Glendale Park sits in the leafy western reaches of District 23, a 448-unit freehold development completed in 2000 by Hill Grove Realty — a joint venture between Orchard Parade Holdings and CapitaLand. Tucked along Hindhede Walk near Hillview MRT on the Downtown Line, the project occupies a generous freehold parcel in an area where freehold stock is increasingly scarce as surrounding sites trend toward 99-year leasehold launches. With over two decades of occupancy history, Glendale Park has matured into a recognisable name in the Hillview enclave, sitting within walking distance of HillV2 mall and a short drive from the Bukit Timah Nature Reserve. Transaction data is published quarterly via the URA Realis portal, which offers the cleanest public record for resale benchmarking.
Snapshot as of 2026-05 — figures above reflect publicly available URA/HDB data at the time of this editorial review (as of 2026-05).
District 23 spans Bukit Batok, Bukit Panjang, Choa Chu Kang and the Hillview corridor — classified as Outside Central Region (OCR) under URA’s Master Plan zoning framework. The Hillview pocket specifically has undergone a quiet repositioning since the Downtown Line Stage 2 opened in December 2015, bringing Hillview MRT within a 10-12 minute walk of Glendale Park. Pricing in D23 has historically traded at a meaningful discount to neighbouring District 21 (Upper Bukit Timah) despite shared proximity to the nature reserves, creating what some buyers describe as a value bridge between OCR pricing and RCR-adjacent amenity. The district’s 2000-vintage freehold stock — including Glendale Park, Hillview Regency, and a handful of smaller boutique blocks — competes against newer 99-year launches like The Hillshore, The Reserve Residences and Midwood. For comparable D23 benchmarks see our District 23 analytics page.
We track 64 sales and 367 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the GLENDALE PARK dashboard.
- Average sale price: $1,878,140 across 64 transactions
- Estimated gross rental yield: 2.6%
- District 23 PSF ranking: Above average (top 32%)
- Freehold tenure · OCR · D23 · 448 units
About GLENDALE PARK
GLENDALE PARK is a freehold condominium, located at HILLVIEW AVENUE in District 23 (Choa Chu Kang, Dairy Farm, Hillview, Bukit Panjang) (Outside Central Region), developed by HILL GROVE REALTY LTD (ORCHARD PARADE HOLDINGS & CAPITALAND), comprising 448 residential units, completed in 2000.
As a freehold property, GLENDALE PARK does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at GLENDALE PARK:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 53 | $1,521 psf | $1,826,565 |
| 4 BR | 11 | $1,396 psf | $2,126,636 |
Sales Market Overview
GLENDALE PARK has recorded 64 sale transactions with an average transaction price of $1,878,140, ranging from $1,310,000 to $2,600,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 19 | $1,339 psf | $1,670,146 | — |
| 2022 | 13 | $1,469 psf | $1,910,692 | ↑ 9.8% |
| 2023 | 14 | $1,533 psf | $1,913,221 | ↑ 4.3% |
| 2024 | 10 | $1,634 psf | $2,012,110 | ↑ 6.6% |
| 2025 | 8 | $1,703 psf | $2,090,375 | ↑ 4.2% |
GLENDALE PARK ranks in the top 32% of condos in District 23 by average PSF.
Compared to the OCR average of $1,550 psf, GLENDALE PARK trades 3.3% below the segment benchmark.
Loading chart data...
Rental Market Overview
GLENDALE PARK has recorded 367 rental transactions with monthly rents averaging $4,000/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 2 BR | 127 | $3,498/mo | $2,400/mo | $5,250/mo |
| 3 BR | 240 | $4,265/mo | $2,400/mo | $7,700/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 87 | $3,023/mo |
| 2022 | 69 | $3,729/mo |
| 2023 | 65 | $4,415/mo |
| 2024 | 74 | $4,511/mo |
| 2025 | 57 | $4,581/mo |
| 2026 | 15 | $4,374/mo |
Loading chart data...
Investment Analysis
Based on average rents and sale prices, GLENDALE PARK delivers an estimated gross rental yield of 2.6%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
Competing Condos in District 23
Side-by-side comparison against the most actively traded condos in District 23 (Choa Chu Kang, Dairy Farm, Hillview, Bukit Panjang):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| SOL ACRES | 99 yrs lease commencing from 2014 | 1327 | $1,383 psf | 550 |
| MIDWOOD | 99 yrs lease commencing from 2018 | 564 | $1,731 psf | 528 |
| LUMINA GRAND | 99 yrs lease commencing from 2022 | 512 | $1,515 psf | 512 |
| DAIRY FARM RESIDENCES | 99 yrs lease commencing from 2018 | 460 | $1,659 psf | 452 |
| THE BOTANY AT DAIRY FARM | 99 yrs lease commencing from 2022 | 386 | $2,053 psf | 388 |
Location Map
Map shows GLENDALE PARK (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- GLENDALE PARK
- Hillview MRT
- Cashew MRT
- Hume MRT
- Pei Hwa Presbyterian Primary School
- Bukit View Primary School
- Princess Elizabeth Primary School
Nearby MRT Stations
GLENDALE PARK is 190m from Hillview MRT (Downtown Line), with 3 stations within 1.5 km.
Nearby Schools
There are 3 schools within 2 km of GLENDALE PARK.
| School | Type | Distance |
|---|---|---|
| Pei Hwa Presbyterian Primary School | Primary | 1.5 km |
| Bukit View Primary School | Primary | 1.6 km |
| Princess Elizabeth Primary School | Primary | 1.8 km |
- Freehold tenure in a leasehold-heavy submarket — with most new Hillview launches issued on 99-year terms, Glendale Park’s freehold status preserves long-horizon optionality and removes lease-decay drag. Model the impact using our lease decay calculator.
- 448-unit scale supports exit liquidity — larger condo pools typically transact more frequently than boutique blocks, narrowing bid-ask spreads. Compare resale velocity against neighbours via our side-by-side comparison tool.
- Hillview MRT (DTL) within walking distance — direct rail access to Bugis, Promenade and Bayfront without bus transfers, a meaningful upgrade since the 2015 line opening.
- Nature buffer on three sides — Bukit Timah Nature Reserve, Bukit Batok Nature Park and Dairy Farm Nature Park form a green corridor that is unlikely to be redeveloped, protecting the low-density character.
- HillV2 and The Rail Mall amenity belt — everyday F&B, supermarket and clinic coverage without needing to commute to Bukit Timah Plaza.
- Mature 2000-vintage construction — layouts tend to favour usable square footage over balcony allocations typical of post-2012 builds, which can appeal to families seeking practical floor plans visible on our price heatmap.
- 2000-vintage building systems — lifts, M&E, waterproofing and facade finishes are entering the 25-year window where sinking fund top-ups and special levies become more probable. Review the latest AGM minutes before committing.
- Hillview pricing is increasingly anchored to new launches — the resale ceiling for older freehold stock can compress when nearby 99-year projects launch at aggressive psf, especially given the IRAS ABSD regime that pushes investor demand toward newer assets with longer leases.
- OCR rental yields remain modest — expat tenant demand in Hillview is thinner than in CCR or RCR districts, so investors targeting yield should stress-test against MAS’s TDSR framework rather than relying on aspirational rents.
- Hillview MRT walk involves a gradient — the topography is genuinely undulating, which matters for elderly residents and during heavy rain even though the straight-line distance looks manageable on a map.
Glendale Park suits owner-occupier families who prioritise freehold tenure, nature proximity and rail access over CCR prestige — the typical buyer is a Singaporean upgrader from a nearby HDB flat in Bukit Batok or Bukit Panjang, or a right-sizer downsizing from a landed property in Upper Bukit Timah. Investors should approach with realistic yield expectations: this is a capital-preservation play backed by freehold scarcity rather than a high-yield rental asset. The development is less appropriate for buyers who require a sub-5-minute MRT walk on flat terrain, expat tenants seeking CBD proximity, or anyone uncomfortable with the maintenance trajectory of 25-year-old buildings. Run your numbers through our mortgage calculator and affordability calculator before shortlisting, and stress-test holding costs with the cash flow calculator.
Glendale Park is a credible freehold option for buyers who understand they are paying for tenure, nature buffer and rail access — not for trophy address or newest fittings. The 448-unit scale and 2000 vintage place it firmly in the “mature, liquid, freehold OCR” bucket alongside a small group of Hillview peers. Realistic upside hinges on continued nature-reserve protection and incremental Hillview gentrification rather than dramatic re-rating. Walk the estate, inspect a typical stack, scrutinise the sinking fund, and compare against newer 99-year launches before committing. Use our stamp duty calculator to model the full acquisition cost.
FAQ
What is the average price for GLENDALE PARK?
What is the rental yield for GLENDALE PARK?
Is GLENDALE PARK freehold or leasehold?
How far is Glendale Park from Hillview MRT?
How many units does Glendale Park have?
What schools and amenities are nearby?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 64 transactions analysed
- Rental data: 367 lease records analysed
- Gross yield = (avg monthly rent × 12) / avg sale price
Median values used to minimise outlier impact. PSF = price per square foot.
View Live Data for GLENDALE PARK
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.