Holland Grove Terrace, Ulu Pandan, Central Region, Singapore
$10,480,000
Call Joleen 8686~9040 to arrange a private viewing. I will be glad to share more details and comparable landed options nearby for your consideration. For more Landed News, follow me on FB/IG: @ListingLye A well-maintained freehold semi-detached home with elevated positioning and a practical multi-level layout within the tightly held Holland Grove enclave. Set on an elevated plot, the home enjoys good street presence and privacy within a low-density landed pocket. The land shape allows for efficient internal flow, naturally bright living spaces and flexible room configurations across multiple levels. The current layout supports family living, work-from-home needs or multi-generation use. The property is in good condition, offering a comfortable move-in option with scope for renovation or longer-term reconfiguration. Rebuilding potential may be explored subject to approval. Positioned within the quiet Holland Grove neighbourhood, the home benefits from proximity to Holland Village and Ghim Moh amenities and the Dover education and business nodes. Daily conveniences, wet market offerings and established eateries along Ghim Moh Road are within easy reach. Connectivity is enhanced by nearby MRT access while maintaining a calm, residential landed environment. Well-suited for families prioritising school proximity, land value and a freehold central district address. Ideal for buyers seeking a long-term family home with flexibility to enhance over time, or those upgrading from terrace or cluster housing into a more established landed enclave. Disclaimer: The land and built-up areas are subject to the Purchasers’ own surveyors’ confirmation and are approximated. Information and photos in this listing are for reference only and do not constitute a commitment or warranty. Some images used in this listing are AI-generated for illustrative purposes and may not fully reflect the actual property.
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Total Transactions
1
Average Price
S7.7M
Total Value
S7.7M
Calculating fair value from URA transaction data…


License: L3008563G
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Automated Valuation based on 29 URA transactions · 3 outliers removed (IQR)
Fair Value
S$11.24M
S$2,341 psf
Asking Price
S$10.48M
S$3,148 psf
vs Market
-6.7%
vs Last Done
+27.8%
Tenure
Freehold
No lease decay
Confidence
High
29 comps
Nearest MRT
Dover
513m away · +1% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
29 comparable transactions
S$1,962
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$2,341
Recent Comparable Transactions
10 shown · 29 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 |
Dec 2021 | JALAN KEBAYA Floor - | 4,081sqft | S$7,900,000 | ▼S$1,936 -17.3% vs FV | Freehold |
Oct 2021 | HOLLAND GROVE WALK Floor - | 4,294sqft | S$9,600,000 | ▼S$2,236 -4.5% vs FV | Freehold |
Oct 2021 | HOLLAND GROVE WALK Floor - | 8,161sqft | S$14,500,000 | ▼S$1,777 -24.1% vs FV | Freehold |
Sep 2021 | HOLLAND GROVE DRIVE Floor - | 3,130sqft | S$7,100,000 | ▼S$2,268 -3.1% 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
JALAN KEBAYA
Dec 2021 · Floor -
-17.3% vs FV
HOLLAND GROVE WALK
Oct 2021 · Floor -
-4.5% vs FV
HOLLAND GROVE WALK
Oct 2021 · Floor -
-24.1% vs FV
HOLLAND GROVE DRIVE
Sep 2021 · Floor -
-3.1% 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.