Our verdict: Both are 99-year CCR launches on similar land costs but suit different buyers. Amberwood at Holland (212 low-rise units, 3- to 5-bedders) suits larger families, with Methodist Girls' School within 1 km. Dunearn House (380 units, 2- to 4-bedders) suits buyers wanting a lower entry price and Sixth Avenue MRT about 450 m away in a straight line.
Updated 27 September 2026. Amberwood at Holland opened for bookings on 26 September 2026, and Sim Lian Group has not yet published sales results. We will add them here once they are released.
Amberwood at Holland vs Dunearn House at a glance
| Amberwood at Holland | Dunearn House | |
|---|---|---|
| Developer | Sim Lian Group | Frasers Property, CSC Land Group and Sekisui House (joint venture) |
| Location | Holland Link, at the corner of Holland Link and Holland Plain; District 10, CCR | 760–770 Dunearn Road; District 11, CCR (first private housing in the Bukit Timah Turf City precinct) |
| Tenure | 99-year leasehold | 99-year leasehold |
| Land tender awarded | 7 August 2025 (tender closed 29 July 2025) | 3 July 2025 (tender closed 26 June 2025) |
| Land price | S$368,368,368 | S$491,454,208 |
| Land price per sq ft of GFA (psf ppr) | S$1,432 | S$1,410 |
| Site area (URA) | 17,069.0 sqm (183,729 sq ft) | 13,491.9 sqm (145,226 sq ft) |
| Maximum GFA (URA) | 23,897 sqm (about 257,225 sq ft) | 32,381 sqm (about 348,546 sq ft) |
| Units | 212 | 380 |
| Blocks and storeys | 11 low-rise blocks of 4–6 storeys | Three 10-storey blocks and two 19-storey towers |
| Unit types and sizes | 3BR 872–980 sq ft; 4BR 1,076–1,313 sq ft; 5BR 1,335–1,572 sq ft | 2BR 527–678 sq ft; 3BR 872–1,001 sq ft; 4BR 1,184–1,378 sq ft |
| Preview | 11 September 2026 | From 10 July 2026 |
| Bookings opened | 26 September 2026 | 25 July 2026 (launch weekend 25–26 July) |
| Starting psf, by unit type (indicative) | S$2,921–2,990 psf | S$2,799–3,030 psf |
| Lowest starting price | S$2.568M (3BR) | S$1.475M (2BR) |
| Achieved average psf | Not yet published | S$3,140 psf launch-weekend average (212 units); about S$3,114 psf cumulative average to end-August 2026 (227 units, URA caveats) |
| Units sold | Not yet published | 212 of 380 on launch weekend; 227 (59.7%) by end-August 2026 per URA caveats |
| Nearest MRT | King Albert Park (DT6), about 1 km in a straight line; press reports about a 9-minute walk | Sixth Avenue (DT7), about 450 m in a straight line; EdgeProp reports a 4-minute walk |
| Primary school within 1 km | Methodist Girls' School | None confirmed |
| Expected completion | June 2030 (EdgeProp) | 2030 (Stacked Homes) |
Sources: URA, Holland Link and URA, Dunearn Road (land, site area, GFA), Sim Lian Group, EdgeProp and Stacked Homes (Amberwood project details), EdgeProp and Stacked Homes (Dunearn House project details), EdgeProp and Stacked Homes (Dunearn House sales), OneMap (distances). Neither developer has published an official TOP date in our sources; the completion dates above are as reported by the press.
How do Amberwood at Holland and Dunearn House prices compare?
Both developers released starting prices for each unit type. The only achieved prices so far are for Dunearn House, because Amberwood's bookings opened on 26 September 2026.
| Unit type | Amberwood at Holland (from) | Dunearn House (from) |
|---|---|---|
| 2-bedroom | none (no 2-bedders) | S$1.475M for 527 sq ft (S$2,799 psf) |
| 3-bedroom | S$2.568M for 872 sq ft (S$2,945 psf) | S$2.597M for 872 sq ft (S$2,978 psf) |
| 4-bedroom | S$3.175M for 1,087 sq ft (S$2,921 psf) | S$3.588M for 1,184 sq ft (S$3,030 psf) |
| 5-bedroom | S$3.992M (S$2,990 psf) | none (no 5-bedders) |
Sources: Sim Lian Group, Stacked Homes, EdgeProp (Amberwood); EdgeProp (Dunearn House).
- Like for like, the entry 3-bedders are almost level. Both start at 872 sq ft. Amberwood's is S$29,000 cheaper (S$2.568M vs S$2.597M), about 1% less.
- Amberwood's headline S$2,921 psf is its 4-bedroom entry price. EdgeProp reports S$3.175M for a 1,087 sq ft 4-bedder, which works out to S$2,921 psf. That is not the smallest 4-bedroom size (1,076 sq ft), so the cheapest 4-bedder by quantum could differ; check the full price list.
- Dunearn House's achieved prices are above its starting prices. The launch-weekend average was S$3,140 psf across 212 units (EdgeProp). The cumulative average to end-August, based on 227 URA caveats, was about S$3,114 psf (Stacked Homes). In August alone, 18 units sold at a median of S$3,008 psf, making it the best-selling project that month.
Comparing a starting psf with an average psf is not like for like: averages include higher floors and better stacks. Amberwood's S$2,921 psf headline is about 7% below Dunearn House's S$3,140 psf launch average, but its own average will be higher than its starting price.
For wider context, Skye at Holland (District 10, 99-year, 666 units) sold 658 units on its October 2025 launch weekend at an average of S$2,953 psf (EdgeProp, 4 September 2026), and the median price of new non-landed homes sold in the CCR in August 2026 was S$3,059 psf (EdgeProp, 15 September 2026).
How have the two launches sold?
Dunearn House sold 212 of its 380 units (about 56%) on its launch weekend of 25–26 July 2026, at an average of S$3,140 psf (EdgeProp). By end-August 2026, URA caveats showed 227 units sold (59.7%) at an average of about S$3,114 psf (Stacked Homes).
These two figures are measured differently. The launch figure is the developer's count of bookings; the end-August figure is a count of caveats lodged with URA. Adding August's 18 sales to the 212 launch bookings gives 230, not 227, so some launch bookings may not have gone ahead or were counted differently. Each figure is quoted here with its own basis.
At launch, the 3-bedroom (20 of 20) and 3-bedroom + flexi (20 of 20) types sold out, the 3-bedroom + study sold 18 of 20, the 4-bedroom type was 89% sold and the 2-bedroom + study sold 43 of 59 (73%). Buyers were 86% Singaporeans, 13% permanent residents and 1% foreigners, and 79% of units were priced below S$3.5M (EdgeProp).
Amberwood at Holland previewed from 11 September 2026 and opened for bookings on 26 September 2026. No sales figures had been published when we wrote this page.
What did each developer pay for the land, and what does it mean?
Both sites were sold by URA through government land sale tenders a month apart in 2025, at almost the same rate per square foot of permissible floor area.
| Amberwood at Holland | Dunearn House | |
|---|---|---|
| Land price | S$368.4M | S$491.5M |
| Land price psf ppr | S$1,432 | S$1,410 |
| Site area | 183,729 sq ft | 145,226 sq ft |
| Maximum GFA | about 257,225 sq ft | about 348,546 sq ft |
| Implied plot ratio (GFA ÷ site area) | 1.4 | 2.4 |
| Land cost per unit | about S$1.74M | about S$1.29M |
| Maximum GFA per unit | about 1,213 sq ft | about 917 sq ft |
| Gap between starting psf and land psf ppr | about S$1,489–1,558 psf | about S$1,389–1,620 psf |
Our calculations from URA's tender results and the developers' unit counts and starting prices. GFA per unit includes common areas, so it is not a unit size.
What this implies:
- Near-identical land rates. Sim Lian paid about 1.6% more per sq ft of GFA than the Dunearn House consortium. Dunearn Road drew nine bids, and the winning bid was about 4% above the second-highest, from CDL at about S$1,360 psf ppr (EdgeProp).
- Different densities, different products. Amberwood's site is about 27% larger but its permitted floor area is about 26% smaller. That lower density is why Amberwood is 11 low-rise blocks with only 3- to 5-bedders, while Dunearn House uses towers of up to 19 storeys and includes 2-bedders.
- Similar pricing headroom. At their starting prices, both projects sit about S$1,400–1,600 psf above land cost. That gap has to cover construction, financing, fees and profit. We have not estimated a break-even for either project, and none was published in our sources.
- A higher land cost nearby. URA awarded Sim Lian a second Holland Plain site on 12 May 2026 for S$454M, or about S$1,491 psf ppr, about 4% above what it paid for Amberwood (URA). EdgeProp projects about 280 units there. That future launch will carry a higher land cost and add supply in the same area.
Which is closer to the MRT and to schools?
| Amberwood at Holland | Dunearn House | |
|---|---|---|
| Nearest MRT | King Albert Park (DT6), about 0.97–1.01 km in a straight line; about a 9-minute walk according to Stacked Homes and EdgeProp | Sixth Avenue (DT7), about 420–470 m in a straight line; a 4-minute walk according to EdgeProp |
| Next MRT | Sixth Avenue (DT7), about 1.0–1.1 km in a straight line | King Albert Park (DT6), about 1.15–1.2 km in a straight line |
| Future rail (as reported by the press) | King Albert Park is due to become a Cross Island Line interchange, with a reported target of 2032 | A future Turf City station on the Cross Island Line, reported for 2032 |
| Primary school within 1 km | Methodist Girls' School, about 720–770 m in a straight line | None confirmed by our measurements |
| Nearest schools beyond 1 km | Henry Park Primary about 1.3 km; Hwa Chong Institution about 1.4–1.5 km | Nanyang Girls' High about 1.03 km; Methodist Girls' School about 1.14 km; Hwa Chong Institution about 1.16 km |
Straight-line distances are our calculations from OneMap coordinates, not walking distances. Walking times are as reported by the press. We have not found an LTA source for the Cross Island Line dates.
Holland Village MRT is about 2.0 km from Amberwood in a straight line, so it is not a nearby station for either project.
On schools, MOE measures the 1 km distance to the school boundary rather than to a single point. Methodist Girls' School and Nanyang Girls' High could therefore fall within 1 km of Dunearn House, but we have not confirmed this. Check with OneMap's school query for the specific address before relying on it.
Pros and cons
Amberwood at Holland
Pros
- Every unit has at least three bedrooms (872–1,572 sq ft), and 48 larger "Luxe" units have private-lift access.
- Low-rise layout: 11 blocks of 4–6 storeys on a 183,729 sq ft site.
- Methodist Girls' School is within 1 km.
- Entry 3-bedroom is slightly cheaper than Dunearn House's for the same 872 sq ft.
- Facilities reported by Stacked Homes and EdgeProp include five pools, among them a 50 m lap pool, and the site adjoins Holland Green Linear Park.
Cons
- About 1 km in a straight line to King Albert Park MRT, the nearest station.
- The lowest entry price is S$2.568M; there are no 2-bedders.
- No sales results yet, so there is no achieved average psf to judge against.
- Sim Lian's second Holland Plain site (about 280 units projected) will add supply nearby.
Dunearn House
Pros
- Sixth Avenue MRT is about 450 m away in a straight line.
- Lower entry price: 2-bedders from S$1.475M.
- Demand has been tested: 59.7% of units sold by end-August 2026, per URA caveats.
- A wider range of layouts, from 527 sq ft 2-bedders to 1,378 sq ft 4-bedroom + study units.
Cons
- No primary school confirmed within 1 km.
- Higher density: 380 units, with two 19-storey towers.
- The 3-bedroom and 3-bedroom + flexi types sold out at launch, so buyers now choose from the remaining units.
- As the first private project in the Turf City precinct, it may face competition from later launches there.
Which one suits you?
- Choose to look at Amberwood at Holland if you need three or more bedrooms, want a low-rise setting, and value Methodist Girls' School being within 1 km. Wait for its launch results and full price list before comparing averages.
- Choose to look at Dunearn House if MRT access matters most, you want a 2-bedder or a lower total price, or you prefer a project whose demand has already been tested.
FAQ
Which is cheaper, Amberwood at Holland or Dunearn House?
Dunearn House has the lower entry price, with 2-bedders from S$1.475M. For the same 872 sq ft 3-bedroom, Amberwood starts at S$2.568M and Dunearn House at S$2.597M.
What is Dunearn House's price psf?
Starting prices ranged from S$2,799 psf (2-bedroom) to S$3,030 psf (4-bedroom). The launch-weekend average was S$3,140 psf across 212 units, and the cumulative average to end-August 2026 was about S$3,114 psf across 227 units, based on URA caveats.
What is Amberwood at Holland's price?
Sim Lian's starting prices run from S$2.568M (3-bedroom, S$2,945 psf) to S$3.992M (5-bedroom, S$2,990 psf), with a headline starting psf of S$2,921. No average price has been published.
How many units has Amberwood at Holland sold?
Bookings opened on 26 September 2026, and no sales figures had been published when this page was written.
Which is closer to the MRT?
Dunearn House. It is about 450 m in a straight line from Sixth Avenue MRT. Amberwood is about 1 km in a straight line from King Albert Park MRT.
Are both projects 99-year leasehold?
Yes. Both were sold by URA as 99-year leasehold government land sale sites in 2025.
Sources
- URA, "Tender award for URA sale site at Holland Link", 7 August 2025: ura.gov.sg
- URA, "Tender award for URA sale site at Dunearn Road", 3 July 2025: ura.gov.sg
- URA, "Tender award for URA sale site at Holland Plain", 12 May 2026: ura.gov.sg
- Sim Lian Group, Amberwood at Holland project page (accessed 26 September 2026): simlian.com.sg
- Singapore Land Authority, OneMap search, Amberwood at Holland and Dunearn House (accessed 26 September 2026): onemap.gov.sg, onemap.gov.sg; distances to MRT stations and schools were calculated from the same OneMap search
- EdgeProp, "Sim Lian back in the Core Central Region with Amberwood at Holland after 17 years", 4 September 2026: edgeprop.sg
- EdgeProp, "Sim Lian Group to preview Amberwood at Holland on Sept 11, with prices starting from $2,921 psf", 9 September 2026: sg.news.yahoo.com
- Stacked Homes, "Amberwood at Holland to Preview on September 11", 10 September 2026: stackedhomes.com
- EdgeProp, "CSC Land, Sekisui House and Frasers JV submits top bid of $1,410 psf ppr", 26 June 2025: edgeprop.sg
- EdgeProp, "Frasers Property, CSC Land and Sekisui House to preview Dunearn House on July 10", 8 July 2026: edgeprop.sg
- Stacked Homes, "Dunearn House Review", 10 July 2026: stackedhomes.com
- EdgeProp, "Dunearn House sells 56% of units on launch weekend at average of $3,140 psf", 26 July 2026: edgeprop.sg
- EdgeProp, "Developers' sales plunge to 153 units in August", 15 September 2026: sg.news.yahoo.com
- Stacked Homes, "Singapore New Home Sales Just Fell 79% To Only 153 Units", 15 September 2026: stackedhomes.com
SG Properties is an independent research site and is not the official website of either developer. This page is not financial advice. Prices and details are as published on the date above and may change; check the latest price lists and sales documents before committing.
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