HILLTOP GROVE
UrbanLens Analysis
HILLTOP GROVE trades at $1,164 PSF, sitting 21% below the District 23 median of $1,471 PSF. At 10 minutes from Bukit Gombak MRT (766m), transit access is passable but not a differentiator. HILLHAVEN fetches $2,133 PSF nearby -- that 45% gap frames HILLTOP GROVE's relative value proposition.
A 16.5% jump over two years is aggressive -- late buyers risk overpaying near a cyclical peak. 10 transactions over two years is modest; the trend is directional, not definitive. For context, THE MYST has lost 0.4% over the same period.
Around 69 years remain on the lease. Financing is still available, but the exit window narrows with each passing year. Factor this into any holding period beyond 15 years. Insufficient rental data to pin down a yield figure. Buyers should assume this is a capital-growth story and do their own rental due diligence.
At 192 units, the development is mid-sized: adequate amenities, manageable maintenance pool, and reasonable resale velocity.
Nearby Comparables
| Development | Median PSF | Yield | 2Y Change |
|---|---|---|---|
| SOL ACRES | $1,467 | — | +7.7% |
| LUMINA GRAND | $1,517 | — | -0.6% |
| THE BOTANY AT DAIRY FARM | $2,010 | — | -2.4% |
| THE MYST | $2,071 | — | -0.4% |
| HILLHAVEN | $2,133 | — | +3.3% |
PSF Trend
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