cluster house (strata), sizes are strata area · 275764
Eleven @ Holland
Project page · 99-year lease from 2010
Indicative value range
S$3,795,313 – S$4,285,211
Indicative mid S$4,141,612 · S$1,109 psf
Based on 5 sales in projects within 1 km, last 24 months. Search widened 3 of 4 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 sqft | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Aug 2026 | The Teneriffe · 285 m | - | 3,337 sqft | S$3,700,000 | S$1,109 psf | ×1.000 | S$1,109 psf |
| Jul 2026 | The Teneriffe · 285 m | - | 4,133 sqft | S$4,200,000 | S$1,016 psf | ×1.000 | S$1,016 psf |
| May 2026 | Eleven @ Holland | 01-05 | 3,735 sqft | S$3,318,000 | S$888 psf | ×1.000 | S$888 psf |
| Jun 2025 | The Teneriffe · 285 m | - | 3,175 sqft | S$3,625,000 | S$1,142 psf | ×1.005 | S$1,147 psf |
| Mar 2025 | The Teneriffe · 285 m | - | 3,175 sqft | S$3,680,000 | S$1,159 psf | ×1.035 | S$1,200 psf |
How accurate is this estimate for Eleven @ Holland?
Too few sales since Q4 2025 to score the estimate here. Three are the minimum, and this project has not had them.
What the rent says
What this house earns against what it costs, set beside what homes like it earn.
2.67% gross yield
S$110,400 of rent a year against the estimate above · 0.02 points below flats like it
Leases signed here within a quarter of this size run about S$9,200 a month, the middle of 47 of them.
Across Singapore, leasehold houses yield 2.69%, from 77 projects. This region has too few 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 leases signed here
| Signed | Size | Beds | Type | Rent a month |
|---|---|---|---|---|
| Q3 2026 | 3000-3500 sqft | — | Semi-Detached House | S$11,000 |
| Q3 2026 | 3000-3500 sqft | — | Semi-Detached House | S$10,250 |
| Q3 2026 | 3000-3500 sqft | — | Semi-Detached House | S$10,250 |
| Q3 2026 | 3000-3500 sqft | — | Semi-Detached House | S$10,000 |
| Q3 2026 | 3000-3500 sqft | — | Semi-Detached House | S$10,000 |
| Q3 2026 | 3500-4000 sqft | — | Semi-Detached House | S$9,500 |
| Q3 2026 | 3000-3500 sqft | — | Semi-Detached House | S$9,200 |
| Q3 2026 | 3000-3500 sqft | — | Semi-Detached House | S$9,000 |
median of 47 URA rental contracts at Eleven @ Holland within a quarter of 347 sqm, since 2025Q4.
Buying or selling at S$4,141,612?
Buying: Stamp duty on S$4,141,612 · Cash and CPF needed on S$4,141,612 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$4,141,612.
Each opens with this figure filled in; change anything there.
Primary schools near 11 Holland Link
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.
Within about 1 km
- Methodist Girls' School (Primary) (girls) · 677 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Henry Park Primary School · 1,336 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Raffles Girls' Primary School (girls) · 1,735 m · balloted in 2025 Phase 2C (citizens beyond 2 km)
- Pei Hwa Presbyterian Primary School · 1,774 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| May 2026 | Eleven @ Holland · 01-05 · Strata Semi-detached · 83 years left | 3,735 sqft | S$3,318,000 | S$888 psf |
| Jun 2025 | Eleven @ Holland · 01-05 · Strata Semi-detached · 84 years left excluded: outlier | 3,853 sqft | S$3,410,000 | S$885 psf |
| May 2025 | Eleven @ Holland · 01-05 · Strata Semi-detached · 84 years left excluded: outlier | 3,810 sqft | S$3,720,000 | S$976 psf |
| Oct 2024 | Eleven @ Holland · 01-05 · Strata Semi-detached · 84 years left excluded: outlier | 3,735 sqft | S$3,580,000 | S$958 psf |
| Sept 2024 | Eleven @ Holland · 01-05 · Strata Semi-detached · 84 years left excluded: outlier | 3,735 sqft | S$3,550,000 | S$950 psf |
| Jul 2024 | Eleven @ Holland · 01-05 · Strata Semi-detached · 85 years left excluded: outlier | 4,155 sqft | S$3,780,000 | S$910 psf |
| Jun 2024 | Eleven @ Holland · 01-05 · Strata Semi-detached · 85 years left excluded: outlier | 4,273 sqft | S$3,600,000 | S$842 psf |
| Mar 2024 | Eleven @ Holland · 01-05 · Strata Semi-detached · 85 years left excluded: outlier | 3,810 sqft | S$3,810,000 | S$1,000 psf |
| Mar 2024 | Eleven @ Holland · 01-05 · Strata Semi-detached · 85 years left | 3,735 sqft | S$3,835,000 | S$1,027 psf |
| Feb 2024 | Eleven @ Holland · 01-05 · Strata Semi-detached · 85 years left | 3,714 sqft | S$3,800,000 | S$1,023 psf |
| Feb 2024 | Eleven @ Holland · 01-05 · Strata Semi-detached · 85 years left excluded: outlier | 4,306 sqft | S$4,368,000 | S$1,015 psf |
| Nov 2023 | Eleven @ Holland · 01-05 · Strata Semi-detached · 85 years left excluded: outlier | 3,735 sqft | S$3,920,000 | S$1,050 psf |
| Oct 2023 | Eleven @ Holland · 01-05 · Strata Semi-detached · 85 years left excluded: outlier | 4,316 sqft | S$3,888,000 | S$901 psf |
| Jul 2023 | Eleven @ Holland · 01-05 · Strata Semi-detached · 86 years left excluded: outlier | 3,735 sqft | S$3,807,500 | S$1,019 psf |
| Jul 2023 | Eleven @ Holland · 01-05 · Strata Semi-detached · 86 years left excluded: outlier | 4,263 sqft | S$4,263,000 | S$1,000 psf |
| Jul 2023 | Eleven @ Holland · 01-05 · Strata Semi-detached · 86 years left excluded: outlier | 3,714 sqft | S$3,735,000 | S$1,006 psf |
| Jun 2023 | Eleven @ Holland · 01-05 · Strata Semi-detached · 86 years left | 3,735 sqft | S$3,707,000 | S$992 psf |
| Jun 2023 | Eleven @ Holland · 01-05 · Strata Semi-detached · 86 years left excluded: outlier | 3,714 sqft | S$3,920,999 | S$1,056 psf |
| Jun 2023 | Eleven @ Holland · 01-05 · Strata Semi-detached · 86 years left | 3,821 sqft | S$3,803,000 | S$995 psf |
| Jun 2023 | Eleven @ Holland · 01-05 · Strata Semi-detached · 86 years left | 3,810 sqft | S$3,784,000 | S$993 psf |
| Jun 2023 | Eleven @ Holland · 01-05 · Strata Semi-detached · 86 years left excluded: outlier | 3,735 sqft | S$3,500,000 | S$937 psf |
| Jun 2023 | Eleven @ Holland · 01-05 · Strata Semi-detached · 86 years left | 4,295 sqft | S$4,264,600 | S$993 psf |
| Jun 2023 | Eleven @ Holland · 01-05 · Strata Semi-detached · 86 years left | 3,735 sqft | S$3,711,000 | S$994 psf |
| Jun 2023 | Eleven @ Holland · 01-05 · Strata Semi-detached · 86 years left | 4,273 sqft | S$4,244,000 | S$993 psf |
| Jun 2023 | Eleven @ Holland · 01-05 · Strata Semi-detached · 86 years left | 3,714 sqft | S$3,694,000 | S$995 psf |
| Jun 2023 | Eleven @ Holland · 01-05 · Strata Semi-detached · 86 years left excluded: outlier | 3,735 sqft | S$3,835,000 | S$1,027 psf |
| Jun 2023 | Eleven @ Holland · 01-05 · Strata Semi-detached · 86 years left excluded: outlier | 3,735 sqft | S$3,807,000 | S$1,019 psf |
| Jun 2023 | Eleven @ Holland · 01-05 · Strata Semi-detached · 86 years left | 3,767 sqft | S$3,767,000 | S$1,000 psf |
| Jun 2023 | Eleven @ Holland · 01-05 · Strata Semi-detached · 86 years left | 3,821 sqft | S$3,821,000 | S$1,000 psf |
| Jun 2023 | Eleven @ Holland · 01-05 · Strata Semi-detached · 86 years left excluded: outlier | 3,735 sqft | S$3,912,999 | S$1,048 psf |
| Jun 2023 | Eleven @ Holland · 01-05 · Strata Semi-detached · 86 years left | 3,735 sqft | S$3,716,000 | S$995 psf |
| Jun 2023 | Eleven @ Holland · 01-05 · Strata Semi-detached · 86 years left excluded: outlier | 3,735 sqft | S$3,815,000 | S$1,021 psf |
| Jun 2023 | Eleven @ Holland · 01-05 · Strata Semi-detached · 86 years left | 3,940 sqft | S$3,940,000 | S$1,000 psf |
| Jun 2023 | Eleven @ Holland · 01-05 · Strata Semi-detached · 86 years left | 3,789 sqft | S$3,767,000 | S$994 psf |
| Jun 2023 | Eleven @ Holland · 01-05 · Strata Semi-detached · 86 years left | 3,735 sqft | S$3,715,000 | S$995 psf |
| Jun 2023 | Eleven @ Holland · 01-05 · Strata Semi-detached · 86 years left | 3,735 sqft | S$3,710,000 | S$993 psf |
| Jun 2023 | Eleven @ Holland · 01-05 · Strata Semi-detached · 86 years left | 3,735 sqft | S$3,718,000 | S$995 psf |
| Jun 2023 | Eleven @ Holland · 01-05 · Strata Semi-detached · 86 years left | 3,714 sqft | S$3,714,000 | S$1,000 psf |
| Jun 2023 | Eleven @ Holland · 01-05 · Strata Semi-detached · 86 years left | 3,735 sqft | S$3,705,000 | S$992 psf |
| Jun 2023 | Eleven @ Holland · 01-05 · Strata Semi-detached · 86 years left | 4,306 sqft | S$4,281,400 | S$994 psf |
| Jun 2023 | Eleven @ Holland · 01-05 · Strata Semi-detached · 86 years left | 4,273 sqft | S$4,273,000 | S$1,000 psf |
| Jun 2023 | Eleven @ Holland · 01-05 · Strata Semi-detached · 86 years left | 3,735 sqft | S$3,717,000 | S$995 psf |
| Jun 2023 | Eleven @ Holland · 01-05 · Strata Semi-detached · 86 years left | 3,735 sqft | S$3,709,000 | S$993 psf |
| Jun 2023 | Eleven @ Holland · 01-05 · Strata Semi-detached · 86 years left | 3,735 sqft | S$3,710,200 | S$993 psf |
| Jun 2023 | Eleven @ Holland · 01-05 · Strata Semi-detached · 86 years left | 3,735 sqft | S$3,735,000 | S$1,000 psf |
| Jun 2023 | Eleven @ Holland · 01-05 · Strata Semi-detached · 86 years left excluded: outlier | 3,929 sqft | S$3,750,000 | S$954 psf |
| Apr 2023 | Eleven @ Holland · 01-05 · Strata Semi-detached · 86 years left | 3,821 sqft | S$3,500,000 | S$916 psf |
| Dec 2021 | Eleven @ Holland · 01-05 · Strata Semi-detached · 87 years left | 3,810 sqft | S$2,750,000 | S$722 psf |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Q3 2026 | Eleven @ Holland · 3000-3500 sqft · Semi-Detached House | S$11,000 | S$3.38 psf |
| Q3 2026 | Eleven @ Holland · 3000-3500 sqft · Semi-Detached House | S$10,250 | S$3.15 psf |
| Q3 2026 | Eleven @ Holland · 3000-3500 sqft · Semi-Detached House | S$10,250 | S$3.15 psf |
| Q3 2026 | Eleven @ Holland · 3000-3500 sqft · Semi-Detached House | S$10,000 | S$3.08 psf |
| Q3 2026 | Eleven @ Holland · 3000-3500 sqft · Semi-Detached House | S$10,000 | S$3.08 psf |
| Q3 2026 | Eleven @ Holland · 3500-4000 sqft · Semi-Detached House | S$9,500 | S$2.53 psf |
| Q3 2026 | Eleven @ Holland · 3000-3500 sqft · Semi-Detached House | S$9,200 | S$2.83 psf |
| Q3 2026 | Eleven @ Holland · 3000-3500 sqft · Semi-Detached House | S$9,000 | S$2.77 psf |
| Q3 2026 | Eleven @ Holland · 3000-3500 sqft · Semi-Detached House | S$9,000 | S$2.77 psf |
| Q3 2026 | Eleven @ Holland · 3000-3500 sqft · Semi-Detached House | S$9,000 | S$2.77 psf |
| Q3 2026 | Eleven @ Holland · 3000-3500 sqft · Semi-Detached House | S$9,000 | S$2.77 psf |
| Q3 2026 | Eleven @ Holland · 3000-3500 sqft · Semi-Detached House | S$8,800 | S$2.71 psf |
| Q3 2026 | Eleven @ Holland · 3000-3500 sqft · Semi-Detached House | S$8,800 | S$2.71 psf |
| Q2 2026 | Eleven @ Holland · 3000-3500 sqft · Semi-Detached House | S$9,200 | S$2.83 psf |
| Q2 2026 | Eleven @ Holland · 3000-3500 sqft · Semi-Detached House | S$9,000 | S$2.77 psf |
| Q2 2026 | Eleven @ Holland · 3000-3500 sqft · Semi-Detached House | S$9,000 | S$2.77 psf |
| Q2 2026 | Eleven @ Holland · 3000-3500 sqft · Semi-Detached House | S$8,500 | S$2.62 psf |
| Q2 2026 | Eleven @ Holland · 3000-3500 sqft · Semi-Detached House | S$8,500 | S$2.62 psf |
| Q2 2026 | Eleven @ Holland · 3000-3500 sqft · Semi-Detached House | S$8,500 | S$2.62 psf |
| Q1 2026 | Eleven @ Holland · 3500-4000 sqft · Semi-Detached House | S$10,000 | S$2.67 psf |
| Q1 2026 | Eleven @ Holland · 3500-4000 sqft · Semi-Detached House | S$9,500 | S$2.53 psf |
| Q1 2026 | Eleven @ Holland · 3000-3500 sqft · Semi-Detached House | S$9,300 | S$2.86 psf |
| Q1 2026 | Eleven @ Holland · 3000-3500 sqft · Semi-Detached House | S$9,300 | S$2.86 psf |
| Q1 2026 | Eleven @ Holland · 3500-4000 sqft · Semi-Detached House | S$9,200 | S$2.45 psf |
| Q1 2026 | Eleven @ Holland · 3500-4000 sqft · Semi-Detached House | S$9,200 | S$2.45 psf |
| Q1 2026 | Eleven @ Holland · 3000-3500 sqft · Semi-Detached House | S$8,900 | S$2.74 psf |
| Q1 2026 | Eleven @ Holland · 3000-3500 sqft · Semi-Detached House | S$8,900 | S$2.74 psf |
| Q1 2026 | Eleven @ Holland · 3000-3500 sqft · Semi-Detached House | S$8,800 | S$2.71 psf |
| Q1 2026 | Eleven @ Holland · 3000-3500 sqft · Semi-Detached House | S$8,800 | S$2.71 psf |
| Q1 2026 | Eleven @ Holland · 3000-3500 sqft · Semi-Detached House | S$8,700 | S$2.68 psf |
| Q1 2026 | Eleven @ Holland · 3000-3500 sqft · Semi-Detached House | S$8,700 | S$2.68 psf |
| Q4 2025 | Eleven @ Holland · 3000-3500 sqft · Semi-Detached House | S$11,000 | S$3.38 psf |
| Q4 2025 | Eleven @ Holland · 3500-4000 sqft · Semi-Detached House | S$11,000 | S$2.93 psf |
| Q4 2025 | Eleven @ Holland · 3000-3500 sqft · Semi-Detached House | S$11,000 | S$3.38 psf |
| Q4 2025 | Eleven @ Holland · 3500-4000 sqft · Semi-Detached House | S$11,000 | S$2.93 psf |
| Q4 2025 | Eleven @ Holland · 3000-3500 sqft · Semi-Detached House | S$10,000 | S$3.08 psf |
| Q4 2025 | Eleven @ Holland · 3500-4000 sqft · Semi-Detached House | S$9,800 | S$2.61 psf |
| Q4 2025 | Eleven @ Holland · 3500-4000 sqft · Semi-Detached House | S$9,800 | S$2.61 psf |
| Q4 2025 | Eleven @ Holland · 3000-3500 sqft · Semi-Detached House | S$9,300 | S$2.86 psf |
| Q4 2025 | Eleven @ Holland · 3000-3500 sqft · Semi-Detached House | S$9,300 | S$2.86 psf |
| Q4 2025 | Eleven @ Holland · 3000-3500 sqft · Semi-Detached House | S$9,200 | S$2.83 psf |
| Q4 2025 | Eleven @ Holland · 3000-3500 sqft · Semi-Detached House | S$9,200 | S$2.83 psf |
| Q4 2025 | Eleven @ Holland · 3000-3500 sqft · Semi-Detached House | S$9,000 | S$2.77 psf |
| Q4 2025 | Eleven @ Holland · 3000-3500 sqft · Semi-Detached House | S$8,800 | S$2.71 psf |
| Q4 2025 | Eleven @ Holland · 3000-3500 sqft · Semi-Detached House | S$8,800 | S$2.71 psf |
| Q4 2025 | Eleven @ Holland · 3000-3500 sqft · Semi-Detached House | S$8,700 | S$2.68 psf |
| Q4 2025 | Eleven @ Holland · 3500-4000 sqft · Semi-Detached House | S$8,700 | S$2.32 psf |
| Q3 2025 | Eleven @ Holland · 3000-3500 sqft · Semi-Detached House | S$12,000 | S$3.69 psf |
| Q3 2025 | Eleven @ Holland · 3000-3500 sqft · Semi-Detached House | S$10,000 | S$3.08 psf |
| Q3 2025 | Eleven @ Holland · 3000-3500 sqft · Semi-Detached House | S$10,000 | S$3.08 psf |
| Q3 2025 | Eleven @ Holland · 3000-3500 sqft · Semi-Detached House | S$10,000 | S$3.08 psf |
| Q3 2025 | Eleven @ Holland · 3000-3500 sqft · Semi-Detached House | S$9,800 | S$3.02 psf |
| Q3 2025 | Eleven @ Holland · 3000-3500 sqft · Semi-Detached House | S$9,800 | S$3.02 psf |
| Q3 2025 | Eleven @ Holland · 3000-3500 sqft · Semi-Detached House | S$9,000 | S$2.77 psf |
| Q3 2025 | Eleven @ Holland · 3000-3500 sqft · Semi-Detached House | S$9,000 | S$2.77 psf |
| Q3 2025 | Eleven @ Holland · 3000-3500 sqft · Semi-Detached House | S$9,000 | S$2.77 psf |
| Q3 2025 | Eleven @ Holland · 3000-3500 sqft · Semi-Detached House | S$9,000 | S$2.77 psf |
| Q2 2025 | Eleven @ Holland · 3000-3500 sqft · Semi-Detached House | S$9,900 | S$3.05 psf |
| Q2 2025 | Eleven @ Holland · 3000-3500 sqft · Semi-Detached House | S$9,000 | S$2.77 psf |
| Q2 2025 | Eleven @ Holland · 3000-3500 sqft · Semi-Detached House | S$9,000 | S$2.77 psf |
| Q1 2025 | Eleven @ Holland · 3000-3500 sqft · Semi-Detached House | S$9,500 | S$2.92 psf |
| Q1 2025 | Eleven @ Holland · 3000-3500 sqft · Semi-Detached House | S$9,450 | S$2.91 psf |
| Q1 2025 | Eleven @ Holland · 3500-4000 sqft · Semi-Detached House | S$9,350 | S$2.49 psf |
| Q1 2025 | Eleven @ Holland · 3000-3500 sqft · Semi-Detached House | S$9,300 | S$2.86 psf |
| Q1 2025 | Eleven @ Holland · 3000-3500 sqft · Semi-Detached House | S$9,300 | S$2.86 psf |
| Q4 2024 | Eleven @ Holland · 3000-3500 sqft · Semi-Detached House | S$10,000 | S$3.08 psf |
| Q4 2024 | Eleven @ Holland · 3000-3500 sqft · Semi-Detached House | S$9,600 | S$2.95 psf |
| Q3 2024 | Eleven @ Holland · 3000-3500 sqft · Semi-Detached House | S$11,000 | S$3.38 psf |
| Q3 2024 | Eleven @ Holland · 3000-3500 sqft · Semi-Detached House | S$11,000 | S$3.38 psf |
| Q3 2024 | Eleven @ Holland · 3000-3500 sqft · Semi-Detached House | S$10,500 | S$3.23 psf |
| Q3 2024 | Eleven @ Holland · 3500-4000 sqft · Semi-Detached House | S$10,300 | S$2.75 psf |
| Q3 2024 | Eleven @ Holland · 3000-3500 sqft · Semi-Detached House | S$10,000 | S$3.08 psf |
| Q3 2024 | Eleven @ Holland · 3000-3500 sqft · Semi-Detached House | S$9,900 | S$3.05 psf |
| Q3 2024 | Eleven @ Holland · 3000-3500 sqft · Semi-Detached House | S$9,800 | S$3.02 psf |
| Q3 2024 | Eleven @ Holland · 3000-3500 sqft · Semi-Detached House | S$9,600 | S$2.95 psf |
| Q3 2024 | Eleven @ Holland · 3000-3500 sqft · Semi-Detached House | S$9,500 | S$2.92 psf |
| Q3 2024 | Eleven @ Holland · 3000-3500 sqft · Semi-Detached House | S$9,500 | S$2.92 psf |
| Q3 2024 | Eleven @ Holland · 3000-3500 sqft · Semi-Detached House | S$9,300 | S$2.86 psf |
| Q3 2024 | Eleven @ Holland · 3000-3500 sqft · Semi-Detached House | S$9,000 | S$2.77 psf |
| Q3 2024 | Eleven @ Holland · 3000-3500 sqft · Semi-Detached House | S$9,000 | S$2.77 psf |
| Q3 2024 | Eleven @ Holland · 3000-3500 sqft · Semi-Detached House | S$8,900 | S$2.74 psf |
| Q3 2024 | Eleven @ Holland · 3000-3500 sqft · Semi-Detached House | S$8,800 | S$2.71 psf |
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 82 years of the 99-year lease remain. Every figure below lets the lease run down on the decay measured from private 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 | This market's record, 1.85% a yearmeasured | Prices 2% a year | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 77 years | S$3,801,838 | S$4,166,763 | S$4,197,536 | S$4,625,517 |
| 10 years | 72 years | S$3,603,749 | S$4,328,773 | S$4,392,950 | S$5,334,428 |
| 20 years | 62 years | S$3,370,816 | S$4,863,576 | S$5,008,856 | S$7,385,873 |
On a flat market the lease alone costs 19% over 20 years. Prices would need to rise about 1.03% a year to cancel that out.
The measured column repeats what this market did between Q1 2015 and Q2 2026, which was 1.85% 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.