ONE HOLLAND VILLAGE RESIDENCES
One Holland Village ▪ A Curated Mixed Use Development
296 Residential Units + Retail + Offices + Community Spaces
Live, Work, Play in the Heart of Holland Village
One Holland Village ▪ A Curated Mixed Use Development
296 Residential Units + Retail + Offices + Community Spaces
Live, Work, Play in the Heart of Holland Village
Here we present a Review of One Holland Village Residences, the residential component within the new mixed development at Holland Road. It is being developed on a Government Land Sale site that was hotly contested, due to its highly desirable location in the heart of Holland Village, a short walk from the Holland Village MRT station.
This review looks at the attributes of One Holland Village Residences, what makes it one of the most high-profile upcoming projects, and likely costs and pricing.
To start with, this is a commercial cum residential site with rarity appeal, at a transport node, in a popular spot. The One Holland Village tender drew 15 bids in a two envelope system, in the first stage of which 5 bidders were shortlisted based on design and concept proposals.
Their schemes met URA’s evaluation criteria, such as layouts and building forms, architectural expressions and massing strategies, that fitted the site context. These provided extensions that are sensitive to the existing low-rise and street-oriented nature of Holland Village. They propose interesting street frontages with attractive public spaces and high quality landscaping.
Of these 5 shortlisted tenderers that passed the design evaluation, a consortium led by Far East Organization (FEO) alongside Sino Group and Sekisui House, won the site based on its highest bid price out of the five.
URA said that overall, the proposal of the FEO consortium was “compelling in its design concept and planning of the public realm“. Their winning design that included One Holland Village condo, was deemed as being sensitively-scaled, complementing the existing built environment.
It is set to add to and enhance the slightly bohemian, “hang loose” atmosphere and charm of Holland Village, that makes it a well-loved place.
In addition, Far East’s strong track record and extensive experience in the hospitality, retail, and residential sectors makes it eminently suited to undertake the development and management of the project.
Overview of One Holland Village Residences
The proposed design fits comfortably within its surrounding. The shophouse street block is used as the basic building block module of the new development. It fits into the existing street block grid, resulting in a layout that complements its neighbourhood.
There will be a series of public spaces at ground level, divided into three zones. A main public space anchors each zone. These are:
- Commons Square: which be used to hold events such as weekend markets and outdoor performances.
- Communal Green: a courtyard fringed by retail and F&B shops, leading to a Water Court and a terraced water feature.
- Pocket Park: a park providing green spaces, opening into Lorong Mambong.
These public spaces will link to the surrounding areas through a series of open walkways. And by using the same street-paving pattern, Lorong Mambong and Lorong Liput will merge visually with the development, forming a consistent streetscape.
Planning for the One Holland Village Condo
The land parcel is made up of two zones. Zone 1 was slated for residential development, such as the flats of One Holland Village Residences, and serviced apartments. Zone 2 is meant for commercial spaces, including the offices and approximately 100 retail units.
No strata subdivision is allowed for Zone 2, which means that the commercial space here cannot be subdivided for sale to individual owners. Instead, FEO will hold and manage it themselves for rental. They already own and successfully manage a huge diverse property portfolio, the rental of which forms the bulk of their income.
This is good for buyers of the One Holland Village condo, as it means that the retail component of this project will be well managed and controlled, with a diversified shop mix.
Far East will also be building underground car parking across the entire site, to cater not just for One Holland Village Residences, but for the surrounding shops as well.
Out of the 642,766 sq ft (59,715 square metres) gross floor area (GFA) allowed for the site, at least 60% has to be used for the One Holland Village condo component. URA also stipulated a maximum of 570 residential units.
Hence FEO will combine the residences with serviced apartments, offices and retail shops, and community spaces, where people can live, work, eat, shop, and play in one place.
Design of One Holland Village Residences
The residential part comprises only 296 apartment units for sale, and 255 serviced apartments that are not for sale. All these will have sheltered access to the retail and office spaces.
The units for sale fall under three distinct residential types: Sereen, Quincy Private Residences, and Leven. Designs for these are intriguingly interesting.
The bulk, 84%, sit in the Sereen tower, and range from one to 3 bedrooms. These are high-rise apartments, with unblocked views for some of them. And with balconies designed as extensions of their living spaces. Sereen is serviced by 3 lifts.
The Quincy Private Residences units are exclusive, with private lift access. There are only 27 of these luxury homes available, in the uppermost 8 floors of the tower, from levels 21 to 28 above the Quincy House Serviced Residences.
They provide a selection of 3- to 4- bedroom and duplex residences. Some feature views of the Good Class Bungalow (GCB) area, or Holland Village itself. Beautifully designed, with an almost ‘landed’ feel.
The Leven units are also limited edition, just 21 of them. These are low-rise 2-bedders inspired by the heritage shophouses around, and capturing a bit of the bohemian charm of the village.
They come with wide frontages, that allow for maximum air and light inside. Some have private roof terraces as well. Really worth taking a look at this, if you want something different.
Register interest for updates here.
|Name||One Holland Village / Holland Village Residences|
|Developer||Consortium of Far East Organization, Sekisui House & Sino Group|
|Status||Mixed-Use Development (No restrictions on ownership)|
|Address||Sereen: 1 Holland Village Way Singapore 275754
Leven: 3 Holland Village Way Singapore 275752
Quincy Private Residences: 5 Holland Village Way Singapore 275753
|Site Area||27,119.3 m² (291,912 sq ft)|
|Gross Floor Area||Residential (24,981 sqm / 268,895 sq ft)
Serviced Apartments (13,734 sqm / 147,832 sq ft)
Offices (7,500 sqm / 80,730 sq ft)
Retail (13,500 sqm / 145,314 sq ft)
Community Spaces (2,000 sqm / 21,528 sq ft)
|Tenure||99 years leasehold w.e.f. 13 August 2018|
|T.O.P. Date||3rd Quarter 2024|
|Units for Sale||296 residential units|
|Residents Carpark||299 (inclusive of 3 handicap-accessible spaces) in B1 & B2|
|Description||Mixed-use development comprising Residential Apartments (For Sale) & Serviced Residences in Zone 1, with Offices, Retail & Community Spaces in Zone 2|
|Lead Architect||MKPL Architects Pte Ltd|
|Architect||RSP Architect Planners and Engineers Pte Ltd|
|Quantity Surveyor||AECOM Cost Consultancy and Project Management|
|M&E Engineer||Rankine & Hill (Singapore) Pte Ltd|
|C&S Engineer||KTP Consultants Pte Ltd|
|Landscape Architect||Tinderbox Landscape Studio Pte Ltd|
|Lighting Consultant||Switch and Light Collab|
ONE HOLLAND VILLAGE CONDO FLOOR PLANS
The One Holland Village Residences floor plans are pending approval from authorities. Please drop a note via the Contact Form if you would like us to send you the floor plans when available.
THE SITE PLAN
The site is an irregular shaped longish plot of land, stretching from Holland Road at its north end, to the shophouses of Lorong Liput on its south end. As can be seen from the site location plan above, it sits on partly former vacant land, and partly the previous open air car park behind the rows of old shophouses of Lorong Mambong.
The tower block as seen in the above artist’s impression houses most of the One Holland Village Residences units. It sits at the north end of the site, and enjoys 180 degree sweeping unblocked views and wind flows over the low-rise landed estates at its north-west to its south-east.
This area holds some of Singapore’s choicest landed housing estates, including the gardens of the GCB (Good Class Bungalow) areas of Oei Tiong Ham Park, Leedon Park, Belmont Road, and Cornwall Gardens, as well as the houses at Jalan Merah Saga.
There are 3 levels of facilities, including sky terraces on both levels 33 to 34 of the Sereen tower, and level 20 of the Quincy Private Residences tower.
Among the facilities are a 50m lap pool, a level 34 rooftop tennis court, lawns, dining & function rooms, BBQ pavilions, and so on.
ONE HOLLAND VILLAGE CONDO SHOWFLAT
The One Holland Village showflat is not ready for viewing yet. Kindly let us know via the Contact Form if you wish to be alerted when the showflat is scheduled to open for viewing appointments.
The Holland Village Residences showflat features the following types:
. SEREEN . 1 Bedroom . Type A2 . 484 sq ft
. SEREEN . 2 Bedroom . Type B3 . 797 sq ft
. QUINCY . 3 Bedroom . Type C3 . 1281 sq ft
. LEVEN . 2 Bedroom . Type B6 . 947 sq ft
HOLLAND VILLAGE RESIDENCE PRICE · UNIT TYPES
UNIT TYPES . SIZES
|Range||Unit Type||No. of
|2 Bedroom||124||64 / 74 / 77||689 / 797 / 829|
|3 Bedroom||14||115 / 119||1,238 / 1,281|
|3BR + Study||3||150||1,615|
|4BR + Study Duplex||2||312||3,358|
|LEVEN||2 Bedroom||21||75 / 87 / 101||807 / 936 / 1,087|
|Total Number of Units||296|
Floor areas stated includes any Voids, Patios, Balconies, Terraces, A/C Ledges.
ONE HOLLAND VILLAGE CONDO PRICE RANGES
As of 7 December, one week after its 30th November 2019 official launch, over a third of the total units here have been sold. Pricing at this point starts from almost SGD$1.375M up.
Please let us know via the Contact Form if you wish for exact prices of specific units.
COSTS / BREAK EVEN COSTS
The consortium led by Far East Organisation was awarded this commercial cum residential site in Holland Road at a winning bid of $1.213 billion on 20 March 2018. For this 247,214 sq ft site with a plot ratio of 2.6, and resulting GFA (gross floor area) of 642,756 sq ft, this equates to nearly $1,888 per square foot per plot ratio (PSF PPR).
In cases that are zoned purely residential, it is usually possible to work out an approximate break even by merely adding development costs to the land rate. And from there to estimate a selling price above a reasonable profit margin.
Using this formula, we could add development cost of about $600 PSF PPR to the land cost to arrive at a break even of about $2,500 PSF, and estimate that selling price could be in the region of $2,700 to $2,900 PSF perhaps, at a guess. This could be a possibility, given that the One Holland Village condo is targeted at the luxury segment, and its coveted location in Holland Village with its strong rental potential.
In the case of mixed-use developments such as this however, it would also depend on the developer’s pricing strategy, whether to proportion more of the land cost to the residential or commercial component.
ABOUT THE DEVELOPER
Both Far East, and its lead architect MKPL Architects, have strong track records in developing, designing, and managing quality mixed-used developments in Singapore or overseas.
Far East Organization and Sino Group (“Far East” or “the Group”)
Far East, in conjunction with its Hong Kong-based sister company Sino Group, is one of Asia’s biggest real estate corporations. Under its umbrella are numerous investment and development companies that operate across Singapore, Hong Kong, Malaysia, China, and Australia.
Established since 1960, the Group develops, manages and owns property that span the entire spectrum of real estate, from residential, to hospitality, industrial, healthcare, commercial, and the retail segments.
As the largest private property company in Singapore, Far East Organization has been a key mover in the transformation of Singapore’s skyline, with 780 projects under its belt. These include over 55,000 homes, which is practically one in every six private residences here. It is also Singapore’s largest private residential landlord.
Far East Organization is committed to creating products that improve the lives of its clients and users, and has been conferred 11 FIABCI World Prix d’Excellence awards, the highest honour in real estate internationally.
Sekisui House, established in 1960, is one of Japan’s biggest and most reputable construction and design companies. It has built over two million homes in Japan and globally. In Singapore, Sekisui has teamed up with local developers like Far East Organization and Frasers Centrepoint to develop various projects here, such as eCo at Tanah Merah, Hillsta, Boathouse Residences, Rivertrees Residences, QBay, and Watertown mixed development.
ONE HOLLAND VILLAGE LOCATION · FEATURES
Location. The One Holland Village Residences location is in the heart of the Holland Road locality, an exclusive private residential estate comprising some of the poshest homes and GCBs (Good Class Bungalows). It is part of the area stretching from Orchard Road and River Valley, up to Pandan Valley to the west and Bukit Timah to the north, that constitutes Districts 9 and 10, among the most upmarket residential zones of Singapore.
Nearest MRT Station. MRT access is a strong point. We are about 300m or 4 to 5 minutes walk, to Holland Village MRT station.
Shops, Banks, F&B, Supermarkets. The One Holland Village condo location is convenient where shopping, banks, groceries, and eating out is concerned. Besides being a mixed development, which means that you have retail outlets and all sorts of dining options at your doorstep, there is the wider Holland Village next door too.
That of course, is famous for its food and entertainment scene. A veritable treasure trove of culinary delights bustling with life, streets lined with cafes, creameries, fast food joints, and restaurants offering both western and asian cuisines, bars and bistros.
Then there are the shops, arts and crafts, salons, as well as a Cold Storage supermarket for basics and groceries, and the Holland Village Market & Food Centre for local hawker fare. And banks. This place is one of the few in Singapore, where one can find a branch of every single major retail bank.
Lifestyle Amenities. Holland Village in itself is a destination. But for a change, take a short drive down to Dempsey Hill. This is another lifestyle and retail hub offering a variety of dining experiences too. The sprawling setting with plenty of greenery, interspersed with refurbished colonial buildings, has its own more relaxed charm.
Schools. Highly reputable primary schools in the vicinity within a 2 km radius, include Henry Park Primary and Nanyang Primary.
The One Holland Village condo location is also 2 train stops to the Bukit Timah educational belt to its north, and to the Buona Vista education belt, research parks and innovation hubs to its south.
Accessibility. The One Holland Village Residences location is a 10 minute drive via Holland Road and Tanglin to Orchard Road. For travel island-wide, we are 10 minutes drive off-peak to exits to the PIE (Pan-Island Expressway) and AYE (Ayer-Rajah Expressway).
- 1 to 3 Mins Walk to MRT
- 10 to 12 Mins Walk to MRT
- 13 to 15 Mins Walk to MRT
- 16 to 18 Mins Walk to MRT
- 19 to 21 Mins Walk to MRT
- 22 to 24 Mins Walk to MRT
- 25 to 27 Mins Walk to MRT
- 28 to 30 Mins Walk to MRT
- 31 to 33 Mins Walk to MRT
- 34 to 36 Mins Walk to MRT
- 37 to 39 Mins Walk to MRT
- 4 to 6 Mins Walk to MRT
- 7 to 9 Mins Walk to MRT
- Deferred Payment Scheme
- Dual Key Units
- Luxury High-End Project
- Near Park / Nature Reserve
- Near Reservoir
- Near Shopping Mall
- Near Sports Complex
- Near to City
- Normal Payment Scheme
- Payment Scheme
- Prime District
- Progressive Payment Scheme
- Proximity to Primary School
- Sale by Private Treaty
- Sea / Water Views
- Special Discounts
- Special Features
- Star Buys
- Walk to MRT
- Within 1KM of Ai Tong Primary School
- Within 1KM of Anglo Chinese Primary School (Barker Road)
- Within 1KM of Catholic High
- Within 1KM of Cedar Girls Primary School
- Within 1KM of CHIJ Primary School (Toa Payoh)
- Within 1KM of Holy Innocents Primary School
- Within 1KM of Kong Hwa Primary School
- Within 1KM of Maris Stella
- Within 1km of Methodist Girls' Primary School
- Within 1KM of Nan Chiau Primary School
- Within 1KM of Nan Hua Primary School
- Within 1KM of Nanyang Primary School
- Within 1KM of Ngee Ann Primary School
- Within 1KM of Paya Lebar Methodist Girls' Primary School
- Within 1KM of Raffles Girls Primary School
- Within 1KM of River Valley Primary School
- Within 1KM of Rosyth Primary School
- Within 1KM of Singapore Chinese Girls' Primary School
- Within 1KM of SJI Junior
- Within 1KM of St Andrews Primary School
- Within 1KM of Tao Nan Primary School