What Will Be Built Around Holland Plain? URA's Parcel Limits, the Precinct EIA and the Works Still to Come

A buyer at Holland Plain is not moving into a finished neighbourhood. The parcel this site follows is 15,716.9 square metres off Old Holland Road, awarded by URA to Sim Lian Land Pte Ltd and Sim Lian Development Pte Ltd on 12 May 2026. It is one piece of a precinct URA is still planning and building. Holland Village, the schools and the MRT lines are covered in our other guides. This guide answers a different question: what do the official planning documents say will be built around the site, and what are they silent on?

URA's current land-sales list also shows a separate, later Holland Plain entry of 3.42 hectares. That is a different parcel, and our parcel identity note explains how to tell the two apart.

Three official documents, three different questions

Document	What it covers	What it does not tell you
URA sale-site details, Annex A to PR26-10 (February 2026)	Planning limits for this parcel: site area, zoning, maximum GFA, maximum height and estimated number of homes	Block layout, unit mix, project name or selling price
URA Holland Plain Environmental Impact Assessment, final report dated 1 December 2025 (prepared by AECOM)	A 14.5-hectare study area in the south-western part of Holland Plain, planned as homes and a park, and the construction and operational impacts there	It does not name the awarded Sim Lian parcel, so it cannot be used to place that parcel inside or outside its study area
URA Master Plan 2025, Central Region	The wider green network, including new parks at Bukit Timah Turf City and Holland Plain	Park boundaries, facilities or opening dates

The parcel's own planning limits

URA's sale-site details list this parcel with a site area of 15,716.9 square metres, residential zoning, a maximum gross floor area of 28,291 square metres, a maximum building height of 6 to 8 storeys and an estimated 280 housing units. URA adds that the number of units the developer actually provides may vary, so 280 is a planning estimate, not a unit schedule. The lease is 99 years.

For a buyer, the 6-to-8-storey cap is the most useful figure. Whatever Sim Lian designs here will be a low-rise to mid-rise scheme, not a tower. Views, stack positions and facilities cannot be known until the developer releases a site plan. That will appear on our site plan page, and layouts on the floor plans page.

What URA's EIA says about the south-western part of Holland Plain

URA commissioned the environmental impact assessment for the development it plans in Holland Plain. The report says URA intends to develop Holland Plain in phases, as housing and a park. Its main points on the south-western area:

• Surroundings. The Bukit Timah First Diversion Canal lies to the south, Methodist Girls' School and existing homes to the north, and Clementi Forest, with the Rail Corridor running through it, to the west.
• Layout. Based on URA Master Plan 2019, the project site is proposed as two residential plots with a connecting park between them.
• A new road. The construction road now on site will be upgraded into a new road named Holland Plain. It will separate the residential area from the Rail Corridor and Clementi Forest.
• A wetland park. The southern part of the study area, between the new road and the canal, will become a wetland park. A "green finger" of retained vegetation is built into the future park as a mitigation measure.
• Timing. The residential plots are to be staged in the near term and developed over four to five years after staging. At the time of the EIA, URA said the staging of residential sites was under review, and the report gives no definite schedule for the park.

The report does not identify the awarded 15,716.9-square-metre parcel, so we do not say whether it falls inside the study area. The four-to-five-year build-out also refers to the EIA's residential plots, not to this project's TOP, which has not been announced yet.

Works that may run at the same time

The EIA lists other projects expected to overlap with its own: housing in the north-eastern half of Holland Plain, and the King Albert Park station works for Cross Island Line Phase 2 to the north. It also lists road improvements along Old Holland Road, Holland Link, Holland Plain, Laurel Woods Avenue and Sixth Avenue during the early stages. For the purpose of the study, it records no planned works affecting the Rail Corridor or Clementi Forest. For construction-stage controls, the report recommends noise barriers facing sensitive receivers, dust screens and hoarding, and routing site access away from receivers.

In short, the precinct will be a building site for some years, on several fronts at once. A household that would move in early should expect nearby construction to carry on around it. The station programme is covered in our King Albert Park interchange article.

The green edges already in place

Part of the precinct's green edge is already set out. PUB describes an Active, Beautiful, Clean Waters project it has put in along an 800-metre stretch of the Bukit Timah First Diversion Canal between Holland Green and Holland Plain. NParks lists Holland Green Linear Park at 2.32 hectares, as part of a trail network along the same canal that links to the Rail Corridor and the Clementi Nature Trail. NParks gives King Albert Park MRT as its nearest station. How residents use the Rail Corridor day to day is covered in our Rail Corridor article.

What the documents do not settle

Item	Status
Project name	Not announced yet
Block layout and site plan	Not announced yet; limited by the 6-to-8-storey height cap
Unit mix and sizes	Not announced yet; about 280 homes is URA's estimate only
Selling prices	Not announced yet; the S$454 million award is land cost, not a unit price
TOP and vacant possession	Not announced yet
Wetland park and precinct park timing	No definite schedule in the EIA

How to use this before the launch

• When Sim Lian releases a site plan, compare it with the EIA's description: which side faces the future park, the new Holland Plain road or neighbouring plots still to be built.
• Ask which blocks sit nearest the station works and road improvements, and when those works are expected to finish.
• Treat the 6-to-8-storey limit as fixed context, and be cautious of any view claims until drawings are released.
• Follow milestones on the registration status page. Official figures will go on the price page, and you can register for showflat updates to receive the layout as soon as it is released.