Type

Units

Min Area

Price Range

2 BR

1173 sqft

From S$1.7XM

Property Highlights

2-bedroom, 2-bathroom unit at S$1,700,000 offering 1,173 sqft of thoughtfully planned living space
Located on Hume Avenue, just 690 metres (8 minutes on foot) from Hume MRT Station on the Downtown Line
Well-positioned in the established Bukit Timah residential district with mature amenities and schools nearby
Suitable for owner-occupiers seeking a mid-tier suburban property and savvy investors targeting rental yields
Competitive pricing within the broader North-Central corridor market, appealing to upgraders and downsizers alike

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Ref: 60246173

Hillview Green: A Thoughtfully Designed 2-Bedroom Condominium on Hume Avenue

Hillview Green presents an exceptional opportunity for buyers seeking a balanced lifestyle in one of Singapore's most established residential neighbourhoods. Situated at 61 Hume Avenue, this 2-bedroom, 2-bathroom condominium spans 1,173 square feet of carefully appointed living quarters, priced at S$1,700,000. The development stands out as a compelling choice for families, professionals, and property investors who value convenience, accessibility, and proximity to essential infrastructure.

Strategic Location and Connectivity

The property's positioning on Hume Avenue places it within easy reach of the Downtown Line's Hume MRT Station, just 690 metres away—a comfortable 8-minute walk for most residents. This connectivity transforms daily commuting into a manageable experience, whether you work in the Central Business District or elsewhere across the island. The proximity to public transport significantly enhances the property's appeal to working professionals who depend on reliable rail networks to navigate Singapore's bustling urban landscape.

Beyond the MRT, the Hume Avenue locale offers remarkable walkability to local shops, hawker centres, and F&B establishments that have flourished throughout this established residential pocket. The mature nature of the neighbourhood means that essential services—healthcare facilities, supermarkets, and banks—are readily accessible on foot or a short drive away. For families, this accessibility translates into genuine convenience rather than aspirational marketing; daily errands need not consume hours of your week.

Space and Layout Considerations

At 1,173 square feet, this unit delivers sufficient breathing room for a household of three to four residents without feeling cramped. The two-bedroom configuration suits multiple living arrangements: young professionals sharing costs, couples establishing their first home, or small families in their early years. The dual bathrooms are particularly valuable in modern household dynamics, where morning routines benefit considerably from not queuing for facilities. This layout avoids the inefficiencies of single-bath units whilst remaining more compact than sprawling three-bedroom offerings that can feel unnecessarily vast for certain buyer profiles.

Market Position and Buyer Profiles

The S$1,700,000 asking price positions Hillview Green within a competitive middle tier of the North-Central residential market. First-time buyers with accumulated savings and strong financial backing will find the entry point substantially more accessible than prime districts like Orchard or Marina Bay, yet the property retains the substance and prestige of an established neighbourhood. Upgraders transitioning from smaller units will appreciate the additional space without overextending their budgets into seven-figure territory that often brings disproportionate maintenance costs and property taxes.

For investors, the property merits serious consideration as part of a diversified portfolio. The established demographic profile of the Hume Avenue area—characterised by stable professional residents and families—typically translates into reliable tenant demand and consistent rental yields. Unlike emerging precincts where yields fluctuate with speculative cycles, mature neighbourhoods like Bukit Timah sustain more predictable lettings and longer average tenancy periods.

Financing and Affordability Context

Prospective buyers should recognise that the S$1,700,000 price point places this property within the purview of most conventional financing arrangements. For owner-occupiers purchasing as a primary residence, loan-to-value ratios and TDSR (Total Debt Servicing Ratio) considerations remain favourable relative to properties commanding premium pricing. Most financial institutions will regard the property as a solid security against lending, particularly when the purchaser brings a 20–30 per cent down payment alongside existing liquid reserves.

Second-property purchasers must factor in Additional Buyer's Stamp Duty (ABSD) at the prevailing rate, which currently stands at 5 per cent on the first S$180,000 of the purchase price and 10 per cent thereafter. For a S$1,700,000 acquisition, ABSD implications are material; potential buyers should consult their financial advisers to incorporate this into their overall acquisition cost before proceeding with formal offers.

The Bukit Timah Residential Character

Hume Avenue sits within the broader Bukit Timah planning zone, a neighbourhood that has matured gracefully over several decades. This district benefits from excellent school connectivity, including proximity to well-regarded primary and secondary institutions that consistently attract family households. The presence of established residential infrastructure—manicured parks, community centres, and recreational facilities—reinforces the district's appeal to buyers prioritising quality of life over cutting-edge developments.

The neighbourhood's stability also translates into predictable capital appreciation trajectories. Unlike speculative micro-districts where value can swing sharply based on a single development announcement, Bukit Timah's fundamentals remain anchored in enduring demand from professionals, families, and investors seeking reliable suburban living without sacrificing accessibility to central areas.

Investment Yield Considerations

Investors evaluating Hillview Green as a buy-to-let asset should assess rental demand within the 2-bedroom segment across the Hume Avenue vicinity. Contemporary market lettings for similar units typically command monthly rentals in the region that delivers net yields between 3 and 4 per cent annually—a respectable return for a secured residential asset in an established locale. The total cost of ownership (including property tax, maintenance, insurance, and potential vacancy periods) must be factored into yield calculations to arrive at realistic net figures.

Summary and Next Steps

Hillview Green represents a well-calibrated offering for multiple buyer archetypes: owner-occupiers seeking a balanced blend of space, location, and affordability; upgraders ready to transition into more generous quarters; and investors targeting stable, long-term residential lettings. The S$1,700,000 price, combined with the two-bedroom layout, convenient MRT access, and established neighbourhood profile, positions the property as a thoughtful acquisition within Singapore's competitive residential landscape. Prospective purchasers are encouraged to conduct thorough due diligence on building condition, maintenance reserve funds, and future enhancement plans before committing to an offer.

Frequently Asked Questions

What is the estimated rental yield if Hillview Green is purchased as an investment property?

For a S$1,700,000 acquisition at Hillview Green, investors can reasonably expect net rental yields between 3 and 4 per cent annually, depending on tenant profile and lease terms negotiated. This estimate assumes monthly lettings in the region of S$4,750–S$5,500 for a well-maintained 2-bedroom unit in the Hume Avenue area, which aligns with contemporary market rates for this property segment. However, yield calculations must account for outgoings including property tax (typically 4–6 per cent of assessed annual value), maintenance contributions to the condominium fund, insurance, and potential vacancy periods—factors that collectively reduce gross rental income by 25–35 per cent to arrive at genuine net yield figures.

How does the S$1.7M price compare to recent price-per-square-foot transactions in the Bukit Timah area?

At S$1,700,000 for 1,173 square feet, Hillview Green trades at approximately S$1,449 per square foot, which positions it within the established range for 2-bedroom condominiums in the Hume Avenue and broader Bukit Timah locality. Recent comparable transactions in the district have ranged between S$1,350–S$1,550 per sqft depending on unit condition, floor level, and specific amenity offerings, indicating that this property sits competitively within the band without commanding a material premium for novelty or exceptional specification. The pricing reflects a mature market where supply and demand have reached equilibrium, offering buyers confidence that they are neither overpaying for aspirational branding nor acquiring distressed stock priced below genuine value.

What are the Additional Buyer's Stamp Duty (ABSD) implications for a second-property buyer at this price?

For a second-property purchaser acquiring Hillview Green at S$1,700,000, ABSD liability is calculated at 5 per cent on the first S$180,000 and 10 per cent on the remaining S$1,520,000, yielding total ABSD of S$161,000. This represents a material component of the overall acquisition cost and must be factored into cash flow planning alongside legal fees, survey costs, and any renovation budgets. Second-time buyers should be aware that ABSD is payable upfront at the time of purchase and cannot be financed through mortgage arrangements, necessitating solid liquidity reserves alongside the down payment to complete the transaction smoothly.

Is there lease decay risk at Hillview Green, and how might this affect future resale value?

As a well-established condominium development, Hillview Green operates under a standard 99-year leasehold tenure that commenced at the time of original launch—a detail you must verify with your conveyancing solicitor. Most 2-bedroom condominiums in the Bukit Timah area were developed in the 1990s and early 2000s, meaning the lease will have approximately 70–85 years remaining, depending on the precise completion date. Properties with remaining leases below 70 years may face valuation headwinds and diminished appeal to institutional lenders, though Hillview Green is unlikely to encounter meaningful lease decay concerns for at least 15–20 years. However, far-sighted investors should be cognisant that ultimate resale value trajectories become less predictable once a property approaches the 60-year mark, at which point redevelopment or collective en-bloc sales become increasingly relevant to long-term strategy.

How does proximity to Hume MRT Station influence demand and capital appreciation for this property?

The 8-minute walk to Hume MRT Station on the Downtown Line is a material value driver that underpins consistent demand from working professionals and families who prioritise transport convenience over aspirational branding. Properties within 400–500 metres of established MRT stations typically command pricing premiums of 5–8 per cent relative to equivalent units located 1–2 kilometres away, reflecting genuine utility rather than sentiment. Over medium-to-long-term horizons (10+ years), excellent MRT connectivity has historically supported capital appreciation that tracks or slightly exceeds broader market averages, as the strategic value of proximity to public transport becomes increasingly scarce as Singapore's land utilisation intensifies and distances from new MRT lines grow.

Is Hillview Green suitable for first-time buyers, upgraders, and investors? What are the trade-offs?

First-time buyers with accumulated savings of S$400,000+ and stable income will find Hillview Green appropriately positioned as an entry point into ownership without excessive leverage or acquisition costs that can destabilise finances. Upgraders transitioning from smaller 1-bedroom units will appreciate the additional square footage and dual bathrooms, though they should anticipate higher maintenance contributions and property tax relative to their previous holdings. Investors seeking long-term lettings will find the 2-bedroom segment reliably tenanted by working professionals and small households; however, the asset class generates lower absolute yields than purpose-designed serviced apartments or industrial properties, compensated by stability and lower volatility. Each profile must align the property's characteristics with their specific life stage and financial objectives.

What TDSR and financing headroom considerations apply for buyers at the S$1.7M price point?

A buyer financing 70 per cent of S$1,700,000 (S$1,190,000) across a 25-year tenure faces estimated monthly mortgage servicing of approximately S$5,500–S$5,800 depending on current interest rates and loan structure. For a TDSR calculation, this servicing cost must not exceed 60 per cent of the purchaser's gross monthly income, implying a minimum household income requirement of roughly S$9,200–S$9,700 monthly. Buyers should verify their existing debt obligations (car loans, personal credit facilities, insurance commitments) fall within TDSR parameters; some financial institutions apply stricter internal policies than the maximum regulatory threshold. Those with existing mortgages or substantial liabilities may discover limited financing headroom at this price point, necessitating larger down payments or alternative financing structures negotiated directly with banks.

How does Hillview Green compare to nearby competing 2-bedroom developments in Bukit Timah?

Competing properties in the Hume Avenue vicinity and broader Bukit Timah cluster—such as developments along Rifle Range Road, Coronation Road, and nearby precincts—typically command pricing between S$1,600,000–S$1,850,000 for comparable 2-bedroom units of similar vintage and condition. Hillview Green's S$1,700,000 positioning sits centrally within this band, suggesting neither exceptional value nor premium positioning relative to alternatives. Prospective buyers should conduct field inspections of 3–4 alternative properties within the same postcode and price band to calibrate their negotiating position and identify any specific amenities or finishes that justify incremental outlay. The maturity of the Hume Avenue neighbourhood and established MRT connectivity mean that competing properties within walking distance will offer broadly similar convenience factors, with differentiation typically hinging on unit condition, floor level, and council maintenance track records.

Which unit stack or floor level within Hillview Green offers the best value proposition?

Mid-to-upper floor units (levels 10–15) typically command a 3–5 per cent pricing premium over lower floors whilst delivering superior natural light, reduced traffic noise, and improved views—an investment that often justifies the additional outlay for long-term owner-occupiers. Lower-floor units (levels 3–6) appeal to buyers prioritising accessibility, reduced lift waiting times, and lower insurance premiums, though these benefits rarely offset the valuation discount of 2–4 per cent. The absolute 'best value' depends on individual prioritisation: families with young children or elderly occupants often find lower floors more practical, whilst professionals seeking tranquillity and natural light will derive greater utility from higher levels. Corner units and those facing parks or reducing-traffic facades typically command premiums of 2–3 per cent relative to standard internal units, meriting serious consideration if the incremental cost aligns with your budget and preferences.

What is the future supply pipeline for residential developments in the Bukit Timah and Hume Avenue district?

The Bukit Timah planning area remains relatively constrained by mature development patterns and conservation requirements, meaning near-term (5-year) supply additions are likely to be modest relative to emerging districts like Punggol or Tengah. The Urban Redevelopment Authority's planning framework prioritises infill density and selective rejuvenation within existing precincts rather than greenfield expansion, suggesting that substantial new residential stock is unlikely to materially depress property values or rental yields in the immediate vicinity. However, buyers should monitor potential government land sales (GLSs) and any en-bloc redevelopment activity in the broader North-Central zone, as these could introduce competition; conversely, limited new supply often supports long-term capital appreciation as demand from affluent households seeking established neighbourhoods outpaces new housing availability. Investors purchasing Hillview Green should regard the constrained supply environment as a protective factor for resale value and rental demand over medium-to-long horizons.

Hillview Green 2-Bed Condo, S$1.7M near Hume MRT, Bukit Timah