Blk 10 Holland Ave
Project page · 99-year lease from 1975
Based on 6 sales in this street, last 12 months. Search widened 1 of 3 steps to find enough comparable sales. See the comparable sales.
No storey entered, so sales were not adjusted for height
Comparable sales
Each price per area is scaled to Q2 2026 by the published index for the quarter it sold in.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 10 | 13 TO 15 | 88 sqm | S$620,000 | S$7,045 psm | ×1.000 | S$7,045 psm |
| Jul 2026 | Blk 10 | 01 TO 03 | 88 sqm | S$580,000 | S$6,591 psm | ×1.000 | S$6,591 psm |
| Jul 2026 | Blk 9 | 07 TO 09 | 86 sqm | S$655,000 | S$7,616 psm | ×1.000 | S$7,616 psm |
| Jul 2026 | Blk 12 | 04 TO 06 | 88 sqm | S$615,000 | S$6,989 psm | ×1.000 | S$6,989 psm |
| Apr 2026 | Blk 8 | 04 TO 06 | 82 sqm | S$563,000 | S$6,866 psm | ×1.000 | S$6,866 psm |
| Dec 2025 | Blk 9 | 13 TO 15 | 86 sqm | S$630,000 | S$7,326 psm | ×0.996 | S$7,297 psm |
How accurate is this estimate for Holland Ave?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 33 sales in Holland Ave since.
- Median error
- 6.3%
Half the estimates came closer than this to what the home actually fetched, half missed by more.
What the rent says
What this flat earns against what it costs, set beside what homes like it earn.
6.80% gross yield
S$42,000 of rent a year against the estimate above · 1.2 points below flats like it
Homes like this rent for about S$3,500 a month, the middle of 16 approvals in the last year.
Across Singapore, flats of this type with 40 to 49 years of lease left yield 8.00%, from 23 blocks. This town has too few such blocks to measure on its own.
A yield above the mark means the flat rents well for what it costs, which can point to a keen rental patch or a price the sales alone have not caught up with. Below it, buyers are paying for something a tenant will not, such as the address itself.
Recent rental approvals used
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Sept 2026 | 10 | 4 ROOM | S$4,000 |
| Sept 2026 | 8 | 4 ROOM | S$3,700 |
| Jul 2026 | 12 | 4 ROOM | S$4,000 |
| Jul 2026 | 8 | 4 ROOM | S$3,000 |
| Jul 2026 | 10 | 4 ROOM | S$3,000 |
| Jun 2026 | 2 | 4 ROOM | S$4,500 |
| Jun 2026 | 9 | 4 ROOM | S$3,200 |
| May 2026 | 9 | 4 ROOM | S$4,100 |
median of 16 HDB rental approvals for 4 ROOM on Holland Ave since 2025-10.
Buying or selling at S$617,500?
Buying: Stamp duty on S$617,500 · Cash and CPF needed on S$617,500 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$617,500.
Each opens with this figure filled in; change anything there.
Primary schools near 10 Holland Ave
Measured from each school's land to this address's own point, the way MOE bands P1 priority. MOE measures to the building's outline, so near 1 km or 2 km check OneMap's School Query.
1 to 2 km
- New Town Primary School · 1,027 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Fairfield Methodist School (Primary) · 1,160 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Henry Park Primary School · 1,425 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Queenstown Primary School · 1,944 m · balloted in 2025 Phase 2C (PRs within 1 km) · near the line — check on OneMap
- Nanyang Primary School · 1,987 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 10 · 4 ROOM · 13 TO 15 · Improved · 47 years left excluded: outlier | 88 sqm | S$555,000 | S$6,307 psm |
| Sept 2026 | Blk 10 · 4 ROOM · 13 TO 15 · Improved · 47 years left | 88 sqm | S$620,000 | S$7,045 psm |
| Jul 2026 | Blk 10 · 4 ROOM · 01 TO 03 · Improved · 48 years left | 88 sqm | S$580,000 | S$6,591 psm |
| Oct 2025 | Blk 10 · 4 ROOM · 07 TO 09 · Improved · 48 years left | 88 sqm | S$620,000 | S$7,045 psm |
| Dec 2024 | Blk 10 · 4 ROOM · 07 TO 09 · Improved · 49 years left | 88 sqm | S$605,888 | S$6,885 psm |
| Oct 2024 | Blk 10 · 4 ROOM · 13 TO 15 · Improved · 49 years left | 88 sqm | S$612,000 | S$6,955 psm |
| Sept 2023 | Blk 10 · 4 ROOM · 10 TO 12 · Improved · 50 years left | 88 sqm | S$575,000 | S$6,534 psm |
| May 2023 | Blk 10 · 4 ROOM · 07 TO 09 · Improved · 51 years left | 88 sqm | S$550,000 | S$6,250 psm |
| Mar 2023 | Blk 10 · 4 ROOM · 07 TO 09 · Improved · 51 years left | 88 sqm | S$580,000 | S$6,591 psm |
Showing 9 of 40.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 10 · 4 ROOM | S$4,000 | — |
| Jul 2026 | Blk 10 · 4 ROOM | S$3,000 | — |
| May 2026 | Blk 10 · 4 ROOM | S$2,900 | — |
| Mar 2026 | Blk 10 · 4 ROOM | S$3,300 | — |
| Oct 2025 | Blk 10 · 4 ROOM | S$4,000 | — |
| Oct 2025 | Blk 10 · 4 ROOM | S$3,500 | — |
| Sept 2025 | Blk 10 · 4 ROOM | S$3,900 | — |
| Jul 2025 | Blk 10 · 4 ROOM | S$2,950 | — |
| Oct 2024 | Blk 10 · 4 ROOM | S$3,600 | — |
| Sept 2024 | Blk 10 · 4 ROOM | S$3,800 | — |
| Jun 2024 | Blk 10 · 4 ROOM | S$2,850 | — |
| Jun 2024 | Blk 10 · 4 ROOM | S$2,700 | — |
| Jan 2024 | Blk 10 · 4 ROOM | S$3,900 | — |
| Jan 2024 | Blk 10 · 4 ROOM | S$3,500 | — |
| Oct 2023 | Blk 10 · 4 ROOM | S$4,000 | — |
| Sept 2023 | Blk 10 · 4 ROOM | S$3,200 | — |
| Jul 2023 | Blk 10 · 4 ROOM | S$3,600 | — |
| Mar 2023 | Blk 10 · 4 ROOM | S$3,500 | — |
| Nov 2022 | Blk 10 · 4 ROOM | S$3,400 | — |
| Aug 2022 | Blk 10 · 4 ROOM | S$3,100 | — |
| Jun 2022 | Blk 10 · 4 ROOM | S$2,400 | — |
| Jan 2022 | Blk 10 · 4 ROOM | S$2,400 | — |
| Sept 2021 | Blk 10 · 4 ROOM | S$2,700 | — |
| Sept 2021 | Blk 10 · 4 ROOM | S$2,300 | — |
| Jul 2021 | Blk 10 · 4 ROOM | S$3,300 | — |
| Jun 2021 | Blk 10 · 4 ROOM | S$2,300 | — |
| Apr 2021 | Blk 10 · 4 ROOM | S$1,600 | — |
| Mar 2021 | Blk 10 · 4 ROOM | S$2,700 | — |
Rents as approved by HDB, or as filed with URA for private homes, where the floor area is given as a band.
Where the lease takes this
About 47 years of the 99-year lease remain. Every figure below lets the lease run down on the decay measured from HDB resales in this market, then applies the price path in that column. The paths are scenarios to choose between, not forecasts.
| From now | Lease left | Prices flat | Prices 2% a year | This market's record, 3.64% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 42 years | S$581,528 | S$642,054 | S$695,356 | S$707,517 |
| 10 years | 37 years | S$542,848 | S$661,729 | S$776,162 | S$803,548 |
On a flat market the lease alone costs 12% over 10 years. Prices would need to rise about 1.3% a year to cancel that out.
The measured column repeats what this market did between Q1 2015 and Q2 2026, which was 3.64% a year. Past growth is not a promise of future growth.
Horizons we have not measured are left out rather than guessed at, so a short lease shows fewer rows.
Indicative estimate from comparable caveats. Not a formal valuation.