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Hyll on Holland Review: Live lush at the top

Holland new launch

Introduction

The main takeaway I got when we attended the briefing by the developer is that Hyll on Holland is designed with great care towards a comfortable and luxurious living that is as close as possible to coming home to nature.

Yes, this is an oft-repeated theme that many many developers often want to convey to their customers. Some fail to even come close to delivering on that promise, while some only succeed partially and only a very rare few actually succeed.

I will do my best to share with you my opinion without the hype and leave you with the decision as to whether Hyll on Holland fulfils its many aspirations to be a home that let its residents live lush at the top.

Skip to the Pricing and Sale update to get the latest news about Hyll on Holland.


Holland new launch

Hyll on Holland is the name of the new development coming up in the place of The Estoril and Hollandia. Yes, Hyll is an amalgamation of two pieces of land and the en bloc sites went to FEC Properties, a wholly-owned subsidiary of Far East Consortium International (FEC), in Q1 of 2018. 

Rating of Hyll on Holland

Accessibility……………….…..8/10

Amenities………………..……..7/10

Facilities………………………….9/10

Layout……………………………..8/10

Value…………………….…………8/10

Pros

  • Thoughtful and well-designed interiors 
  • Good choice of brands for appliances and fixtures
  • Highly accessible by car 

Cons

  • Choice of only 2 and 3-bedroom units
  • Higher exposure to noise and air pollution
  • All the 2-bedroom units suffer from exposure to road noise
  • No primary schools within 1km radius

Quick facts about Hyll on Holland

Tenure: Freehold

Completion: estimated to be mid-2025

Site Area: 138,106 sq ft / 12,830.4 sqm

No. of Towers: 6 tower blocks

No. of Storeys: 12

No. of Units: 319 units

Carpark Lots: 319  lots + 4 handicap lots

Unit Type 

Size (sq ft)

2-bedroom

570 – 721

3-bedroom

936

4-bedroom

1,055

About Hyll on Holland

Text

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Here is a fly-through video showing how it will look like when it is completed

Check out the facilities

As many modern condominium facilities go, I would put this is up there with the better ones. You have your usual 50m pool, pool deck, spa pool etc. But the inclusion of a wet pool deck for sunbathing while being submerged, well, that is novel.

However, due to the proximity to the viaduct, a heavily trafficked Holland slip road and a bus stop nearby, it is not really going to be a quiet and peaceful dip on a lazy afternoon. Of course, this is the price to pay for being more accessible, than say, a condo like Lush on Holland Hill. Lush, its neighbour, is up the hill and has only one road leading to and from it.

The developer and their consultants did consider this point of being near the road and the associated exposure to the road noise though in their design of the facilities. To indicate that much thought, care and consideration went into the design, the facilities deck has been referred to as the environment deck or e-deck, for short.

Barring the fancier term, this e-deck is raised 5 meters above the road level and the car park housed below. In fact, the developer dug an additional basement level, making the car park a two-level affair. This is a smart move to reign in cost by only digging one level of basement and at the same time raising the e-deck above ground. However, they did take pains to conceal the fact that the ground level (it will be named basement one in the future). We were told that guests unfamiliar to the condo development won’t be able to tell that the road level houses the car park.

From what I can see from the scale model at the showflat, these concealment efforts stem from landscaping and facade design to mask the cars parked at this level. All these are fine and excellent but do keep in mind that it will contribute to higher maintenance in the future. If maintenance is lacking by the management, it could turn out poorly.

That said, I should mention that the sunken garden under each block of apartments are actually cleverly designed to not only give the residents a lush landscape but also help in naturally ventilating the car park, which should help with lowering energy expenditure for the development.

The inclusion of a graded sprint track appeals to fitness buffs that would like to get in some cardio exercise done within the condo compound. Fortunately the land size of this development can afford an inclusion of a 50m long pool. Although this is no longer something novel or unique, but it is an appealing feature for those who love a good swim. Not much was said of the gym, we are unsure at this moment whether it will turn out to be a decent or inadequate gym.

Another notable mention is the updated playground. I like the free form play area, XXX and XXX, it may be a fancier name for open space or playground but it is good to have for those residents with kids of different age group.

What is nearby? Location, location, location

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Transportation

Why did I leave a rather high accessibility rating of 8? I feel, most resident of Hyll will be drivers or will be driven. Thus, this condo, located at the junction of Holland Road and Queensway, both major arterial roads, are highly accessible.

Heading north on Farrer Road will take you to Pan-Island Expressway (PIE), and south on Queensway will lead you to Ayer Rajah Expressway (AYE). The drive to these expressways will be a mere 3 to 4 minutes in light traffic conditions.

However, it doesn’t get very high points if you factor in the accessibility to public transport. 10 minutes walk or 800m to Holland Village MRT station, which is on the Circle Line. Well, that isn’t really the most convenient line.

How about public buses? These will be your tenants’ consideration when choosing this as their rental home.

Amenities

 

Schools

Other points of note

Wide range of food options

Eateries, coffeeshop along Upper Bukit Timah Road

Be close to nature

Bukit Timah Nature Reserve, Singapore Botanical Gardens

Plenty of recreational options

The British Club, Raffles Town Club, 

Site discussion

Almost unheard of having a corner unit, courtesy of a point block design, for two bedrooms in the market. Unfortunately, all of the two bedrooms are facing the road.

Only the 3-bedroom and 3 + study units are facing Holland Hill Road, which is the quieter facing.

Not to worry, the developer is sensitive to prospective 2-bedroom buyers’ concerns. They have taken various steps to mitigate the effect of these units facing Holland Road.

First, they have made design changes to the balcony ceiling. As the main source of noise intrusion to the living room will be reflected off the ceiling at the balcony, the architect has designed a channel to trap and absorb the noise.

hyll noise minimization

We have been told that the material lining the ceiling of the balcony will also be sound deadening material. In addition, in place of the usual sliding door for the access to the balcony, the developer has decided to go with a less porous alternative of a picture frame panel and a casement (or swing door) for the access to the balcony.

This will ensure there are fewer gaps for sound to intrude. The downside is that the living space is now permanently and physically separated from the balcony, which I think is not a big deal. I foresee most people won’t be keen to keep their balcony doors wide open anyways. Ventilation might suffer slightly as a result.

There is some cross-ventilation as most units are located on a point-block design. That is why you will find windows at the kitchen and bathrooms even for the 2-bedrooms, which is an increasingly rare feature in today’s properties.

Lastly, we have been told that the developer will also provide acoustic blinds at the balcony that you can lower to cut down on the noise level. Seems like the developer is really pulling out all the stops to assuage the concern about the road facing units

Finishing and layout

Flooring?

The bathroom fitting is sourced from Hansgrohe and the sanitary ware are from Duravit, both highly regarded brands. Buyers of such properties expect no less than these brands.

The kitchen appliance brand chosen for this project is Miele, which is my personal favourite. It is robust and long-lasting. I personally do not have many issues when dealing with my leasing listings with this brand of appliances.

And the oven is placed at an ergonomic height, this is in contrast to what most developers do, which is to place it under the stove. 

hyll kitchen design

I also like the attention to detail paid to the design and furnishing of the kitchen. The cabinets are sourced from Hettich, also a German brand. Cabinets on the top have a brown-coloured frosted glass panel, which looks really chic and classy. 

hyll hettich drawers

One thing to note, I’m not a particular fan of the drawer design. Although this design meant to bring about a seamless look of fewer gaps and slits but the single large piece of panel attached to the bottom drawer is highly leveraged and experiences greater stress when it is opened or closed. This, in my opinion, should make it wear faster than normal. Not to mention the hassle of having to open the panel AND then slide out the actual drawer to get your stuff. Not practical in my opinion.

hyll kitchen cabinet one piece drawer

The inclusion of a LED light strip at the bottom part of the top cabinets is essential in this day and age. It still baffles me why it is not a standard provision in all homes. This light fixture will give ample illumination when preparing food without the main kitchen light casting a shadow over the countertop.

hyll kitchen LED strip

The hinges for the wardrobe do look robust tough. It swings 175 degrees to open almost fully, but I’m not sure how much of it is useful really or how often you will actually need to swing the door that wide, but it is certainly a nice feature to have. And because of that, these robust hinges should last longer than usual? Only time will tell.

hyll wardrobe

Another nice touch is the inclusion of small trays and attachments in the cabinet housing the electrical distribution box (DB box). It is starting to be a norm for developers to fit out this unassuming cabinet with such features to facilitate the storage of broom, vacuum, and other cleaning utensils.

DB box storage Hyll

The bathrooms in Hyll on Holland comes with this “everyday shelve”, basically it is a partially hidden shelve that you keep your daily use items like toothbrush, toothpaste, soap, comb, facial wash etc. But I’m not too sure if that is something really handy.

hyll everyday shelve

Yes, keeping those daily use items on the countertop beside the sink is a little messy and unsightly, but it is where it is most convenient. I doubt many will actually keep the items at the shelve provided. Fortunately, the countertop space beside the sink is wide and spacious. Some other condos I have seen, there is a serious lack of this space. And this will certainly make the daily living rather frustrating.

hyll bathroom design

The developer is providing a safe built into one of the drawers in addition  to the typical simple lock with a key at one of the drawers in the wardrobe. I think this is a nice touch and adds a level of security to keep your valuables safe. This is much better than buying one yourself, as the size, fit and finish of the provided safe is perfect.

Pricing and sales update

The expected launch is slated for the end of September 2020. Thereafter, we will get a better indication of the prices.

As of now, we have some guide prices from the developer. We understand the starting price per square foot to be from $2,6xx psf.

In other words, for the two-bedroom units, we estimate the prices will start from $1.5x mil for the smaller, 570sqft, lower floor units.

And for the three-bedroom units, prices are likely to be in excess of $2.4x mil for the 936sqft units.

25 October 2020 update: Hyll was open for sales on a walk-in basis from the 2nd of October 2020 and to date, 5 units have been sold. Of the 5 units sold, 4 are 2-bedroom classic units and one 2-bedroom Deluxe unit. 

Here are some of the pricing:

Unit Type

Size (sq ft)

Starting Price

2Br Suite

570

$1,560,900

2Br Select

614

$1,570,500

2Br Classic

657

$1,660,400

2Br Deluxe

710 to 721

$1,837,800

3Br Deluxe

936

$2,512,100

3+Study

1,055

$2,847,400

Sale

Given projects like One Holland

Rental

Conclusion

 

farrand ashlyn

About The Author

Farrand blogs to share his experience gathered over the last decade of serving homeowners and investors. (but he prefers to meet face to face and talk)

He is passionate about helping the younger generation plan for their future and to grow their wealth.  

His clients and colleagues alike frequently sought him out for his unbiased and honest views. 

When he is not busy with work or writing, he loves to cook and watch reruns of Top Gear.

Making it a point to stay healthy, he struggles to wake up earlier to fit in some cardio. Although he finds it hard to resist the lure of tasty food.

Recently married, he is still basking in marital bliss. That’s a photo of him the day after proposing to his wife (doing what else, but eating).

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