Recommendation Index:
| Space Utilization Efficiency |  4 Stars |
| Home Fixtures and Fittings | 4 Stars |
| Surrounding Amenities | 4 Stars |
| Developer Reputation | 4 Stars |
| Location and Transport |  5 Stars |
| Price Point |  3 Stars |
Target Audience for the Condominium:
Van Holland is a boutique condominium project with only 69 units, suitable for buyers who value personality, design, and uniqueness. The project is approximately 240 meters from Holland Village MRT Station, a mere 4-minute walk, making it ideal for professionals who prioritize convenient commuting.
Of course, due to these advantages, the price of this project is slightly higher than that of surrounding freehold resale properties.
Project Overview:
Project Name: Van Holland
Developer: Koh Brothers
Tenure: Freehold
Address: 186 – 190 Holland Road
District: District 10 (Tanglin, Holland Road, Bukit Timah)
Total Units: 69 residential units
Unit Types: 1 – 4 Bedrooms
Total Floors: One 4-storey block, two 5-storey blocks
Land Area: Approx. 4,427.7 sqm
TOP Date: March 2023
Van Holland is located in Singapore’s District 10, a prime investment location and bustling central area. It is also just a few minutes’ drive from the Orchard Road shopping belt. The vicinity is home to top-tier schools, lifestyle options, and entertainment venues.
Van Holland is a low-density residential condominium situated on elevated ground, offering views over Holland Village and targeting the upscale private housing market. The project consists of two five-storey blocks and one four-storey block, with 53 and 16 units respectively. The five-storey blocks feature units ranging from 46 sqm to 125 sqm, while the four-storey block offers units with private lifts, ranging from 93 sqm to 185 sqm. The project is equipped with a full suite of condominium facilities, and all home appliances are from renowned brands. The flooring is made of specially selected premium Italian marble, showcasing impeccable detail and craftsmanship to ensure high quality and luxury.
In recent years, the Holland Village area has seen the launch of several freehold projects. Besides Van Holland, these include Hyll on Holland (319 units), Leedon Green (638 units), and 15 Holland Hill (57 units).
Project Information:
Table of Contents
Van Holland’s Land Acquisition Cost and Breakeven Price are Relatively High
Van Holland is being redeveloped on the former site of Toho Mansion. The developer, Koh Brothers, acquired this plot for S$120.4 million in early 2018 during the en bloc fever. This boutique luxury condominium has a land area of only 4,427.7 square meters (47,660 square feet), which translates to a land rate of S$1,805 per square foot per plot ratio. Such a high breakeven price inevitably means the actual selling price will not be low. So, Leo will take you on a tour to see if this project is worth the price.
Such a small-scale project might deter many buyers. But please don’t be too quick to dismiss it. Although the land area is small, you will find that Van Holland’s excellent location is something one would be reluctant to ignore.
- First: The project is very close to the bustling center of Holland Village, but not so close as to feel noisy (though the side facing the main road might be a different story).
- Second: The elevated terrain is a major advantage, offering a commanding, panoramic view that brings a sense of refreshing openness.
- Third: There’s no need to worry about a smaller project lacking amenities; all the standard features of a luxury residence are present and reliable in this development.
The Facade Feature – A Waterfall Wall for Prosperity
The condominium’s design is highly distinctive, cleverly incorporating the concepts of pools and waterfalls into the overall aesthetic. The side facing Holland Road features an impressive 30-meter-long waterfall wall along the ground-floor pool.
The drop-off point is surrounded by lush greenery and a 10-meter high waterfall (about two stories tall). While some may find this impractical, I believe it’s an excellent design choice. This facade not only carries auspicious meanings like “bringing wealth and prosperity” but also exudes a unique sense of luxury.
Viewed from the drop-off area, each floor boasts extensive and lush greenery, creating a vibrant atmosphere of life and nature. This design is uncommon in boutique projects. Another fantastic feature is the elevated walkway leading to the residential units, which is covered and offers scenic views, making it a very convenient and practical design. If I had to be critical, one might feel that the building’s facade looks a bit cluttered with too many design elements. Of course, this is subjective, as some buyers appreciate this classic, opulent style.
The project is located near the main thoroughfare of Holland Road, with the main entrance right beside it, offering great convenience. However, one point to consider: due to the fast-moving traffic, the flyover might slightly obstruct the view of the road, and merging onto the main road could be a minor inconvenience.
Rooftop Infinity Pool and Clubhouse
The project’s infinity pool overlooks Holland Road, and its elevated position provides good privacy for residents. If there’s a downside, it’s that the pool might not offer a peaceful and tranquil retreat, as traffic noise will be a constant presence. Also, with the building being only 5 stories high, don’t expect magnificent city-top views.
But I particularly love the clubhouse here. It’s not a huge space—112 sqm of indoor and outdoor area, with a wine cellar, a gathering space, and a pantry with kitchen facilities. After a long day of work, you can come to the clubhouse and pool to relax.
So far, there are no major unacceptable flaws, right? But we must mention that the biggest drawback of this project is its distance between blocks. Some units may face their neighbors directly, posing a significant challenge to privacy.
The 98 sqm 3-Bedroom + 1 Study Unit
Fitting a 4-room layout into this area means it won’t be exceptionally spacious. However, it’s a very efficient use of space, especially with its regular, squarish layout.
The air-conditioning compressors for this unit are neatly concealed at the back of the house, so you won’t be disturbed by the noise of the fans when enjoying the breeze on your balcony or near the windows.
Although this is a luxury project, not all units come with a private lift. Only those marked as “Exclusive” have private lifts. This 3-bedroom plus study unit will use the common lift lobby.
Upon entering, you see the kitchen on the right and the living/dining area ahead.
The kitchen is quite spacious, rectangular in shape, with ample countertop and storage space. It’s wide enough for two people to work back-to-back. The glass partition also makes the space feel more open.
All kitchen appliances are from the German brand Miele, a high-end home appliance brand that should be familiar to everyone.
Although creating a 3+1 layout in 98 sqm is already very compact, the designer also considered living comfort and allocated a small service balcony for the residents.
The service balcony connects directly to the study.
Here is the living and dining area. If you look closely, you’ll notice the marble pattern on the living room floor tiles, like the facing pages of an open book. This is where quality and taste are reflected; each piece of marble is carefully cut and arranged, and the pattern is kept consistent and harmonious during installation. This special marble was personally selected by the designer on a trip to Italy to match the project’s style.
For culinary enthusiasts who enjoy entertaining friends and guests at home, the small dining area might be a bit disappointing. A 4-seater dining table is hardly enough; a 6-seater would be the minimum. However, considering the traffic flow from the main entrance to the living room, this size of dining table is a necessary compromise.
The living room is much better; though not particularly long, it is wide. Additionally, the 3.1-meter ceiling height comes into play here, making the space feel more expansive.
From the balcony, the master bedroom is just a wall away from the living room. This design is acceptable; although there might be issues with separating active and quiet zones, it’s not a major problem—after all, it’s not every day someone is having a party at home, and even if they were, the bedroom wouldn’t be used for it.
To be honest, the balcony is long and large, and many people love such outdoor spaces. Imagine the comfort of being close to nature and breathing fresh air, perfect for setting up your favorite small tea table and tea set. The balcony flooring is the same marble as the living room—a seamless design rarely seen in any new launch projects so far. This is the designer’s deliberate effort to create a sense of integrated spatial extension.
The bathroom fittings are from Duravit, a German manufacturer of ceramic bathroom accessories. I particularly like the small details, such as the black handles, unique faucets (Swarovski), and towel racks. Van Holland will be one of the first in Singapore to use luxury sanitary ware from the Italian brand F.lli Frattini, providing users with an elegant and timeless luxury experience.
During the planning process for all bathroom and home functions, the developer’s CEO, Francis Koh, flew to Italy with his architects and design team. They not only visited the sanitary ware manufacturers but also the marble quarries to select the marble blocks for this project.
The designer’s ingenuity extends to the design of the built-in wardrobe systems in each unit—you will find that all wardrobes and cabinets are equipped with dehumidifiers, pull-down rods, and lighting.
The other two bedrooms are standard, with nothing particularly noteworthy to praise or criticize. Oh, wait, one of the bedrooms has floor-to-ceiling windows. If you have a daughter, you would definitely want to give her this room. After all, what princess doesn’t love the moment of opening the curtains in the morning to enjoy the sunlight?
The 72 sqm Two-Bedroom Unit
Honestly, a 72 sqm two-bedroom layout is very good. But one thing that must be criticized is the long, narrow entranceway (space that cannot be well utilized). For a layout like this, such a long entrance corridor is unnecessary. If used for storage, it would look cramped and have many limitations.
The designer gives with one hand and takes with the other. The gift here is the color scheme and brightness of this unit. Compared to the dark, stately, and solemn three-bedroom unit, this two-bedroom unit looks bright and gentle.
The open-concept kitchen is connected to the dining area. For those who use the kitchen frequently, this may not be a good option. The countertop space is quite limited. However, it also uses premium kitchen appliances from Miele, so the quality is uncompromisedly “luxurious”.
The living room is a bit compact, but not too small.
From this angle, it looks much better, doesn’t it?
The balcony is also quite large, and when combined with the master bedroom’s balcony area, it really becomes a very pleasant outdoor space.
Looking at the bedroom from the living room. The bedroom is ordinary, only suitable for a single bed. There’s no shortage of wardrobe space, though.
The bathroom space is very pleasantly sized. The bathroom fittings are by F.lli Frattini. I especially like the oversized mirror with backlighting. Other accessories are provided by Duravit. Unfortunately, the SensoWash toilet is only available in the master bathroom.
The master bedroom is very compact. The wardrobe space isn’t particularly generous, but it’s comparable to what similar units in other projects offer. However, the outdoor balcony is very appealing and definitely large enough for a small chair or two.
Site Plan
The project consists of two elevated buildings. Due to the higher ground, even the lower-floor units are raised above street level.
Facilities within the development include a gym, a rock-climbing wall (a rare and unique feature), an underground car park, and two infinity pools—one on a lower level and one on the rooftop terrace facing the clubhouse. The most Instagrammable feature is the 10-meter, two-story high waterfall, which can be described in one word—”impressive.”
A link bridge and staircase will be built to connect the existing flyover to the condominium’s entrance, allowing residents to reach the flyover without walking to the bus stop.
Of course, a reminder for small-scale projects: be prepared for the monthly maintenance fees. As the cost is shared among a smaller number of residents, the per-household fee might be higher.
Summary of Van Holland’s Features
By day, Van Holland is a vibrant urban neighborhood catering to various lifestyles. By night, you’ll find it an ideal place for dining and socializing. The Holland Village area has long been a favored upscale community for both locals and expatriates.
- First, I want to emphasize the connectivity of Holland Road to the Pan Island Expressway (PIE) and Ayer Rajah Expressway (AYE). Commuting to and from the CBD area is also very convenient.
- Second, residents of this project can also enjoy a considerable number of nearby educational institutions, especially preschools, primary, and secondary schools. Therefore, families with children need not worry too much about finding good schools here.
- Finally, the investment value in this area remains strong. Look at the nearby freehold properties Jade Mansion and Willyn Ville, which are over 30 years old. We believe this neighborhood will experience another wave of en bloc sales during the economic recovery, boosting the value of nearby condominiums.
Comparison with Nearby Projects
| Project Name | Tenure | TOP Date | Average Price | No. of Units |
| Van Holland | Freehold | 2023 | $2,836 psf | 69 |
| Parksuites | 110-year Leasehold | 2023 | $2,058 psf | 119 |
| Mooi Residences | Freehold | 2023 | $2,566 psf | 24 |
| One Holland Village | 99-year Leasehold | 2025 | $2,675 psf | 551 |
| Leedon Green | Freehold | 2023 | $2,685 psf | 638 |
Let’s take a look at other recent new launches in the Holland area.
Among them, Parksuites is not located along Holland Road—it’s situated a short distance away within a landed residential enclave. The price gap between this condominium and the other three is also quite significant, mainly because Parksuites already has a huge price difference compared to other resale condos in its vicinity (almost double for some), so pricing Parksuites any higher would be very risky.
Mooi Residences is an even smaller project, with a land area of 1,235.8 sqm and only 5 stories high, located a few hundred meters from Holland Village.
Although One Holland Village Residences is a 99-year leasehold property, its average unit price is already quite high.
Leedon Green is worth considering, but it’s a project with a completely different selling point. It has a much larger land area and nearly 10 times the number of units as Van Holland.
But don’t forget, Van Holland is positioned as an upscale condominium. We welcome you to contact us via email or phone to discuss whether the project is a worthwhile investment and to share market insights.
Project Information:
Final Thoughts – Pros and Cons
| What we like about this project:
• Two swimming pools • Link bridge to Holland Road • Unique interior design details |
What we don’t like:
• Close proximity between blocks |
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