Holland Grove Road, Ulu Pandan, Central Region, Singapore
$12,800,000







**Holland Grove 2 storey 6 rms semi detached house for sale, short walk to Henry Park Primary School (within 500m). Regular land, wide frontage. Spacious layout, 6BR (3 en-suite rooms) + maid’s rm, 6 bathrooms. Easy access to Holland Village MRT/shopping malls, short drive to Orchard Rd.*** - Good size living room and bedrooms. 5 rms on upper level, granny’s room and maid’s room on level 1. - Close to Henry Park, nice environment. - 999 years tenure. - Buyers/sellers/agents are all welcome! Pls Call/WhatsApp Lester at 9100 XXXX for viewing arrangement.
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Total Transactions
16
Average Price
S7.8M
Total Value
S124.4M
Calculating fair value from URA transaction data…


License: L3006702A
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Automated Valuation based on 40 URA transactions · 3 outliers removed (IQR)
Fair Value
S$10.04M
S$2,341 psf
Asking Price
S$12.80M
S$2,402 psf
vs Market
+27.5%
vs Last Done
-2.5%
Tenure
Freehold
No lease decay
Confidence
High
40 comps
Nearest MRT
Dover
850m away · +1% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
40 comparable transactions
S$2,085
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
0%
Adjusted Fair Value PSF
S$2,341
Recent Comparable Transactions
10 shown · 40 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.