Type

Units

Min Area

Price Range

1 BR

635 sqft

S$898K

Property Highlights

Condo development with 1 unit currently available.
Prices currently start from S$898K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$180K on this acquisition.
Located 7 min (560 m) from BP5 Phoenix LRT Station.

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Hillsta: Contemporary Living on Phoenix Road

Hillsta stands as a residential condominium development located at 68 Phoenix Road, offering modern urban accommodation designed for discerning buyers seeking quality construction and practical living arrangements. The project brings together efficient floor plans and contemporary finishes to create a welcoming environment for residents ranging from first-time property owners to seasoned investors building diversified portfolios.

The development's positioning on Phoenix Road places residents within a vibrant neighbourhood characterised by steady residential growth and commercial development. The immediate surroundings combine established residential character with emerging retail and dining options, creating a balanced lifestyle ecosystem. Buyers considering this development benefit from a location that avoids the most congested corridors whilst maintaining strong connectivity to Singapore's wider urban fabric.

Proximity to Phoenix LRT Station: Strategic Connectivity Advantage

Situated approximately 560 metres from Phoenix LRT Station—a seven-minute walk—Hillsta residents enjoy direct access to the Circle Line extension. This proximity transforms daily commuting patterns, enabling swift connections to Sentosa, Marina Bay, Somerset, and other key destinations across the island. The LRT station's presence significantly enhances the development's appeal to working professionals and businesses seeking strategic locations without sacrificing accessibility.

The station's opening has catalysed growing demand for residential properties in the surrounding area, with developers and investors recognising the long-term value proposition of LRT-proximate locations. First-time buyers in particular benefit from reduced commute times and associated transport costs, whilst investors note that LRT accessibility consistently commands rental premiums compared to developments lacking such connectivity. As Singapore's public transport network continues evolving, proximity to stations like Phoenix increasingly represents a fundamental driver of property appreciation and rental demand.

Unit Layouts and Price Entry Points

Hillsta's portfolio encompasses efficient floor plates starting from approximately 635 square feet, with units available from S$898,000 onwards. These proportions align well with contemporary lifestyle preferences, eliminating excessive maintenance requirements whilst preserving space for comfortable living arrangements. The unit mix reflects market demand for compact, manageable properties that deliver excellent value without compromising on location quality or development standards.

Prospective purchasers across various financial thresholds will discover suitable options within the development's range. Entry-level pricing positions Hillsta competitively within the surrounding market, particularly for buyers prioritising proximity to transport infrastructure and neighbourhood amenities over expansive square footage. The straightforward pricing structure simplifies comparison with competing developments and supports confident purchasing decisions grounded in transparent market data.

Investment Potential and Rental Yield Considerations

Hillsta presents compelling investment characteristics for buyers seeking income-generating residential assets. The development's location near Phoenix LRT Station, combined with efficient floor plates suited to young professional demographics, creates stable rental demand throughout economic cycles. Properties of this scale and positioning typically command monthly rents reflecting strong rental yields, particularly when tenanted to expatriates, corporate relocation candidates, and domestic professionals seeking convenient urban bases.

Estimated rental yields for developments with Hillsta's profile and LRT accessibility typically range between 3.5 and 4.5 percent annually, though individual outcomes depend on acquisition timing, specific floor height, unit orientation, and prevailing market conditions. Investors should conduct thorough rental market analysis with qualified agents to validate yield projections against recent comparable lettings. The relatively modest acquisition price per square foot supports compelling cash-on-cash returns when financed appropriately, particularly for investors acquiring units during early project phases.

Financing and Buyer Eligibility Pathways

Singapore Citizens purchasing Hillsta as their primary residence enjoy straightforward housing loan pathways, with most financial institutions offering up to 80 percent loan-to-value financing on properties within this price bracket. First-time buyers benefit from unchanged stamp duty obligations, making the entry cost predictable and manageable against the actual purchase price. The development's pricing supports accessible financing outcomes across diverse employment profiles and income levels.

Buyers acquiring second residential properties must navigate the Additional Buyer's Stamp Duty regime, currently applied at 20 percent on the purchase price for Singapore Citizens. This significant cost—approximately S$179,600 on a S$898,000 transaction—fundamentally alters investment mathematics and should influence acquisition strategy accordingly. Such buyers should model total acquisition costs carefully, including ABSD, legal fees, and transaction expenses, when evaluating whether Hillsta aligns with portfolio objectives. Investors holding permanent residency status face different ABSD schedules, emphasising the importance of professional tax and legal review before proceeding.

Neighbourhood Character and Lifestyle Context

The Phoenix Road location situates Hillsta within a neighbourhood transitioning from established residential character toward mixed-use development. The immediate area hosts mature residential communities, local shopping centres, and emerging food and beverage precincts that cater to resident populations. Families, professionals, and investors alike discover a neighbourhood offering everyday convenience without the intensity of more central districts.

Local schools, healthcare facilities, and recreational spaces complement the residential offering, supporting diverse household compositions and life stages. The neighbourhood's evolution continues responding to improved transport connectivity and urban planning initiatives, with new commercial developments steadily enhancing the lifestyle proposition. Residents benefit from living within a community actively maturing rather than stagnating, suggesting sustained appeal and resilience across property cycles.

Leasehold Structure and Long-Term Value Preservation

As a leasehold property development, Hillsta units carry title typically structured around 99-year lease terms, a standard arrangement across Singapore's residential market. Prospective buyers should understand that property values experience gradual erosion during the final decades of lease tenure, a phenomenon known as lease decay that accelerates significantly below 60 years remaining. For recently launched or near-completed developments, this consideration remains abstract, but savvy investors recognise that long-term ownership decisions must account for lease behaviour over multi-decade holding periods.

Buyers intending to hold Hillsta units for 30+ years should factor eventual lease renewal or redevelopment considerations into their investment thesis. Historical government policy supports en bloc redevelopment processes for qualifying collective sale scenarios, though such processes remain uncertain and dependent on developer interest, resident consensus, and economic conditions at future triggering moments. Properties acquired during early project phases carry minimal lease decay risk and benefit from maximum appreciation runway before lease tenure becomes a material resale consideration.

Market Comparison and Competitive Positioning

Hillsta's price per square foot positioning compares competitively against recent transacted comparables in the surrounding neighbourhood and across similar LRT-proximate developments. Recent market data indicates that efficient studio and one-bedroom units in locations with equivalent transport connectivity and development quality typically transact between S$1,400 and S$1,600 per square foot, positioning Hillsta within realistic market parameters. Buyers evaluating Hillsta should commission professional valuation reports and engage experienced agents to validate pricing against recent arm's-length transactions rather than relying solely on listed asking prices.

Competing developments in the broader district include various property types ranging from Walk-Up apartments to purpose-built condominiums, each capturing distinct buyer cohorts. Hillsta's combination of modern design, LRT proximity, and efficient unit sizing positions it attractively within this competitive landscape. The development's proximity to the station edge provides differentiation compared to more distant competitors, a locational advantage that typically justifies modest premiums when measured against non-accessible alternatives.

Floor Level and Stack Positioning for Optimal Value

Within Hillsta's building envelope, unit stack and floor level significantly influence pricing, desirability, and long-term value retention. Mid-level floors (typically levels 8–20) generally command optimal pricing relative to amenity value, avoiding ground-level exposure to street-level noise and activity whilst circumventing the premium pricing commanded by highest-floor penthouses. Buyers seeking maximum rental appeal often prioritise mid-stack positioning, as this height range appeals broadly to expatriate and professional tenant cohorts whilst remaining practical for daily access.

Corner units and those with preferred orientation—particularly north-facing or east-facing exposures capturing morning light—typically achieve faster lettings and support slightly elevated rental rates. Conversely, units facing western exposure may experience excessive solar gain, potentially increasing cooling costs and diminishing tenant appeal during peak summer seasons. Astute investors commission detailed sun-path analysis and speak with current occupants before committing to specific floor levels, ensuring that physical characteristics align with intended use and expected holding periods.

District Supply Pipeline and Future Demand Dynamics

Singapore's broader residential market dynamics suggest that LRT-proximate developments will maintain relative strength compared to non-accessible or car-dependent alternatives, particularly as transport-oriented development policy gains prominence. The Circle Line extension's continued operation and potential future expansions reinforce the strategic importance of Phoenix LRT connectivity. Properties acquiring residence during early project phases position themselves advantageously against future supply, capturing appreciation before competing developments reach substantial completion and begin capturing market attention.

Frequently Asked Questions

What rental yield can investors realistically expect from Hillsta units?

Properties at Hillsta's price point and scale typically generate estimated rental yields between 3.5 and 4.5 percent annually, depending on specific acquisition price, unit floor level, orientation, and prevailing rental market conditions. The development's proximity to Phoenix LRT Station supports sustained tenant demand across expatriate, corporate relocation, and domestic professional segments, historically commanding monthly rents that align with these yield projections. Investors should engage experienced rental market specialists to validate yields against recent comparable lettings in the surrounding neighbourhood, as individual outcomes vary based on acquisition timing and specific unit characteristics.

How does Hillsta's price per square foot compare to recent sales in the area?

Recent transacted comparables for efficient one-bedroom and studio units in locations with equivalent LRT proximity typically range between S$1,400 and S$1,600 per square foot, positioning Hillsta within competitive market parameters. The development's pricing reflects contemporary market dynamics and aligns with buyer expectations for properties combining modern design, transport accessibility, and reasonable floor plate efficiency. Buyers should commission independent valuations and review recent arm's-length transaction evidence with qualified agents to validate whether Hillsta's specific pricing justifies acquisition versus alternative comparable developments in the broader district.

What are the Additional Buyer's Stamp Duty implications for second property purchases?

Singapore Citizens acquiring Hillsta as a second or subsequent residential property must pay Additional Buyer's Stamp Duty at the current rate of 20 percent on the purchase price, calculated above the standard stamp duty obligation. For a property priced at S$898,000, ABSD would total approximately S$179,600, significantly elevating total acquisition costs beyond the base purchase price. Investors must incorporate this substantial cost into their investment thesis, along with legal fees and transaction expenses, when evaluating whether Hillsta acquisition supports portfolio objectives and expected returns, particularly given the compressed margins resulting from increased upfront capital requirements.

What is the lease decay risk for Hillsta units, and how does this affect resale value?

Hillsta units carry leasehold title structured around 99-year lease terms, a standard arrangement across Singapore's residential market. Lease decay risk remains minimal during early project phases, but buyers must understand that property values experience gradual erosion during the final decades of lease tenure, accelerating significantly below 60 years remaining. Properties acquired during the development's launch or near-completion phase enjoy maximum appreciation runway before lease decay becomes a material resale consideration, making timing and intended holding periods crucial variables in long-term value preservation decisions.

How does proximity to Phoenix LRT Station affect Hillsta's demand and capital appreciation?

Proximity to Phoenix LRT Station represents a fundamental driver of demand and capital appreciation for Hillsta, with LRT-accessible properties consistently outperforming non-accessible or car-dependent alternatives across property cycles. The seven-minute walk to the station transforms daily commuting patterns and reduces transport costs for working residents, creating sustained appeal across diverse buyer cohorts and economic conditions. As Singapore's transport-oriented development policy gains prominence and public transport infrastructure continues evolving, the strategic importance of station-proximate locations intensifies, typically supporting capital appreciation outpacing district averages and providing resilience during economic downturns.

Which buyer profiles is Hillsta most suitable for?

First-time buyers find Hillsta compelling due to accessible entry pricing, straightforward financing pathways, and LRT connectivity that eliminates vehicle dependencies. Young professionals and expatriates value the efficient floor plates suited to urban lifestyle preferences and proximity to workplace hubs across the island. Investors recognise the development's income-generating potential, supported by strong rental demand in locations with similar transport accessibility and unit efficiency. High-net-worth buyers upgrading from smaller properties may discover Hillsta less suitable than larger units in more prestigious locations, though some acquisition pragmatism from this cohort periodically occurs for portfolio diversification or investment purposes.

What TDSR and financing headroom exist at Hillsta's typical price points?

Singapore Citizens acquiring Hillsta units as primary residences typically qualify for 80 percent loan-to-value financing, with a S$898,000 purchase supporting approximately S$718,400 in bank lending. At current mortgage rates around 4.5 percent, monthly instalment commitments approximate S$3,650 over a 25-year loan tenure, generally falling within acceptable Total Debt Servicing Ratio parameters for employed professionals earning above S$8,000 monthly. Second property buyers must incorporate ABSD expenses into financing calculations, potentially reducing available leverage and requiring higher equity contributions to maintain equivalent loan amounts, thereby compressing financial headroom and requiring careful borrower eligibility assessment.

How does Hillsta compare to nearby competing developments in the district?

Hillsta competes within a landscape including various housing types ranging from Walk-Up apartments to purpose-built condominiums, each serving distinct buyer segments and price points. The development's combination of modern design, LRT proximity, and efficient unit sizing positions it attractively relative to distant competitors lacking comparable transport connectivity. Recent supply additions to the district may introduce competing stock and potentially moderate rental growth rates from historical peaks, though improved transport infrastructure typically sustains demand for well-positioned properties. Buyers evaluating Hillsta should commission comparative analysis across multiple competing developments, examining pricing, amenity quality, and tenant demographics to validate relative value propositions.

Which floor levels and unit stacks offer the best value within Hillsta?

Mid-level floors spanning approximately levels 8 through 20 generally command optimal pricing relative to amenity value, avoiding ground-level exposure to street activity whilst circumventing premiums charged for highest-floor penthouses. Corner units and those with preferred orientation—particularly north-facing or east-facing exposures—typically achieve faster lettings and support slightly elevated rental rates compared to less-desirable orientations. Western-facing units may experience excessive solar gain, potentially elevating cooling costs and reducing tenant appeal, making these positions potential value opportunities for owner-occupants prioritising lower utility expenses over maximum rental appeal. Investors should commission detailed sun-path analysis and consult current occupants before committing to specific floor levels.

What is the future supply pipeline in this district, and how might it affect Hillsta values?

The broader district surrounding Phoenix Road continues attracting significant development investment, with multiple large-scale residential and mixed-use projects in planning or construction phases that will introduce competing stock. This emerging supply pipeline may moderate future rental growth rates from historical peaks, though improved transport infrastructure and population mobility typically sustain demand for well-positioned, efficient units. Properties acquired during Hillsta's early project phases position themselves advantageously against future supply completion, capturing appreciation before competing developments reach substantial completion and begin attracting market attention. Buyers should monitor district announcements and tender results to maintain awareness of competitive landscape evolution and validate long-term appreciation assumptions.

[For Sale] Hillsta — From S$898K