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condo · 278698

The Serenade @ Holland

Project page · 99-year lease from 2001

Indicative value range
S$2,539,759 – S$2,569,621
Indicative mid S$2,554,166 · S$1,659 psf

Based on 5 sales in this project, last 24 months. Search widened 2 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.

SoldWhereFloorSizePricePer sqftIndex ×Adjusted
Dec 2025The Serenade @ Holland06-101,539 sqftS$2,480,000S$1,611 psf×1.024S$1,650 psf
Aug 2025The Serenade @ Holland11-151,507 sqftS$2,530,000S$1,679 psf×0.988S$1,659 psf
Aug 2025The Serenade @ Holland06-101,905 sqftS$3,218,000S$1,689 psf×0.988S$1,669 psf
Apr 2025The Serenade @ Holland16-201,507 sqftS$2,450,000S$1,626 psf×1.005S$1,634 psf
Feb 2025The Serenade @ Holland16-201,507 sqftS$2,700,000S$1,792 psf×1.035S$1,855 psf

How accurate is this estimate for The Serenade @ 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 home earns against what it costs, set beside what homes like it earn.

3.05% gross yield

S$78,000 of rent a year against the estimate above · 0.59 points below flats like it

Leases signed here within a quarter of this size run about S$6,500 a month, the middle of 14 of them.

In the core central region, leasehold flats with 70 to 79 years of lease left yield 3.64%, from 28 projects.

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

SignedSizeBedsTypeRent a month
Q3 20261500-1600 sqft3Non-landed PropertiesS$6,500
Q3 20261100-1200 sqft2Non-landed PropertiesS$4,500
Q3 20261100-1200 sqft2Non-landed PropertiesS$4,500
Q2 20261900-2000 sqft4Non-landed PropertiesS$7,800
Q2 20261900-2000 sqft4Non-landed PropertiesS$7,800
Q2 20261900-2000 sqft4Non-landed PropertiesS$7,500
Q2 20261500-1600 sqft3Non-landed PropertiesS$7,000
Q2 20261500-1600 sqft3Non-landed PropertiesS$7,000

median of 14 URA rental contracts at The Serenade @ Holland within a quarter of 143 sqm, since 2025Q4.

Buying or selling at S$2,554,166?

Buying: Stamp duty on S$2,554,166 · Cash and CPF needed on S$2,554,166 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$2,554,166.

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

Primary schools near 371 Holland Road

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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Dec 2025
The Serenade @ Holland · 06-10 · Condominium · 74 years left
1,539 sqftS$2,480,000S$1,611 psf
Aug 2025
The Serenade @ Holland · 06-10 · Condominium · 74 years left
1,905 sqftS$3,218,000S$1,689 psf
Aug 2025
The Serenade @ Holland · 11-15 · Condominium · 74 years left
1,507 sqftS$2,530,000S$1,679 psf
Apr 2025
The Serenade @ Holland · 16-20 · Condominium · 75 years left
1,507 sqftS$2,450,000S$1,626 psf
Feb 2025
The Serenade @ Holland · 16-20 · Condominium · 75 years left
1,507 sqftS$2,700,000S$1,792 psf
Apr 2024
The Serenade @ Holland · 11-15 · Condominium · 76 years left
1,507 sqftS$2,480,000S$1,646 psf
Mar 2024
The Serenade @ Holland · 11-15 · Condominium · 76 years left
1,905 sqftS$2,750,000S$1,443 psf
Mar 2024
The Serenade @ Holland · 11-15 · Condominium · 76 years left
1,905 sqftS$3,000,000S$1,575 psf
Sept 2023
The Serenade @ Holland · 11-15 · Condominium · 76 years left
1,539 sqftS$2,380,000S$1,546 psf
Mar 2023
The Serenade @ Holland · 11-15 · Condominium · 77 years left
1,152 sqftS$1,650,000S$1,433 psf
Dec 2022
The Serenade @ Holland · 11-15 · Condominium · 77 years left
1,539 sqftS$2,380,000S$1,546 psf
Dec 2022
The Serenade @ Holland · 06-10 · Condominium · 77 years left
1,787 sqftS$2,580,000S$1,444 psf
Sept 2022
The Serenade @ Holland · 16-20 · Condominium · 77 years left
3,778 sqftS$3,880,000S$1,027 psf
Jul 2022
The Serenade @ Holland · 06-10 · Condominium · 78 years left
1,152 sqftS$1,690,000S$1,467 psf
May 2022
The Serenade @ Holland · 11-15 · Condominium · 78 years left
1,905 sqftS$2,810,000S$1,475 psf
Jan 2022
The Serenade @ Holland · 16-20 · Condominium · 78 years left
1,787 sqftS$2,540,000S$1,422 psf
Jan 2022
The Serenade @ Holland · 16-20 · Condominium · 78 years left
1,507 sqftS$2,120,000S$1,407 psf
Nov 2021
The Serenade @ Holland · 06-10 · Condominium · 78 years left
1,905 sqftS$2,650,000S$1,391 psf

Sale prices as filed in caveats.

Where the lease takes this

About 73 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 nowLease leftPrices flatThis market's record, 1.85% a yearmeasuredPrices 2% a yearPrices 4% a year
5 years68 yearsS$2,497,195S$2,736,892S$2,757,105S$3,038,220
10 years63 yearsS$2,389,075S$2,869,724S$2,912,269S$3,536,414
20 years53 yearsS$2,104,758S$3,036,846S$3,127,559S$4,611,784

On a flat market the lease alone costs 18% over 20 years. Prices would need to rise about 0.97% 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.