HILBRE28 is a 999 yrs lease commencing from 1876 development along HILLSIDE DRIVE in District 19 (Hougang / Punggol / Serangoon), part of the OCR segment of Singapore's private residential market. The project comprises 28 units and is an established secondary-market project.
This profile draws on 9 recorded transactions from URA to frame the project's character: who actually lives here, who buys here, and where the pricing sits relative to immediate alternatives. For the broader district context, see the Singapore price-heatmap map.
The project is in its mature or late-resale phase, where lease tenure (for leasehold stock), redevelopment optionality, and en-bloc potential all start to weigh more on the investment thesis than current rental yield.
Within District 19 (Hougang / Punggol / Serangoon), the immediate context for HILBRE28 is shaped by the broader URA Master Plan zoning for the area, ongoing or planned infrastructure (MRT extensions, expressway changes, school relocations), and the supply pipeline of nearby launches. See the URA Master Plan 2019 for the precinct-specific land-use overlay before underwriting medium-term capital appreciation.
We track 9 sales and 21 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the HILBRE28 dashboard.
- Average sale price: $1,484,222 across 9 transactions
- Estimated gross rental yield: 2.7%
- District 19 PSF ranking: Above average (top 33%)
- 999 yrs lease commencing from 1876 · OCR · D19 · 28 units
About HILBRE28
HILBRE28 is a 999 yrs lease commencing from 1876 condominium, located at HILLSIDE DRIVE in District 19 (Punggol, Hougang, Serangoon Gardens) (Outside Central Region), comprising 28 residential units.
Unit Mix Distribution
Transaction data breakdown by bedroom type at HILBRE28:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| Studio | 2 | $1,668 psf | $826,000 |
| 2 BR | 4 | $1,527 psf | $1,299,000 |
| 4 BR | 2 | $1,411 psf | $1,990,000 |
| 5+ BR | 1 | $1,244 psf | $2,530,000 |
Sales Market Overview
HILBRE28 has recorded 9 sale transactions with an average transaction price of $1,484,222, ranging from $800,000 to $2,530,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 1 | $1,452 psf | $1,250,000 | — |
| 2022 | 4 | $1,423 psf | $1,610,000 | ↓ 2.0% |
| 2023 | 1 | $1,517 psf | $1,306,000 | ↑ 6.6% |
| 2024 | 3 | $1,617 psf | $1,454,000 | ↑ 6.6% |
HILBRE28 ranks in the top 33% of condos in District 19 by average PSF.
Compared to the OCR average of $1,550 psf, HILBRE28 trades 3.2% below the segment benchmark.
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Rental Market Overview
HILBRE28 has recorded 21 rental transactions with monthly rents averaging $3,383/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 2 BR | 11 | $3,441/mo | $2,000/mo | $4,500/mo |
| 3 BR | 10 | $3,320/mo | $2,500/mo | $4,300/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 4 | $3,150/mo |
| 2022 | 5 | $3,440/mo |
| 2023 | 5 | $3,560/mo |
| 2024 | 5 | $3,340/mo |
| 2025 | 1 | $3,300/mo |
| 2026 | 1 | $3,450/mo |
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Investment Analysis
Based on average rents and sale prices, HILBRE28 delivers an estimated gross rental yield of 2.7%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
Competing Condos in District 19
Side-by-side comparison against the most actively traded condos in District 19 (Punggol, Hougang, Serangoon Gardens):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| CHUAN PARK | 99 yrs lease commencing from 2024 | 916 | $2,596 psf | 868 |
| THE FLORENCE RESIDENCES | 99 yrs lease commencing from 2018 | 1410 | $1,746 psf | 849 |
| RIVERFRONT RESIDENCES | 99 yrs lease commencing from 2018 | 1451 | $1,590 psf | 629 |
| AFFINITY AT SERANGOON | 99 yrs lease commencing from 2018 | 1012 | $1,699 psf | 597 |
| SERANGOON GARDEN ESTATE | Freehold | — | $1,742 psf | 467 |
Location Map
Map shows HILBRE28 (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- HILBRE28
- Kovan MRT
- Serangoon MRT
- Serangoon MRT
- Serangoon Secondary School
- Yangzheng Primary School
- Cedar Primary School
Nearby MRT Stations
HILBRE28 is 1.1 km from Kovan MRT (North-East Line), with 3 stations within 1.5 km.
Nearby Schools
There are 21 schools within 2 km of HILBRE28, including 9 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Serangoon Secondary School | Secondary | 310m |
| Yangzheng Primary School | Primary | 440m |
| Cedar Primary School | Primary | 560m |
| Cedar Girls' Secondary School | Secondary | 640m |
| Xinghua Primary School | Primary | 700m |
| Xinmin Secondary School | Secondary | 700m |
| Xinmin Primary School | Primary | 840m |
| Rosyth School | Primary | 970m |
| Serangoon Garden Secondary School | Secondary | 980m |
| Zhonghua Secondary School | Secondary | 1.1 km |
| Zhonghua Primary School | Primary | 1.1 km |
| Holy Innocents' High School | Secondary | 1.2 km |
Boutique character. With 28 units, HILBRE28 keeps a low-density character — fewer residents per facility, quieter corridors, more curated common spaces. Suits buyers prioritising unit-interior quality and neighbour proximity over deep facilities breadth.
School-belt proximity. Serangoon Secondary School sits about 0.31km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Mature streetscape and amenity coverage. The immediate neighbourhood has the daily-living amenity profile of an established residential precinct — hawker centres, supermarkets, clinics, parks within a short walk or drive. The convenience compounds over a hold, even if no single amenity is a headline feature.
Moderate MRT walk. At 1.13km from the nearest station, the project sits just outside the 800m comfort threshold. Rental tenants notice — yield typically trails truly walkable comparables by 30-50bps in similar segments.
Thin transaction history. With only 9 recorded sales, comparable-sales analysis is fragile — a single outlier transaction can skew the apparent price level by 5-10%. Triangulate with nearby district comparables rather than rely on within-project averages alone.
District supply pipeline. Non-prime districts are more sensitive to GLS pipeline additions; check the URA Master Plan 2019 confirmed and provisional land sales schedule for the immediate 5-year window. New launches at 10-20% lower PSF can compress secondary-market resale velocity for 18-24 months around their launch dates.
- ⚠️ Young couple, first home: Lease horizon constrains long-hold optionality
- ✅ Family with school-age kids: Nearby schools support MOE registration priority
- ⚠️ CBD commuter: Bus or own-vehicle commute likely required
- ❌ Rental investor (yield-focused): Thin transaction history makes underwriting fragile
- ⚠️ Foreign professional (expat): Verify tenant-pool depth in immediate catchment
- ⚠️ Long-term hold (10+ yr): Plan exit timing around lease-decay thresholds
Composite assessment: HILBRE28 sits in an off-MRT-spine pocket where own-vehicle commuting and a narrower tenant pool define the economics. Suits owner-occupiers who prioritise the specific neighbourhood and lifestyle fit over capital-market efficiency. 9 transactions in URA provide the data foundation for this view.
Suggested holding period for most buyer profiles: 7-12 years with realistic vacancy and re-let cost assumptions. Cross-reference per-bedroom net yield against district comparables via the compare-tool, model monthly cash-flow with the mortgage calculator, and confirm your effective BSD+ABSD cost using the stamp-duty calculator before finalising. This profile is informational; not a personal investment recommendation.
FAQ
What is the average price for HILBRE28?
What is the rental yield for HILBRE28?
Is HILBRE28 freehold or leasehold?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA.
- Sales data: 9 transactions analysed
- Rental data: 21 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 HILBRE28
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.
New Sale vs Resale Mix
Of the 2,426 condo transactions recorded in District 19 over the last 12 months, 93% resale, 5% new sale, 2% sub sale. A resale-heavy mix points to an established market trading on fundamentals; a new-sale-heavy mix means developer launches are setting the price benchmarks.
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Price Index Check
The ShiokNest Price Index for District 19 reads 137.0 as of June 2026 — up 2.0% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
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HDB Alternatives Nearby
Weighing HILBRE28 against staying public? These HDB towns sit within walking or short-drive distance:
- Serangoon — 4-room average $685,706 (370m away), an upgrader gap of about $800,000
- Hougang — 4-room average $630,510 (1 km away), an upgrader gap of about $850,000
- Ang Mo Kio — 4-room average $724,816 (1.8 km away), an upgrader gap of about $750,000