28 Holland Grove Road 278805, Ulu Pandan, Central Region, Singapore
$3,248,820













This rare dual key duplex penthouse is an absolute gem on the property market! The spacious living and dining rooms, high ceilings, provide you with a comfortable and luxurious living experience. With two bedrooms on the first floor and a spacious queen bed loft, the second floor with a home office and kitchenette provides you with plenty of space to relax and work. The terrace area is a great place to relax and enjoy the view. Not to mention, Henry Park Primary School is right across the street, and various amenities are close at hand, including restaurants, grocery stores, childcare services and tutoring schools, making it convenient for residents to live. This is definitely a rare opportunity for you to own a luxury life in this prime location! #RareFind #LuxuryLiving 这套罕见的双钥匙复式顶层公寓是房地产市场上的一颗宝石,非常适合投资和自住。客厅和餐厅的天花板很高,布局宽敞,提供舒适豪华的生活体验。这套顶层公寓位于一楼,设有两间卧室,二楼设有一间宽敞的大床阁楼,配有家庭办公室和小厨房,提供充足的放松和工作空间。更不用说,露台区是放松身心和欣赏周围景色的理想场所。 居民可以享受亨利公园小学就在对面的便利,以及各种便利设施,如餐厅、杂货店、托儿服务和补习班,都近在咫尺。不要错过这个难得的机会,在这个黄金地段拥有一份奢华的生活!#RareFind #LuxuryLiving Call Rachael Chen 陈于凤@8268XXXX now to book viewing!
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
1
Average Price
S2.0M
Total Value
S2.0M
Calculating fair value from URA transaction data…

License: L3002382K
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Automated Valuation based on 15 URA transactions
Fair Value
S$3.58M
S$2,516 psf
Asking Price
S$3.25M
S$2,286 psf
vs Market
-9.1%
vs Last Done
-8.8%
Tenure
Freehold
No lease decay
Confidence
High
15 comps
Nearest MRT
Dover
736m away · +1% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
15 comparable transactions
S$2,396
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.000
MRT Proximity
Within 500m / 1km
+1%
AI Condition Premium
HELIOS scan of listing description
+4%
Adjusted Fair Value PSF
S$2,516
Recent Comparable Transactions
10 shown · 15 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2025 | HOLLAND GROVE ROAD Floor 01-05 | 786sqft | S$1,970,000 | ▼S$2,507 -0.4% vs FV | 110 yrs lease commencing from 2017 |
Mar 2025 | HOLLAND GROVE ROAD Floor 01-05 | 786sqft | S$1,970,000 | ▼S$2,507 -0.4% vs FV | 110 yrs lease commencing from 2017 |
Feb 2024 | HOLLAND GROVE ROAD Floor 01-05 | 635sqft | S$1,560,000 | ▼S$2,456 -2.4% vs FV | 110 yrs lease commencing from 2017 |
Dec 2023 | HOLLAND GROVE ROAD Floor 01-05 | 786sqft | S$2,070,000 | ▲S$2,634 +4.7% vs FV | 110 yrs lease commencing from 2017 |
Oct 2023 | HOLLAND GROVE ROAD Floor 01-05 | 635sqft | S$1,443,321 | ▼S$2,273 -9.7% vs FV | 110 yrs lease commencing from 2017 |
Jul 2023 | HOLLAND GROVE ROAD Floor 01-05 | 786sqft | S$2,070,000 | ▲S$2,634 +4.7% vs FV | 110 yrs lease commencing from 2017 |
May 2023 | HOLLAND GROVE ROAD Floor 01-05 | 786sqft | S$1,912,750 | ▼S$2,434 -3.3% vs FV | 110 yrs lease commencing from 2017 |
Apr 2023 | HOLLAND GROVE ROAD Floor 01-05 | 657sqft | S$1,626,360 | ▼S$2,477 -1.6% vs FV | 110 yrs lease commencing from 2017 |
Mar 2023 | HOLLAND GROVE ROAD Floor 01-05 | 786sqft | S$1,812,600 | ▼S$2,307 -8.3% vs FV | 110 yrs lease commencing from 2017 |
Jan 2023 | HOLLAND GROVE ROAD Floor 01-05 | 1,173sqft | S$2,550,000 | ▼S$2,173 -13.6% vs FV | 110 yrs lease commencing from 2017 |
Dec 2022 | HOLLAND GROVE ROAD Floor 01-05 | 646sqft | S$1,480,000 | ▼S$2,292 -8.9% vs FV | 110 yrs lease commencing from 2017 |
HOLLAND GROVE ROAD
Mar 2025 · Floor 01-05
-0.4% vs FV
HOLLAND GROVE ROAD
Mar 2025 · Floor 01-05
-0.4% vs FV
HOLLAND GROVE ROAD
Feb 2024 · Floor 01-05
-2.4% vs FV
HOLLAND GROVE ROAD
Dec 2023 · Floor 01-05
+4.7% vs FV
HOLLAND GROVE ROAD
Oct 2023 · Floor 01-05
-9.7% vs FV
HOLLAND GROVE ROAD
Jul 2023 · Floor 01-05
+4.7% vs FV
HOLLAND GROVE ROAD
May 2023 · Floor 01-05
-3.3% vs FV
HOLLAND GROVE ROAD
Apr 2023 · Floor 01-05
-1.6% vs FV
HOLLAND GROVE ROAD
Mar 2023 · Floor 01-05
-8.3% vs FV
HOLLAND GROVE ROAD
Jan 2023 · Floor 01-05
-13.6% vs FV
HOLLAND GROVE ROAD
Dec 2022 · Floor 01-05
-8.9% vs FV
HELIOS AI-Detected Boosters
HELIOS AI Analysis
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.