Holland Grove Road, Ulu Pandan, Central Region, Singapore
$7,620,000
Situated within the prestigious District 10, this elegant 3-storey residence offers a spacious and well-planned home ideal for modern family living. The property features an approximate built-up area of 3,068 sqft, providing comfortable interiors with generous space for both everyday living and entertaining. The home comprises four well-sized bedrooms together with a study room, offering flexibility for families who may require a dedicated workspace, home office, or additional guest room. With five bathrooms thoughtfully distributed across the levels, the residence ensures convenience and privacy for all occupants. The multi-storey layout allows for bright living spaces and clear separation between communal and private areas, creating a comfortable environment for both relaxation and hosting guests. Its design supports contemporary lifestyles while maintaining a practical and functional layout suited for family living. The property is held under a 110-year leasehold tenure commencing from 1 November 2017, providing a relatively long remaining lease in one of Singapore’s most desirable residential districts. Combining generous interior space, a functional layout, and a prime District 10 location, this residence presents an excellent opportunity for buyers seeking a spacious home within a highly sought-after neighbourhood. Call Harry Yap +65 9452 XXXX www.landedelite.com
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Total Transactions
1
Average Price
S2.0M
Total Value
S2.0M
Calculating fair value from URA transaction data…

License: L3008022J
Automated Valuation based on 43 URA transactions · 3 outliers removed (IQR)
Fair Value
S$7.18M
S$2,341 psf
Asking Price
S$7.62M
S$2,484 psf
vs Market
+6.1%
vs Last Done
+0.8%
Tenure
96 yrs
99-year Leasehold · Balance remaining
Confidence
High
43 comps
Nearest MRT
Dover
736m away · +1% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
43 comparable transactions
S$2,075
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.912
MRT Proximity
Within 500m / 1km
+1%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$2,341
Recent Comparable Transactions
10 shown · 43 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneJun 2025 | HOLLAND GROVE DRIVE Floor - | 3,734sqft | S$9,200,000 | ▲S$2,464 +5.3% vs FV | Freehold |
Jun 2025 | HOLLAND GROVE DRIVE Floor - | 3,734sqft | S$9,200,000 | ▲S$2,464 +5.3% vs FV | Freehold |
Jun 2025 | HOLLAND GROVE DRIVE Floor - | 3,734sqft | S$9,200,000 | ▲S$2,464 +5.3% vs FV | Freehold |
Apr 2025 | HOLLAND GROVE DRIVE Floor - | 4,524sqft | S$10,000,000 | ▼S$2,210 -5.6% vs FV | Freehold |
Apr 2025 | HOLLAND GROVE DRIVE Floor - | 4,524sqft | S$10,000,000 | ▼S$2,210 -5.6% vs FV | Freehold |
Aug 2024 | MOONBEAM TERRACE Floor - | 9,774sqft | S$8,380,000 | ▼S$857 -63.4% vs FV | 99 yrs lease commencing from 1979 |
Aug 2024 | MOONBEAM TERRACE Floor - | 9,774sqft | S$8,380,000 | ▼S$857 -63.4% vs FV | 99 yrs lease commencing from 1979 |
Aug 2024 | HOLLAND ROAD Floor - | 2,594sqft | S$7,000,000 | ▲S$2,698 +15.2% vs FV | Freehold |
Aug 2024 | HOLLAND ROAD Floor - | 2,594sqft | S$7,000,000 | ▲S$2,698 +15.2% vs FV | Freehold |
Jul 2024 | HOLLAND ROAD Floor - | 2,884sqft | S$7,280,000 | ▲S$2,525 +7.9% vs FV | Freehold |
Jul 2024 | HOLLAND ROAD Floor - | 2,884sqft | S$7,280,000 | ▲S$2,525 +7.9% vs FV | Freehold |
HOLLAND GROVE DRIVE
Jun 2025 · Floor -
+5.3% vs FV
HOLLAND GROVE DRIVE
Jun 2025 · Floor -
+5.3% vs FV
HOLLAND GROVE DRIVE
Jun 2025 · Floor -
+5.3% vs FV
HOLLAND GROVE DRIVE
Apr 2025 · Floor -
-5.6% vs FV
HOLLAND GROVE DRIVE
Apr 2025 · Floor -
-5.6% vs FV
MOONBEAM TERRACE
Aug 2024 · Floor -
-63.4% vs FV
MOONBEAM TERRACE
Aug 2024 · Floor -
-63.4% vs FV
HOLLAND ROAD
Aug 2024 · Floor -
+15.2% vs FV
HOLLAND ROAD
Aug 2024 · Floor -
+15.2% vs FV
HOLLAND ROAD
Jul 2024 · Floor -
+7.9% vs FV
HOLLAND ROAD
Jul 2024 · Floor -
+7.9% vs FV
HELIOS AI Analysis
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.