Amberwood at Holland Price Guide
Amberwood at Holland Pricing – What We Know
Official pricing for Amberwood at Holland has not been released by Sim Lian. The price list will be published at or shortly before the official launch preview, expected in the second half of 2026. Register below to receive the price list directly when released.
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Amberwood at Holland – Indicative Price Range
Based on the confirmed land cost of S$1,432 psf ppr and current construction cost benchmarks in Singapore, analyst estimates for Amberwood at Holland‘s launch pricing are in the range of S$2,800 to S$3,000 psf for typical units.
This range is derived from the standard developer pricing model: land cost plus construction costs (estimated at S$450 to S$550 psf for a mid-tier CCR project) plus developer margin, financing costs and marketing expenses. The 6-storey low-rise format also typically commands a per-unit premium over high-rise comparables due to the lower unit count spread across the site.
These are analyst estimates only. Actual pricing is at Sim Lian’s sole discretion and will be confirmed at launch.
Indicative Unit Price Ranges
The table below applies the S$2,800 to S$3,000 psf estimate across expected unit size ranges. Unit sizes are based on analyst estimates from the GFA and expected unit mix – they are not confirmed by Sim Lian.
| Unit Type | Est. Size | Est. Price at S$2,800 psf | Est. Price at S$3,000 psf |
|---|---|---|---|
| 2-Bedroom | 650 – 800 sqft | S$1.82M – S$2.24M | S$1.95M – S$2.40M |
| 3-Bedroom | 900 – 1,200 sqft | S$2.52M – S$3.36M | S$2.70M – S$3.60M |
| 4-Bedroom | 1,300 – 1,600 sqft | S$3.64M – S$4.48M | S$3.90M – S$4.80M |
All figures are indicative estimates for planning purposes only. Actual unit sizes and prices will be confirmed by Sim Lian at launch. For the expected unit mix and size breakdown, see the Amberwood at Holland floor plans guide.
Amberwood at Holland – Stamp Duties Payable
Buyers must factor BSD and ABSD into their total acquisition cost. Both are payable within 14 days of signing the Sale and Purchase Agreement.
Buyer’s Stamp Duty (BSD)
BSD applies to all buyers at the following tiered rates on the purchase price:
- First S$180,000: 1%
- Next S$180,000: 2%
- Next S$640,000: 3%
- Next S$500,000: 4%
- Next S$1,500,000: 5%
- Remaining amount: 6%
At indicative prices, BSD works out as follows:
| Purchase Price | Estimated BSD |
|---|---|
| S$2,000,000 | S$64,600 |
| S$2,500,000 | S$84,600 |
| S$3,000,000 | S$109,600 |
| S$3,500,000 | S$134,600 |
| S$4,000,000 | S$159,600 |
These figures are calculated on the tiered BSD formula above and are for planning purposes only. Verify exact figures with IRAS before committing to a purchase.
Additional Buyer’s Stamp Duty (ABSD)
ABSD rates as at May 2026:
| Buyer Profile | ABSD Rate |
|---|---|
| Singapore Citizen – 1st property | 0% |
| Singapore Citizen – 2nd property | 20% |
| Singapore Citizen – 3rd+ property | 30% |
| Permanent Resident – 1st property | 5% |
| Permanent Resident – 2nd property | 30% |
| Foreigner | 60% |
| Entity / Trustee | 65% |
ABSD rates are set by the Singapore Government and are subject to change. Verify current rates with IRAS before committing to a purchase.
Amberwood at Holland – Progressive Payment Scheme
As a new launch under development, Amberwood at Holland will be sold under the Progressive Payment Scheme (PPS). Payments are made in stages as construction milestones are reached, rather than as a lump sum.
With an estimated TOP of Q4 2030, buyers who purchase at the 2026 launch will spread their payments across approximately four years of construction. The final 25% instalment falls due at TOP, with the remaining 15% payable at legal completion (CSC issuance), typically 6 to 12 months after TOP.
[PROGRESSIVE PAYMENT CALCULATOR WIDGET]
Amberwood at Holland – Comparable Transactions
For context, the following completed CCR developments provide reference points for price benchmarking:
Fourth Avenue Residences (District 10, 99-year leasehold, launched 2019) – transacted at S$2,300 to S$2,600 psf at launch. Recent resale transactions have been recorded above S$2,700 psf, reflecting appreciation since launch.
Leedon Green (District 10, freehold, launched 2020) – transacted at S$2,200 to S$2,600 psf at launch. The freehold premium is relevant context for buyers comparing tenure.
One Holland Village Residences (District 10, 99-year leasehold, launched 2021) – transacted at S$2,800 to S$3,300 psf, reflecting the integrated mixed-use premium.
Amberwood at Holland‘s expected S$2,800 to S$3,000 psf positions it at the lower end of the current CCR market range for a new launch. The low-rise exclusivity, GCB adjacency and Rail Corridor frontage are structural premiums that buyers should weigh against the leasehold tenure. For context, Dunearn House in District 11 is launching in July 2026 at an expected S$2,400 to S$2,800 psf. Read the full Bukit Timah new launch condo 2026 comparison guide for a side-by-side analysis.
Stamp duty rates are correct as at May 2026. BSD and ABSD rates are subject to change by the Singapore Government. This page is for planning purposes only. Please verify all figures with a licensed salesperson and your legal advisor before making any financial decisions.
Amberwood at Holland Price - Frequently Asked Questions
What is the expected price of Amberwood at Holland?
Official pricing has not been released. Based on the confirmed land cost of S$1,432 psf ppr, analyst estimates place the launch price of Amberwood at Holland in the range of S$2,800 to S$3,000 psf. These are estimates only and are not confirmed by Sim Lian.
When will the Amberwood at Holland price list be released?
The price list will be released by Sim Lian at or shortly before the official launch preview, expected in the second half of 2026. Register your interest to receive the Amberwood at Holland price list directly when published.
How much is BSD on a S$3 million purchase at Amberwood at Holland?
BSD on a S$3,000,000 purchase is approximately S$109,600. This is payable within 14 days of signing the Sale and Purchase Agreement. Verify the exact figure with IRAS before committing.
Is ABSD payable on Amberwood at Holland?
ABSD applies based on your buyer profile. Singapore Citizens buying their first property pay 0% ABSD. Singapore Citizens buying their second property pay 20% ABSD – on a S$3,000,000 unit that is S$600,000. Foreigners pay 60% ABSD – on a S$3,000,000 unit that is S$1,800,000. Verify your ABSD liability with a licensed salesperson before committing to a purchase of Amberwood at Holland.
Can I use CPF to pay for Amberwood at Holland?
Yes. CPF Ordinary Account funds can be used toward the purchase of Amberwood at Holland, subject to CPF usage rules and the Valuation Limit. As Amberwood at Holland is a 99-year leasehold with the lease commencing from 7 August 2025, CPF usage eligibility will be subject to the standard remaining lease requirements. Verify with your CPF agent before committing.
What is the estimated TOP date for Amberwood at Holland?
The estimated TOP for Amberwood at Holland is Q4 2030. Buyers who purchase at the 2026 launch will pay progressively over approximately four years of construction before taking possession. The final 15% instalment at legal completion (CSC) is expected around mid-2031. This is an estimate based on the August 2025 GLS award date and standard BCA construction timelines.
What is the estimated monthly mortgage for a 3-bedroom at Amberwood at Holland?
At an indicative price of S$2,900 psf and an estimated size of 1,000 sqft, a 3-bedroom unit at Amberwood at Holland would cost approximately S$2.9 million. On a 75% loan of S$2,175,000 at 3.5% per annum over 25 years, the estimated monthly repayment is approximately S$10,870. This is an estimate only. Actual loan quantum is subject to bank approval and TDSR assessment at 55% of gross monthly income.
What is the total cost of buying a S$3 million unit at Amberwood at Holland?
For a Singapore Citizen buying their first property at S$3,000,000: BSD of approximately S$109,600 plus 0% ABSD equals S$109,600 in stamp duties. Add legal fees of approximately S$3,000 to S$5,000 and a 5% cash downpayment at OTP of S$150,000. Total upfront cost is approximately S$264,600 before CPF usage for the balance downpayment. For a second-property buyer, add 20% ABSD of S$600,000 to the above figures.
What is the lease commencement date for Amberwood at Holland?
The 99-year lease for Amberwood at Holland commences from the GLS award date of 7 August 2025. This is the date from which the 99-year tenure begins to run, regardless of when the development is completed or when keys are handed over. Buyers purchasing at the 2026 launch will have approximately 98 years of lease remaining at the point of purchase.
Is Amberwood at Holland eligible for ABSD remission for married couples?
Married couples where one spouse is a Singapore Citizen and neither owns a private residential property may be eligible to apply for ABSD remission under the Joint Singles Scheme. Conditions apply and must be verified with IRAS. This remission allows qualifying couples to purchase a first joint private property without paying ABSD, subject to meeting all criteria. Consult a licensed salesperson or lawyer for advice specific to your situation before committing to a purchase of Amberwood at Holland.
Can HDB upgraders buy Amberwood at Holland?
Yes. HDB flat owners can purchase Amberwood at Holland subject to HDB conditions. If you currently own an HDB flat, you must sell it within 6 months of Amberwood at Holland’s TOP, estimated at Q4 2030. Purchasing before selling your HDB flat triggers 20% ABSD on the purchase price – on a S$2.9 million unit that is S$580,000 payable within 14 days of signing the Sale and Purchase Agreement. Plan your HDB disposal timeline carefully before committing.