre lap pool and a two-storey clubhouse with a 140 sqm gym and a 122 sqm function room.
- Views over the surrounding Good Class Bungalow areas, which the developers call unobstructed.
Trade-offs
- The guide price was about 16% above the middle value of resale prices of older leasehold condos nearby.
- A 99-year lease that started in August 2024, while freehold condos such as Parvis and Leedon Residence are close by.
- Completion is expected in 2029, with vacant possession on 31 October 2029.
- The smallest home is a 581 sq ft 2-bedroom, and there is no 1-bedroom.
- With the project almost fully sold at launch, buyers who missed it will look at resale after completion, where the nearest comparable, One Holland Village Residences, has had only two resale deals in two years.
- The 3-bedroom started at S$2.4 million and the 4-bedroom at S$3.34 million, and Huttons said many buyers in this region keep to a S$2.5 million ceiling.
