HILLVIEW RESIDENCE
UrbanLens Analysis
At $1,422 PSF, HILLVIEW RESIDENCE prices 3% below the District 23 median. Compare that to HILLHAVEN at $2,133 PSF -- a 33% premium that buyers need to justify. The 12-minute walk to Hume MRT (929m) is workable, though not the kind of proximity that commands a premium on its own.
Prices have essentially flatlined over two years (+1.6%), suggesting a market in equilibrium. Just 1 transactions in two years -- thin liquidity means pricing carries wide confidence intervals. For context, LUMINA GRAND has lost 0.6% over the same period.
The 999-year lease is freehold in all but name. Lease decay is irrelevant for any practical investment horizon, and financing terms mirror true freehold. Rental data is too thin to calculate a reliable yield. Treat this as a capital-appreciation play and verify rental demand independently.
The 98-unit size hits a practical sweet spot -- enough scale for decent facilities without the oversupply risk of mega-developments.
Nearby Comparables
| Development | Median PSF | Yield | 2Y Change |
|---|---|---|---|
| HILLHAVEN | $2,133 | — | +3.3% |
| LUMINA GRAND | $1,517 | — | -0.6% |
| SOL ACRES | $1,467 | — | +7.7% |
| THE MYST | $2,071 | — | -0.4% |
| THE BOTANY AT DAIRY FARM | $2,010 | — | -2.4% |
PSF Trend
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