Type

Units

Min Area

Price Range

3 BR

1044 sqft

S$4,200/mo

Property Highlights

Condo development with 1 unit currently available.
Prices currently start from S$4,200.
Located 14 min (1.16 km) from DT3 Hillview MRT Station.

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Hillview 128: Contemporary Living near Hillview MRT

Hillview 128 stands as a modern condominium development anchoring the Bukit Timah residential landscape, strategically positioned just 1.16 kilometres from Hillview MRT Station on the Downtown Line. This proximity to a major transport node transforms the property into an attractive proposition for commuters and investors seeking access to the broader island without sacrificing neighbourhood character. The development capitalises on its location within an established residential precinct that has matured over decades, offering buyers a blend of new construction quality and time-tested neighbourhood stability.

The condominium caters to a broad spectrum of purchasers, each drawn by different value propositions. First-time homebuyers appreciate the convenience of MRT access and the relative affordability compared to nearby landed properties or luxury high-rise developments. Upgraders from smaller units or outlying estates view Hillview 128 as an opportunity to move into a well-serviced neighbourhood without the premium attached to ultra-central locations. Investors, particularly those building a residential portfolio, recognise the consistent rental demand anchored by proximity to transport and the catchment of working professionals and young families seeking quality accommodation outside the city core.

Location and Transport Connectivity

The 14-minute walk to Hillview MRT Station represents a significant asset in Singapore's transport-centric property market. The Downtown Line connects directly to the Central Business District, eliminating the need for transfers and reducing commute variability. This accessibility underpins long-term capital appreciation, as properties within 400–800 metres of MRT nodes consistently outperform those requiring longer feeder journeys. Over the past decade, developments in similar proximity to Downtown Line stations have demonstrated resilience during market downturns, supported by steady occupier demand and limited supply growth in their immediate catchments.

Beyond the station, the Bukit Timah neighbourhood offers mature supporting infrastructure: primary and secondary schools, private medical clinics, supermarkets, and dining establishments are all accessible via short bus rides or local roads. This ecosystem of amenities reduces dependence on car ownership, a meaningful cost saving for buyers and a feature that appeals to environmentally conscious purchasers and those seeking a lower-maintenance lifestyle.

Investment and Rental Yield Considerations

For investors eyeing Hillview 128 as a rental asset, estimated gross yields typically range between 3% and 4.5% depending on unit size, floor level, and prevailing market rents. The rental market in Bukit Timah remains robust, supported by a stable working-age population and limited new supply of purpose-built rental units. Monthly rents for units in this development cluster are competitive relative to similar-vintage projects in the district, making them attractive to corporate assignees and international professionals requiring short-lease flexibility.

However, prospective investor-purchasers must account for Additional Buyer's Stamp Duty at the current rate of 20% for Singapore Citizens acquiring a second residential property. This means a buyer purchasing a unit at S$1 million would face ABSD liability of S$200,000, materially elevating the effective purchase price and reducing net yield. Over a 5-year hold, the ABSD cost must be absorbed into rental income before positive cash flow emerges. For second-property investors, this demands a more disciplined approach to price negotiation and a longer investment horizon—typically 7–10 years—to justify the acquisition cost.

Financing and TDSR Framework

Buyers financing a Hillview 128 unit must navigate Singapore's Total Debt Servicing Ratio limits. For a typical unit transacting near S$1.2 million, a 90% mortgage (capped at S$1.08 million) at current rates of approximately 3.5–4% would generate monthly instalment obligations of roughly S$5,400–S$5,800. Lenders apply a 30% TDSR ceiling to gross household income, meaning required minimum household income sits around S$18,000–S$19,000 monthly. When combined with ABSD liabilities, second-property investors must demonstrate sufficient liquidity to clear the stamp duty without exhausting borrowing capacity, a constraint that occasionally suppresses demand for non-owner-occupier acquisitions during periods of tight credit.

Leasehold Tenure and Capital Preservation

Hillview 128, like all condominium developments in Singapore, operates on a leasehold tenure model. The length of the lease directly influences long-term value retention and bank lending appetite. Leases in the 90–99 year range, typical for newer suburban developments, generally sustain strong refinancing and resale mechanics until the lease drops below 70 years. Buyers acquiring units in this development should anticipate that lease decay will accelerate capital appreciation constraints in the final 10–15 years of a 99-year tenure. Forward-thinking purchasers who intend to hold beyond 20 years should factor in potential top-up costs or negotiate lease extension timing with the management corporation well in advance.

Resale velocity and price recovery typically remain stable for leasehold units in proximity to MRT stations, even as lease length contracts, provided the broader neighbourhood remains desirable. The Bukit Timah catchment has consistently attracted owner-occupiers and investors regardless of leasehold age, a favourable precedent for Hillview 128's long-term marketability.

Market Positioning and Comparable Supply

Hillview 128 competes within a defined peer set of condominium projects in Bukit Timah and the adjacent Tan Kah Kee planning areas. Recent transactional data indicates per-square-foot price ranges in this cluster have settled between S$800 and S$1,100 psf depending on age, finishes, and floor level, with newer or freshly renovated units commanding the upper end. Hillview 128's positioning within this band depends on the mix of unit typologies and their prevailing availability. Developments offering a higher proportion of larger family units (three and four-bedroom) typically extract premium psf multiples, whilst those skewed towards compact two-bedroom configurations exhibit greater price sensitivity and faster turnover.

The supply pipeline in the district remains measured, with few major launches planned in the immediate vicinity, a structural support for pricing discipline and rental growth. This scarcity of competing new product enhances Hillview 128's relative appeal to both owneroccupiers and investors hedging against future supply-driven price deflation.

Unit Stack and Floor-Level Value Dynamics

Within the development, intermediate floor units (typically floors 6–15) often deliver the strongest value proposition, combining lower per-square-foot pricing relative to penthouses whilst avoiding the noise and environmental exposure of lower storeys. Middle-stack units also attract a balanced demographic of owner-occupiers and investors, ensuring healthy resale liquidity. Higher-floor units command premium pricing but may appeal primarily to affluent owner-occupiers seeking views and exclusivity rather than investment-focused purchasers optimising yield-to-price ratios. Ground and low-storey units, conversely, often trade at discounts that occasionally make them attractive to savvy investors purchasing for immediate rental deployment, though long-term capital appreciation may lag mid-stack comparables.

Buyers should assess orientation and internal layout alongside floor level; units with minimal internal partitions and flexibility for conversion to home-office configurations have demonstrated stronger rental velocity in the post-pandemic environment.

Buyer Profile Suitability

First-time homebuyers benefit from Hillview 128's accessibility, moderate entry price, and proximity to employment nodes without the complexity of upgrading or trading down. The development's scale and management quality typically ensure reliable amenities and predictable maintenance cost trajectories. Upgraders from suburban towns like Bukit Batok or Choa Chu Kang value the step-up in finish quality and neighbourhood prestige without the quantum leap in price associated with moves to District 9 or District 10. High-net-worth individuals may view Hillview 128 as a conservative diversification asset within a broader portfolio, though the development's target market skews towards upper-middle-income earners rather than ultra-high-net-worth segments. Property investors, particularly those building mixed-tenure portfolios or hedge strategies across different price points, frequently acquire units in developments like Hillview 128 where the rental market is established and tenant quality remains predictable.

Long-Term Growth Drivers

The trajectory of Hillview 128's capital appreciation hinges on several interrelated factors: sustained population density in the Bukit Timah catchment, continued transport infrastructure investment (potential extensions or service upgrades to the Downtown Line), and the absence of large-scale supply deluges in the immediate vicinity. The district has historically retained its appeal across economic cycles, supported by excellent schools, low crime, and proximity to nature reserves and country clubs. These characteristics reduce the risk of sudden neighbourhood decline, a material risk management consideration for long-term property holders.

Investors with a 7–10 year horizon should expect moderate capital appreciation of 2–3% annually, a rate broadly aligned with Singapore's long-term property market growth trajectory when inflation is accounted for. Owneroccupiers seeking a permanent home can disregard short-term market volatility and focus instead on whether the unit's functionality and location align with their lifestyle and work commute requirements, the most durable determinant of satisfaction and retained value.

Frequently Asked Questions

What rental yield should I expect if I purchase a unit at Hillview 128 as an investment?

Estimated gross rental yields for Hillview 128 units typically range between 3% and 4.5% depending on unit configuration and floor level. A unit renting for S$4,200 monthly translates to approximately 4% gross yield on a S$1.26 million purchase price, before accounting for property tax, management fees, and maintenance reserves. However, second-property investor-purchasers must factor in Additional Buyer's Stamp Duty at 20%, which effectively elevates the cost base by S$200,000–S$300,000 for units in this price bracket, compressing net yields significantly over the first 5–7 years. Net yields typically stabilise at 2.5–3% once ABSD is amortised, making the development more suitable for longer-hold investment strategies (7–10 years) rather than short-cycle trading. The rental market in Bukit Timah remains stable, with consistent demand from working professionals and corporate assignees, reducing void risk and supporting predictable income streams.

How does Hillview 128's per-square-foot pricing compare to recent transactions in Bukit Timah?

Recent condominium transactions in the Bukit Timah cluster have settled in the S$800–S$1,100 per-square-foot range, with variability driven by unit age, renovation status, and floor location. Hillview 128's per-square-foot position within this band depends on the specific unit under consideration and prevailing market conditions at the time of transaction. Units on intermediate floors and in high-demand stack positions typically command prices at or above the S$950 psf midpoint, whilst ground and lowest-storey units often trade at 5–10% discounts to comparable mid-level units. The development's newer vintage and modern finishes position it competitively against 15–20 year-old peers that have not undergone major renovation, though it may trade at psf discounts relative to ultra-new luxury developments in adjacent prime zones. Buyers should compare transactional evidence from the preceding 3–6 months rather than relying on asking prices, which often overstate achievable market levels by 3–5%.

What is the Additional Buyer's Stamp Duty impact for a second-property purchaser at Hillview 128?

For Singapore Citizens acquiring Hillview 128 as a second residential property, Additional Buyer's Stamp Duty is currently levied at 20% of the purchase price. A unit transacting at S$1.2 million would incur ABSD of S$240,000, payable at completion alongside the standard BSD and legal fees, elevating total stamp duty and legal costs to approximately S$300,000. For permanent residents or foreign investors, ABSD rates are higher at 25% or 30% respectively, though Hillview 128's location and affordability typically attract owner-occupier and citizen investor demographics. The ABSD obligation materially impacts financing capacity: a buyer must either increase the equity contribution or accept a lower net loan-to-value ratio, reducing overall borrowing power. This constraint often leads second-property investors to either negotiate harder on price or focus on smaller, lower-priced units where ABSD in absolute terms remains more digestible. Over a 10-year hold period, the ABSD cost can be absorbed through cumulative rental income and capital appreciation, but the upfront cash requirement remains a material hurdle for many investors.

What is the lease decay risk for Hillview 128, and how will it affect resale value?

Hillview 128, as a modern condominium, is likely to operate on a 99-year leasehold tenure, a standard feature of collective residential properties in Singapore. Lease decay—the gradual erosion of value as the lease term contracts—typically becomes a material consideration once the lease drops below 70 years, approximately 25–30 years from now for this development. Buyers acquiring today should expect minimal lease-related value drag over a 10–15 year ownership horizon, as the lease will still exceed 80 years at resale. However, long-term holders (25+ years) will eventually encounter diminished refinancing appetite and slower capital appreciation as the lease contracts further. The Bukit Timah neighbourhood has historically supported strong resale demand even for leasehold units with 60–70 year leases, suggesting that Hillview 128's long-term marketability should remain robust provided the neighbourhood remains desirable. Buyers intending to hold indefinitely should plan for potential lease top-up negotiations with the management corporation, typically available at 5–10 year intervals, to preserve optionality and maintain property value. For medium-term investors (7–10 years), lease decay poses minimal practical risk.

How does proximity to Hillview MRT Station influence demand and capital appreciation for Hillview 128?

Proximity to Hillview MRT Station on the Downtown Line is a first-order driver of demand and long-term capital appreciation for Hillview 128, as it eliminates the need for lengthy feeder journeys and provides direct access to the Central Business District and northern growth corridors. Historically, Singapore condominiums within 800 metres of MRT stations have outperformed non-MRT properties during market downturns and demonstrated 1–2% faster annual capital appreciation over 10+ year cycles. The Hillview station has enabled substantial residential and mixed-use development in its catchment, creating a self-reinforcing cycle of demand as more workers, students, and families seek accommodation near the transport node. The 14-minute walk and 1.16-kilometre distance position Hillview 128 firmly within the MRT's primary convenience zone, though buyers relying on daily commuting should test the walk during peak hours to confirm comfort. The station's connectivity to multiple transit corridors (potential future extensions and interchange opportunities) further supports long-term value retention, making the development attractive to investors hedging against transport-induced obsolescence in car-dependent locations. Real estate professionals consistently cite MRT proximity as the second-most-influential factor (after school catchment) in residential property appreciation trajectories.

Which buyer profiles would be best suited to Hillview 128, and why?

Hillview 128 appeals to a diverse buyer spectrum, each for distinct reasons. First-time homebuyers benefit from accessible entry pricing, modern finishes, and transport convenience without the premium attached to central or expatriate-heavy districts, making the development an ideal stepping stone. Upgraders from HDB flats or older private housing welcome the quality of construction, comprehensive amenities, and neighbourhood stability at a price point that does not stretch financing capacity beyond prudent TDSR limits. Owner-occupier families with school-age children value the proximity to established primary and secondary schools, the low-crime neighbourhood character, and the balance between urban accessibility and suburban tranquility. High-net-worth individuals may view Hillview 128 as a conservative portfolio diversifier or a holding asset for offspring, though the development's target demographic skews towards upper-middle-income earners rather than ultra-premium segments. Property investors and portfolio builders frequently target Hillview 128 because the rental market is mature, tenant quality is predictable, and the development offers reasonable entry pricing relative to expected yield and capital appreciation. Expatriates on extended postings or corporate secondments represent a growing demand segment, attracted by modern finishes and transport ease without the ultra-premium pricing of District 9–10 properties.

What TDSR financing headroom should I expect at typical Hillview 128 price points?

At a typical Hillview 128 transaction price of S$1.2 million, a 90% mortgage (capped at S$1.08 million) with a 3.75% interest rate yields monthly instalment of approximately S$5,600. Applying Singapore's 30% TDSR ceiling, a buyer requires minimum gross monthly household income of S$18,667 to obtain full loan approval without other debt obligations. For married couples with combined household income of S$25,000–S$30,000 monthly, TDSR typically permits comfortable headroom for additional liabilities (car loans, credit cards, insurance), translating to qualitative financing flexibility. First-time homebuyers and upgraders working with single household incomes of S$12,000–S$15,000 may encounter tighter TDSR constraints and may need to consider smaller units, higher equity contributions, or shorter mortgage tenures (15–20 years) to achieve loan approval. Second-property purchasers face compounded headroom pressure because ABSD liability (S$240,000 on a S$1.2 million purchase) reduces available equity, potentially forcing higher loan-to-value ratios that lenders view with greater scrutiny. Buyer's should engage mortgage brokers early to stress-test financing scenarios and confirm headroom before submitting offers, as unexpected TDSR tightening can derail transactions late in the process.

How does Hillview 128 compare to nearby competing condominium developments?

Hillview 128 competes within a cohort of 15–25 year-old condominium developments in the immediate Bukit Timah and Tan Kah Kee catchment, including developments which, whilst established, often lack modern finishes and may carry higher per-square-foot maintenance cost burdens. Newer developments in the vicinity may offer marginally updated amenities but typically command 5–10% per-square-foot premiums that do not translate to proportional utility improvements for owner-occupiers or yield-adjusted returns for investors. Hillview 128's competitive advantage rests on its modern construction quality, contemporary finishes, and reliable transport proximity without the 15–25% price premium attached to ultra-new or ultra-prime neighbourhood developments a few kilometres away. In comparison to older stock, Hillview 128 offers lower risk of major capital works or unexpected reserve fund calls, a material consideration for buyers sensitive to unplanned expenditure. Supply scarcity in the immediate Bukit Timah cluster remains a structural advantage: few new large-scale developments are planned within 2 kilometres, limiting future price deflation and supporting sustained rental demand. For price-sensitive buyers balancing specification, location, and value, Hillview 128 typically ranks in the top quartile of rational property options within the S$1–S$1.5 million price band in the district.

Which unit stacks or floor levels offer the strongest value for money at Hillview 128?

Intermediate floor units (typically floors 6–15) offer the strongest value proposition in terms of price-to-utility ratio, combining discounts of 2–5% relative to penthouses and premium floors whilst avoiding the noise exposure, light obruction, and environmental concerns of ground or first-storey units. Mid-stack units attract the widest buyer demographic, encompassing both owner-occupiers and yield-focused investors, ensuring healthy resale liquidity and faster average time-on-market compared to specialist niche units. Higher-floor units command premiums of 5–12% relative to mid-stack, justified primarily by unobstructed views and prestige appeal—returns favourable for owner-occupiers prioritising lifestyle but less defensible for investors optimising yield-to-price multiples. Ground and first-storey units often trade at 5–10% discounts, making them occasionally attractive to investors planning immediate rental deployment or owner-occupiers with accessibility requirements, though their long-term capital appreciation may trail mid-level comparables by 0.5–1% annually. Buyers should balance floor preference against the composition of internal finishes: units with open-plan living and flexibility for home-office configuration have demonstrated superior rental velocity in the post-pandemic environment, often outweighing floor-level considerations in tenant selection and pricing power. Viewing units across multiple stacks and orientations is essential to identifying value outliers.

What is the future supply pipeline for residential properties in the Bukit Timah district, and how might it affect Hillview 128?

The Bukit Timah residential supply pipeline remains measured relative to broader Singapore, with only a handful of medium-to-large-scale condominium projects planned or in pre-launch phase within 2–3 kilometres of Hillview 128 over the next 3–5 years. This supply scarcity represents a structural tailwind for Hillview 128, as limited competing new product sustains pricing discipline and reduces the risk of supply-induced deflation that has affected developments in more densely-planned areas. Government planning constraints, including the designation of Bukit Timah as a conservation zone and restrictions on plot density, naturally limit future residential supply and preserve the neighbourhood's low-density, established character. However, the Urban Redevelopment Authority's long-term planning frameworks may eventually target selected sites for moderate intensification, potentially introducing new developments 5–10+ years hence that could marginalise Hillview 128's relative newness advantage. Investors with 7–10 year time horizons should therefore focus on capturing rental income and near-term capital appreciation rather than speculating on indefinite scarcity premiums. For owner-occupiers, the limited supply pipeline is a positive indicator of neighbourhood stability and long-term property value retention, reducing the risk of neighbourhood decline or oversupply-driven deterioration. Buyers should monitor URA planning announcements and Government Land Sales initiatives in the district to remain apprised of potential future supply disruptions.

Hillview 128 — From S$4,200