Hillsta is a 396-unit, 99-year leasehold condominium developed by Far East Organization (Trusthouse Pte Ltd) and completed in 2017, situated along Phoenix Road in the Choa Chu Kang planning area of District 23. Perched on an undulating site at the western fringe of the OCR, the project takes its design cues from the Japanese concept of satoyama — the serene, layered terrain of mountain foothills — expressed through green terraces that cascade across its 23 residential blocks. The development encompasses a mix of condominium apartments, SOHO-style loft units with generous 3.6-metre floor-to-ceiling heights, and 20 strata townhouses ranging from 3,145 to 3,197 sq ft. For buyers seeking a thoughtfully landscaped suburban address with direct LRT access at Phoenix station and genuine greenery on the doorstep, Hillsta occupies a niche that few District 23 projects can replicate.
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 Dairy Farm, Bukit Panjang and Choa Chu Kang — one of Singapore’s most self-contained residential corridors. The area benefits from the Downtown Line (DTL) interchange at Bukit Panjang (DT1) and the Cashew station (DT2), both within comfortable reach of Hillsta via the Phoenix LRT stop that sits directly adjacent to the development. The DTL connects commuters to the CBD fringe at Newton in roughly 35 minutes and to Bugis or Bayfront with a single interchange, placing the city centre within a tolerably short ride for residents who work in the core.
Within the immediate precinct, amenities are plentiful. Bukit Panjang Plaza, Lot One Shoppers’ Mall, Fajar Shopping Centre, Keat Hong Shopping Centre and Hillion Mall collectively ensure that everyday retail, dining and essential services are never more than a few stops away. The Jurong Lake District transformation — Singapore’s largest commercial development outside the CBD — is progressing to the south-west, a structural tailwind that has historically supported OCR price floors across Jurong-adjacent postcodes. According to URA transaction data, Hillsta’s resale PSF has trended in the S$1,303–S$1,426 range over the twelve months to early 2025, with an average of approximately S$1,366 psf — a level consistent with mature OCR leasehold stock of comparable vintage. Gross rental yields are estimated at around 3.5–4.0%, broadly in line with the OCR leasehold average tracked by URA’s property data portal.
We track 130 sales and 596 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the HILLSTA dashboard.
- Average sale price: $925,698 across 130 transactions
- Estimated gross rental yield: 3.9%
- District 23 PSF ranking: Mid-range (top 67%)
- 99 yrs lease commencing from 2011 · OCR · D23 · 396 units
About HILLSTA
HILLSTA is a 99 yrs lease commencing from 2011 condominium, located at PHOENIX ROAD in District 23 (Choa Chu Kang, Dairy Farm, Hillview, Bukit Panjang) (Outside Central Region), developed by TRUSTHOUSE PTE. LTD, comprising 396 residential units, completed in 2017.
With approximately 84 years remaining on its 99-year lease, the property qualifies for full bank financing and CPF usage.
Unit Mix Distribution
Transaction data breakdown by bedroom type at HILLSTA:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 76 | $1,278 psf | $722,356 |
| 2 BR | 32 | $1,253 psf | $1,018,993 |
| 3 BR | 20 | $1,220 psf | $1,341,694 |
| 5+ BR | 2 | $890 psf | $3,000,000 |
Sales Market Overview
HILLSTA has recorded 130 sale transactions with an average transaction price of $925,698, ranging from $580,000 to $3,050,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 31 | $1,139 psf | $771,922 | — |
| 2022 | 33 | $1,202 psf | $885,712 | ↑ 5.5% |
| 2023 | 15 | $1,324 psf | $900,459 | ↑ 10.1% |
| 2024 | 22 | $1,324 psf | $1,052,136 | ↓ 0.0% |
| 2025 | 22 | $1,368 psf | $984,273 | ↑ 3.4% |
| 2026 | 7 | $1,330 psf | $1,267,825 | ↓ 2.8% |
HILLSTA ranks in the top 67% of condos in District 23 by average PSF.
Compared to the OCR average of $1,550 psf, HILLSTA trades 18.9% below the segment benchmark.
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Rental Market Overview
HILLSTA has recorded 596 rental transactions with monthly rents averaging $2,975/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 229 | $2,789/mo | $1,650/mo | $8,200/mo |
| 1 BR | 119 | $2,515/mo | $1,750/mo | $3,600/mo |
| 2 BR | 195 | $3,205/mo | $2,050/mo | $4,500/mo |
| 3 BR | 53 | $3,962/mo | $2,470/mo | $4,950/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 120 | $2,291/mo |
| 2022 | 126 | $2,822/mo |
| 2023 | 103 | $3,344/mo |
| 2024 | 96 | $3,280/mo |
| 2025 | 115 | $3,237/mo |
| 2026 | 36 | $3,079/mo |
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Investment Analysis
Based on average rents and sale prices, HILLSTA delivers an estimated gross rental yield of 3.9%. This is above the Singapore-wide benchmark of approximately 3%.
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 | $1,385 psf | 555 |
| MIDWOOD | 99 yrs lease commencing from 2018 | 564 | $1,732 psf | 532 |
| 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 HILLSTA (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- HILLSTA
- Phoenix MRT
- Teck Whye MRT
- Ten Mile Junction MRT
- Bukit Panjang MRT
- Bukit Panjang MRT
- Pei Hwa Presbyterian Primary School
- Unity Primary School
- Springdale Primary School
Nearby MRT Stations
HILLSTA is 270m from Phoenix MRT (Bukit Panjang LRT), with 11 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Phoenix | BP5 | Bukit Panjang LRT | 270m |
| Teck Whye | BP4 | Bukit Panjang LRT | 310m |
| Ten Mile Junction | BP14 | Bukit Panjang LRT | 570m |
| Bukit Panjang | DT1 | Downtown Line | 740m |
| Bukit Panjang | BP6 | Bukit Panjang LRT | 740m |
| Keat Hong | BP3 | Bukit Panjang LRT | 860m |
| Senja | BP13 | Bukit Panjang LRT | 940m |
| Cashew | DT2 | Downtown Line | 1.2 km |
Nearby Schools
There are 11 schools within 2 km of HILLSTA, including 2 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Pei Hwa Presbyterian Primary School | Primary | 860m |
| Unity Primary School | Primary | 860m |
| Springdale Primary School | Primary | 1.2 km |
| West Spring Secondary School | Secondary | 1.3 km |
| West Spring Primary School | Primary | 1.3 km |
| Greenridge Secondary School | Secondary | 1.4 km |
| Regent Secondary School | Secondary | 1.4 km |
| Fajar Secondary School | Secondary | 1.5 km |
| Bukit Panjang Primary School | Primary | 1.5 km |
| Xishan Primary School | Primary | 1.7 km |
| Bukit Panjang Government High School | Secondary | 1.8 km |
Several features distinguish Hillsta from the broader pool of OCR leasehold condominiums in District 23. First and foremost is its direct Phoenix LRT connectivity. The Phoenix station is essentially at the development’s doorstep, offering residents a covered connection to the Bukit Panjang Bus Interchange and DTL without stepping onto an open road — a genuine convenience premium rarely found in mid-market suburban projects. For families, this translates to easy, weather-proof school-run logistics to feeder primaries such as West View Primary, Teck Whye Primary and De La Salle School.
Second, the design quality and unit diversity stand out. Far East Organization’s signature attention to landscaping is evident throughout: tiered water features, lushly planted terraces and a rooftop swimming pool create a resort atmosphere that residents consistently rate highly. The inclusion of SOHO units — with double-volume internal spaces suited to a live-work lifestyle — and full-sized four-bedroom townhouses widens the development’s appeal across life stages. Resident reviews on independent portals rate the overall living experience at 9.1/10, citing the tranquil, well-maintained environment as the headline strength.
Third, the surrounding greenery buffer adds long-term liveability value. Hillsta backs onto the Choa Chu Kang Park connector network and the western edge of the Central Catchment secondary forest zone, meaning the outlook from upper-floor units is unlikely to be obstructed by future high-rise development. This “green wall” effect is a meaningful differentiator in a market where air-well density is the default in most suburban estates.
Finally, the price quantum remains accessible. With median transacted prices in the S$750,000–S$900,000 range for one- and two-bedroom configurations and townhouse transactions above S$3.0 million, Hillsta caters simultaneously to first-time buyers needing a liveable suburban entry point and to upsizers seeking townhouse exclusivity at OCR pricing. Buyers can use the Affordability Calculator and the Mortgage Calculator to stress-test their financing position before committing.
Lease decay is the most material structural risk for prospective purchasers. With the 99-year lease commencing in October 2011, Hillsta will cross the 20-year mark in 2031 and the 30-year mark — where lease-decay headwinds typically become measurable in PSF premiums — in 2041. Buyers on 25- or 30-year loan tenures should model scenarios in which resale liquidity narrows as the remaining lease shortens. The Lease Decay Calculator can help quantify the impact on future CPF usage eligibility and bank valuation ceilings. HDB upgraders reinvesting CPF proceeds should pay particular attention: CPF usage rules tighten once remaining lease falls below 30 years for the youngest buyer at the point of resale.
OCR price ceiling constraints represent a second layer of risk. District 23 has historically traded at a significant discount to CCR and RCR benchmarks, and while the Jurong Lake District tailwind is real, it is a decade-long story rather than a near-term catalyst. Buyers expecting sharp capital appreciation within a 5-year horizon may find OCR leasehold stock disappoints relative to freehold or CCR alternatives.
LRT dependency is also worth noting. Phoenix LRT is a convenient first-mile connector but the Bukit Panjang LRT system has historically experienced higher maintenance downtime compared to MRT lines. Residents without cars are dependent on this link for DTL access; disruption events, while infrequent, are more common than on the main MRT network.
Finally, the relatively thin transaction volume — approximately 130 recorded sales transactions over the project’s resale life — means the price series can be moved by a small number of outlier deals. Buyers should cross-reference URA caveats directly rather than relying solely on aggregated portal averages.
- ✅ HDB Upgrader (4-room/5-room, first private purchase): Accessible OCR quantum, familiar Choa Chu Kang catchment, Phoenix LRT coverage, and sub-S$1M entry for 2BR units make Hillsta one of the more realistic upgrading destinations in D23 for budget-conscious upgraders releasing CPF from an HDB sale.
- ✅ Young Family (primary school priority): West View Primary, Teck Whye Primary and De La Salle School are within 1 km. Phoenix LRT gives children a safe, covered commute option and parents a quick bus-interchange connection. The townhouse tier suits growing families who need 4 bedrooms without leaving the estate.
- ⚠️ Buy-to-Let Investor: Gross yields of ~3.5–4.0% are competitive for OCR leasehold but not exceptional. Rental demand is steady given proximity to ITE College West and Canadian International School (Lakeside), yet lease decay will compress CPF-eligible buyer pool at resale over time. Suitable for patient investors with a 7–10 year horizon.
- ✅ Remote / Hybrid Worker Seeking Space: SOHO units with 3.6 m ceiling heights and double-volume internal layouts are purpose-built for live-work use. The lush, resort-like grounds and low-density residential surroundings support a work-from-home lifestyle that city-fringe shoebox units cannot match at a comparable price point.
- ❌ Short-Horizon Capital Appreciation Buyer: OCR leasehold with 85+ years remaining offers stability but not the repricing potential of CCR freehold or RCR new launches. Buyers expecting 15–20% appreciation within 3–5 years will likely find better risk-adjusted opportunities in other districts. Use the ROI Calculator to model realistic exit scenarios.
- ⚠️ Retiree Downsizer (condo lifestyle, smaller unit): The peaceful greenery, rooftop pool and low-traffic neighbourhood suit retirement living. However, LRT dependency (no direct MRT access without a feeder leg) and limited medical specialist facilities nearby may be a consideration for buyers prioritising healthcare accessibility.
Hillsta earns its place as one of the more distinctive OCR leasehold addresses in District 23. Far East Organization’s Japanese-inspired terraced landscaping, the rare direct-LRT connectivity at Phoenix station, and a diverse unit mix that spans compact SOHO flats to full-sized townhouses give the development a character that generic suburban condos lack. For HDB upgraders stepping into private property for the first time, young families prioritising school proximity and liveability, or lifestyle buyers drawn to resort-quality grounds at mid-market pricing, Hillsta presents a compelling case.
The headline risk is structural rather than speculative: a 99-year lease that began in 2011 will eventually curtail CPF usage eligibility and bank financing flexibility for future buyers, and buyers on long holding periods should price that into their acquisition math today. The Stamp Duty Calculator and Total Cost of Ownership Calculator are useful starting points for modelling the true cost of entry. OCR pricing provides a floor but not a growth engine, and investors chasing short-term capital gains will find limited catalysts unless the Jurong Lake District uplift extends further north than currently anticipated.
On balance: buy for lifestyle and long holding periods; approach cautiously for pure capital play. Hillsta rewards patient owners who value the neighbourhood’s green character and the LRT convenience over those seeking rapid resale gains.
FAQ
What is the average price for HILLSTA?
What is the rental yield for HILLSTA?
Is HILLSTA freehold or leasehold?
Is Hillsta a good buy in 2025?
Hillsta offers solid fundamentals for owner-occupiers and long-term investors: Phoenix LRT access, quality landscaping, diverse unit types and a stable rental market with gross yields around 3.5–4.0%. It is less suited to buyers seeking short-term capital gains, as OCR leasehold stock in District 23 appreciates more moderately than CCR or RCR alternatives. The 99-year lease from 2011 still has ample remaining tenure, but buyers should be aware that lease decay will progressively affect CPF usage eligibility and bank valuation as the project ages.
What is the nearest MRT or LRT station to Hillsta?
Phoenix LRT station (BP6 on the Bukit Panjang LRT line) is directly adjacent to Hillsta and is the primary transit node for residents. The LRT feeds into the DTL at Bukit Panjang (DT1) and Cashew (DT2) stations. From Bukit Panjang, commuters can reach Newton in approximately 35 minutes and Bugis in around 40 minutes. There is no direct MRT on the doorstep — the feeder LRT leg is an additional 5–10 minutes — which buyers should factor into daily commute planning.
What are the recent resale prices at Hillsta?
Based on URA caveats lodged over the twelve months to early 2025, resale PSF at Hillsta has ranged from approximately S$1,303 to S$1,426, with an average around S$1,366 psf. In absolute quantum terms, two-bedroom units have generally transacted in the S$750,000–S$950,000 range, while three-bedroom configurations have cleared above S$1.1 million. Townhouses, being a niche product, trade infrequently but represent the premium tier of the development. Always verify the latest figures directly via URA’s official data portal before making any purchase decision.
How does the 99-year leasehold tenure affect financing and CPF usage?
Hillsta’s 99-year lease started in October 2011. For CPF usage, the rule of thumb is that the remaining lease at the point of purchase must cover the youngest buyer to age 95. As of 2025, the remaining lease is approximately 86 years, so CPF usage is unrestricted for most buyers. However, as the lease shortens past the 60-year mark (roughly 2051), CPF usage and bank loan quantum may be pro-rated. Buyers on longer holding horizons and those planning to resell in 20–30 years should model these constraints early. Use the Lease Decay Calculator for a personalised assessment.
What schools are near Hillsta?
Within the 1–2 km catchment, primary schools include West View Primary, Teck Whye Primary and De La Salle School. Secondary options nearby include Assumption Pathway School, and ITE College West provides post-secondary vocational pathways within the estate. For international schooling, the Canadian International School (Lakeside Campus) is accessible via LRT and bus. Families should verify current MOE school balloting distances annually, as catchment zones are subject to revision.
How does Hillsta compare to other District 23 condos?
Hillsta sits at the premium end of the District 23 OCR leasehold spectrum in terms of design quality and unit diversity, but its PSF is broadly comparable to peers such as Eco Sanctuary, Northvale and The Tennery given similar vintage and tenure. Its core differentiators are the Phoenix LRT adjacency (uncommon among D23 projects), the Japanese terracing concept, and the townhouse tier. Buyers comparing projects within the district should consider remaining lease tenure, MRT/LRT proximity and unit size against the asking PSF to determine relative value. The property comparison tool allows side-by-side analysis of key metrics.
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA.
- Sales data: 130 transactions analysed
- Rental data: 596 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 HILLSTA
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.
New Sale vs Resale Mix
Of the 1,234 condo transactions recorded in District 23 over the last 12 months, 75% resale, 23% new sale, 3% 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 23 reads 128.2 as of June 2026 — up 3.6% 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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Upcoming Supply Pipeline
1 active Government Land Sales site in District 23 could add roughly 185 new units to local supply. Incoming supply of this scale tends to cap short-term price growth in the immediate area but also signals planning confidence in the location.
| Site | Street | Est. units | List | Status |
|---|---|---|---|---|
| Dairy Farm Walk | — | ~185 | Reserve | Available |
HDB Alternatives Nearby
Weighing HILLSTA against staying public? These HDB towns sit within walking or short-drive distance:
- Choa Chu Kang — 4-room average $559,427 (150m away), an upgrader gap of about $400,000
- Bukit Panjang — 4-room average $581,903 (720m away), an upgrader gap of about $350,000
- Bukit Batok — 4-room average $626,224 (1.2 km away), an upgrader gap of about $300,000