Resale Project Scorecard
Viz @ Holland
D10 · Bukit Timah, Holland, Tanglin · freehold · completed 2008 · 165 units
Grade C, 5.34 out of 10, the 146th 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
- 6
- To Commonwealth MRT
- 690 m
Background: Bukit Timah, Holland, Tanglin, not this condo. Photo credits
Viz @ Holland Score
- C
- Grade
- Score out of 10
- 5.34
- Highest score among 307 resale condos in District 10
- 146th
Below-average project with notable weaknesses. Standout strengths: tenure. Key weaknesses: schools, future transformation.
Project's Historical Performance25%6/10
Avg Ann. of +3.16% — near-median performance within its 2008-era cohort (56th percentile).
The district median is 4/10.
Primary School Effect20%3/10
1 primary school within 1km (New Town Primary School, 0.80km away), and it is undersubscribed. Limited school draw for families prioritising Primary 1 registration.
The district median is 7/10.
- New Town Primary School
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%5/10
165 units — boutique development. Lower transaction frequency and limited shared facilities.
The district median is 3/10.
MRT Proximity13%7/10
690 m from Commonwealth MRT (EW20) — short walk to MRT, good transport convenience.
The district median is 8/10.
Rental Yield10%4/10
Rental yield of 3.06% — 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: Greater One-North / Dover-Medway precinct at 3.12km, 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 Viz @ Holland scores 5.34
Viz @ Holland scores 5.34 out of 10 on the TRIBE Resale Project Scorecard, Grade C, ranking 1763rd of 2,350 resale condos scored in Singapore and 146th 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 condoViz @ Holland | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 6/10 | 4/10 | +0.50 | 68% of district |
| Primary School Effect20% | 3/10 | 7/10 | −0.80 | 34% of district |
| Project Size16% | 5/10 | 3/10 | +0.32 | 76% 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 Viz @ Holland 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.
Viz @ Holland Prices
By unit type at Viz @ Holland
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 2-bedroom1,033 sq ft | 1,033 sq ft | $1.76M to $1.98M | $1,914 psf | 3 |
Past transactions at Viz @ Holland
30 resales, Nov 2021 to Oct 2026 · median $1,861 psf · $910,000 to $4,150,000 · all 30 sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 24 Aug 2026 | 221 Queensway | 1 | #01-09092BR | 2BR | 1,033 | $1,914 | $1,978,000 | Resale |
| 29 Jun 2026 | 221 Queensway | 3 | #03-02022BR | 2BR | 861 | $2,044 | $1,760,000 | Resale |
| 15 Jun 2026 | 221 Queensway | 11 | #11-03033BR | 3BR | 1,259 | $2,087 | $2,628,000 | Resale |
| 13 Apr 2026 | 221 Queensway | 12 | #12-07075BR | 5BR | 2,390 | $1,707 | $4,080,000 | Resale |
| 25 Mar 2026 | 221 Queensway | 1 | #01-12122BR | 2BR | 1,130 | $1,637 | $1,850,000 | Resale |
| 23 Feb 2026 | 221 Queensway | 2 | #02-14141BR | 1BR | 495 | $1,874 | $928,000 | Resale |
| 25 Sep 2025 | 221 Queensway | 7 | #07-09092BR | 2BR | 818 | $2,200 | $1,800,000 | Resale |
| 12 Sep 2025 | 221 Queensway | 2 | #02-06062BR | 2BR | 818 | $2,021 | $1,653,000 | Resale |
| 2 May 2025 | 221 Queensway | 4 | #04-11113BR | 3BR | 1,259 | $1,922 | $2,420,000 | Resale |
| 2 May 2025 | 221 Queensway | 6 | #06-12122BR | 2BR | 861 | $2,150 | $1,851,688 | Resale |
Show as a table
| Period | Sales | Median PSF | D10 |
|---|---|---|---|
| Nov 2021 – Jan 2022 | 3 | $1,667 psf | $1,884 psf |
| Feb–Apr 2022 | — | — | $2,055 psf |
| May–Jul 2022 | 2 | $1,772 psf | $1,987 psf |
| Aug–Oct 2022 | 1 | — | $2,047 psf |
| Nov 2022 – Jan 2023 | 1 | — | $2,137 psf |
| Feb–Apr 2023 | 2 | $1,715 psf | $2,281 psf |
| May–Jul 2023 | 1 | — | $2,120 psf |
| Aug–Oct 2023 | 1 | — | $2,018 psf |
| Nov 2023 – Jan 2024 | 2 | $1,541 psf | $2,107 psf |
| Feb–Apr 2024 | 2 | $1,964 psf | $2,415 psf |
| May–Jul 2024 | 1 | — | $2,178 psf |
| Aug–Oct 2024 | 3 | $1,985 psf | $2,246 psf |
| Nov 2024 – Jan 2025 | 1 | — | $2,175 psf |
| Feb–Apr 2025 | — | — | $2,276 psf |
| May–Jul 2025 | 2 | $2,036 psf | $2,230 psf |
| Aug–Oct 2025 | 2 | $2,111 psf | $2,240 psf |
| Nov 2025 – Jan 2026 | — | — | $2,256 psf |
| Feb–Apr 2026 | 3 | $1,707 psf | $2,247 psf |
| May–Jul 2026 | 2 | $2,066 psf | $2,306 psf |
| Aug–Oct 2026 | 1 | — | $2,275 psf |
A quarter is plotted from two sales up; the district line from ten.
Sellers here made a median +3.2% a year, ranked 18 of 39 in D10 and 393 of 715 condos. See the most profitable condos in D10 →
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
Viz @ Holland Rent
- Median rent a month
- $3,100 to $5,790
- Gross yield
- 3.0%
- Rental contracts
- 53
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 1-bedroom | $3,100 | $3,000 to $3,200 | — | 13 |
| 2-bedroom | $4,600 | $4,400 to $5,000 | 3.0% | 29 |
| 3-bedroom | $5,790 | $5,700 to $5,850 | — | 11 |
Rental contracts at Viz @ Holland
53 contracts, Sep 2025 to Aug 2026 · median $4,500 a month · $2,500 to $6,950
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 1BR | 400 to 500 sq ft | $3,000 |
| Aug 2026 | 1BR | 400 to 500 sq ft | $3,000 |
| Aug 2026 | 1BR | 400 to 500 sq ft | $3,100 |
| Aug 2026 | 1BR | 400 to 500 sq ft | $3,200 |
| Aug 2026 | 2BR | 800 to 900 sq ft | $4,300 |
| Aug 2026 | 3BR | 1,200 to 1,300 sq ft | $5,000 |
| Aug 2026 | 3BR | 1,200 to 1,300 sq ft | $5,788 |
| Jul 2026 | 1BR | 400 to 500 sq ft | $2,500 |
| Jul 2026 | 1BR | 400 to 500 sq ft | $3,050 |
| Jul 2026 | 1BR | 400 to 500 sq ft | $3,200 |
URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.
Viz @ Holland By stack
- Highest, stack 09
- $2,057 psf
- Lowest, stack 05
- $1,586 psf
- Stacks with 2+ resales
- 9
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 02 | $1,916 psf | 861 sq ft | Levels 1 to 10 | 5 |
| 05 | $1,586 psf | 1,593 sq ft | Levels 1 to 7 | 2 |
| 06 | $1,996 psf | 818 sq ft | Levels 2 to 12 | 3 |
| 08 | $1,802 psf | 1,109 sq ft | Levels 6 to 9 | 2 |
| 09 | $2,057 psf | 926 sq ft | Levels 1 to 7 | 2 |
| 11 | $1,785 psf | 1,889 sq ft | Levels 4 to 12 | 2 |
| 12 | $1,964 psf | 861 sq ft | Levels 1 to 7 | 4 |
| 13 | $1,835 psf | 947 sq ft | Levels 7 to 10 | 3 |
Show the other 1 stacks
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 14 | $1,856 psf | 495 sq ft | Levels 2 to 3 | 2 |
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
Viz @ Holland Notes
How these numbers are worked out
- Grade C places Viz @ Holland 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.
- PSF against the district: $1,894 psf at Viz @ Holland against $2,268 psf across District 10, medians over 12 months.
- 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 (Nov 2025 – Oct 2026; the year before is Nov 2024 – Oct 2025, median $2,048 psf). A specific unit's value depends on floor, size, facing and condition.
- By unit type: a price range is shown from three sales up; with two, the figure is the median. Unit types with one sale, and sales with no bedroom count on record, are left out.
- 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.
- Rent: aggregates of URA rental contracts, Sep 2025 – Aug 2026, for unit types with three contracts or more; the contract list under the table carries every letting on file, including those with no bedroom count, and URA publishes no unit number for a letting. "Most rents" is the middle half of contracts, shown from five up. Gross yield is a year of the median rent over the median resale price of the same unit type (12 months to October 2026, two sales or more), before maintenance fees, property tax, agent fees, vacancy and mortgage interest.
- By stack: resales from 2022 to Oct 2026, medians per stack. A stack is the last two digits of the unit number, so #05-37 and #08-37 are both stack 37. Stacks with one sale (4 here) are left out, and prices moved over the period, so read a gap between two stacks as a lead to check, not a rule.
- 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. In the 12 months to October 2026, the 6 resale caveats at Viz @ Holland ranged from $1,637 psf to $2,087 psf: that spread is unit-level variation the score cannot see.
- Historical Performance is a percentile among projects of similar vintage (completed around 2008, 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 Commonwealth MRT (EW20), 690 m in a straight line. The walking route is usually longer, and bus links are not scored.
- Primary School Effect counts the one primary school within 1 km on OneMap's School Query (the school's land boundary to the block's building outline, the measure MOE uses for P1), weighted by recent P1 ballot demand. A school counts when any block is within 1 km, so confirm your own block's postal code before relying on it.
- 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 Viz @ Holland for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.