CommercialCOMMERCIALFreeholdDistrict 10 · Queenstown

Holland Village

Reviewed by Nathan TangUpdated 8 November 2026Data through Mar 2023

Quick Summary

Holland Village is a commercial building in District 10 · Queenstown, on land zoned COMMERCIAL under the URA Master Plan. It is freehold. 1 transaction is on record since 1995, most recently in Mar 2023. ACRA records 0 live company registrations at this address.

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

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What are the key facts about Holland Village?

Key takeawayHolland Village is a commercial building in District 10 · Queenstown, zoned COMMERCIAL, held freehold.

Asset class: Commercial
Land-use zone: COMMERCIAL
Gross plot ratio: Subject to Evaluation
Tenure: Freehold
District / Area: District 10 · Queenstown
Address: 263 Holland Avenue
Land area: —
Completed: Not on record
Storeys: Not on record
Submarket: City Fringe
Transactions on record: 1 (records start 1995)
Live listings: None
ACRA registrations: 0

About Holland Village

Holland Village is a mixed-use building in Queenstown (District 10). It is located along Holland Avenue, Singapore 278987.

Under the URA Master Plan it sits on land zoned commercial.

The site is freehold.

1 transaction has been recorded here, at a median of S$8,446 psf. The most recent was in March 2023.

The nearest MRT is Holland Village MRT, 129 m away (about a 2-minute walk). The closest bus stop (Holland V Stn Exit A) is 87 m away (about a 1-minute walk).

What is Holland Village zoned as?

Key takeawayHolland Village sits on land zoned COMMERCIAL.

Land-use zone: COMMERCIAL
Gross plot ratio: Subject to Evaluation
Urban design area: Holland Village Ud Area

URA has not published a fixed plot ratio for this site — the Master Plan records "EVA" (Subject to Evaluation), meaning intensity is decided case by case on application. Do not quote a plot ratio, and do not compute buildable GFA from it.

Run the full zoning report for this building →

What has Holland Village sold for?

Key takeaway1 transaction is on record since 1995, most recently in Mar 2023 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Mar 2023	Shop House	S$12.70M	1,504 sqft	$8,446

URA/JTC records from 1995 — that is where the record starts, not when the building was built. Strata and land deals can mix in one building's history; compare like with like. sqm ↔ sq ft converter

What does space at Holland Village rent for?

Key takeawayNo rent is published for Holland Village 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 Holland Village

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 Holland Village?

Key takeawayURA has approved 3 changes of use at Holland Village since 2000, most recently in 2025. 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.

23 Mar 2025Approved
Change of use to shop
Proposed change of use of 2-storey commercial building to shop
5 Mar 2024Approved
Change of use to restaurant
Proposed change of use of 2-storey commercial building to restaurant
13 Feb 2009Renewed
Continued use as office
Continued use of the 2-storey shophouse as office (bank)
17 Feb 2006Renewed
Continued use as office
Continued use of the 2-sty shophouse as office (bank)
7 Feb 2003Renewed
Continued use as office
Continued use of the 2 storey shophouse to office (bank)
7 Feb 2000Approved
Change of use to office
Change of use of the 2-sty shophouse to office (bank)

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 Holland Village?

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 Holland Village?

Key takeawayThe nearest MRT/LRT is Holland Village MRT, about 129 m away — and 3 competing retail premisess operate nearby.

Getting around

Holland Village MRT129 m · ~2 min

Amenities nearby

Holland Village Pk · 21 mOneDoctors Family Clinic (Holland Village) · 32 mHolland Village MRT Exit B · 64 mHolland V Stn Exit A · 87 mPlace Of Worship · 129 mEducational Institution · 376 mBuona Vista Community Club · 410 mBusiness Park · 616 m

Competing premises nearby

Retail and F&B premises competing for the same footfall — context for an occupier, not a selling point.

Holland Village Market & Food Centre · 85 mCold Storage Singapore (1983) Pte Ltd · 142 mThe Star Vista · 936 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Holland Village

Key takeawayThe nearest station is Holland Village (CC21), 63 m away — a moderately busy station, with about 22,000 taps in and out on an average weekday. 11 public car parks are within 500 m.

Foot traffic: busier than 38% of retail buildings

nearest MRT/LRT Holland Village (CC21) 63 m, about 22,000 taps a weekday; 1 more station within 1 km; bus stops within 400 m: 6, about 14,000 taps a weekday; Queenstown: 131,782 resident workers (Census 2020, by workplace); about 36,000 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

Holland Village (CC21)63 m · about 22,000 weekday taps
Buona Vista (EW21 / CC22)722 m · about 64,000 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 Holland Village. Transfers between lines don't tap, so interchanges read low.

Bus

6 bus stops within 400 m, with about 14,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Warna Rd Off St (URA)96 m
S$0.75 per half-hour at midday on a weekday · 42 car lots
Warna Rd (URA)140 m
S$0.60 per half-hour at midday on a weekday · 15 car lots
Jln Rumia (URA)258 m
S$0.60 per half-hour at midday on a weekday · 28 car lots
Jln Kelabu Asap (URA)291 m
S$0.60 per half-hour at midday on a weekday · 18 car lots
Jln Merah Saga (URA)296 m
S$0.60 per half-hour at midday on a weekday · 31 car lots

Nearest URA season parking: Tanglin Halt Close, 766 m away, S$90/month.

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

How many companies are registered at Holland Village?

Key takeawayACRA records 0 live company registrations at this address.

Live registrations: 0
Registered last 3 years: 0

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.

Frequently asked questions about Holland Village

Where is Holland Village?⌄

Holland Village is at 263 Holland Avenue, Singapore 278987, in the Queenstown planning area.

What is Holland Village zoned as?⌄

Holland Village sits on land zoned commercial under the URA Master Plan.

What is the tenure of Holland Village?⌄

Holland Village is freehold.

What have units at Holland Village sold for?⌄

Across 1 recorded transaction, the median price is S$8,446 psf. The latest was in March 2023.

What is the nearest MRT station to Holland Village?⌄

Holland Village MRT is the closest, 129 m away (about a 2-minute walk).

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Read the figures right

Year of completion is not on record for this building. Building age cannot be stated.

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.

Changes of use: URA planning approvals recorded at this building since 2000 (any unit; renewals of a temporary permission not counted). History only — Past approvals are not today's approved use; check with URA's approved-use enquiry before signing. Never say a use is allowed, permitted or approved for a unit, and never say a use would be approved.

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.

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.

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.

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 PropKaki's submarket map, URA planning decisions, 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.