Blk 21 Holland Dr
Project page · 99-year lease from 1975
Based on 7 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 20 | 19 TO 21 | 114 sqm | S$988,000 | S$8,667 psm | ×1.000 | S$8,667 psm |
| Sept 2026 | Blk 21 | 10 TO 12 | 117 sqm | S$1,025,000 | S$8,761 psm | ×1.000 | S$8,761 psm |
| Mar 2026 | Blk 20 | 07 TO 09 | 117 sqm | S$988,000 | S$8,444 psm | ×0.997 | S$8,420 psm |
| Feb 2026 | Blk 20 | 04 TO 06 | 117 sqm | S$980,000 | S$8,376 psm | ×0.997 | S$8,351 psm |
| Feb 2026 | Blk 21 | 22 TO 24 | 117 sqm | S$1,020,000 | S$8,718 psm | ×0.997 | S$8,692 psm |
| Jan 2026 | Blk 20 | 04 TO 06 | 114 sqm | S$960,000 | S$8,421 psm | ×0.997 | S$8,396 psm |
| Nov 2025 | Blk 20 | 10 TO 12 | 117 sqm | S$975,000 | S$8,333 psm | ×0.996 | S$8,301 psm |
How accurate is this estimate for Holland Dr?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 38 sales in Holland Dr since.
- Median error
- 7.3%
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.
5.36% gross yield
S$52,800 of rent a year against the estimate above · 0.41 points below flats like it
Homes like this rent for about S$4,400 a month, the middle of 12 approvals in the last year.
Across Singapore these flats yield 5.77%, from 234 blocks. Too few blocks share this flat's remaining lease to measure that separately, so this figure covers every lease length.
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 |
|---|---|---|---|
| Aug 2026 | 18D | 5 ROOM | S$5,000 |
| Jul 2026 | 43 | 5 ROOM | S$2,800 |
| Jun 2026 | 18C | 5 ROOM | S$5,000 |
| Jun 2026 | 20 | 5 ROOM | S$4,400 |
| Jun 2026 | 20 | 5 ROOM | S$4,400 |
| Jun 2026 | 20 | 5 ROOM | S$4,380 |
| May 2026 | 13 | 5 ROOM | S$3,000 |
| Mar 2026 | 18D | 5 ROOM | S$4,900 |
median of 12 HDB rental approvals for 5 ROOM on Holland Dr since 2025-10.
Buying or selling at S$985,085?
Buying: Stamp duty on S$985,085 · Cash and CPF needed on S$985,085 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$985,085.
Each opens with this figure filled in; change anything there.
Primary schools near 21 Holland Dr
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
- Henry Park Primary School · 1,066 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Fairfield Methodist School (Primary) · 1,262 m · balloted in 2025 Phase 2C (citizens within 1 km)
- New Town Primary School · 1,404 m · no 2025 Phase 2C ballot
- Nanyang Primary School · 1,947 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 21 · 5 ROOM · 10 TO 12 · Standard · 47 years left | 117 sqm | S$1,025,000 | S$8,761 psm |
| Jun 2026 | Blk 21 · 5 ROOM · 13 TO 15 · Standard · 48 years left excluded: outlier | 117 sqm | S$840,000 | S$7,179 psm |
| May 2026 | Blk 21 · 5 ROOM · 16 TO 18 · Standard · 48 years left excluded: outlier | 117 sqm | S$1,023,000 | S$8,744 psm |
| Feb 2026 | Blk 21 · 5 ROOM · 22 TO 24 · Standard · 48 years left | 117 sqm | S$1,020,000 | S$8,718 psm |
| Apr 2025 | Blk 21 · 5 ROOM · 19 TO 21 · Standard · 49 years left | 117 sqm | S$1,000,000 | S$8,547 psm |
| Mar 2025 | Blk 21 · 5 ROOM · 10 TO 12 · Standard · 49 years left | 114 sqm | S$960,000 | S$8,421 psm |
| Jul 2024 | Blk 21 · 5 ROOM · 04 TO 06 · Standard · 50 years left excluded: outlier | 114 sqm | S$828,000 | S$7,263 psm |
| Nov 2023 | Blk 21 · 5 ROOM · 07 TO 09 · Standard · 50 years left | 117 sqm | S$940,000 | S$8,034 psm |
| Aug 2023 | Blk 21 · 5 ROOM · 22 TO 24 · Standard · 50 years left | 114 sqm | S$918,000 | S$8,053 psm |
| Sept 2022 | Blk 21 · 5 ROOM · 19 TO 21 · Standard · 51 years left | 117 sqm | S$908,000 | S$7,761 psm |
| Sept 2022 | Blk 21 · 5 ROOM · 16 TO 18 · Standard · 51 years left | 117 sqm | S$885,000 | S$7,564 psm |
| Jun 2022 | Blk 21 · 5 ROOM · 22 TO 24 · Standard · 52 years left | 117 sqm | S$868,000 | S$7,419 psm |
| Jun 2022 | Blk 21 · 5 ROOM · 04 TO 06 · Standard · 52 years left excluded: outlier | 114 sqm | S$650,000 | S$5,702 psm |
| May 2022 | Blk 21 · 5 ROOM · 04 TO 06 · Standard · 52 years left | 117 sqm | S$750,000 | S$6,410 psm |
Showing 14 of 66.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2025 | Blk 21 · 5 ROOM | S$4,650 | — |
| Jul 2025 | Blk 21 · 5 ROOM | S$4,450 | — |
| Apr 2025 | Blk 21 · 5 ROOM | S$4,500 | — |
| Jul 2024 | Blk 21 · 5 ROOM | S$4,600 | — |
| Apr 2024 | Blk 21 · 5 ROOM | S$4,500 | — |
| Feb 2024 | Blk 21 · 5 ROOM | S$4,500 | — |
| Dec 2023 | Blk 21 · 5 ROOM | S$5,000 | — |
| Jul 2023 | Blk 21 · 5 ROOM | S$4,900 | — |
| Mar 2023 | Blk 21 · 5 ROOM | S$4,600 | — |
| Jul 2022 | Blk 21 · 5 ROOM | S$3,150 | — |
| Jul 2022 | Blk 21 · 5 ROOM | S$3,050 | — |
| Jun 2022 | Blk 21 · 5 ROOM | S$4,250 | — |
| Mar 2022 | Blk 21 · 5 ROOM | S$3,400 | — |
| Feb 2022 | Blk 21 · 5 ROOM | S$3,200 | — |
| Aug 2021 | Blk 21 · 5 ROOM | S$3,200 | — |
| Mar 2021 | Blk 21 · 5 ROOM | S$3,050 | — |
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$927,700 | S$1,024,256 | S$1,109,289 | S$1,128,689 |
| 10 years | 37 years | S$865,995 | S$1,055,643 | S$1,238,196 | S$1,281,884 |
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.