HILLVIEW GREEN is a 71-year balance leasehold development along HUME AVENUE in District 21 (Clementi Park / Upper Bukit Timah), part of the OCR segment of Singapore's private residential market. The project comprises 400 units and is TOP 1998.
This profile draws on 44 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 21 (Clementi Park / Upper Bukit Timah), the immediate context for HILLVIEW GREEN 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 44 sales and 338 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the HILLVIEW GREEN dashboard.
- Average sale price: $1,754,929 across 44 transactions
- Estimated gross rental yield: 2.5%
- District 21 PSF ranking: Mid-range (top 72%)
- 999 yrs lease commencing from 1883 · OCR · D21 · 400 units
About HILLVIEW GREEN
HILLVIEW GREEN is a 999 yrs lease commencing from 1883 condominium, located at HUME AVENUE in District 21 (Upper Bukit Timah, Ulu Pandan, Clementi Park) (Outside Central Region), developed by SINGAPURA DEVELOPMENTS PTE LTD (CITY DEVELOPMENTS LTD), comprising 400 residential units, completed in 1998.
With approximately 71 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 HILLVIEW GREEN:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 32 | $1,355 psf | $1,577,934 |
| 4 BR | 12 | $1,400 psf | $2,226,917 |
Sales Market Overview
HILLVIEW GREEN has recorded 44 sale transactions with an average transaction price of $1,754,929, ranging from $1,060,000 to $2,850,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 12 | $1,144 psf | $1,387,500 | — |
| 2022 | 11 | $1,288 psf | $1,645,545 | ↑ 12.6% |
| 2023 | 5 | $1,474 psf | $1,888,578 | ↑ 14.4% |
| 2024 | 10 | $1,545 psf | $1,975,800 | ↑ 4.8% |
| 2025 | 5 | $1,570 psf | $2,243,000 | ↑ 1.6% |
| 2026 | 1 | $1,600 psf | $2,050,000 | ↑ 2.0% |
HILLVIEW GREEN ranks in the top 72% of condos in District 21 by average PSF.
Compared to the OCR average of $1,550 psf, HILLVIEW GREEN trades 11.8% below the segment benchmark.
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Rental Market Overview
HILLVIEW GREEN has recorded 338 rental transactions with monthly rents averaging $3,661/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 2 BR | 168 | $3,205/mo | $1,900/mo | $4,400/mo |
| 3 BR | 140 | $3,888/mo | $2,200/mo | $5,800/mo |
| 4 BR | 30 | $5,150/mo | $3,500/mo | $6,800/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 62 | $2,804/mo |
| 2022 | 71 | $3,272/mo |
| 2023 | 58 | $4,179/mo |
| 2024 | 70 | $3,948/mo |
| 2025 | 63 | $4,065/mo |
| 2026 | 14 | $4,029/mo |
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Investment Analysis
Based on average rents and sale prices, HILLVIEW GREEN delivers an estimated gross rental yield of 2.5%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
Competing Condos in District 21
Side-by-side comparison against the most actively traded condos in District 21 (Upper Bukit Timah, Ulu Pandan, Clementi Park):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| THE RESERVE RESIDENCES | 99 yrs lease commencing from 2021 | 892 | $2,494 psf | 722 |
| NAVA GROVE | 99 yrs lease commencing from 2024 | 552 | $2,492 psf | 546 |
| PINETREE HILL | 99 yrs lease commencing from 2022 | 520 | $2,486 psf | 519 |
| KI RESIDENCES AT BROOKVALE | 999 yrs lease commencing from 1885 | 660 | $1,955 psf | 482 |
| FORETT@BUKIT TIMAH | Freehold | 633 | $2,130 psf | 357 |
Location Map
Map shows HILLVIEW GREEN (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- HILLVIEW GREEN
- Hume MRT
- Hillview MRT
- Cashew MRT
- Bukit Gombak MRT
- Bukit View Primary School
- Princess Elizabeth Primary School
Nearby MRT Stations
HILLVIEW GREEN is 510m from Hume MRT (Downtown Line), with 4 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Hume | DT4 | Downtown Line | 510m |
| Hillview | DT3 | Downtown Line | 600m |
| Cashew | DT2 | Downtown Line | 1.3 km |
| Bukit Gombak | NS3 | North-South Line | 1.5 km |
Nearby Schools
There are 2 schools within 2 km of HILLVIEW GREEN.
| School | Type | Distance |
|---|---|---|
| Bukit View Primary School | Primary | 1.1 km |
| Princess Elizabeth Primary School | Primary | 1.5 km |
Adequate lease horizon. Around 71 years of remaining lease keeps CPF eligibility intact and supports standard 30-year loan tenor for most buyer profiles. Within a 5-10 year hold, lease-decay effects are negligible; beyond that, monitor the year-60 threshold for CPF usage caps.
Walking-distance MRT. Hume is about 0.51km — within the conventional 10-minute walk threshold most tenants accept. The project benefits from the public-transport premium without the price compression that <500m flagship stations command.
Resort-scale facilities. At 400 units, HILLVIEW GREEN typically supports a deep facilities suite: 50m pool, multiple gym zones, function rooms, tennis or BBQ pavilions, and often a clubhouse. The maintenance fee is shared across a wide base, keeping per-unit cost manageable.
School-belt proximity. Bukit View Primary School sits about 1.07km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Lease tenor below 75 years. With roughly 71 years remaining, CPF usage starts to be capped (the 95-year rule reduces utilisation as lease decays), and bank loan tenor compresses correspondingly. The resale buyer pool narrows toward older buyers with shorter horizons.
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: Walking-distance MRT supports daily commute
- ❌ Rental investor (yield-focused): Thin transaction history makes underwriting fragile
- ✅ Foreign professional (expat): MRT plus mid-size facility suite typically meets expat-tenant criteria
- ⚠️ Long-term hold (10+ yr): Plan exit timing around lease-decay thresholds
Composite assessment: HILLVIEW GREEN benefits from MRT proximity but the lease horizon or district position requires careful exit-timing planning. Active management of the hold matters more than passive accumulation. 44 transactions in URA provide the data foundation for this view.
Suggested holding period for most buyer profiles: 5-8 years with monitored exit windows. 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 HILLVIEW GREEN?
What is the rental yield for HILLVIEW GREEN?
Is HILLVIEW GREEN 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: 44 transactions analysed
- Rental data: 338 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 HILLVIEW GREEN
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.
New Sale vs Resale Mix
Of the 892 condo transactions recorded in District 21 over the last 12 months, 57% resale, 38% new sale, 5% 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 21 reads 114.8 as of June 2026 — down 6.0% 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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Upcoming Supply Pipeline
3 active Government Land Sales sites in District 21 could add roughly 870 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 |
|---|---|---|---|---|
| Plantation Close | — | ~245 | Confirmed | Awarded |
| Pine Grove (Parcel A) | — | ~350 | Reserve | Available |
| Pine Grove (Parcel B) | — | ~275 | Reserve | Available |
HDB Alternatives Nearby
Weighing HILLVIEW GREEN against staying public? These HDB towns sit within walking or short-drive distance:
- Bukit Batok — 4-room average $626,224 (970m away), an upgrader gap of about $1,150,000
- Bukit Panjang — 4-room average $581,903 (1.8 km away), an upgrader gap of about $1,200,000