Somewhere off Greenleaf Walk in District 10, four households share an address that almost never surfaces in the property pages. Amsterdam Apartments is about as private as Core Central Region living gets: a four-unit development with no recorded resale transactions at all, and just sixteen rental contracts in the URA record — signed at between S$2,800 and S$4,750 a month, averaging S$3,534 (as of 2026-07).
That invisibility is the point, and the puzzle. In a district where Skye at Holland launched 666 units at an average of S$2,946 psf and Leedon Green's 638 freehold units trade at S$2,786 psf, Amsterdam Apartments offers no benchmark of its own. Nothing has changed hands on the public record; the tenure, completion year and developer are all absent from the dataset. What remains is a location — the Greenleaf enclave near Holland Road and Bukit Timah — and a handful of leases.
Reviewing a property like this is an exercise in triangulation. This piece sets out what the surrounding market says, what the rental record supports, and — just as importantly — what a buyer must independently verify before taking the plunge.
Amsterdam Apartments sits in the Greenleaf Walk pocket of District 10, in the Core Central Region's Holland–Bukit Timah corridor. The neighbourhood's transacted stock frames its value: Skye at Holland averages S$2,946 psf, freehold Leedon Green S$2,786 psf, freehold Hyll on Holland S$2,649 psf, Fourth Avenue Residences S$2,467 psf and the 1,703-unit D'Leedon S$1,869 psf (as of 2026-07). Against these projects of 300 to 1,700 units, a four-unit block is a different species altogether — closer in spirit to landed living than to condominium life, in one of Singapore's most consistently expensive residential districts.
Overview & Key Facts
AMSTERDAM APARTMENTS is a condominium at GREENLEAF WALK in District 10 (CCR), developed by , comprising 4 units.
Location & Connectivity
AMSTERDAM APARTMENTS is approximately 1290m from Dover MRT station, with 2 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Dover | East-West Line | 1.3 km |
| King Albert Park | Downtown Line | 1.5 km |
Schools & Education
14 schools within 2 km (1 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Australian International School | International | 740m |
| Singapore University of Social Sciences | Tertiary | 1.0 km |
| Henry Park Primary School | Primary | 1.1 km |
| Hwa Chong Institution | Secondary | 1.2 km |
| Hwa Chong Institution (JC) | Jc | 1.2 km |
| Hwa Chong International School | International | 1.3 km |
| Ngee Ann Polytechnic | Tertiary | 1.4 km |
| Singapore Polytechnic | Tertiary | 1.4 km |
Neighbourhood Comparison
| Condo | Tenure | Avg PSF | Sales |
|---|---|---|---|
| SKYE AT HOLLAND | 99 yrs lease commencing from 2024 | $2,946 psf | 666 |
| LEEDON GREEN | Freehold | $2,786 psf | 574 |
| D'LEEDON | 99 yrs lease commencing from 2010 | $1,869 psf | 452 |
| HYLL ON HOLLAND | Freehold | $2,649 psf | 328 |
| FOURTH AVENUE RESIDENCES | 99 yrs lease commencing from 2018 | $2,467 psf | 298 |
What Could Work Against You
- The 4-unit size cuts both ways: exclusivity, but thinner resale liquidity and higher per-unit maintenance contributions than larger estates.
Best suited for
Who This Actually Suits
The profile fits families with young children, freehold / generational hold and boutique low-density (<100 units) best. Family-suitable layout and CCR (Core Central Region) location with established school catchments nearby.
For car-owning households, long-term hold (10+ yr) and foreign / absd-aware buyers, it can work — but weigh the trade-offs before committing.
It is a weaker fit for short-term flippers (<5 yr), en-bloc speculators and resort facilities — other options likely serve them better. Recent vintage for buyers exploring the 3-5 year resale-arbitrage strategy.
One caution flagged here: avoid if mrt-dependent — MRT access is meaningfully constrained — transit-dependent buyers should consider better-connected alternatives.
Exclusivity of this order is nearly impossible to replicate. Four units means no shared facilities queue, no management-committee politics at scale, and neighbours you can count on one hand — a level of privacy that even District 10's premium launches cannot offer. For buyers who treat a condominium as a quasi-landed home in a prime postcode, the format itself is the amenity.
The address earns its keep on the family front. The Australian International School is 0.74 km away — comfortably the closest major school — with Henry Park Primary at 1.11 km and the Hwa Chong Institution campus cluster at about 1.24 km. The persona data marks this a green fit for families with young children, and the school geography backs that up: few four-unit blocks anywhere sit this close to both an international school and brand-name local institutions.
Day-to-day liveability is quietly decent for the format. The nearest supermarket registers at roughly 580 m and the nearest park at about 590 m in the walkability data — errands and green space are on foot, even if the headline walkability score of 52 is dragged down by distant malls and hawker centres. A light-renovation profile also applies here: the persona data suggests move-in-ready condition typical of the block, with a refresh-grade budget of around S$50,000–80,000 rather than a gut renovation.
Finally, the district's pricing gravity works in an owner's favour over time. Surrounding projects transacting at S$2,467–2,946 psf (as of 2026-07) set a high floor for land value in the enclave, and a tiny block with a full 20-of-20 unit-count score on ShiokNest's en-bloc gauge needs only four signatures for any future redevelopment conversation — worth monitoring against the Master Plan map, even though the overall en-bloc score is a modest 44.
Every number a buyer normally leans on is missing. No resale has ever been recorded for Amsterdam Apartments in the dataset (as of 2026-07), so there is no PSF history, no quantum benchmark and no momentum to measure. The tenure is unrecorded too — persona tags attached to the property assume freehold, but the digest lists no tenure, and that must be verified on title before any valuation is attempted. Pricing a unit here means arguing from comparables that are larger, newer and structurally different; expect valuers to apply wide margins, and check the primary records at URA yourself.
The rental evidence, while real, is thin and modest. Sixteen contracts averaging S$3,534 a month is a small sample, and the level itself — well below what District 10's newer projects command — suggests compact or dated units. An investor underwriting income from this record is extrapolating from very little.
Practicalities bite harder in a four-unit block. Every maintenance liability — roof, lift if there is one, repainting, waterproofing — is split four ways, so a single major repair can mean a five-figure special levy per household. Transit is a genuine weakness: Dover MRT is 1.29 km and King Albert Park 1.49 km away, putting the property firmly in car-owning territory, which the persona data flags only as an amber fit. And for foreign or PR buyers, CCR pricing means ABSD is a large, unavoidable line item — run the stamp duty calculator before falling in love with the exclusivity. The persona data's red flag on short-term flipping is apt: with no liquidity record whatsoever, a sub-five-year exit strategy here is speculation, not strategy.
- ✅ Families with young children
- ✅ Boutique low-density (<100 units)
- ⚠️ Car-owning households
- ⚠️ Long-term hold (10+ yr)
- ⚠️ Foreign / ABSD-aware buyers
- ❌ Short-term flippers (<5 yr)
Amsterdam Apartments is a privacy purchase in a blue-chip postcode, and it should be evaluated as such. The things it verifiably offers — a four-unit format, the Australian International School within a kilometre, a District 10 address surrounded by S$2,500–2,900 psf transacted stock (as of 2026-07) — are all real. The things it does not offer are equally real: no price history, no recorded tenure, sixteen leases of modest rent as the entire income record, and an MRT walk of 1.3 km.
Shortlist it if you are a family or private buyer who wants near-landed seclusion near the Holland–Bukit Timah school belt, plans to own for the long term, and has the appetite to commission proper due diligence — title search, structural survey, and an independent valuation argued from the district's comparables on the comparison tool. The buyer this suits is one for whom the absence of a market is a feature, not a bug.
Hold-period thinking should be conservative. With no liquidity record, assume the exit takes time and price accordingly on entry — a discount to the polished comparables is not a bonus here; it is compensation you should insist on.
FAQ
What is the average PSF for AMSTERDAM APARTMENTS?
Is AMSTERDAM APARTMENTS freehold?
What is the rental yield for AMSTERDAM APARTMENTS?
Which MRT is nearest to AMSTERDAM APARTMENTS?
Sources & Next Steps
- AMSTERDAM APARTMENTS Dashboard — Live charts and analytics
- URA REALIS — Official transaction data
- District 10 (Ardmore, Bukit Timah, Holland Road, Tanglin) — District 10 neighbourhood guide
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 0 transactions
- Rental data: 16 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Price Index Check
The ShiokNest Price Index for District 10 reads 116.8 as of June 2026 — down 3.6% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
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HDB Alternatives Nearby
Weighing AMSTERDAM APARTMENTS against staying public? These HDB towns sit within walking or short-drive distance:
- Queenstown — 4-room average $1,002,705 (890m away)
- Clementi — 4-room average $838,557 (1.3 km away)
- Kallang/whampoa — 4-room average $882,887 (1.6 km away)