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landed, sizes are land area · 276192

Holland Grove

Project page · 99-year lease from 1994

Indicative value range
S$4,045,432 – S$4,256,594
Indicative mid S$4,092,890 · S$1,808 psf

Based on 7 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

Valued at 2,264 sqft of land, typical for Holland Grove. Houses differ widely in land and built-up area, so enter yours below for your own range.

The estimate is based on land area, which is what landed sale records carry. Built-up area is optional and only shown for reference.

Comparable sales

Each price per area is scaled to Q2 2026 by the published index for the quarter it sold in.

SoldWhereFloorSizePricePer sqftIndex ×Adjusted
Jun 2026Holland Grove-2,314 sqftS$4,100,000S$1,772 psf×1.000S$1,772 psf
Mar 2026Holland Grove-2,153 sqftS$4,000,000S$1,858 psf×1.018S$1,892 psf
Feb 2026Holland Grove-2,278 sqftS$4,180,000S$1,835 psf×1.018S$1,869 psf
Jul 2025Holland Grove-2,230 sqftS$4,080,000S$1,829 psf×0.988S$1,808 psf
May 2025Holland Grove-2,166 sqftS$4,450,000S$2,055 psf×1.005S$2,065 psf
Dec 2024Holland Grove-2,311 sqftS$3,530,000S$1,527 psf×1.043S$1,594 psf
Nov 2024Holland Grove-2,181 sqftS$3,768,000S$1,728 psf×1.043S$1,803 psf

How accurate is this estimate for Holland Grove?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 3 sales in Holland Grove since.

Median error
1.5%

Half the estimates came closer than this to what the home actually fetched, half missed by more.

A thin test: 3 sales, so read the figure as a hint, not a verdict.

What the rent says

What this house earns against what it costs, set beside what homes like it earn.

3.23% gross yield

S$132,000 of rent a year against the estimate above · 0.54 points above flats like it

Leases signed here within a quarter of this size run about S$11,000 a month, the middle of 1 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

SignedSizeBedsTypeRent a month
Q3 20264500-5000 sqft—Detached HouseS$24,500
Q3 20264500-5000 sqft—Detached HouseS$24,500
Q3 20264500-5000 sqft—Detached HouseS$16,000
Q3 20262000-2500 sqft—Semi-Detached HouseS$11,000
Q3 20262500-3000 sqft—Semi-Detached HouseS$11,000
Q3 20262500-3000 sqft—Semi-Detached HouseS$11,000
Q3 20262500-3000 sqft—Semi-Detached HouseS$11,000
Q3 20262500-3000 sqft—Semi-Detached HouseS$9,000

median of 1 URA rental contracts at Holland Grove within a quarter of 210.3 sqm, since 2025Q4.

Buying or selling at S$4,092,890?

Buying: Stamp duty on S$4,092,890 · Cash and CPF needed on S$4,092,890 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$4,092,890.

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

Primary schools near 31 Holland Grove View

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
Sept 2026
Holland Grove · Semi-detached · 66 years left
2,846 sqftS$4,240,000S$1,490 psf
Jun 2026
Holland Grove · Semi-detached · 67 years left
2,974 sqftS$4,010,000S$1,348 psf
Jun 2026
Holland Grove · Semi-detached · 67 years left
2,314 sqftS$4,100,000S$1,772 psf
Mar 2026
Holland Grove · Semi-detached · 67 years left
2,153 sqftS$4,000,000S$1,858 psf
Feb 2026
Holland Grove · Semi-detached · 67 years left
2,278 sqftS$4,180,000S$1,835 psf
Jul 2025
Holland Grove · Semi-detached · 68 years left
2,230 sqftS$4,080,000S$1,829 psf
Jul 2025
Holland Grove · Semi-detached · 68 years left
2,714 sqftS$3,750,000S$1,382 psf
Jun 2025
Holland Grove · Detached · 68 years left
excluded: related party
5,264 sqftS$5,500,888S$1,045 psf
May 2025
Holland Grove · Semi-detached · 68 years left
2,166 sqftS$4,450,000S$2,055 psf
Apr 2025
Holland Grove · Semi-detached · 68 years left
2,912 sqftS$4,058,000S$1,394 psf
Dec 2024
Holland Grove · Semi-detached · 68 years left
2,311 sqftS$3,530,000S$1,527 psf
Nov 2024
Holland Grove · Semi-detached · 68 years left
2,181 sqftS$3,768,000S$1,728 psf
Sept 2024
Holland Grove · Semi-detached · 68 years left
2,154 sqftS$3,900,000S$1,811 psf
Aug 2024
Holland Grove · Semi-detached · 68 years left
2,774 sqftS$3,880,000S$1,399 psf
Jul 2024
Holland Grove · Semi-detached · 69 years left
2,300 sqftS$4,250,000S$1,848 psf
Feb 2024
Holland Grove · Semi-detached · 69 years left
excluded: outlier
2,153 sqftS$3,800,000S$1,765 psf
Jan 2024
Holland Grove · Semi-detached · 69 years left
excluded: outlier
2,398 sqftS$3,500,000S$1,459 psf
Sept 2023
Holland Grove · Semi-detached · 69 years left
2,845 sqftS$4,100,000S$1,441 psf
Jul 2023
Holland Grove · Semi-detached · 70 years left
2,582 sqftS$4,000,000S$1,549 psf
May 2023
Holland Grove · Semi-detached · 70 years left
2,153 sqftS$3,500,000S$1,626 psf
Mar 2023
Holland Grove · Semi-detached · 70 years left
2,251 sqftS$3,600,000S$1,599 psf
Sept 2022
Holland Grove · Semi-detached · 70 years left
2,153 sqftS$3,380,000S$1,570 psf
Jun 2022
Holland Grove · Semi-detached · 71 years left
2,466 sqftS$3,840,000S$1,557 psf
May 2022
Holland Grove · Semi-detached · 71 years left
2,153 sqftS$3,150,000S$1,463 psf
Apr 2022
Holland Grove · Semi-detached · 71 years left
2,157 sqftS$3,525,000S$1,634 psf
Mar 2022
Holland Grove · Semi-detached · 71 years left
2,965 sqftS$4,400,000S$1,484 psf
Mar 2022
Holland Grove · Semi-detached · 71 years left
2,153 sqftS$3,280,000S$1,524 psf
Nov 2021
Holland Grove · Semi-detached · 71 years left
2,220 sqftS$3,300,000S$1,487 psf
Nov 2021
Holland Grove · Semi-detached · 71 years left
2,153 sqftS$3,200,000S$1,486 psf

Sale prices as filed in caveats.

Where the lease takes this

About 66 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 years61 yearsS$3,915,684S$4,291,537S$4,323,232S$4,764,029
10 years56 yearsS$3,689,855S$4,432,203S$4,497,913S$5,461,887
20 years46 yearsS$3,277,566S$4,729,030S$4,870,291S$7,181,551

On a flat market the lease alone costs 20% over 20 years. Prices would need to rise about 1.12% 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.