28 Holland Grove Road 278805, Ulu Pandan, Central Region, Singapore
$1,557,191
Good Value Quality D10 2023 Condo for sale About This Property D10 | 1 Bed 1 Bath + Study | 624 sqft | TOP 2023 High Yield Investment | Within Henry Park Primary Zone One of the lowest PSF in District 10 with strong rental potential 110-year leasehold High ceiling 3.4m with spacious living (3.2m set-back) Modern Miele kitchen, minimalist renovation Move-in condition Premium fittings incl. TOTO smart toilet Development Highlights Located within a quiet landed enclave Designed by DP Architects Full facilities: pool, jacuzzi, gym, sauna, steam room, BBQ Retail & F&B within development (cafes, supermarket, services) Next to Henry Park Connectivity & Amenities Minutes to Holland Village Near Holland Village MRT Station & Dover MRT Station Shuttle bus to MRT stations Schools & Education Belt Within 2km to Methodist Girls' School (Primary) & Fairfield Methodist School (Primary) Close to National University of Singapore, Singapore Polytechnic, Ngee Ann Polytechnic, Singapore Institute of Management Why Buy Prime District 10 entry price Strong tenant demand (education + business hub) Ideal for investors seeking yield + capital upside 房源介绍 第10区 | 1房1卫 + 书房 | 624平方英尺 | 2023年TOP 高回报投资 | 名校亨利公园小学学区内 第10区低尺价单位之一,租赁潜力强 110年地契 层高达3.4米,客厅开间约3.2米,空间感十足 配备高端Miele厨房设备,简约现代装修 可直接入住 高端卫浴配置(含TOTO智能马桶) 项目亮点 坐落于优质低密度洋房区,环境安静私密 由 DP Architects 设计 完善设施:泳池、按摩池、健身房、桑拿、蒸汽房、烧烤区 项目内设有餐饮及生活配套(咖啡店、超市、服务商铺) 紧邻 Henry Park 交通与生活配套 数分钟车程至 Holland Village 靠近 Holland Village MRT Station 及 Dover MRT Station 提供穿梭巴士往返地铁站 学校与教育资源 2公里内:Methodist Girls' School (Primary)、Fairfield Methodist School (Primary) 邻近高等学府:National University of Singapore、Singapore Polytechnic、Ngee Ann Polytechnic、Singapore Institute of Management 投资亮点 第10区入门价格 教育与商业带动,租客需求稳定 兼具升值和租金回报率
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$1.49M
S$2,382 psf
Asking Price
S$1.56M
S$2,496 psf
vs Market
+4.8%
vs Last Done
-0.4%
Tenure
96 yrs
99-year Leasehold · Balance remaining
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)
×0.912
MRT Proximity
Within 500m / 1km
+1%
AI Condition Premium
HELIOS scan of listing description
+5%
Adjusted Fair Value PSF
S$2,382
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 +5.2% vs FV | 110 yrs lease commencing from 2017 |
Mar 2025 | HOLLAND GROVE ROAD Floor 01-05 | 786sqft | S$1,970,000 | ▲S$2,507 +5.2% vs FV | 110 yrs lease commencing from 2017 |
Feb 2024 | HOLLAND GROVE ROAD Floor 01-05 | 635sqft | S$1,560,000 | ▲S$2,456 +3.1% vs FV | 110 yrs lease commencing from 2017 |
Dec 2023 | HOLLAND GROVE ROAD Floor 01-05 | 786sqft | S$2,070,000 | ▲S$2,634 +10.6% vs FV | 110 yrs lease commencing from 2017 |
Oct 2023 | HOLLAND GROVE ROAD Floor 01-05 | 635sqft | S$1,443,321 | ▼S$2,273 -4.6% vs FV | 110 yrs lease commencing from 2017 |
Jul 2023 | HOLLAND GROVE ROAD Floor 01-05 | 786sqft | S$2,070,000 | ▲S$2,634 +10.6% vs FV | 110 yrs lease commencing from 2017 |
May 2023 | HOLLAND GROVE ROAD Floor 01-05 | 786sqft | S$1,912,750 | ▲S$2,434 +2.2% vs FV | 110 yrs lease commencing from 2017 |
Apr 2023 | HOLLAND GROVE ROAD Floor 01-05 | 657sqft | S$1,626,360 | ▲S$2,477 +4.0% vs FV | 110 yrs lease commencing from 2017 |
Mar 2023 | HOLLAND GROVE ROAD Floor 01-05 | 786sqft | S$1,812,600 | ▼S$2,307 -3.1% 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 -8.8% vs FV | 110 yrs lease commencing from 2017 |
Dec 2022 | HOLLAND GROVE ROAD Floor 01-05 | 646sqft | S$1,480,000 | ▼S$2,292 -3.8% vs FV | 110 yrs lease commencing from 2017 |
HOLLAND GROVE ROAD
Mar 2025 · Floor 01-05
+5.2% vs FV
HOLLAND GROVE ROAD
Mar 2025 · Floor 01-05
+5.2% vs FV
HOLLAND GROVE ROAD
Feb 2024 · Floor 01-05
+3.1% vs FV
HOLLAND GROVE ROAD
Dec 2023 · Floor 01-05
+10.6% vs FV
HOLLAND GROVE ROAD
Oct 2023 · Floor 01-05
-4.6% vs FV
HOLLAND GROVE ROAD
Jul 2023 · Floor 01-05
+10.6% vs FV
HOLLAND GROVE ROAD
May 2023 · Floor 01-05
+2.2% vs FV
HOLLAND GROVE ROAD
Apr 2023 · Floor 01-05
+4.0% vs FV
HOLLAND GROVE ROAD
Mar 2023 · Floor 01-05
-3.1% vs FV
HOLLAND GROVE ROAD
Jan 2023 · Floor 01-05
-8.8% vs FV
HOLLAND GROVE ROAD
Dec 2022 · Floor 01-05
-3.8% 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.