Viz at holland x value

Property Details

Selected Unit Information

Address

#12-07, 221 Queensway

Postal Code

S(276750)

Project

Viz At Holland

Property Type

Condominium

Unit Type

4-Bedroom

Floor Area

2,389 sqft

Tenure

Freehold

TOP

2008

Total Units

165

Region

CCR (Core Central Region)

District

D10 — Ardmore, Bukit Timah, Holland Rd, Tanglin

Developer

Sim Lian (Holland) Pte Ltd

Ownership Demographics

Singaporean76.34%

PR9.95%

Foreigner13.17%

Company0.54%

Unit Mix

Unit Type	Min (sqft)	Max (sqft)	Units
1-Bedroom	495	495	22
2-Bedroom	818	1,227	45
2-Bedroom + Study	947	1,679	42
3-Bedroom	1,259	1,927	44
4-Bedroom	2,390	2,390	2

Purchase Address Indicator

Private70.51%

HDB29.49%

Valuation Summary

Estimated Market Value

Average Across All Sources

$4,078,667$1,707 psf

Based on valuations from UOB Bank, PropNex PN-Value, and SRX X-Value

UOB Bank

$3,752,000

$1,570 psf

Bank indicative valuation based on recent comparable transactions.

PropNex (PN-Value)

$4,454,000

$1,864 psf

Comparative Market Analysis using the most recent, relevant transactions.

SRX (X-Value)

$4,030,000

$1,687 psf

Proprietary algorithm combining URA data and market intelligence.

Valuation Range

$3.752M

UOB

$4.030M

SRX

$4.454M

PropNex

$3,752,000$4,454,000

Profitability Analysis (Based on PN-Value)

Purchase Date

8 Aug 2007

Purchase Price

$3,000,000

$1,255 psf

Est. Selling Price

$4,454,000

$1,864 psf

Capital Gain

$1,454,000

2% annualized

Holding Period:18 years 7 months

Project Profitability:100% profit rateNo losses recorded

Project-Wide Profitability (Last 5 Profitable Sales)

Type	Vol.	Avg Buy PSF	Avg Sell PSF	Profit PSF	Avg Profit	Annualized
1-Bedroom	1	$1,333	$1,874	+$541	+$268K	2.16%
2-Bedroom	3	$1,420	$2,124	+$704	+$585K	3.38%
3-Bedroom	1	$1,596	$1,922	+$326	+$410K	1.51%
Total	5	$1,438	$2,033	+$596	+$487K	2.76%

Market Activity

Recent Transactions

Sales within Viz At Holland in the past 12 months

Lowest Sale

$928,000

$1,874 psf (1BR)

Average Sale

$1,730,538

$2,033 psf

Highest Sale

$2,420,000

$1,922 psf (3BR)

4-Bedroom Rarity

There are only 2 units of 4-bedroom configuration (2,390 sqft) in the entire development of 165 units. No 4-bedroom unit has transacted in the past 12 months, making this a rare opportunity in the Holland/Queensway enclave.

Date	Address	Unit	Type	Area	PSF	Price
23 Feb 2026	221 Queensway	#02-14	1BR	495	$1,874	$928,000
25 Sep 2025	221 Queensway	#07-09	2BR	818	$2,200	$1,800,000
12 Sep 2025	221 Queensway	#02-06	2BR	818	$2,021	$1,653,000
2 May 2025	221 Queensway	#04-11	3BR	1,259	$1,922	$2,420,000
2 May 2025	221 Queensway	#06-12	2BR	861	$2,150	$1,851,688

Source: URA / SRX as at 29 Mar 2026

Market Comparison

Nearby Projects

4-Bedroom units within 500m — Last 12 months

Key Insight: In the Holland/Queensway enclave, freehold 4-bedroom units are exceptionally scarce. The nearby Parvis commands a premium at $2,230 psf, while Lush On Holland Hill trades at $1,434 psf for larger units. Viz At Holland's PN-Value of $1,864 psf positions it competitively among freehold developments in the CCR.

Project	Dist.	Tenure	TOP	Size (sqft)	Vol.	Price Range	Avg PSF
Viz At Holland	—	Freehold	2008	2,390	0	—	—
Lush On Holland Hill	169m	Freehold	2013	1,800–3,487	2	$3.95M–$5.0M	$1,434
Hollandswood Court	257m	99yr	1978	2,100–2,131	1	$2,250,000	$1,069
Parvis	268m	Freehold	2012	1,900–3,229	4	$4.9M–$7.2M	$2,230
Fairlodge	375m	Freehold	1999	2,023	1	$3,500,000	$1,730

Source: PropNex Investment Suite, based on URA Sales data in the last 12 months

Rental Market

Rental Analysis

SRX Rental X-Value

$10,800

per month

Rental Yield

3.22%

gross rental yield

Rental Value Trends

Rental X-Value Change — Mar 2026

Your Property+0.93%

CCR Average+0.76%

Singapore Average+0.14%

Rental X-Value Change — 12 Months

Your Property+1.82%

CCR Average+2.25%

Singapore Average+1.97%

Sale Value Trends

Sale X-Value Change — Mar 2026

Your Property+1.47%

CCR Average+0.49%

Singapore Average+1.35%

Sale X-Value Change — 12 Months

Your Property0%

CCR Average+1.79%

Singapore Average+4.31%

Recent Rental Transactions

Date	Location	Size	Rent/mth
Feb 2026	Queensway	1,100–1,200 sqft	$5,000
Feb 2026	Queensway	400–500 sqft	$2,900
Feb 2026	Queensway	1,100–1,200 sqft	$5,300
Jan 2026	Queensway	800–900 sqft	$4,400
Jan 2026	Queensway	1,100–1,200 sqft	$5,000
Dec 2025	Queensway	1,200–1,300 sqft	$5,700
Dec 2025	Queensway	800–900 sqft	$4,600
Dec 2025	Queensway	1,200–1,300 sqft	$5,800
Dec 2025	Queensway	800–900 sqft	$4,400
Dec 2025	Queensway	1,100–1,200 sqft	$5,100

Source: SRX as at 29 Mar 2026

Financing

Bank Loan Rates

Current fixed interest packages for private property — as at 25 Feb 2026

Best Available Rate

1.40% fixed for 2 years

Available from HSBC and Maybank

Bank	1st Year	2nd Year	Rating
HSBC	1.40%	1.40%	Best Rate
Maybank	1.40%	1.40%	Best Rate
Citibank	1.44%	1.40%	—
UOB	1.48%	1.48%	—
DBS	1.50%	1.50%	—
OCBC	1.50%	1.50%	—
Standard Chartered	1.70%	1.70%	—
Hong Leong	1.95%	1.95%	—

Source: PropNex Investment Suite — Date Generated: 25 Feb 2026. Rates are indicative and subject to change.

Lifestyle & Location

Unit & Project Highlights

Unit Highlights

2,389 sqft — spacious 4-bedroom layout
High floor unit (#12) with panoramic views
CCR location — Core Central Region (District 10)
Only 2 units of this configuration in the entire development
Freehold tenure — long-term value preservation

Project Highlights

Freehold tenure — TOP 2008 by Sim Lian Group
165 units — boutique low-density development
Holland Village / Queensway lifestyle enclave
Near Holland Village MRT (0.75 km) and Commonwealth MRT (0.78 km)
Surrounded by reputable schools and international schools
Managed by Knight Frank Property & Facilities Management

Nearby Amenities

MRT Stations

Holland Village MRT0.75 km
Commonwealth MRT0.78 km
Farrer Road MRT1.17 km
Buona Vista MRT1.31 km

Schools

Anglo-Chinese School (International)0.39 km
Queensway Secondary School0.91 km
New Town Primary School0.98 km

Shopping & Groceries

The Butcher0.69 km
Cold Storage0.76 km
Little Farms0.78 km
Holland Village Shopping Mall0.84 km
One Holland Village0.93 km

Childcare

Global Tots Pte. Ltd.0.36 km
Luther Preschool0.40 km
PCF Sparkletots (Buona Vista)0.62 km

International Schools

Anglo-Chinese School (International)0.39 km
Melbourne Specialist International1.39 km
Invictus International (Dempsey)1.39 km
Tanglin Trust School1.69 km

Bus Connectivity

Queensway (105, 123, 153, 186, 855, 93)0.07 km
Holland Rd (106, 165, 48, 7, 75, 77)0.31 km
C'wealth Dr (122, 195, 195A)0.32 km

Source: PropNex Investment Suite — Amenities within 1 km radius