Low-rise homes beside the Rail Corridor, in District 10
A 15,717 sqm residential site off Old Holland Road, Bukit Timah, awarded to Sim Lian on 12 May 2026. Up to 280 homes over six storeys, with Methodist Girls' School and King Albert Park MRT nearby. Project name, prices and plans are not yet released.
Overview
Holland Plain, Bukit Timah
The numbers first. Sim Lian paid S$454 million for this 99-year plot, or S$1,491 per square foot per plot ratio, as the only bidder when the tender closed on 7 May 2026. That is 4.1% above the S$1,432 psf ppr it paid for the neighbouring Holland Link plot in 2025.
The site allows 28,291 sqm of gross floor area at a plot ratio of 1.8, capped at 280 homes. Height is limited to six storeys, with a single eight-storey high point, so the scheme will be low-rise like the landed estates around it.
What is not known yet: the project name, the unit mix, sizes, prices and the launch date. Register below and a licensed salesperson will send them the day they are released.
Why this plot is on buyers' lists
- Core Central Region, District 10, in the Bukit Timah landed belt: Brizay Park, Garlick Avenue and Ewart Park Good Class Bungalow areas are next door.
- Low-rise by rule, not by choice: six storeys across the parcel, so no tower will be built on this land.
- King Albert Park MRT on the Downtown Line is about 0.7 km away in a straight line, and is planned to become an interchange with the Cross Island Line.
- Methodist Girls' School is about 0.4 km away; Henry Park Primary and Pei Hwa Presbyterian Primary are within about 1.5 km. Distance does not guarantee admission.
- Two new public parks, a community plain and a wetland park, are planned for the Holland Plain precinct, with the Rail Corridor and Holland Green Linear Park already alongside.
- Same developer as Amberwood at Holland next door, which previewed in September 2026 with indicative prices from S$2.568 million for a three-bedroom home.
Highlights
What the tender allows, and what it rules out
The conditions of sale set the shape of the development before a single drawing is published. These are the ones that matter to a buyer.
Up to 280 homes on 1.57 hectares
The URA tender caps the scheme at 280 units on a 15,716.9 sqm site. With 28,291 sqm of allowable floor area, that works out to an average of about 101 sqm (about 1,090 sq ft) of gross floor area per home, before common areas, so the eventual mix is likely to lean towards family sizes rather than compact units. The actual mix is the developer's decision and is not yet published.
Six storeys, with one eight-storey point
Building height is limited to six storeys across the parcel, with a localised high point of eight storeys. Blocks will sit at roughly the scale of the neighbouring Amberwood at Holland, which is being built as four- and six-storey blocks.
One bidder, and what that says about pricing
Analysts had expected up to six bids, in the S$1,350 to S$1,500 psf ppr range. Sim Lian was the only tenderer and paid S$1,491 psf ppr, near the top of that range, despite no competition. Land cost is one input into launch pricing, alongside construction cost and the developer's margin; no launch price has been indicated.
A precinct of about 2,500 homes, built in stages
Holland Plain is planned as a new low- and mid-rise residential precinct of about 2,500 homes across eight sites, with two new parks and connections to the Rail Corridor. Holland Link (Amberwood at Holland, 212 homes) was the first site sold; this is the second. Later sites will follow the Government Land Sales programme.
King Albert Park as a future interchange
King Albert Park MRT operates today on the Downtown Line. The Land Transport Authority has announced a Cross Island Line station there, which would make it an interchange; industry reports put the opening in the early 2030s. Treat the interchange as planned, not as a current amenity.
Homes
What the land conditions already say about the homes
No drawing has been published, but the tender fixes the size of the plot, how much can be built on it and how high it can go. From those three numbers a buyer can already read the shape of the development.
Fixed by the tender
- Private residential use on a 99-year lease, developed by Sim Lian Land Pte Ltd and Sim Lian Development Pte Ltd.
- A plot ratio of 1.8: between 25,462 and 28,291 sqm of gross floor area must be built.
- Low-rise by condition: six storeys, with a single eight-storey high point, so no tower is possible on this land.
- A cap of 280 homes. With the full floor area that averages about 101 sqm (1,090 sq ft) of gross floor area per home, which points to family-sized units rather than compact ones. That is arithmetic, not the developer's plan.
For scale, the same developer's Amberwood at Holland next door places 212 homes in eleven blocks of four and six storeys on a 183,729 sq ft plot. This site is smaller, at 169,175 sq ft, with a higher plot ratio and a higher cap on homes.
Still to come from the developer
- Project nameNot announced
- Unit mix and sizesNot released
- Floor plans and site planNot released
- PricesUsually released at the preview
- Preview and launch datesNot announced
- Expected completionNot announced
Registered buyers are sent each of these as the developer releases it.
Send me the plans and pricesLocation
Between the Rail Corridor and Old Holland Road
The site sits in the Holland Plain precinct of Bukit Timah, District 10, with Methodist Girls' School and the Brizay Park bungalow estate to its north, Holland Green Linear Park to its south and the Rail Corridor to its west. No postal address exists until the development is built.
Map centred on Old Holland Road, which fronts the site. The parcel boundary follows the URA tender plan and is not marked. Distances are straight-line from the site's estimated centre, rounded to 0.1 km; walking routes are longer. School distances do not confer admission priority.
| Trains | |
|---|---|
| King Albert Park (DT6); Cross Island Line interchange planned | 0.7 km |
| Sixth Avenue (DT7) | 1.3 km |
| Beauty World (DT5) | 1.7 km |
| Holland Village (CC21) | 2.3 km |
| Schools | |
|---|---|
| Methodist Girls' School | 0.4 km |
| Pei Hwa Presbyterian Primary | 1.4 km |
| Henry Park Primary | 1.5 km |
| Hwa Chong Institution | 1.8 km |
| National Junior College | 2.1 km |
| Shops and parks | |
|---|---|
| Holland Green Linear Park | 0.4 km |
| Guthrie House, Sixth Avenue | 1.1 km |
| Bukit Timah Plaza | 1.2 km |
On the Downtown Line
Schematic, not to scaleDrag sideways to see the whole line. The distance is straight-line from the site's estimated centre; stop counts are along the Downtown Line from King Albert Park. The Cross Island Line interchange is planned and not yet built; the Circle and North South Line interchanges are operating.
Developer
What Sim Lian's record means for a buyer here
Two Sim Lian companies hold the site. The group has been building in Singapore since 1976, and its recent record is what a buyer can actually check.
It already builds next door
Sim Lian won the first Holland Plain plot, Holland Link, in August 2025 for S$368.37 million and is developing it as Amberwood at Holland: 212 homes in eleven blocks of four and six storeys, with completion set for June 2030. This second plot will be planned by a team that has already worked through the precinct's conditions once.
It sells out large projects
Treasure at Tampines, 2,203 units, was fully sold by February 2022. Emerald of Katong, 846 units, was 99% sold as at 2 September 2026. A developer that clears stock is less likely to hold back units or reprice mid-launch.
It has a long paper trail
Founded in 1976 as a contractor, listed on the SGX Mainboard from 2000 to 2016 and building homes under Sim Lian Land since 2001, the group's completed projects include Rochelle at Newton (2009), Hillion Residences (launched 2013) and Vision Exchange (completed 2017). Track record does not guarantee the quality or timing of a future project.
Awarded entities per URA: Sim Lian Land Pte Ltd and Sim Lian Development Pte Ltd, tender price S$454,000,000 (S$16,047.51 per sqm of GFA). This page is not connected to Sim Lian and is not an official developer website.
FAQ
Three questions buyers ask first
Short answers on where the project stands today. Anything not answered here is answered by the salesperson once you register.
Can I buy a unit now?
No. The developer has not launched the project and cannot sell units until the necessary approvals and licences are in place. Registering here puts you on a list to receive the details when they are released; it is not a booking and creates no obligation.
When will prices and floor plans be released?
Floor plans normally appear when the developer opens its preview, and prices shortly before the sales launch. No dates have been announced for this site. Registered buyers are sent each item the day it is released.
Is this the developer's website?
No. This is an independent information page. Enquiries are handled by a CEA-licensed real estate salesperson, and all project information is subject to change and confirmation by the developer.
Register interest
Be sent the details on the day they are released
Leave your name and Singapore mobile number. A CEA-licensed salesperson will contact you with the project name, unit mix, floor plans and prices as the developer releases them, and can arrange a showflat visit once one opens.
- Price list and floor plans on release
- Priority notice of the preview and showflat opening
- No obligation; a viewing request is not a booking
- Developer
- Sim Lian Land Pte Ltd and Sim Lian Development Pte Ltd
- Land price
- S$454 million (S$1,491 psf ppr), awarded 12 May 2026
- Status
- Land awarded; name, plans, prices and launch date not released
Prefer to talk? The salesperson's number is shown in the footer.