Natura @ Hillview is a 193-unit freehold development tucked into the leafy western reaches of District 23, the broad OCR stretch covering Hillview, Bukit Batok and Choa Chu Kang. Reported TOP early 2010s, the project sits within walking distance of Hillview MRT on the Downtown Line and a short stroll from HillV2, the boutique retail-and-dining cluster that anchors the Hillview enclave. The freehold tenure, modest unit count, and proximity to Bukit Timah Nature Reserve give Natura @ Hillview a distinct profile within D23’s otherwise leasehold-dominant inventory — a profile that resonates most clearly with family buyers who want green-belt living without giving up city-line transit. This review unpacks how the development positions against the wider URA transaction context, the practical liveability of the Hillview catchment, and the buyer profiles for whom the freehold-plus-DTL-plus-nature combination genuinely pays off.
Snapshot as of 2026-05 — figures above reflect publicly available URA/HDB data at the time of this editorial review (as of 2026-05).
Hillview’s transformation over the past decade has been one of the more understated suburban shifts in OCR Singapore. The opening of Hillview MRT on the Downtown Line repositioned the enclave from a quiet industrial-residential edge into a directly city-connected family neighbourhood, with one-seat rides to Newton, Bugis and the broader CBD spine. HillV2 added a walkable retail and F&B anchor — supermarkets, casual dining, daily-needs retail — that the area previously lacked. Bukit Timah Nature Reserve and the Rail Corridor sit on the doorstep, giving residents access to genuine forest trails rather than landscaped park-connectors. Within this catchment, Natura @ Hillview’s freehold tenure is the structural differentiator. The bulk of D23’s competing stock — including larger Hillview developments and the broader Bukit Batok inventory — runs on 99-year leases, meaning Natura @ Hillview’s 193 units occupy a thin slice of the freehold-and-DTL overlap. The modest project scale keeps maintenance fees workable and the resident profile cohesive, while the freehold backdrop avoids the lease-decay timeline that increasingly shapes resale economics for the leasehold majority across District 23.
We track 56 sales and 406 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the NATURA@HILLVIEW dashboard.
- Average sale price: $934,726 across 56 transactions
- Estimated gross rental yield: 3.4%
- District 23 PSF ranking: Above average (top 45%)
- Freehold tenure · OCR · D23 · 193 units
About NATURA@HILLVIEW
NATURA@HILLVIEW is a freehold condominium, located at HILLVIEW TERRACE in District 23 (Choa Chu Kang, Dairy Farm, Hillview, Bukit Panjang) (Outside Central Region), comprising 193 residential units.
As a freehold property, NATURA@HILLVIEW does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at NATURA@HILLVIEW:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| Studio | 9 | $1,483 psf | $668,333 |
| 1 BR | 31 | $1,509 psf | $876,577 |
| 2 BR | 4 | $1,178 psf | $953,750 |
| 3 BR | 12 | $1,089 psf | $1,278,398 |
Sales Market Overview
NATURA@HILLVIEW has recorded 56 sale transactions with an average transaction price of $934,726, ranging from $595,000 to $1,600,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 15 | $1,261 psf | $840,259 | — |
| 2022 | 11 | $1,312 psf | $873,182 | ↑ 4.1% |
| 2023 | 10 | $1,450 psf | $909,100 | ↑ 10.5% |
| 2024 | 5 | $1,504 psf | $1,004,555 | ↑ 3.7% |
| 2025 | 12 | $1,509 psf | $1,094,917 | ↑ 0.3% |
| 2026 | 3 | $1,480 psf | $961,000 | ↓ 1.9% |
NATURA@HILLVIEW ranks in the top 45% of condos in District 23 by average PSF.
Compared to the OCR average of $1,550 psf, NATURA@HILLVIEW trades 10.2% below the segment benchmark.
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Rental Market Overview
NATURA@HILLVIEW has recorded 406 rental transactions with monthly rents averaging $2,671/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 127 | $2,474/mo | $1,600/mo | $3,200/mo |
| 2 BR | 191 | $2,673/mo | $1,750/mo | $4,000/mo |
| 3 BR | 88 | $2,953/mo | $1,800/mo | $4,300/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 75 | $2,021/mo |
| 2022 | 78 | $2,421/mo |
| 2023 | 80 | $3,001/mo |
| 2024 | 76 | $2,977/mo |
| 2025 | 80 | $2,865/mo |
| 2026 | 17 | $2,859/mo |
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Investment Analysis
Based on average rents and sale prices, NATURA@HILLVIEW delivers an estimated gross rental yield of 3.4%. 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 | $1,383 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 NATURA@HILLVIEW (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- NATURA@HILLVIEW
- Hume MRT
- Bukit Gombak MRT
- Bukit Batok MRT
- Hillview MRT
- Bukit View Primary School
- Princess Elizabeth Primary School
- Huamin Primary School
Nearby MRT Stations
NATURA@HILLVIEW is 700m from Hume MRT (Downtown Line), with 4 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Hume | DT4 | Downtown Line | 700m |
| Bukit Gombak | NS3 | North-South Line | 1.1 km |
| Bukit Batok | NS2 | North-South Line | 1.2 km |
| Hillview | DT3 | Downtown Line | 1.4 km |
Nearby Schools
There are 3 schools within 2 km of NATURA@HILLVIEW, including 1 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Bukit View Primary School | Primary | 290m |
| Princess Elizabeth Primary School | Primary | 1.1 km |
| Huamin Primary School | Primary | 1.6 km |
- Freehold tenure in a leasehold-heavy district: D23’s inventory skews heavily leasehold, so Natura @ Hillview’s freehold status is a genuine structural advantage. Map the surrounding tenure mix via the D23 price heatmap to see how thin the freehold slice really is.
- Hillview MRT on the Downtown Line: Walking-distance MRT access on a city-spine line means one-seat journeys into Bugis, Promenade and the wider CBD — a transit profile previously associated with much pricier inner-OCR projects. Benchmark commute times and quantum via the comparison tool.
- Genuine nature-belt liveability: Bukit Timah Nature Reserve, Dairy Farm Nature Park and the Rail Corridor are all within practical walking or cycling reach. For families prioritising green-belt access over high-street density, this is the strongest such position in OCR-west.
- Modest 193-unit scale: Smaller developments avoid the maintenance-fee bloat and amenity-congestion of mega-projects, while keeping the resident profile cohesive. Run the recurring-cost trade-off through the mortgage calculator against larger leasehold comparables.
- HillV2 daily-needs anchor: The HillV2 retail cluster covers groceries, casual dining and basic family services without requiring a car trip — an underrated convenience factor for owner-occupier households. Model the wider total-cost picture using the total cost calculator and affordability calculator.
- Freehold premium must be priced honestly: Freehold tenure in D23 commands a premium versus surrounding leasehold stock. Whether that premium is justified depends on holding period and exit assumptions — run the math through the ROI calculator rather than treating freehold as automatic value.
- Hillview rental demand is family-skewed, not expat-corporate: Tenant demand here is steadier but thinner than core OCR commuter belts. Gross yields tend to sit below CCR and inner-OCR comparables, so investors should stress-test the cash-flow calculator with conservative occupancy assumptions.
- En-bloc upside is structurally limited: At 193 units with freehold tenure, Natura @ Hillview is not a classic collective-sale candidate — the land-rate uplift and developer ABSD economics simply do not point that direction. Treat any en-bloc scenario as tail-case, not base-case.
- Hillview’s school catchment is mid-tier: The MOE primary registration radius pulls in workable but not top-quartile primaries. Families benchmarking against Bukit Timah’s established school belt should compare options carefully via the side-by-side comparison.
- Standard stamp duty and financing planning still applies: Freehold does not change the BSD and ABSD framework or the TDSR calculation. Second-property purchasers should plan decoupling scenarios and stress-test refinancing options over the holding period, particularly given MAS TDSR rules.
Strongest fit: owner-occupier families prioritising nature access, freehold tenure, and city-line transit. Households in their 30s and 40s upgrading from HDB or smaller condos — especially those with children who value Bukit Timah Nature Reserve and the Rail Corridor on the doorstep — get a coherent package here. The freehold-plus-DTL-plus-nature combination is genuinely difficult to replicate at similar quantum elsewhere in OCR. Reasonable fit: long-hold buyers with multi-decade horizons. Freehold tenure rewards patience, and Natura @ Hillview’s small unit count and family-skewed resident profile mean the development should age gracefully. Buyers planning a 15-25 year hold who value tenure certainty over near-term capital appreciation can make a defensible case. Weaker fit: yield-chasing investors and short-hold speculators. Hillview’s rental market is steady but not high-yield, and the freehold premium has to be amortised over a meaningful holding period to justify itself versus cheaper leasehold alternatives. Investors targeting maximum gross yield or rapid capital flip should look at higher-density commuter-belt leasehold stock first — Natura @ Hillview’s thesis is owner-occupier, not pure-play investment.
Natura @ Hillview is a quietly distinctive OCR option for buyers who actually want what it offers rather than what is trendy. The freehold tenure in a leasehold-dominated district, the walking-distance Downtown Line access, the nature-belt proximity, and the modest 193-unit scale combine into a package that resonates with a specific buyer profile — family owner-occupiers prioritising long-hold tenure and green-belt liveability — without trying to be all things to all buyers. The honest caveats are that the freehold premium needs to be amortised over a long holding period, rental yields are family-tenant-skewed rather than expat-corporate, and en-bloc optionality is structurally thin. None of these are dealbreakers; they are simply the trade-offs that come with the development’s deliberate positioning. For households who would otherwise be looking at older freehold stock further into Bukit Timah at materially higher quantum, or at younger leasehold projects with shorter remaining tenures, Natura @ Hillview earns a considered recommendation as a coherent middle path.
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Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 56 transactions analysed
- Rental data: 406 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 NATURA@HILLVIEW
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