KINGSFORD . HILLVIEW PEAK
UrbanLens Analysis
KINGSFORD. HILLVIEW PEAK trades at $1,471 PSF, sitting 0% above the District 23 median of $1,471 PSF. The 5-minute walk to Hillview MRT (423m) is a tangible lifestyle and resale advantage. HILLHAVEN fetches $2,133 PSF nearby -- that 31% gap frames KINGSFORD. HILLVIEW PEAK's relative value proposition.
A 5.6% appreciation over two years is healthy without looking frothy. 62 transactions over two years gives deep liquidity and reliable pricing signals. For context, THE MYST has lost 0.4% over the same period.
With ~85 years on a 99-year lease, financing and CPF remain fully unconstrained. Lease decay is a non-issue at this stage. At 3.8% gross yield versus the OCR average of 3.4%, rental returns are above-market. The $3,858/month median rent makes this genuinely compelling for income investors.
At 512 units, this is a mega-development. Maintenance economies and extensive amenities are the upside; oversupply during downturns is the risk.
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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