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HDB · 272012

Blk 12 Holland Ave

Project page · 99-year lease from 1975

Indicative value range
S$490,644 – S$517,635
Indicative mid S$504,248 · S$7,758 psm

Based on 8 sales in this block, last 12 months. Search did not need to widen. 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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Sept 2026Blk 1207 TO 0973 sqmS$505,000S$6,918 psm×1.000S$6,918 psm
May 2026Blk 1213 TO 1565 sqmS$500,000S$7,692 psm×1.000S$7,692 psm
May 2026Blk 1219 TO 2165 sqmS$535,888S$8,244 psm×1.000S$8,244 psm
Apr 2026Blk 1204 TO 0665 sqmS$467,000S$7,185 psm×1.000S$7,185 psm
Mar 2026Blk 1207 TO 0965 sqmS$513,888S$7,906 psm×0.997S$7,883 psm
Feb 2026Blk 1204 TO 0665 sqmS$500,000S$7,692 psm×0.997S$7,670 psm
Feb 2026Blk 1216 TO 1865 sqmS$510,000S$7,846 psm×0.997S$7,823 psm
Jan 2026Blk 1210 TO 1265 sqmS$535,000S$8,231 psm×0.997S$8,206 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.

7.62% gross yield

S$38,400 of rent a year against the estimate above · 1.89 points below flats like it

Homes like this rent for about S$3,200 a month, the middle of 110 approvals in the last year.

In Queenstown, flats of this type with 40 to 49 years of lease left yield 9.51%, from 28 blocks.

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

ApprovedBlockFlatRent a month
Sept 2026123 ROOMS$3,700
Sept 2026123 ROOMS$3,500
Sept 202623 ROOMS$3,500
Sept 2026123 ROOMS$3,500
Sept 202623 ROOMS$3,300
Sept 202623 ROOMS$3,300
Sept 202683 ROOMS$3,100
Sept 202683 ROOMS$3,000

median of 110 HDB rental approvals for 3 ROOM on Holland Ave since 2025-10.

Buying or selling at S$504,248?

Buying: Stamp duty on S$504,248 · Cash and CPF needed on S$504,248 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$504,248.

Each opens with this figure filled in; change anything there.

Primary schools near 12 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

Past transactions

Recorded sales
DateDetailAreaPricePer area
Sept 2026
Blk 12 · 3 ROOM · 07 TO 09 · Improved · 47 years left
73 sqmS$505,000S$6,918 psm
Jul 2026
Blk 12 · 4 ROOM · 04 TO 06 · Improved · 48 years left
88 sqmS$615,000S$6,989 psm
May 2026
Blk 12 · 3 ROOM · 19 TO 21 · Improved · 48 years left
65 sqmS$535,888S$8,244 psm
May 2026
Blk 12 · 3 ROOM · 13 TO 15 · Improved · 48 years left
65 sqmS$500,000S$7,692 psm
Apr 2026
Blk 12 · 3 ROOM · 04 TO 06 · Improved · 48 years left
65 sqmS$467,000S$7,185 psm
Mar 2026
Blk 12 · 3 ROOM · 07 TO 09 · Improved · 48 years left
65 sqmS$513,888S$7,906 psm
Feb 2026
Blk 12 · 3 ROOM · 16 TO 18 · Improved · 48 years left
65 sqmS$510,000S$7,846 psm
Feb 2026
Blk 12 · 3 ROOM · 04 TO 06 · Improved · 48 years left
65 sqmS$500,000S$7,692 psm
Jan 2026
Blk 12 · 3 ROOM · 10 TO 12 · Improved · 48 years left
65 sqmS$535,000S$8,231 psm
Jun 2025
Blk 12 · 3 ROOM · 16 TO 18 · Improved · 49 years left
65 sqmS$415,000S$6,385 psm
May 2025
Blk 12 · 3 ROOM · 04 TO 06 · Improved · 49 years left
65 sqmS$510,000S$7,846 psm
Apr 2025
Blk 12 · 5 ROOM · 13 TO 15 · Adjoined flat · 49 years left
147 sqmS$1,108,000S$7,537 psm
Apr 2025
Blk 12 · 3 ROOM · 19 TO 21 · Improved · 49 years left
65 sqmS$470,000S$7,231 psm
Mar 2025
Blk 12 · 3 ROOM · 04 TO 06 · Improved · 49 years left
65 sqmS$445,000S$6,846 psm
Mar 2025
Blk 12 · 3 ROOM · 16 TO 18 · Improved · 49 years left
65 sqmS$555,000S$8,538 psm
Nov 2024
Blk 12 · 3 ROOM · 07 TO 09 · Improved · 49 years left
65 sqmS$480,000S$7,385 psm
Oct 2024
Blk 12 · 3 ROOM · 10 TO 12 · Improved · 49 years left
65 sqmS$489,000S$7,523 psm
Sept 2024
Blk 12 · 3 ROOM · 07 TO 09 · Improved · 49 years left
65 sqmS$455,000S$7,000 psm
Aug 2024
Blk 12 · 3 ROOM · 04 TO 06 · Improved · 50 years left
73 sqmS$450,000S$6,164 psm
Apr 2024
Blk 12 · 3 ROOM · 01 TO 03 · Improved · 50 years left
65 sqmS$425,000S$6,538 psm
Jan 2024
Blk 12 · 4 ROOM · 10 TO 12 · Improved · 50 years left
88 sqmS$590,000S$6,705 psm
Jan 2024
Blk 12 · 3 ROOM · 10 TO 12 · Improved · 50 years left
73 sqmS$570,000S$7,808 psm
Aug 2023
Blk 12 · 3 ROOM · 04 TO 06 · Improved · 51 years left
65 sqmS$385,000S$5,923 psm
Jun 2023
Blk 12 · 3 ROOM · 19 TO 21 · Improved · 51 years left
65 sqmS$475,000S$7,308 psm
Jun 2023
Blk 12 · 3 ROOM · 07 TO 09 · Improved · 51 years left
65 sqmS$425,000S$6,538 psm
May 2023
Blk 12 · 3 ROOM · 19 TO 21 · Improved · 51 years left
73 sqmS$580,000S$7,945 psm
Apr 2023
Blk 12 · 3 ROOM · 07 TO 09 · Improved · 51 years left
65 sqmS$399,000S$6,138 psm
Mar 2023
Blk 12 · 3 ROOM · 10 TO 12 · Improved · 51 years left
65 sqmS$408,000S$6,277 psm
Dec 2022
Blk 12 · 3 ROOM · 07 TO 09 · Improved · 51 years left
65 sqmS$445,000S$6,846 psm
Nov 2022
Blk 12 · 5 ROOM · 19 TO 21 · Adjoined flat · 51 years left
130 sqmS$828,888S$6,376 psm
Aug 2022
Blk 12 · 3 ROOM · 13 TO 15 · Improved · 52 years left
65 sqmS$430,000S$6,615 psm
Mar 2022
Blk 12 · 4 ROOM · 16 TO 18 · Improved · 52 years left
88 sqmS$580,000S$6,591 psm
Dec 2021
Blk 12 · 3 ROOM · 16 TO 18 · Improved · 52 years left
65 sqmS$425,000S$6,538 psm
Oct 2021
Blk 12 · 4 ROOM · 10 TO 12 · Improved · 52 years left
88 sqmS$510,000S$5,795 psm
Oct 2021
Blk 12 · 3 ROOM · 19 TO 21 · Improved · 52 years left
73 sqmS$480,000S$6,575 psm
See more

Showing 35 of 169.

Sale prices as filed in caveats.

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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years42 yearsS$474,873S$524,299S$567,826S$577,756
10 years37 yearsS$443,288S$540,365S$633,811S$656,174

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.