Type

Units

Min Area

Price Range

3 BR

1281 sqft

S$2.2XM – S$2.5XM

Property Highlights

Spacious 1,281 sqft three-bedroom, two-bathroom unit priced at S$2.2 million in established Hume Avenue location
Excellent MRT connectivity at just 8 minutes walk (690 m) to DT4 Hume Station on the Downtown Line
Well-positioned for upgraders and investors seeking balanced accessibility with residential stability
Prime district with strong infrastructure and proximity to amenities, schools, and transport networks
Competitive pricing within the Bukit Timah–Hume corridor for this unit size and configuration

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Hillview Green: A Prime Three-Bedroom Sanctuary on Hume Avenue

Positioned at 67 Hume Avenue, Hillview Green presents a compelling residential opportunity for buyers seeking a well-appointed three-bedroom, two-bathroom condominium in one of Singapore's most desirable mature estates. Priced at S$2,200,000 with a generous floor area of 1,281 square feet, this property combines spacious living with the accessibility and community character that have made the Bukit Timah–Hume precinct a perennial favourite among discerning homeowners and investors alike.

The property's location along Hume Avenue places it within a neighbourhood characterised by tree-lined streets, established residences, and a palpable sense of permanence. This is not a newly minted development zone, but rather a consolidated residential district where community roots run deep and infrastructure has been refined over decades. Buyers should expect the advantages of maturity: well-maintained public spaces, established hawker centres, nearby shopping facilities, and a diverse demographic that reflects the broader Singapore experience.

Transport Links and Urban Connectivity

One of the most significant assets of this property is its proximity to DT4 Hume MRT Station, located merely 690 metres away—a comfortable eight-minute walk. The Downtown Line connection here is transformative for urban mobility, linking residents directly to the city's financial district, entertainment precincts, and major employment hubs. For commuters working in the CBD, Harbour Front, or Chinatown clusters, this proximity represents a material reduction in daily travel friction. The station is well-integrated into the broader MRT network, ensuring flexibility for weekend excursions and non-work-day activities across the island.

This accessibility has historically supported consistent capital appreciation in the Hume corridor, as the MRT station eliminates the traditional trade-off between suburban tranquility and urban convenience that constrains many outer-ring properties.

Space and Configuration

At 1,281 square feet, this three-bedroom unit offers the breathing room that many upgraders and growing families prioritise. The additional bathroom compared to typical two-bed units enhances practicality for households with multiple occupants or those who value guest accommodation without compromise. The floor plan has been conceived to optimise natural light and cross-ventilation—critical considerations in Singapore's tropical climate—and the configuration reflects contemporary expectations around open-plan living whilst preserving distinct zones for work-from-home productivity.

For investors evaluating this as a rental asset, the three-bedroom configuration aligns with strong tenant demand in the Bukit Timah district, where both young professional households and small families actively seek rental accommodation with this exact specification.

The Hume Avenue Neighbourhood Context

Hume Avenue sits within a consolidated neighbourhood ecosystem. Nearby, residents enjoy proximity to established shopping centres, a selection of quality schools spanning both primary and secondary education, and parks that encourage outdoor recreation. The Bukit Timah Nature Reserve and its network of trails lie within reasonable distance, providing a natural counterweight to Singapore's urban density. Dining and leisure options range from casual hawker fare to independent restaurants, and the neighbourhood maintains a deliberate distance from the transience and noise pressures that characterise newer, high-rise mixed-use developments.

This stability is attractive to long-term owner-occupiers who view their residence as a family sanctuary rather than a speculative trading vehicle, though the location's fundamental credentials also appeal to prudent investors with multi-year holding horizons.

Market Position and Price Assessment

At S$2.2 million for 1,281 square feet, this unit trades at approximately S$1,717 per square foot—a figure that warrants contextualisation within recent transaction activity across the broader Bukit Timah and Hume envelope. Properties in this district have historically seen transaction prices ranging between S$1,650 and S$1,850 psf depending on unit rarity, floor level, and the specific development's brand positioning. Hillview Green's pricing sits comfortably within this band, suggesting fair market valuation without the premium that might attach to newer launches or trophy addresses.

Comparative analysis across nearby developments of similar age and specification would be prudent for prospective buyers, though the MRT connectivity and neighbourhood maturity provide defensible value anchors.

Investment and Financing Considerations

Buyers eyeing this as an investment property should model rental yields conservatively. Three-bedroom units in this vicinity have historically commanded monthly rents in the S$4,500 to S$5,500 range, suggesting gross yields between 2.5 and 3.0 percent—respectable in the current interest rate environment but not exceptional. Actual net yields, after accounting for property tax, maintenance fees, and management costs, would settle lower. However, the combination of consistent tenant demand and the MRT proximity provides a degree of rental stability that offsets the moderate yield profile.

From a financing perspective, buyers should anticipate that most institutional lenders would be willing to extend 80 percent LTV on this property class and price point, meaning a down payment of approximately S$440,000 would be required. At current mortgage rates around 4.0 to 4.5 percent, monthly principal and interest servicing on a S$1.76 million loan across a 25-year term would approximate S$9,000 to S$9,800, a figure that most established professionals would comfortably satisfy under TDSR constraints.

Buyer Profiles and Suitability

This property speaks to multiple buyer archetypes. First-time upgraders moving from smaller two-bedroom units will find the additional space and established neighbourhood appeal genuine improvements in living standard. Young families with one or two children benefit from the school proximity, transport accessibility, and the neighbourhood's family-oriented character. High-net-worth individuals seeking a lower-profile residential base outside the Sentosa Cove or Orchard enclaves may appreciate the discretion and community substance that Hume Avenue offers. Investors with intermediate investment horizons—five to ten years—will find the rental fundamentals and capital appreciation trajectory reasonably forecastable, even if headline yields remain modest.

Lease Tenure and Appreciation Dynamics

For leasehold properties in Singapore, lease length is a critical valuation parameter. Without specific lease tenure information, prudent buyers should verify the remaining lease term, as properties approaching the 60-year threshold face valancing adjustments that can suppress resale multiples and financing accessibility. Historically, condominiums in the Bukit Timah district have shown resilience in capital values even as leases decay, provided they occupy premium locations and maintain strong rental demand. The MRT proximity and neighbourhood stability position Hillview Green favourably relative to off-MRT properties in the same district, mitigating some lease-decay risk over standard holding periods.

Future Supply and Market Dynamics

The Bukit Timah and Hume corridor is a consolidated, mature zone where greenfield residential development is increasingly constrained by land scarcity and conservation pressures. The URA's planning approach favours selective infill and selective upgrading of existing estates rather than large-scale new launches. This supply constraint has historically supported steady capital appreciation for well-located existing properties, as the pipeline of new competitive stock remains limited. Buyers should view this scarcity positively: Hillview Green is unlikely to face material competition from a flood of new units in the near to medium term.

The neighbourhood's trajectory points towards selective densification and infrastructure refinement, not wholesale transformation, making this a suitable holding for those who value stability and predictability.

Final Assessment

Hillview Green at 67 Hume Avenue represents a thoughtfully positioned offering for Singapore's established middle-to-upper-middle market. The combination of spacious accommodation, excellent MRT proximity, neighbourhood maturity, and fair-value pricing creates a compelling proposition for both owner-occupiers and investors. This is not a property marketed on speculation or scarcity-driven hype, but rather on the tangible, enduring strengths of location, configuration, and accessibility that have sustained demand in the Bukit Timah district for decades. Prospective buyers are encouraged to conduct thorough due diligence on lease tenure, recent comparable transactions, and rental yield assumptions, but the fundamental case remains sound.

Frequently Asked Questions

What rental yield might an investor expect from purchasing Hillview Green at S$2.2 million?

Three-bedroom units in the Hume Avenue and Bukit Timah district have historically commanded monthly rents between S$4,500 and S$5,500, which would translate to gross yields of approximately 2.5 to 3.0 percent on a S$2.2 million purchase price. Net yields, after deducting property tax (typically around S$600–800 per annum for this price bracket), condominium maintenance fees (commonly S$400–600 monthly), and optional property management costs (10–12 percent of rental income), would settle closer to 1.8 to 2.2 percent. This yield profile remains respectable in the current environment where institutional bond yields hover around 3.5–4.0 percent, particularly given the stability of tenant demand in this established neighbourhood and the tangible capital appreciation potential linked to MRT proximity.

How does the S$2.2 million price point compare to recent psf transactions in the Hume Avenue corridor?

At S$2.2 million for 1,281 square feet, this property trades at approximately S$1,717 per square foot, which situates it within the mainstream transaction band for the broader Bukit Timah–Hume envelope. Recent comparable transactions across this district have ranged between S$1,650 and S$1,850 psf, dependent on variables such as unit rarity, floor level, development age, and specific project brand positioning. Hillview Green's pricing does not command a premium relative to peer properties of similar vintage and specification, suggesting fair-value market positioning rather than an inflated entry point. Prospective buyers should conduct spot checks against three to five recent comparable sales within 500 metres of the Hume MRT station to calibrate confidence in this pricing.

What are the Additional Buyer's Stamp Duty implications for a second-property buyer at this S$2.2 million price point?

A second-property buyer acquiring this property would incur Additional Buyer's Stamp Duty (ABSD) at a rate of 15 percent on the first S$180,000 of the purchase price, and 10 percent on the remainder. For a S$2.2 million property, the ABSD liability would total approximately S$305,200 (15 percent on S$180,000 = S$27,000, plus 10 percent on S$2,020,000 = S$202,000, plus 10 percent on the S$20,000 = S$2,000). This represents a material cost component that must be factored into the total acquisition outlay, alongside the standard conveyancing stamp duty (which is payable on all property purchases regardless of ownership count) and legal fees. Investors and upgraders should budget for total transaction costs (ABSD, stamp duty, legal, and valuation fees) of approximately S$350,000–S$380,000 on this purchase.

What lease decay risks should leasehold buyers anticipate, and how might this impact resale value?

Leasehold properties in Singapore experience gradual valuation compression as the lease tenure approaches 60 years remaining, a phenomenon driven by financing constraints (banks typically avoid LTV extensions on properties with less than 60 years remaining) and buyer psychology around future renewal uncertainty. Without confirmed lease tenure for Hillview Green, prudent buyers should obtain a legal report detailing the remaining lease length before committing capital. If the property carries 80+ years remaining, lease decay poses minimal near-term risk for a buyer with a ten-to-fifteen-year holding horizon. However, if the lease is between 60 and 75 years remaining, buyers should model a potential 10–15 percent valuation haircut every five to seven years as the lease dwindles further, though this is partially offset by land tenure scarcity in the Bukit Timah district and the property's MRT proximity, which have historically demonstrated resilience even amongst leasehold properties. Properties with less than 60 years remaining typically face significant financing restrictions and are avoided by prudent owner-occupiers.

How does proximity to DT4 Hume MRT Station affect property demand and capital appreciation prospects?

The eight-minute walk (690 metres) to DT4 Hume MRT Station on the Downtown Line is a material positive for both demand fundamentals and long-term capital appreciation. MRT proximity is one of the highest-weighted variables in Singapore property valuation models, as it directly reduces commute friction, broadens the tenant pool for investors, and attracts owner-occupiers across diverse income brackets. Historically, properties within 500–800 metres of an MRT station command 8–12 percent valuation premiums relative to comparable off-MRT properties in the same district, and this premium typically expands over multi-year periods as urban infrastructure matures and car ownership becomes less essential. For Hillview Green specifically, the Downtown Line connection is particularly valuable given that it links directly to the CBD, Harbour Front, and Chinatown precincts—major employment concentrations that generate consistent commuter demand. This connectivity has historically supported steady annual appreciation of 2–3 percent for well-maintained properties in this band, providing a realistic expectation for owner-occupiers with medium-to-long holding horizons.

Is Hillview Green suitable for first-time property buyers, or is it better suited to upgraders and investors?

This property is ideally positioned for upgraders and investor-owner-occupiers rather than first-time buyers, though suitability depends on individual circumstances. First-time buyers typically have more limited capital reserves and would need to stretch debt servicing at the S$2.2 million price point, potentially leaving inadequate buffer for rate rises or income disruption. However, first-timers with combined household incomes exceeding S$250,000 and down payment savings of S$450,000+ would find this a reasonable entry point into a spacious, MRT-proximate property in an established neighbourhood. Upgraders moving from two-bedroom units benefit significantly from the additional bedroom and bathroom, the mature neighbourhood character, and the established amenity ecosystem. Investors appreciate the consistent rental demand for three-bedroom units in this district, the moderate leverage available (80 percent LTV), and the defensibility of capital value given supply constraints in the Bukit Timah zone. High-net-worth individuals seeking a lower-profile residential base outside trophy precincts may also find the Hume Avenue location and discretionary neighbourhood appeal attractive.

What debt servicing and TDSR headroom should buyers expect when financing this property?

At current mortgage rates around 4.0 to 4.5 percent, a 80 percent LTV financing structure (S$1.76 million borrowed) across a 25-year amortisation period would generate monthly principal and interest servicing of approximately S$9,000–S$9,800. Under the Total Debt Servicing Ratio (TDSR) framework administered by the Monetary Authority of Singapore, most lenders cap total monthly debt servicing (housing plus personal loans plus credit cards) at 60 percent of gross monthly income. This means a buyer would need gross monthly household income of approximately S$15,000–S$16,300 to comfortably service the mortgage alongside modest other liabilities (car loan, credit card, personal loan). Professionals earning around S$180,000–S$195,000 per annum would satisfy TDSR comfortably. Buyers with existing liabilities (personal loans, car financing) would need proportionally higher incomes to maintain TDSR headroom. It is prudent to aim for TDSR utilisation not exceeding 50 percent, which provides a buffer against future rate rises and income volatility.

How does Hillview Green compare in value and specification to nearby competing developments?

The Bukit Timah and Hume Avenue corridor hosts several established condominium projects of similar vintage and price band, including developments that may offer overlapping amenity packages and comparable MRT accessibility. Without naming specific competitors, buyers should note that Hillview Green's positioning is neither the most affordable nor the most premium option in this envelope. Properties directly on or within 300 metres of Hume Station typically command 5–8 percent valuation premiums relative to properties at the outer edge of the eight-minute walk radius, a dynamic that favours Hillview Green's positioning at 690 metres. Competing developments in the S$1.8–S$2.4 million bracket may offer newer finishes, upgraded common facilities, or branded developer prestige, but these premiums often do not translate into measurably superior rental yields or capital appreciation trajectories. Buyers should request comparative analysis of three to five competing projects with similar three-bedroom specifications, noting psf pricing, lease tenure, maintenance fees, and recent rental evidence to calibrate Hillview Green's relative value proposition.

Are certain unit stack levels or floor positions at Hillview Green likely to offer superior value?

Within condominium developments, unit stack and floor level influence both capital value and rental yield, though the impact varies with building design and view orientation. Mid-stack units (typically floors 8–15 in most Singapore condominiums) historically command the strongest value-per-square-foot pricing, as they offer a balance of view appeal, safety perception, and reduced elevator wait times compared to ground-floor retail-facing units or the uppermost storeys. Lower floors (2–5) typically trade at modest discounts (3–5 percent) due to reduced vista appeal and proximity to ground-level activity, though they are prized by elderly occupants and families with small children due to convenience. Highest floors may command 5–8 percent premiums in developments with notable skyline or island views, though this premium is highly development-specific and building orientation-dependent. For Hillview Green specifically, prospective buyers should inspect the exact development layout and sightlines before paying premiums for height. East or north-facing units may offer superior morning light and thermal comfort. Without detailed site reconnaissance, mid-stack orientations typically represent the optimal balance of value, amenity, and rental marketability.

What future supply and development pipeline exists in the Bukit Timah–Hume district, and how might this affect capital appreciation?

The Bukit Timah and Hume corridor is a consolidated, mature residential zone where the urban planning framework and conservation overlays strictly limit large-scale greenfield development. The Urban Redevelopment Authority's forward planning emphasises selective infill, conservation area preservation, and infrastructure refinement rather than wholesale densification. This contrasts sharply with younger districts on the expanding periphery where numerous new launches are scheduled, meaning competitive supply pressure on established properties like Hillview Green remains minimal. Over the next 5–10 years, the pipeline of new competing three-bedroom units in this specific district is likely to remain very limited, a dynamic that historically supports steady capital appreciation for well-maintained existing properties. Buyers should view this supply constraint as a fundamental positive: Hillview Green is unlikely to face a sudden influx of new competitive stock that could suppress prices or rental yields. The neighbourhood's trajectory points towards selective density enhancement and infrastructure upgrades (potentially including additional MRT station entries or bus rapid transit integration) rather than radical transformation, making this suitable for owner-occupiers and investors with medium-to-long holding horizons.

Hillview Green 3-Bed Condo, S$2.2M, 8 min to Hume MRT