CommercialRESIDENTIALDistrict 10 · Queenstown

8 Holland Avenue

Reviewed by Nathan TangUpdated 8 November 2026

Quick Summary

8 Holland Avenue is a commercial building in District 10 · Queenstown, on land zoned RESIDENTIAL under the URA Master Plan with a gross plot ratio of 3.0. ACRA records 0 live company registrations at this address.

The facts are here — now get the verdict on 8 Holland Avenue.

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What are the key facts about 8 Holland Avenue?

Key takeaway8 Holland Avenue is a commercial building in District 10 · Queenstown, zoned RESIDENTIAL.

Asset class: Commercial
Land-use zone: RESIDENTIAL
Gross plot ratio: 3.0
Tenure: Not on record
District / Area: District 10 · Queenstown
Address: —
Land area: 25,894 sqm
Completed: 1974 (HDB Property Information)
Storeys: 22 (HDB Property Information)
Submarket: City Fringe
Transactions on record: None recorded
Live listings: None
ACRA registrations: 0

No recorded transactions — this building has never generated a strata caveat (typically single-owner or lease-only stock). That is not missing data, and it says nothing about the building's value, occupancy or availability.

About 8 Holland Avenue

8 Holland Avenue is a mixed-use building in Queenstown (District 10). It is located along Holland Avenue, Singapore 271008.

Under the URA Master Plan it sits on land zoned residential with a gross plot ratio of 3.

It occupies roughly 25,894 sqm of land with about 77,683 sqm of gross floor area.

21 businesses are currently registered at this address with ACRA.

The nearest MRT is Buona Vista MRT, 391 m away (about a 6-minute walk). The closest bus stop (Blk 8) is 27 m away (about a 0-minute walk). The Star Vista is 640 m away (about a 10-minute walk).

What is 8 Holland Avenue zoned as?

Key takeaway8 Holland Avenue sits on land zoned RESIDENTIAL with a gross plot ratio of 3.0.

Land-use zone: RESIDENTIAL
Gross plot ratio: 3.0

Run the full zoning report for this building →

What does space at 8 Holland Avenue rent for?

Key takeawayNo rent is published for 8 Holland Avenue itself. On its street, Holland Avenue, retail space rented at a median of $16.78 psf a month in 2026Q3, with the middle half of leases between $15.36 and $19.37. That is not this building's own rent, and never a quote for a particular unit.

Retail space on Holland Avenue

Street level · 2026Q3

25th pct

$15.36

$165.28 psm

Median

$16.78

$180.66 psm

75th pct

$19.37

$208.48 psm

S$ per sq ft per month · median +7.4% on a year earlier

2023Q4 · $138.40 psm2026Q3 · $180.66 psm median

URA's percentiles of RETAIL rents (shop, F&B, entertainment, health & fitness) across every lease stamped with IRAS on this STREET in the quarter — the street's figure, not this building's rent and never a unit's. Retail rent swings with floor and frontage, so the spread matters as much as the median. A median needs at least 2 buildings and 3 contracts (percentiles need 4); a blank means below that threshold, not zero.

Source: URA rental statistics by street (IRAS-stamped contracts).

Retail space — District 10 retail

Region band · 2026Q3

25th pct

$10.99

$118.27 psm

Median

$15.77

$169.72 psm

75th pct

$17.07

$183.73 psm

S$ per sq ft per month

A REGION BAND — URA's grid for the whole district or location, not this street or building. Say "across <district/location>, …", never that this building rents for it. The middle of URA's retail grid for District 10 across every floor and size band — a ground-floor shop and an upper-floor unit sit at very different points in it.

Source: URA REALIS retail rental analysis (district × floor × size grid).

Market context around 8 Holland Avenue

Key takeawayBrokers' retail figures for this part of Singapore — a broker's market figure, not this building's rent.

CBRE, 2Q 2026 (island-wide)

Islandwide: Rent S$28.15 psf/mth

Singapore Figures Q2 2026

Cushman & Wakefield, 2Q 2026

Other City Areas: Rent S$21.21 psf/mth · Vacancy 7.4% (1Q 2026) · Planned / under construction 0.73m sq ft

Singapore Retail MarketBeat Q2 2026

Official series (URA, 2026Q3): Retail vacancy rate (Whole Island) 6.5 (-0.4 pp on the year) · Retail rental index (Central Region) 81.2 (+1.4% on the year).

Brokers draw submarkets and grades differently; each figure is the broker's own, for its own area, cited to its report. Rents are per square foot per month.

What's been approved at 8 Holland Avenue?

Key takeawayURA's planning decisions at 8 Holland Avenue since 2000 are below. This is the building's planning history, not today's approved use of any unit: confirm a unit's approved use with URA before signing.

17 Jun 2009Approved
Additions & alterations
Proposed covered linkway from block 8 adjacent to pavilion block 8a to existing pedestrian bridge

Source: URA planning decisions (URA Data Service), matched to this building by address or land lot. A past approval can lapse (a temporary permission) and belongs to the unit it names. The authoritative approved use of a unit comes from URA's Enquiry on Approved Use of Premises (S$54.50 per unit).

How does Holland Avenue price?

Key takeawayAcross 16 strata sales on Holland Avenue in the last 5 years, the median is $5,366 psf.

Strata sales on the street (5y)

Street median PSF (strata)

$5,366

Street figures cover strata deals only — land and strata PSF are not comparable.

What do commercial rents run near 8 Holland Avenue?

Key takeawayURA publishes contracted-rent percentile grids quarterly (latest: 2026Q3) — the benchmark evidence an asking rent should be weighed against.

Indicative area yield — District 10 retail

Gross yield (area)

4.2%

3.8% net of property tax

Rent side (median of bands)

$169.72 psm/mo

2026Q3

Price side (strata, 5y)

$4,533 psf

34 sales

An INDICATIVE AREA yield for District 10 retail — NOT this building's yield, and not any unit's. Commercial rents are published as a district percentile grid, so both halves describe the district.

Priced on STRATA sales only: rent is quoted per unit of lettable area, and commercial land PSF runs far above strata — mixing them would shift the ratio sharply.

Net deducts the 10% non-residential property tax ONLY — not vacancy, maintenance, agent fees, financing, or the 9% GST on purchase.

Retail rents — District 10 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
Level 1 · 30 & Below	$328.53	$418.19	$451.58
Level 2 & 3 · 30 & Below	$155.00	$169.72	$183.73
Level 2 & 3 · >30 - 100	$141.55	$202.35	$215.19
Level 1 · >30 - 100	$118.27	$184.62	$215.15
Level 1 · >100 - 300	$80.00	$110.62	$158.42
Level 2 & 3 · >100 - 300	$90.05	$135.62	$146.17
Level 2 & 3 · >300	$93.68	$99.85	$147.67

URA REALIS rental-contract percentiles for the district/location — an area benchmark, not this building's own rents. Office and retail are dimensioned differently and are never mixed.

What is near 8 Holland Avenue?

Key takeawayThe nearest MRT/LRT is Buona Vista MRT, about 391 m away.

Getting around

Buona Vista MRT391 m · ~6 min

Amenities nearby

Blk 8 · 27 mBusiness Park · 69 mFamily Health Clinic (Holland Drive) · 128 mBlk 44 Holland Drive · 240 mEducational Institution · 333 mNTUC Fairprice Co-operative Ltd · 345 mBuona Vista Community Club · 345 mBuona Vista MRT Exit D · 367 mOne-North Park · 495 mPlace Of Worship · 515 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 8 Holland Avenue

Key takeawayThe nearest station is Buona Vista (EW21 / CC22), 367 m away — a busy station, with about 64,000 taps in and out on an average weekday. 8 public car parks are within 500 m; the cheapest URA season parking nearby is S$90 a month.

Foot traffic: busier than 63% of retail buildings

nearest MRT/LRT Buona Vista (EW21/CC22) 367 m, about 64,000 taps a weekday; 3 more stations within 1 km; bus stops within 400 m: 10, about 26,000 taps a weekday; Queenstown: 131,782 resident workers (Census 2020, by workplace); about 37,000 residents within 1 km (June 2026); 1 other mall within 1 km. Ranked against 12,856 retail buildings by PropKaki's model: a relative score, not a footfall count.

A relative score from PropKaki's model (station and bus taps nearby, workers and residents around, and competing malls), not a count of people.

Stations within 1 km

Buona Vista (EW21 / CC22)367 m · about 64,000 weekday taps
Holland Village (CC21)497 m · about 22,000 weekday taps
Commonwealth (EW20)597 m · about 29,000 weekday taps
one-north (CC23)979 m · about 35,000 weekday taps

Taps are fare-card taps in and out at the station's gates on an average weekday (Jul 2026 to Sep 2026) — people passing through, not visitors to 8 Holland Avenue. Transfers between lines don't tap, so interchanges read low.

Bus

10 bus stops within 400 m, with about 26,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Blk 7B Commonwealth Avenue (HDB)96 m
S$0.60 per half-hour at midday on a weekday · gantry 2 m · 342 car lots
Blk 43 Holland Drive (HDB)163 m
S$0.60 per half-hour at midday on a weekday · gantry 9.99 m · 97 car lots
Tanglin Halt Close (URA)205 m
S$0.60 per half-hour at midday on a weekday · season S$90/month · 36 car lots
Blk 10A Holland Drive (HDB)208 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 509 car lots
Blk 2/4/6/31/32 Holland Close (HDB)274 m
S$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 256 car lots

HDB season (car): Tier 1 $110/month (a resident's or registered HDB shop/industrial tenant's first car); Tier 2 (other cars, non-residents) $120 Rest of Island, $170 Designated Area, $190 Restricted Zone (sheltered: multi-storey, basement, deck). Industrial-park multi-storey car parks: $110 / $120. Which zone this car park is in is not published as data.

Public car parks only, by straight-line distance, with the operator's published rates. 8 Holland Avenue's own car park, if it has one, and its charges are not in the open data.

Who's registered at 8 Holland Avenue?

Key takeaway0 live companies (and LLPs and branches; sole proprietors are not counted) list 8 Holland Avenue as their registered address on its shop floor. These are registered businesses, not who occupies the space.

Administrative and support services
0

Registered businesses, not who occupies the space: companies, LLPs and branches whose REGISTERED address is this building (ACRA), by industry. Sole proprietors are not counted; no business is named. HDB block: only the shop floor (level 1 and basements) is counted; the flats above are homes. ACRA, as of 2026-09-16.

Frequently asked questions about 8 Holland Avenue

Where is 8 Holland Avenue?⌄

8 Holland Avenue is at Holland Avenue, Singapore 271008, in the Queenstown planning area.

What is 8 Holland Avenue zoned as?⌄

8 Holland Avenue sits on land zoned residential under the URA Master Plan, with a gross plot ratio of 3.

Have there been any recorded transactions at 8 Holland Avenue?⌄

No caveats have been lodged for 8 Holland Avenue in the URA records we track. That is common for buildings held by a single owner, which never generate strata transactions.

What is the nearest MRT station to 8 Holland Avenue?⌄

Buona Vista MRT is the closest, 391 m away (about a 6-minute walk).

How many businesses are registered at 8 Holland Avenue?⌄

21 businesses are currently registered at this address with ACRA. That is a measure of registered addresses, not of how many businesses physically occupy the building.

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Read the figures right

Completion year: the year HDB records the block as completed (HDB Property Information).

Storeys: the block's highest floor level as HDB records it.

Submarket: PropKaki's own map from URA's planning subzones (CBD core, City Hall / Bugis, Orchard, city fringe, regional centres, suburban). Brokers draw these lines differently.

Station taps: average weekday fare-card taps in and out at the nearest MRT/LRT station (LTA DataMall). People passing the station's gates, not people visiting this building.

Season parking: the cheapest URA car season rate (commercial ticket) at a public car park within 500 m, per month. HDB's season rates depend on a zone we don't have, so they are shown as HDB's tiers.

Foot-traffic score: PropKaki's relative score from nearby MRT and bus taps, workers and residents around (and, for retail, competing malls), ranked against buildings of the same kind. A percentile, not a count of people.

Company REGISTRATIONS at this address (ACRA), not a tenancy schedule. Registration does not mean the company physically occupies space here, and a low count does not mean the building is empty. Do not describe this as occupancy or vacancy.

Unbuilt GFA cannot be computed here — it needs BCA built-GFA, which covers about 5% of commercial buildings and no industrial ones. Zoning and plot ratio are on record; headroom is not.

Tenure is not recorded for this building. Commercial tenure coverage is roughly 40% (industrial is far better at ~90%).

Reviewed by Nathan Tang

Nathan Tang has over 10 years of property experience across condominiums, HDB flats and commercial property, specialising in property research and finance.

Figures draw on URA and JTC records, URA Master Plan zoning, ACRA registrations and live commercial-portal listings; building facts from HDB Property Information, PropKaki's submarket map, HDB car park information (data.gov.sg), URA car park data (URA Data Service), LTA DataMall passenger volumes, PropKaki's foot-traffic model — see our methodology. Last updated 8 November 2026. For general information, not financial advice.

Getting there and parking: LTA DataMall passenger volumes and car parks, URA Data Service car park rates, HDB and JTC car park information (data.gov.sg) and HDB's published parking charges, Census of Population 2020 and the Singapore Department of Statistics' June 2026 resident population (Singapore Open Data Licence). The foot-traffic score is PropKaki's own relative model, not a count.

Market context: figures cited from CBRE Research (Singapore Figures) and Cushman & Wakefield (Singapore MarketBeat), each with its quarter and report; flexible-workspace centres from the operators' public location lists; collective sales from marketing agents' announcements and news reports, each linked.

Rents: URA rental statistics for office and retail space by street (IRAS-stamped contracts), JTC J-SPACE rentals by building and by street, JTC price tenders, and URA REALIS rental grids. SLA tender results and JTC posted land rents are held for state and JTC land.