Skye at Holland Launch vs Resale Price Gap: What Serious Buyers Should Know
If you have been watching the private property market in District 10, you will know that Skye at Holland is one of the most anticipated new launches of 2025. Developed by CapitaLand, UOL, Singapore Land Group and Kheng Leong, this 99-year leasehold project at 2 – 6 Holland Drive will comprise 666 units across 2 blocks of 40 storeys, with an expected TOP in 2030.
Its location close to Holland Village MRT (380m), its positioning as a Core Central Region (CCR) project, and its thoughtfully designed unit mix from 2- to 5-bedrooms have already caught the attention of both investors and homeowners.
Yet one question continues to surface in conversations among serious buyers: How wide will the Skye at Holland launch vs resale price gap actually be?
In other words, should buyers expect to pay a heavy premium compared to resale projects in the same Holland enclave, or will pricing fall close enough to nearby benchmarks to justify entering at launch?
This article takes a deep dive into the issue, with real Singapore data, project comparisons, and a framework for evaluating whether the gap is justified.
Launch Pricing Guides
Resale Anchors in the Holland AreaOne Holland Village Residences (OHVR)
Hyll on Holland
Leedon Green
What This Means for Skye at Holland
Table: Skye at Holland Launch vs Resale Comparisons
Why the Gap Narrows or Widens
Buyer PerspectivesFor Owner-Occupiers
For Investors
Worked Example: 2-Bedroom Comparison
Frequently Asked Questions
Final Word
According to early market guides, Skye at Holland’s indicative launch price is expected to be S$2,700 to S$3,000 per square foot (psf). Some premium stacks could cross the S$3,000 psf mark, but the lower band of S$2,700 psf would still place it competitively within the CCR.
To put this into perspective, URA’s 1Q2025 data showed CCR non-landed private homes appreciating 0.8% quarter-on-quarter, with the overall private residential index rising by the same margin. While not explosive growth, this reflects a measured but resilient market.
Another macro trend to note – the price gap between CCR and RCR homes has narrowed. This suggests CCR launches like Skye at Holland are not commanding as steep a premium over resale stock as in past cycles.
Resale Anchors in the Holland Area
To measure the Skye at Holland launch vs resale gap, it is essential to look at actual transactions in nearby projects:
One Holland Village Residences (OHVR)
- 99-year leasehold, completed in 2024
- Recent sales have crossed S$3,781 psf, a new record for Holland Village
- Integrated concept with retail, F&B and office spaces, justifying its premium
Hyll on Holland
- 99-year leasehold, completing in 2025
- Transactions between S$2,600 and S$2,986 psf in 2024–2025
- Offers modern layouts but lacks integrated amenities
Leedon Green
- Freehold, TOP in 2024
- Average S$2,969 psf, with highs at S$3,475 psf
- Large-scale development with freehold status and landscaping appeal
Together, these projects show that resale and newly completed stock in the Holland area transact in a wide range from mid-S$2,600s to high-S$3,000s psf, depending on stack, tenure, and facilities.
What This Means for Skye at Holland
If Skye at Holland launches in the S$2,700–S$3,000 psf corridor, it would sit:
- Above Hyll on Holland’s lower range, but comparable to its higher resale transactions
- Below OHVR’s highs near S$3,800 psf
- In line with Leedon Green’s averages, though the latter carries a freehold premium
This indicates that the launch premium may be narrower than expected. Instead of paying a steep new-launch penalty, buyers may find pricing overlaps with resale comparables.
Table: Skye at Holland Launch vs Resale Comparisons
ProjectTenureStatusLatest psfKey NotesSkye at Holland99-yearLaunching 2025S$2,700–S$3,000 psf (indicative)666-unit luxury launch, TOP 2030One Holland Village Residences99-yearCompleted 2024Up to S$3,781 psfIntegrated mixed-use landmarkHyll on Holland99-yearCompleting 2025S$2,600–S$2,986 psfModern layouts, non-integratedLeedon GreenFreeholdTOP 2024Avg S$2,969 psf, highs S$3,475 psfFreehold premium, large development
Why the Gap Narrows or Widens
Several factors influence whether the Skye at Holland launch premium feels justified:
- Unit Size & Efficiency – New launches like Skye often have compact, efficient layouts, pushing psf up but keeping overall quantum manageable.
- Product Positioning – OHVR commands a premium as an integrated project. Skye, being pure residential, will likely price lower.
- Tenure & Age – Freehold developments like Leedon Green attract premiums, but in tight spread markets, a well-priced 99-year can outperform.
- Market Dynamics – CCR vs RCR spread has narrowed, reducing the “CCR penalty” buyers once faced.
- Rental Demand – Holland remains attractive to expatriates and professionals, with URA rental index showing continued resilience.
- Stack Attributes – High floor, unblocked views, and premium facings can shift psf by S$50–150.
For Owner-Occupiers
- Focus on liveability – check layout, balcony usability, and storage.
- Compare quantum, not just psf – a 2-bedroom at Skye may be close in pricing to resale after factoring renovations.
- Consider long-term security – freehold like Leedon Green appeals for legacy, but a 99-year like Skye can offer better entry price.
For Investors
- Holland’s rental market is expat-driven and strong.
- Assess rental yields carefully – launch pricing must balance tenant affordability.
- Model 5–10 year exit scenarios against comparable resale projects.
Worked Example: 2-Bedroom Comparison
- Skye at Holland 2-Bedroom Premium (~678 sq ft)
Indicative S$2,800 psf = ~S$1.90M quantum
- Hyll on Holland 2-Bedroom (~657–700 sq ft)
S$2,630–S$2,986 psf = ~S$1.73M–S$2.09M
- Leedon Green 2-Bedroom (~680–700 sq ft)
Avg S$2,969 psf = ~S$2.0M+, with freehold tenure
Result: The premium for Skye is modest, sometimes neutral, once efficiency and renovation costs are factored in.
Frequently Asked Questions
Will Skye at Holland be cheaper than OHVR?
Yes, OHVR’s highs of nearly S$3,781 psf sit well above Skye’s expected range.
Is freehold worth paying for in District 10?
It depends on your holding horizon. Freehold gives legacy value, but a smartly priced 99-year can deliver strong returns within a 10–15 year window.
How strong is rental demand in Holland?
Very strong. With MRT connectivity, international schools, and lifestyle malls like One Holland Village, tenant demand remains robust.
The Skye at Holland launch vs resale price gap is not as daunting as many expect. With pricing guides of S$2,700 to S$3,000 psf, the project sits squarely within Holland’s resale range. It is cheaper than OHVR, overlaps with Hyll on Holland, and aligns with Leedon Green averages.
For both investors and homeowners, the decision will ultimately come down to stack selection, liveability, and exit planning.
If you want a data-driven comparison of Skye at Holland’s launch pricing against resale options like Hyll on Holland, OHVR, and Leedon Green, I can prepare a customised analysis for your budget.
âś” Detailed stack-by-stack pricing benchmarks
âś” Quantum comparisons across unit types
âś” Rental yield and exit sensitivity scenarios
Contact me today to schedule a consultation and gain clarity before committing to a launch unit.
Disclaimer: This information is for general reference only and does not constitute investment or legal advice. Property details including pricing, availability, and regulations are subject to change without notice, and prospective buyers should conduct independent due diligence and consult with CEA-licensed property agents, solicitors, and other qualified professionals before making any property decisions. The principle of caveat emptor (buyer beware) applies to all Singapore property transactions.
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