12 Holland Heights 249512, Ridout, Central Region, Singapore
$4,980,000
A rare opportunity to purchase 2,949 sqft single floor plate unit with spectacular unblocked greenery views over landed properties towards Dempsey Hill and Botanic Gardens. There is only one unit on this high floor so the lift lobby is not shared with other residents. The elevated location takes advantage of north, south, east and west facings, ensuring breezy conditions. The very large proportions of the extensive living and dining areas are rare these days and potential buyers can consider contemporary designs with lifestyle kitchen, depending on their renovation budgets. Currently there is also a guest toilet, very large, bright kitchen with yard, helper room / helper bathroom. In addition to the main living and dining areas there is a very large separate family area. The current layout of the master bedroom is spacious and benefits from morning sun. It could accommodate a cosy private sitting area, and there is also a lovely balcony with morning sun. The master bathroom is large and bright. Other accommodation includes a large junior master bedroom with ensuite bathroom. Bedrooms 3 and 4 share a Jack and Jill bathroom. Call Anne to discuss this rare property.
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Total Transactions
6
Average Price
S2.9M
Total Value
S17.7M
Calculating fair value from URA transaction data…


License: L3002382K
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Automated Valuation based on 4 URA transactions · 1 outliers removed (IQR)
Fair Value
S$5.19M
S$1,758 psf
Asking Price
S$4.98M
S$1,689 psf
vs Market
-4.0%
vs Last Done
-4.1%
Tenure
Freehold
No lease decay
Confidence
Low
4 comps
Nearest MRT
Commonwealth
778m away · +1% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
4 comparable transactions
S$1,707
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
+2%
Adjusted Fair Value PSF
S$1,758
Recent Comparable Transactions
4 shown · 4 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneJul 2025 | HOLLAND HEIGHTS Floor 11-15 | 1,873sqft | S$3,300,000 | ▲S$1,762 +0.2% vs FV | Freehold |
Jul 2025 | HOLLAND HEIGHTS Floor 11-15 | 1,873sqft | S$3,300,000 | ▲S$1,762 +0.2% vs FV | Freehold |
Sep 2024 | HOLLAND HEIGHTS Floor 01-05 | 1,873sqft | S$3,080,888 | ▼S$1,645 -6.4% vs FV | Freehold |
Apr 2024 | HOLLAND HEIGHTS Floor 06-10 | 1,873sqft | S$3,150,000 | ▼S$1,682 -4.3% vs FV | Freehold |
Sep 2023 | HOLLAND HEIGHTS Floor 06-10 | 1,873sqft | S$3,200,000 | ▼S$1,709 -2.8% vs FV | Freehold |
HOLLAND HEIGHTS
Jul 2025 · Floor 11-15
+0.2% vs FV
HOLLAND HEIGHTS
Jul 2025 · Floor 11-15
+0.2% vs FV
HOLLAND HEIGHTS
Sep 2024 · Floor 01-05
-6.4% vs FV
HOLLAND HEIGHTS
Apr 2024 · Floor 06-10
-4.3% vs FV
HOLLAND HEIGHTS
Sep 2023 · Floor 06-10
-2.8% 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.