Type

Units

Min Area

Price Range

2 BR

958 sqft

From S$1.8XM

Property Highlights

Two-bedroom, two-bathroom unit spanning 958 sqft in established Hillview Avenue neighbourhood
Located just 480 metres (6-minute walk) from Hillview MRT Station on the Downtown Line
Priced at S$1,820,000 with strong potential for both owner-occupancy and investment returns
Well-positioned in a mature residential enclave with excellent amenities and connectivity
Accessible entry point to the Hillview district for upgraders and owner-occupiers alike

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Ref: 500099081

Hillview Heights: A Contemporary Home in Singapore's Established Hillview District

Hillview Heights presents a compelling residential opportunity at 27 Hillview Avenue, combining proximity to essential transport infrastructure with the appeal of a maturing residential neighbourhood. This two-bedroom, two-bathroom condominium spans 958 square feet, offering functional living spaces tailored for modern Singapore households. Priced at S$1,820,000, the property represents a considered acquisition within the Bukit Timah planning zone, where demand remains resilient among both owner-occupiers and portfolio investors.

Strategic Location and Transportation Access

The property's greatest asset lies in its immediate proximity to Hillview MRT Station, situated on the Downtown Line extension. At just 480 metres from the unit—approximately a six-minute leisurely walk—residents enjoy seamless access to one of Singapore's most efficient rapid transit corridors. This accessibility fundamentally reshapes commuting patterns for working professionals, reducing door-to-door journey times to the Central Business District and eastern employment hubs to under 25 minutes. The Downtown Line's integration with other key corridors means connectivity to Bukit Batok, Jurong East, and Marina Bay is achieved without car dependency, a significant quality-of-life advantage for households seeking work-life balance.

The catchment area around Hillview MRT has matured considerably since the station's opening, with property valuations stabilising around this transport node. New residents moving into Hillview Heights benefit from years of infrastructure bedding-in and proven demand patterns that support capital retention.

Property Specifications and Internal Configuration

At 958 square feet, this two-bedroom layout provides sufficient spatial flexibility for growing families, young professionals, or investors seeking to let the unit to corporate tenants. The dual-bathroom configuration—a hallmark of contemporary condominium design—reduces morning friction in multi-occupant households and appeals strongly to tenants evaluating rental options. The floor plan facilitates clear separation between master and secondary bedrooms, ensuring privacy for family members or providing dedicated home-office functionality if required by occupiers working remotely.

The square footage sits comfortably within the sweet spot for mid-tier Singapore condominiums: generous enough to avoid cramped living yet efficient enough to maintain manageable running costs and utility consumption. This balance of utility and size has proven durable in rental and resale markets across comparable developments in the North-West region.

The Hillview Neighbourhood Context

Hillview Avenue occupies a distinguished position within Singapore's residential hierarchy. The district has evolved over several decades into a stable, affluent enclave characterised by established homes, mature landscaping, and a strong sense of community. The neighbourhood attracts a demographic profile spanning young upgraders transitioning from HDB flats, established professionals seeking villa-adjacent lifestyle within the private housing sector, and successful business owners prioritising proximity to the CBD without sacrificing suburban tranquility.

The retail and dining ecosystem surrounding Hillview has developed organically around the MRT nodal point, with local shophouses, supermarkets, and food establishments serving residents' daily needs. This organic development pattern—as opposed to planned township design—often creates more authentic neighbourhood character, though growth remains measured and sensitive to existing resident preferences. Schools, medical facilities, and leisure amenities lie within a comfortable radius, making Hillview an increasingly attractive proposition for families seeking comprehensive neighbourhood infrastructure.

Investment and Rental Yield Considerations

For investors evaluating this property through a rental-yield lens, the S$1.82 million purchase price warrants contextual analysis against prevailing rental rates for comparable two-bedroom units in the Hillview catchment. Current market rentals for similarly-sized units in the vicinity typically range between S$4,200 and S$4,800 per month, depending on exact positioning, floor height, and unit finish. This implies a gross rental yield of approximately 2.8 to 3.2 per cent annum—a respectable return within Singapore's current interest-rate environment, particularly when leveraged acquisition reduces capital requirement.

The tenant profile likely to occupy Hillview Heights skews towards expat professionals and upgrading local families, both demographic segments demonstrating lower turnover and stronger rental reliability. Corporate transferees, in particular, value the MRT accessibility and suburban positioning, viewing such locations as optimal middle-ground options between city vibrancy and residential peace.

Market Positioning and Comparable Analysis

Per-square-foot analysis positions this offering at approximately S$1,900 per sqft (S$1,820,000 divided by 958 sqft), a valuation consistent with recent arm's-length transactions for similar-vintage condominiums in the broader Bukit Timah and Hillview corridor. This pricing reflects the property's mid-tier status: neither a premium address commanding S$2,200+ per sqft nor a value-play requiring S$1,600 per sqft. The positioning suggests realistic expectations around resale demand from subsequent owner-occupiers, without excessive reliance on market sentiment shifts or speculative capital inflow.

Buyer Suitability Across Different Profiles

First-time upgraders transitioning from HDB public housing represent a primary audience for this property. The price point, whilst requiring substantial savings accumulation, falls within ABSD-free territory for first-time private property buyers, eliminating the 5 per cent acquisition duty imposed on subsequent purchases. This tax efficiency meaningfully improves entry economics for owner-occupiers prioritising residential security over investment optionality.

High-net-worth individuals occasionally view units like Hillview Heights as portfolio diversification components, particularly when assembled as part of multi-property holdings. The S$1.82 million outlay is neither material to sophisticated investors nor subject to the 15 per cent ABSD framework reserved for foreign individuals or corporate entities, making it an administratively straightforward acquisition.

Investors with modest portfolio depth—those owning a single residential property and seeking diversification—should note ABSD implications: if this is a second residential property, the 5 per cent duty applies; if a first, the unit qualifies for standard first-purchaser treatment. This distinction adds S$91,000 to acquisition cost in the former scenario, materially impacting yield calculations and entry budgeting.

Financing and TDSR Framework

Mortgage financing at current prevailing rates (approximately 3.5 to 4.0 per cent for 30-year tenures) suggests a serviceable monthly obligation of S$7,700 to S$8,200 for a 70 per cent loan-to-value advance. For dual-income households earning combined salaries of S$14,000 to S$16,000 monthly, this payment sits comfortably within the 60 per cent Total Debt Servicing Ratio ceiling, permitting additional borrowing capacity for other credit obligations. First-time buyers utilising CPF funds benefit from Medisave and Ordinary Account withdrawals, frequently reducing cash equity requirement below 30 per cent, thereby enhancing entry feasibility.

Leasehold Consideration and Tenure Risk

As a condominium property, Hillview Heights operates under a strata-titled leasehold regime—critically, the underlying land tenure almost certainly comprises a 99-year lease granted decades prior to the property's original launch. For a modern residential condominium in the Hillview location, lease decay does not present material concern within a 20 to 30-year owner-occupancy window or a 5 to 10-year investment hold. However, purchasers intending to retain the property into their seventh or eighth decade should evaluate remaining lease duration at time of purchase, as leases declining below 70 years begin to encounter financing restrictions and valuation compression.

Most condominium developments in this vintage—assuming mid-1990s to early 2000s construction—commenced with 99-year terms now sitting at approximately 70 to 80 years remaining. This timeline presents no practical headwind for medium-term ownership or investment utilisation, though prospective buyers should independently verify the exact leasehold term via the Land Title Register before final commitment.

Future Growth and District Supply Pipeline

The Bukit Timah and Hillview planning zones have largely completed their major residential densification cycles, meaning oversupply from new launches is unlikely to materially suppress valuations for established properties like Hillview Heights. The Government's residential planning strategy has shifted focus towards other growth corridors—Jurong East, Tengah, and eastern districts—leaving the North-West Zone relatively sheltered from speculative overbuilding. This supply discipline, whilst limiting capital appreciation upside compared to emerging areas, provides reassuring stability for owner-occupiers valuing price durability over speculation-driven gains.

Conversely, the absence of prominent new residential launches in the immediate Hillview vicinity means Hillview Heights maintains relative scarcity appeal, particularly for buyers seeking established neighbourhoods with complete amenity infrastructure and settled community character. This dynamic has historically supported steady secondary market demand, creating a liquid buyer pool for eventual resale.

Conclusion

Hillview Heights at 27 Hillview Avenue represents a sensible residential acquisition for owner-occupiers seeking suburban tranquility coupled with efficient MRT-based connectivity, and a competently-priced investment opportunity for portfolio builders accepting moderate yield in exchange for tenant-demand stability and neighbourhood durability. At S$1,820,000 for a two-bedroom, two-bathroom 958-square-foot unit, the property balances price discipline with genuine utility, positioning it as a prudent choice within Singapore's contemporary residential property landscape.

Frequently Asked Questions

What rental yield can I expect if I purchase Hillview Heights as an investment property?

Gross rental yields for two-bedroom units in the Hillview MRT catchment typically range between 2.8 and 3.2 per cent annum, translating to approximately S$4,200 to S$4,800 monthly rental income on a S$1.82 million purchase. This calculation assumes prevailing market rental rates, which fluctuate based on tenant demand, unit finishes, and floor positioning within the building. The tenant profile—typically expat professionals and upgrading local families—demonstrates strong rental stability and lower turnover, supporting consistent cash flow for medium-term investors. Investors should factor in annual property tax, maintenance levies, and sinking fund contributions, which typically aggregate to S$600 to S$1,000 monthly, thereby reducing net yield by approximately 0.4 to 0.7 per cent.

How does the S$1.82 million price compare to recent per-square-foot transactions in Hillview?

At approximately S$1,900 per square foot (S$1.82 million ÷ 958 sqft), Hillview Heights sits within the established mid-tier pricing corridor for comparable-vintage condominiums in the Bukit Timah and Hillview zone, consistent with arm's-length transactions recorded over the past 18 to 24 months. Recent comparable sales of two-bedroom units in adjacent developments have traded between S$1,750 and S$2,050 per sqft depending on exact location, unit orientation, and building amenities—placing this listing comfortably within expected market parameters without premium positioning. The per-sqft valuation reflects neither value-play underpricing (typically seen at S$1,600 or below) nor trophy-asset premiums (commanding S$2,200+), suggesting realistic market assessment and balanced entry pricing for both owner-occupiers and investors.

What are the Additional Buyer's Stamp Duty implications for purchasing Hillview Heights?

For first-time private property purchasers, ABSD is completely waived—this property qualifies for standard conveyancing duty only, eliminating the 5 per cent acquisition surcharge, a significant tax saving of S$91,000 on this S$1.82 million purchase. For second-time residential property buyers or those acquiring this as a portfolio addition while owning another residential property, the 5 per cent ABSD rate applies, increasing total stamp duty cost materially and should be factored into acquisition budgeting. Foreign buyers and corporate entities face 15 per cent ABSD, making this property substantially less tax-efficient for non-citizen acquisitions compared to local first-time purchasers. This duty structure makes Hillview Heights particularly attractive for upgraders transitioning from public housing, where first-time exemption status delivers meaningful financial advantage.

Is there lease decay risk affecting Hillview Heights' long-term resale value?

Hillview Heights operates under a strata-titled condominium structure with an underlying land lease almost certainly granted at 99 years at the original development launch, likely occurring in the 1990s to early 2000s, meaning approximately 70 to 80 years remain. For owner-occupiers and investors with medium-term holding periods (5 to 30 years), lease decay presents no material concern—properties with 70+ years remaining remain freely financeable by all lenders and face no practical resale restrictions. However, purchasers intending to retain the property into their eighth or ninth decade should independently verify the remaining lease term via the Land Title Register, as leases falling below 70 years encounter financing restrictions, reduced valuation multiples, and narrower buyer pools. This risk is negligible for current purchasers but should be acknowledged as a multi-decade consideration.

How does proximity to Hillview MRT Station affect demand and capital appreciation for this property?

The 480-metre walking distance to Hillview MRT Station (Downtown Line) fundamentally anchors demand for Hillview Heights, reducing door-to-door commute times to the CBD and eastern employment zones to under 25 minutes, a material quality-of-life advantage driving persistent tenant interest and owner-occupier attraction. Properties within 500 metres of MRT nodes historically command 15 to 25 per cent valuation premiums compared to similar-spec units 1.5 to 2 km distant, reflecting the utility value of rapid transit accessibility—this premium is already embedded in the S$1.82 million pricing. Capital appreciation in Hillview has historically proven steady rather than explosive, with the neighbourhood's mature infrastructure and completed densification cycle limiting speculative upside but supporting predictable long-term values. The MRT accessibility ensures continued demand durability from working professionals and commuter-dependent households, supporting secondary market liquidity even during broader property market softness.

Is Hillview Heights suitable for first-time home buyers entering the private housing market?

Hillview Heights presents an attractive proposition for first-time private property buyers transitioning from HDB flats, particularly those with substantial savings and stable dual household incomes, as the S$1.82 million price point requires approximately S$550,000 to S$650,000 cash equity after leveraging 70 per cent mortgage financing and CPF withdrawals. The property qualifies for complete ABSD exemption for first-time purchasers, eliminating the S$91,000 duty surcharge and improving entry economics significantly compared to subsequent acquisitions. The Hillview location offers mature neighbourhood infrastructure, excellent MRT connectivity, and established community amenities—factors valued by families seeking residential security and predictable lifestyle stability. Prospective first-time buyers should verify TDSR headroom within their household income profile; a typical S$7,800 monthly mortgage payment requires combined household income of approximately S$13,000 to S$15,000 to remain comfortably within regulatory debt servicing limits.

What TDSR and financing headroom does a S$1.82 million Hillview Heights purchase provide?

A S$1.82 million acquisition financed with a 70 per cent LTV mortgage (approximately S$1,274,000 borrowed) at prevailing interest rates of 3.7 per cent over a 30-year tenure generates a monthly mortgage obligation of approximately S$7,800, before factoring property tax, insurance, and maintenance levies (total monthly outgoings typically S$8,500 to S$9,200). The 60 per cent Total Debt Servicing Ratio regulatory ceiling means a combined household income of S$14,200 monthly is required to finance the property comfortably whilst maintaining borrowing capacity for car loans, personal credit, or other financial obligations. Dual-income households earning S$14,500 to S$16,000 monthly benefit from approximately S$4,500 to S$5,400 additional monthly debt servicing capacity, permitting discretionary borrowing for lifestyle enhancements or portfolio expansion. First-time buyers utilising CPF Ordinary Account withdrawals (typically reducing cash equity requirement to 20 to 25 per cent) enhance entry feasibility, though must maintain minimum CPF retirement balances per prevailing regulatory requirements.

How does Hillview Heights compare to competing developments in the surrounding area?

Hillview Heights at S$1.82 million for 958 sqft (S$1,900 per sqft) sits within competitive pricing bands for adjacent condominiums; comparable nearby developments typically trade between S$1.65 and S$2.10 million for similar two-bedroom configurations, depending on building vintage, amenity provision, and exact MRT proximity. Established developments like those on Bukit Batok Street and Jalan Jurong Kechil command comparable pricing, though may offer marginally enhanced amenity packages or building management prestige—factors subjectively valued by buyer preferences rather than objectively quantifiable. The absence of prominent new residential launches in immediate Hillview vicinity means Hillview Heights maintains relative scarcity appeal and avoids direct competition from fresh developer offerings, typically an advantage for secondary market pricing stability. Prospective purchasers should inspect multiple comparable properties within the S$1.75 to S$2.05 million band across the broader Bukit Timah zone to establish personal preference positioning and ensure purchase conviction.

Which unit stack or floor levels offer superior value within Hillview Heights?

Within Hillview Heights, mid-stack units (floors 5 to 12, assuming a typical 15 to 18-storey building) typically command optimal value positioning—sufficiently elevated to avoid ground-floor pedestrian noise and traffic dust whilst remaining below the premium pricing applied to penthouses and high-level units offering expansive views and enhanced privacy. Mid-stack east and north-facing units often deliver superior value relative to south-facing alternatives, which experience stronger afternoon solar gain and higher air-conditioning consumption without corresponding buyer premiums in the Hillview location. Corner units, whilst commanding 5 to 8 per cent valuation premiums for architectural interest and window abundance, may present marginal overpayment relative to realised rental benefits—investors should scrutinise whether corner-unit rental premiums justify the acquisition price increment. The highest-value acquisition strategy often involves identifying mid-stack corner units occupying the 5th to 12th floor band, balancing privacy, views, and utility without surrendering disproportionate capital to penthouse-level positioning or ground-floor proximity penalties.

What is the future supply pipeline in the Hillview and Bukit Timah district, and how does it affect this property's long-term prospects?

The Hillview and broader Bukit Timah planning zone has substantially completed its major residential intensification cycle, with no prominent new private condominium launches currently announced or in advanced planning stages within the immediate two-kilometre radius. The Government's recent residential supply strategy has deliberately shifted focus towards emerging growth corridors (Jurong East, Tengah, eastern districts) and activated white sites, effectively sheltering the North-West Zone from speculative oversupply and the valuation pressure typically accompanying new launch bubbles. This supply discipline provides reassuring insulation for Hillview Heights—property valuations are unlikely to face meaningful compression from incoming new development competing for the same buyer and tenant pools. Conversely, the absence of new supply means Hillview Heights maintains relative scarcity appeal within the established residential hierarchy, supporting steady secondary market demand and rental enquiry durability. Medium to long-term capital appreciation is likely to track inflation and income growth rather than speculative cycles, positioning the property as a durable wealth-retention asset rather than a capital-appreciation vehicle.

2-bed Condo at Hillview Heights, S$1.82M | Near DT3 MRT