Resale Project Scorecard
Holland Hill Lodge
D10 · Bukit Timah, Holland, Tanglin · freehold · completed 1997 · 11 units
Grade D, 4.33 out of 10, the 266th highest score among 307 resale condos in District 10.
How to read this grade. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation.
TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Read the evidence →
- Tenure
- Freehold
- Resales, 12 months to Oct 2026
- 0
- To Holland Village MRT
- 770 m
3D model: block outlines © OpenStreetMap contributors, roof heights from OneMap 3D (SLA)
Holland Hill Lodge Score
- D
- Grade
- Score out of 10
- 4.33
- Highest score among 307 resale condos in District 10
- 266th
Weak project — significant gaps in multiple factors. Standout strengths: tenure. Key weaknesses: schools, future transformation.
Project's Historical Performance25%4/10
Avg Ann. of +1.93% — but from only 4 resale sales in the last 10 years, too thin a sample to read capital appreciation reliably, so the score is discounted toward the cohort average.
The district median is 4/10.
Primary School Effect20%2/10
Nearest primary school is New Town Primary School at 1.05km — just past the 1km mark on OneMap's School Query. Effective walking distance for some families.
The district median is 7/10.
Within 1km on OneMap's School Query for at least one block, the measure MOE uses for Primary 1. Check your block's postal code on OneMap School Query →
Project Size16%3/10
11 units — very small project; niche product with thin resale market.
The district median is 3/10.
MRT Proximity13%7/10
770 m from Holland Village MRT (CC21) — short walk to MRT, good transport convenience.
The district median is 8/10.
Rental Yield10%4/10
Rental yield of 2.93% — below-average income return.
The district median is 2/10.
Tenure10%10/10
Freehold tenure — no lease decay concerns, preserves long-term value.
The district median is 10/10.
Future Transformation6%2/10
Marginal future-catalyst exposure — nearest driver: Bukit Timah Turf City new housing cluster at 2.71km, beyond meaningful proximity bands. Score is low but a forward-looking catalyst was still identified.
The district median is 3/10.
Scores updated October 2026. On the map →
Why Holland Hill Lodge scores 4.33
Holland Hill Lodge scores 4.33 out of 10 on the TRIBE Resale Project Scorecard, Grade D, ranking 2236th of 2,350 resale condos scored in Singapore and 266th of 307 in District 10 (Bukit Timah, Holland, Tanglin). Its strongest factors are Tenure (10/10) and MRT Proximity (7/10); its weakest is Future Transformation (2/10).
| Factor | This condoHolland Hill Lodge | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 4/10 | 4/10 | ±0.00 | 33% of district |
| Primary School Effect20% | 2/10 | 7/10 | −1.00 | 9% of district |
| Project Size16% | 3/10 | 3/10 | ±0.00 | 0% of district |
| MRT Proximity13% | 7/10 | 8/10 | −0.13 | 6% of district |
| Rental Yield10% | 4/10 | 2/10 | +0.20 | 77% of district |
| Tenure10% | 10/10 | 10/10 | ±0.00 | 8% of district |
| Future Transformation6% | 2/10 | 3/10 | −0.06 | 0% of district |
Medians are across the 307 scored resale projects in District 10 (Bukit Timah, Holland, Tanglin). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between Holland Hill Lodge and a median-profile project (5.30). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
Holland Hill Lodge Prices
No resale at Holland Hill Lodge in the 12 months to October 2026.
Past transactions at Holland Hill Lodge
2 resales, Nov 2021 to Oct 2026 · median $1,582 psf · $918,000 to $1,350,000 · both sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 3 Apr 2023 | 5 Holland Hill | 2 | #02-01012BR | 2BR | 926 | $1,458 | $1,350,000 | Resale |
| 24 Nov 2022 | 5 Holland Hill | 2 | #02-03031BR | 1BR | 538 | $1,706 | $918,000 | Resale |
Too few sales in this period to draw a trend; the list above has each one.
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
Holland Hill Lodge Notes
How these numbers are worked out
- Grade D places Holland Hill Lodge in a relative band under the current seven-factor formula. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation. TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Two units can still be very different buys: the asking price, stack, floor, facing and condition decide the outcome.
- MRT distance is a straight line on the map; the walking route is longer.
- Prices: aggregates of URA REALIS resale caveats, data to October 2026. A specific unit's value depends on floor, size, facing and condition.
- Past transactions: every resale and sub-sale caveat lodged with URA from Nov 2021 to Oct 2026, newest first; a unit is its storey and stack (#07-18). Typing a unit or a stack lists its sales across the whole span. Profit is the sale price less the seller's own purchase price as the caveats pair them, before stamp duties, fees and loan interest; the gain a year is compounded and shown from one year held. The trend line is the median from two sales up per month, quarter or half-year, the district line from ten. 10Y appears once the dataset runs that far back.
- Factor bars: the black mark on each bar is the district median.
- Score: seven weighted factors. Methodology published.
What the score cannot tell you
- RPS scores the project, not a unit. Floor, stack, facing, renovation and the asking price are outside the score.
- Recent price evidence is thin: no resale caveats in the 12 months to October 2026. The Historical Performance factor (4/10) rests on the 10-year record, not on this window.
- Historical Performance is a percentile among projects of similar vintage (completed around 1997, within a year or so, widened when the cohort is small). A high score is strong for its age group, not against the whole market.
- The nearest MRT is Holland Village MRT (CC21), 770 m in a straight line. The walking route is usually longer, and bus links are not scored.
- OneMap's School Query lists no primary school within 1 km of any block, so none counts toward the Primary School Effect; a school just outside the 1 km line would not appear.
- Scores updated October 2026; transactions to October 2026. Nothing on this page is a valuation or advice on a specific unit.
- Facing decides a unit's morning or afternoon sun, and it varies stack by stack. See the sun path at Holland Hill Lodge for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.