The latest new condo launch in District 10 had a quieter start than the last few. Sim Lian Group sold 23 of the 212 units at Amberwood at Holland over its launch weekend in late September 2026, about 11% of the project, at an average of around S$3,019 psf, according to EdgeProp Singapore.
That headline number needs some context. Here is what sold, how it compares with other prime launches, and what it tells buyers looking at District 10 today.
What sold at Amberwood at Holland
Amberwood is the first private residential project in Holland Plain, a new residential precinct that URA has planned in prime District 10. It is a low-rise development of 11 blocks of four to six storeys, and unusually for a 2026 launch it has no one- or two-bedroom units at all.
| Unit type | Units in project | Size | Sold at launch | Price range sold | Average psf |
|---|---|---|---|---|---|
| 3-bedroom | 74 | 872–980 sq ft | 9 | S$2.516M–S$3.043M | S$2,962 |
| 4-bedroom | 74 | 1,076–1,313 sq ft | 11 | S$3.111M–S$4.024M | S$2,990 |
| 5-bedroom | 64 | 1,335–1,572 sq ft | 3 | S$3.912M–S$4.834M | S$3,026 |
| Total | 212 | 23 | about S$3,019 |
Only 70 units were released in the first phase. On that basis the take-up was 33%, said Justin Quek, deputy group CEO of Realion (OrangeTee & ETC) Group, who described buyers as mainly owner-occupier families drawn to the project's large layouts and low density.
How it compares with other prime launches
Measured against the whole project, 11% is the lowest launch-weekend take-up among Core Central Region (CCR) projects launched in the past 12 months, EdgeProp reported. The comparison is stark:
- Skye at Holland, also in District 10, sold about 99% at launch.
- River Modern sold about 90%.
- Dunearn House and Newport Residences each sold about 56% to 57%.
Price per square foot is not the reason. Amberwood's average of about S$3,019 psf is below River Modern (about S$3,284 psf), Newport Residences (S$3,162 psf) and Dunearn House (S$3,133 psf), based on caveats lodged up to 20 September.
The bigger factor is the entry ticket. Because the smallest home is a three-bedroom, the cheapest unit sold went for about S$2.5 million. At Newport Residences one-bedroom units started from almost S$1.3 million, and Dunearn House had a 527 sq ft two-bedroom from S$1.48 million. Projects with small units draw investors and first-time private buyers in volume at launch; a project made only of family homes sells to a narrower group and usually more slowly.
The wider prime market is flat, not falling
The launch landed in a cooler patch for prime condos. URA's flash estimate for the third quarter of 2026 shows non-landed prices in the CCR down 0.1% on the previous quarter, after a 1.8% rise in the second quarter. Over the same period, non-landed prices outside the central region rose 2.2% and landed prices rose 2.8%. In other words, prime condo prices have paused rather than turned, while demand has moved to the suburbs and to landed homes.
What it means if you are buying in District 10
- Family-sized units are not scarce at launch. With most of Amberwood still unsold, buyers who want a three- to five-bedroom home in Holland have choice of stack and floor, and time to compare.
- Look at total price, not just psf. A low psf on a large unit can still mean a high quantum. Work out what you can finance under the total debt servicing ratio before falling for a headline psf.
- Tenure and density differ widely. Amberwood is 99-year leasehold with 212 units. At the other end of District 10, freehold boutique buildings such as 21 Anderson have just 18 homes, two per floor, and are already completed.
- Watch the next Holland Plain releases. Amberwood is the first project in a new precinct, and how quickly it sells will shape pricing for the plots that follow.
For a side-by-side view of the main projects in the district, see our District 10 condo guide. Earlier coverage of the Holland GLS sites is in our posts on the Holland Drive land sale and the Orchard Boulevard tender.
If you are weighing a large family home in Holland against a completed freehold address nearer Orchard, 21 Anderson has two homes left as at 23 September 2026: a 3,197 sq ft ground-floor 2-bedroom with a guide price of S$10 million and a 4,489 sq ft 4-bedroom at S$25 million. WhatsApp Patrick on +65 8866 9422 to arrange a private viewing of either, or to talk through the District 10 options.
This article is for general information only and is not financial or investment advice. Figures are as reported by the sources below at the time of writing and may change.
