SeaHill is a 99-year leasehold condominium at West Coast Crescent in District 5, developed by Boo Han Holdings and completed in 2016. Comprising 460 units spread across a mixed typology of SOHO apartments, standard condominiums, villa-style triplex townhouses, and serviced residences, SeaHill occupies one of the few residential sites in Singapore that sits between two significant green corridors — West Coast Park to the south-west and Clementi Woods Park to the north-east. That geographic positioning defines both the project’s identity and its market niche. Since receiving its Temporary Occupation Permit in 2016, the development has accumulated 113 recorded URA transactions, with resale prices over the past twelve months ranging from approximately S$1,499 per square foot to S$1,734 per square foot and an average of roughly S$1,611 psf, placing it in the mid-tier OCR bracket for District 5.
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 5 encompasses the planning areas of Clementi, West Coast, and Queenstown, sitting west of the Central Business District and south of the Ayer Rajah Expressway. The district has historically attracted a mix of owner-occupiers drawn by proximity to the National University of Singapore and one-north business park, alongside investors who prize the corridor’s sustained rental demand from university faculty, research professionals, and multinational tenants based in the Biopolis and Fusionopolis clusters. SeaHill launched in 2012 when the private residential market was near its cyclical peak, and many original purchasers entered at launch PSF levels that subsequent resale prices have struggled to surpass convincingly. According to market data compiled by property portals, approximately half of all recorded transactions at the project have been profitable and half unprofitable — an unusually even split that underscores the pricing tension between robust rental income and sluggish capital appreciation. For context, the broader OCR market has recorded steady price gains since 2020 on the back of tight supply and elevated replacement costs, yet SeaHill’s headline PSF appreciation has trailed the district average, partly because its mix of SOHO units and serviced residences commands a different buyer pool than conventional 2- to 4-bedroom condominiums. Understanding this trade-off is the starting point for any serious assessment of the project. Buyers and investors can use the comparison tool to stack SeaHill against other District 5 developments across key metrics, and the District 5 overview provides the macro price trend context.
We track 113 sales and 702 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the SEAHILL dashboard.
- Average sale price: $1,226,740 across 113 transactions
- Estimated gross rental yield: 3.6%
- District 5 PSF ranking: Mid-range (top 53%)
- 99 yrs lease commencing from 2011 · OCR · D5 · 460 units
About SEAHILL
SEAHILL is a 99 yrs lease commencing from 2011 condominium, located at WEST COAST CRESCENT in District 5 (Pasir Panjang, Hong Leong Garden, Clementi New Town) (Outside Central Region), developed by BOO HAN HOLDINGS PTE LTD, comprising 460 residential units, completed in 2016.
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 SEAHILL:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| Studio | 11 | $1,505 psf | $745,091 |
| 1 BR | 47 | $1,497 psf | $865,431 |
| 2 BR | 35 | $1,554 psf | $1,280,168 |
| 3 BR | 16 | $1,590 psf | $1,742,063 |
| 5+ BR | 4 | $1,161 psf | $4,267,854 |
Sales Market Overview
SEAHILL has recorded 113 sale transactions with an average transaction price of $1,226,740, ranging from $650,000 to $4,751,880.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 20 | $1,390 psf | $1,402,747 | — |
| 2022 | 24 | $1,455 psf | $1,178,562 | ↑ 4.6% |
| 2023 | 19 | $1,530 psf | $1,345,520 | ↑ 5.2% |
| 2024 | 24 | $1,576 psf | $1,110,204 | ↑ 3.0% |
| 2025 | 21 | $1,613 psf | $1,199,066 | ↑ 2.3% |
| 2026 | 5 | $1,574 psf | $978,200 | ↓ 2.4% |
SEAHILL ranks in the top 53% of condos in District 5 by average PSF.
Compared to the OCR average of $1,550 psf, SEAHILL trades 2.2% below the segment benchmark.
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Rental Market Overview
SEAHILL has recorded 702 rental transactions with monthly rents averaging $3,693/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 267 | $3,105/mo | $2,100/mo | $4,200/mo |
| 1 BR | 235 | $3,256/mo | $2,200/mo | $4,150/mo |
| 2 BR | 134 | $4,152/mo | $2,800/mo | $6,000/mo |
| 3 BR | 47 | $5,509/mo | $3,600/mo | $7,200/mo |
| 4 BR | 19 | $9,641/mo | $8,712/mo | $11,088/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 130 | $3,146/mo |
| 2022 | 139 | $3,388/mo |
| 2023 | 129 | $4,091/mo |
| 2024 | 122 | $4,002/mo |
| 2025 | 141 | $3,847/mo |
| 2026 | 41 | $3,761/mo |
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Investment Analysis
Based on average rents and sale prices, SEAHILL delivers an estimated gross rental yield of 3.6%. This is above the Singapore-wide benchmark of approximately 3%.
Competing Condos in District 5
Side-by-side comparison against the most actively traded condos in District 5 (Pasir Panjang, Hong Leong Garden, Clementi New Town):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| LANDED HOUSING DEVELOPMENT | Freehold | 156 | $1,845 psf | 6022 |
| NORMANTON PARK | 99 yrs lease commencing from 2019 | 1840 | $1,866 psf | 1415 |
| PARC CLEMATIS | 99 yrs lease commencing from 2019 | 1450 | $1,889 psf | 1398 |
| ELTA | 99 yrs lease commencing from 2024 | 501 | $2,555 psf | 403 |
| FABER RESIDENCE | 99 yrs lease commencing from 2025 | 399 | $2,158 psf | 380 |
Location Map
Map shows SEAHILL (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- SEAHILL
- Kent Ridge Secondary School
- NUS High School of Mathematics and Science
- National University of Singapore
Nearby Schools
There are 6 schools within 2 km of SEAHILL.
| School | Type | Distance |
|---|---|---|
| Kent Ridge Secondary School | Secondary | 1.0 km |
| NUS High School of Mathematics and Science | Jc | 1.3 km |
| National University of Singapore | Tertiary | 1.4 km |
| Anglo-Chinese School (Independent) | Secondary | 1.7 km |
| Clementi Town Secondary School | Secondary | 1.8 km |
| Clementi Primary School | Primary | 1.9 km |
SeaHill’s most durable advantage is its location between West Coast Park and Clementi Woods Park. West Coast Park spans roughly 50 hectares of waterfront recreational space with cycling paths, barbecue pits, a beach area, and a dedicated dog-run — an amenity set that appeals strongly to families and active residents who prioritise lifestyle over pure commute efficiency. The adjacent Clementi Woods Park adds a further buffer of greenery on the inland flank, giving the development a quieter, more park-like setting than is typical for mid-density OCR condominiums. On facilities, SeaHill punches above its size class: the development features a 50-metre lap pool, a sky pool on the 24th floor with sea-facing views, a spa island, an aqua gym, fitness balconies, BBQ pavilions, and massage facilities. Triplex townhouse units additionally enjoy direct pool access at the ground level — a feature that is genuinely rare at this price point in the Outside Central Region.
Connectivity is served by West Coast MRT on the Circle Line Extension (opened 2026) and the existing East-West Line at Clementi MRT, roughly 1.8 km away. A free shuttle bus historically served both Clementi and Haw Par Villa MRT stations, reducing the effective transit gap. Bus services along West Coast Road and West Coast Highway provide additional reach toward Jurong East, Queenstown, and the city fringe. Driving access to the Ayer Rajah Expressway (AYE) is direct, making the project convenient for car owners commuting to the CBD, one-north, or Jurong Lake District.
Rental demand has proved resilient. With a gross yield of approximately 4.2% based on recent rental transactions ranging from S$3,000 to S$11,000 per month, SeaHill consistently outperforms many comparable 99-year leasehold OCR developments on income return. The yield premium stems partly from the project’s proximity to NUS and the one-north research corridor, which generates a steady pipeline of institutional tenants on 1- to 2-year leases. Prospective investors can model holding-period scenarios using the ROI calculator and assess entry cost structures through the stamp duty calculator.
The central risk at SeaHill is lease decay. The 99-year lease commenced in 2011, meaning the remaining tenure as of mid-2026 is approximately 84 years. While 84 years is still well within the range that CPF and bank financing accommodate without penalty, the clock matters for long-horizon owners. Under Singapore’s leasehold relativity framework, the depreciation curve steepens meaningfully once tenure dips below 70 years, and buyers who hold for 20 or more years will eventually face a liquidity discount that freehold peers do not. The lease decay calculator allows buyers to model the theoretical value erosion over their intended holding period. This risk is compounded by the mixed typology: SOHO units and serviced residences are a harder sell to owner-occupiers on resale, which narrows the buyer pool and amplifies price sensitivity to market cycles.
Capital appreciation has been demonstrably below the OCR benchmark since TOP. The 2012 launch coincided with a peak market environment, and many early buyers have been unable to exit at a profit in the decade since. While the broader post-2020 price recovery has lifted headline PSF, the project’s unusual unit mix means that the median transaction PSF often reflects smaller SOHO units rather than conventional bedroom apartments, creating measurement noise when comparing against district medians. Buyers expecting strong capital gains within a 5- to 7-year window should weigh this carefully.
The MRT connectivity picture, while improving with the West Coast station, has historically been a friction point. Residents without a car or willing to rely solely on bus services faced longer commute times compared to projects within 500 metres of an existing MRT station. The opening of West Coast MRT on the Circle Line Extension in 2026 partially addresses this, but walk time and pedestrian routing to the station entrance from the development’s main gate should be verified on-site. Additionally, the serviced residence component introduces a degree of transient occupancy that can affect the community character of a development — a consideration for owner-occupier buyers with families.
- ✅ NUS / one-north rental investor: Sustained demand from university and biomedical research tenants underpins a gross yield of approximately 4.2%, meaningfully above the OCR average. Cash-flow-positive positioning from day one with a modest entry quantum suits investors prioritising income over capital gain.
- ✅ Park-lifestyle owner-occupier: Direct walking access to West Coast Park, 50m lap pool, sky pool with sea views, and triplex townhouse units with private pool access offer a resort-like living environment at OCR pricing. Strong fit for families or individuals who prioritise recreational space over CBD commute time.
- ⚠️ Singles or couples — SOHO buyer: SOHO units offer flexible live-work configurations and a lower entry price, but the niche typology narrows the resale pool. Suitable for buyers comfortable with the lower-liquidity exit and willing to hold for rental income rather than quick capital appreciation.
- ❌ Capital-growth investor (5–7 year horizon): Historical data shows approximately equal profitable and unprofitable transactions since launch, and the project has consistently underperformed the District 5 PSF appreciation trend. Buyers targeting capital gains within a medium-term window are better served by younger or higher-demand developments in the corridor.
- ⚠️ Upgrader from nearby HDB: The West Coast / Clementi micro-market is familiar territory for HDB upgraders in the area. However, the mixed typology and serviced-residence component may feel less conventional than a standard condominium. Families should assess school proximity — West Coast Primary and Clementi Primary are within the 1 km radius — and weigh the lease tenure against a longer family occupancy horizon using the total cost of ownership calculator.
- ✅ Expat / corporate tenant (rental): Serviced residence and larger condo units cater well to corporate relocations from biomedical, tech, and professional sectors based at one-north and Mapletree Business City. Monthly rents of S$3,000–S$11,000 cover a broad range of budgets, and proximity to West Coast Park adds quality-of-life value that corporate tenants frequently cite.
SeaHill is best understood as a yield play in a lifestyle location rather than a straightforward capital appreciation bet. The development’s gross rental yield of approximately 4.2% is one of the stronger income metrics in District 5, and the combination of West Coast Park frontage, comprehensive facilities, and improving MRT connectivity with the Circle Line Extension gives it a genuine lifestyle proposition that owner-occupiers and long-term tenants value. However, the 2012 launch pricing legacy, mixed unit typology, and 99-year lease commencing 2011 mean that resale liquidity and capital appreciation have lagged the broader OCR market. For investors who can model the cash flows carefully — use the cash flow calculator and ROI calculator — and who hold for 8 to 12 years to capture cumulative rental income rather than a quick flip, SeaHill offers a defensible entry. Owner-occupiers who value the park adjacency and are comfortable with the lease tenure should find it a pleasant, well-facilitated home. Capital-appreciation-focused buyers with a sub-7-year horizon would be better served by other District 5 options. The full District 5 market context, including comparable PSF trends, is available on the District 5 analytics page.
FAQ
What is the average price for SEAHILL?
What is the rental yield for SEAHILL?
Is SEAHILL freehold or leasehold?
What is the lease tenure of SeaHill and how does it affect financing?
SeaHill holds a 99-year leasehold tenure commencing 2011, leaving approximately 84 years as of 2026. Conventional bank mortgage financing and CPF usage are not restricted for properties with more than 60 years remaining on the lease, so buyers face no current financing penalty. However, the lease decay curve steepens after the 70-year mark, and buyers planning a 20-plus-year hold should model the potential valuation impact using the lease decay calculator. Buyers financing with CPF should note that CPF usage is restricted once the remaining lease falls below the buyer’s age plus 20 years — a constraint that becomes relevant for older buyers purchasing later in the lease cycle.
Which MRT stations serve SeaHill and how walkable is the development?
SeaHill is served by two MRT options. The newly opened West Coast MRT station on the Circle Line Extension (CCL Stage 6, opened 2026) is the nearest station and reduces the prior connectivity gap that residents experienced. Clementi MRT on the East-West Line (EWL) is approximately 1.8 km away; a free shuttle bus service has historically served the Clementi and Haw Par Villa MRT stops, though riders should confirm current service availability with the management corporation. Bus services on West Coast Road and West Coast Highway connect residents to Jurong East, Queenstown, and Harbourfront. The AYE on-ramp is accessible in under five minutes by car, making the project well-suited for car-owning households.
What makes SeaHill’s unit mix unusual compared to typical condominiums?
Unlike most OCR condominiums that offer only standard bedroom configurations, SeaHill combines four distinct housing typologies within a single development: SOHO units designed for live-work use across 20 floors, conventional condominium apartments across 28 floors, four-storey villa-style triplex townhouses with direct pool access, and a 16-floor serviced residence block. This diversity was a deliberate developer strategy to maximise revenue across different buyer segments, but it has created a fragmented resale market. SOHO units and serviced residences attract a narrower pool of buyers than conventional 2- to 4-bedroom apartments, which partly explains the project’s lower transaction volumes and the even split between profitable and unprofitable exits. Prospective buyers should clarify which typology they are purchasing and benchmark its specific sub-market performance rather than treating the project as a homogeneous asset.
How much stamp duty and total upfront costs should a buyer budget for SeaHill?
At the current average transacted price of approximately S$1.31 million, a Singapore Citizen purchasing SeaHill as a first residential property pays 1% on the first S$180,000, 2% on the next S$180,000, 3% on the next S$640,000, and 4% on the remainder under the Buyer’s Stamp Duty (BSD) schedule, totalling roughly S$33,600. A Permanent Resident buying a first property incurs an additional 5% Additional Buyer’s Stamp Duty (ABSD), and a Singapore Citizen buying a second property faces 20% ABSD on the total purchase price. Foreign buyers are subject to 60% ABSD. Legal fees, valuation fees, and home insurance add a further S$3,000 to S$6,000. Use the stamp duty calculator and total cost calculator to model the full upfront commitment for your specific buyer profile.
Is SeaHill suitable for families with school-going children?
District 5 has a reasonable school network for primary-age children. West Coast Primary School is within the 1 km radius that provides priority Phase 2C registration under the Ministry of Education’s distance-based balloting system, and Clementi Primary School is also in proximity. For secondary schooling, NUS High School of Mathematics and Science and Anglo-Chinese School (Independent) are both accessible from the West Coast corridor. Families should note that the serviced residence block introduces a degree of transient occupancy that may differ from the quieter community atmosphere of a wholly owner-occupied condominium. The recreational infrastructure — West Coast Park, a 50-metre pool, and children’s play facilities — is a genuine positive for families with young children.
How should I evaluate whether to refinance an existing SeaHill loan as interest rates change?
For existing owners on floating-rate or fixed-rate packages, periodic refinancing assessments are worthwhile given that Singapore’s mortgage market reprices in line with SORA (Singapore Overnight Rate Average) movements. The refinancing calculator allows owners to compare current monthly repayments against alternative packages, model the break-even point after accounting for legal fees (typically S$2,000 to S$3,000) and any lock-in penalty, and determine whether switching delivers net savings over the remaining loan tenure. With SeaHill’s lease at approximately 84 years remaining, standard 25- to 30-year loan tenures remain fully available, so refinancing flexibility is not constrained by tenure at this stage.
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA.
- Sales data: 113 transactions analysed
- Rental data: 702 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 SEAHILL
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.
New Sale vs Resale Mix
Of the 3,585 condo transactions recorded in District 5 over the last 12 months, 58% resale, 39% 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 5 reads 136.5 as of June 2026 — down 4.3% 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 5 could add roughly 405 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 |
|---|---|---|---|---|
| Media Circle | — | ~405 | Confirmed | Available |
HDB Alternatives Nearby
Weighing SEAHILL against staying public? These HDB towns sit within walking or short-drive distance:
- Clementi — 4-room average $838,557 (120m away), an upgrader gap of about $400,000