Overview & Key Facts
Seahill is a 460-unit condominium on West Coast Crescent in District 5, developed by Boo Han Holdings and completed in 2016. Standing on a 99-year leasehold site (from 2011, approximately 84 years remaining), it occupies a relatively quiet stretch of Singapore’s western coastline — close to West Coast Park, the National University of Singapore, and the one-north technology corridor.
The development’s strongest card is its rental performance. With 679 recorded rental transactions, an average rent of S$3,694 per month, and a gross yield of 3.96%, Seahill delivers one of the more compelling income propositions in the OCR west. The tenant profile skews heavily toward NUS academics, Science Park professionals, and one-north tech workers — a demand base that has proven resilient through multiple market cycles.
At a median price of S$1.03 million and an average PSF of S$1,611, Seahill sits in an accessible price bracket for investors seeking yield-first exposure to the West Coast corridor. However, the development comes with trade-offs that buyers need to weigh carefully — most notably a walkability score of just 27 and no MRT station within comfortable walking distance.
Location & Connectivity
Seahill sits on West Coast Crescent, a residential road running parallel to West Coast Highway. The location places residents within a 10-minute drive of NUS, the one-north business park, and Science Park — three employment clusters that generate the bulk of Seahill’s tenant demand. For professionals working in these nodes, the daily commute is short and avoids expressway congestion entirely.
The elephant in the room is MRT access — or rather, the lack of it. There is no MRT station within comfortable walking distance. The nearest stations on the Circle Line (one-north, Kent Ridge) require a bus connection or a drive, and the walk score of 27 confirms what residents already know: this is a car-dependent location. For MRT-reliant households, the daily friction is real and should not be underestimated.
On the positive side, West Coast Park is a genuine lifestyle asset — one of Singapore’s better-maintained coastal parks, popular for cycling, barbecues, and family outings. Clementi Mall and West Coast Plaza handle everyday retail and grocery needs, both reachable in under 10 minutes by car. The AYE provides direct expressway access to the CBD (approximately 15 minutes off-peak) and Jurong East.
Schools & Education
| 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 |
Facilities
For a 460-unit development, Seahill offers a standard but not exceptional facilities roster. The development features a 50-metre lap pool, a children’s pool, a gymnasium, tennis court, BBQ pavilions, function rooms, a children’s playground, and landscaped gardens. The facilities are functional and well-maintained, though they lack the breadth or resort-style ambition found in larger developments like Normanton Park next door.
“The facilities are decent for the size of the development. The pool is a good length for lap swimming, and the grounds are kept clean. It’s not a mega-condo with endless amenities, but it covers the basics well.”
— Resident feedback via property forums
The development’s relatively compact footprint means facilities never feel overcrowded — a silver lining of the smaller unit count. Maintenance fees remain reasonable compared to mega-developments with extensive facility inventories. For buyers prioritising rental yield over personal facility use, the leaner amenity set actually works in favour of lower operating costs.
Unit Sizes & Layout
Seahill’s 460 units span a mix of one-bedroom to four-bedroom configurations, with layouts that are functional if not particularly innovative. Unit sizes are typical of mid-2010s developments — compact enough to keep quantum accessible but without the extreme shrinkage seen in post-2020 launches. The more popular rental units tend to be two-bedroom configurations, which align well with the NUS and Science Park tenant demographic.
Higher-floor units on the sea-facing stacks enjoy partial views toward the West Coast and the sea, which can command a modest premium. However, buyers should note that the PSF trend has plateaued in recent years — moving from S$1,455 to S$1,613 over the past four years before dipping slightly to S$1,574 in the most recent period — suggesting limited capital upside at current price levels.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 0 BR | 11 | $1,505 | $745,091 |
| 1 BR | 47 | $1,497 | $865,431 |
| 2 BR | 35 | $1,554 | $1,280,168 |
| 3 BR | 16 | $1,590 | $1,742,063 |
| 5 BR | 4 | $1,161 | $4,267,854 |
Pricing & Market Position
Based on 113 recorded transactions, sale prices range from $650,000 to $4,751,880, averaging $1,226,740 (~$1,603 psf).
Rents range from $2,100 to $11,088 per month across 692 rental transactions. Current rental yield sits at approximately 4.0%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 13.2% (from $1,390 to $1,574 psf).
Neighbourhood Comparison
The West Coast corridor offers progressively more expensive alternatives. Normanton Park (S$1,865 psf) is the closest competitor in both geography and positioning — it is a significantly larger development with over 1,800 units, more extensive facilities, and a fresher lease (TOP 2023). However, the higher quantum means yields are compressed, and the mega-development scale introduces a different kind of resale competition. Parc Clematis (S$1,884 psf) in the Clementi area offers better MRT access via Clementi station but at a similar premium.
Elta, the newest entrant at S$2,557 psf, represents a 59% premium over Seahill — a gap that is difficult to justify on rental yield alone. For investors running yield-driven models, Seahill’s lower entry point with proven rental demand delivers a materially better cashflow return, even as its capital appreciation potential remains more modest. The trade-off is clear: Seahill for income, the newer launches for growth — and the buyer’s strategy should determine the choice.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| SEAHILL | 99 yrs lease commencing from 2011 | 2016 | 460 | $1,603 |
| LANDED HOUSING DEVELOPMENT | Freehold | 2021 | 156 | $1,842 |
| NORMANTON PARK | 99 yrs lease commencing from 2019 | 2021 | 1,840 | $1,866 |
| PARC CLEMATIS | 99 yrs lease commencing from 2019 | 2021 | 1,450 | $1,888 |
| ELTA | 99 yrs lease commencing from 2024 | 2025 | 501 | $2,556 |
| FABER RESIDENCE | 99 yrs lease commencing from 2025 | 2025 | 399 | $2,158 |
Lease Decay Analysis
The 99-year lease runs from 2011, meaning approximately 15 years have already been consumed. Roughly 84 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~84 years | Full bank financing available |
| 2041 | ~69 years | CPF usage still unrestricted for most buyers |
| 2050 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2070 | ~39 years | Significant financing restrictions for next buyer |
| 2110 | Expiry | Lease reverts to state |
For a buyer purchasing today with a 10-year horizon (exit around 2036), the lease situation is essentially a non-issue — you’d be selling a property with ~74 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates SEAHILL across multiple dimensions.
What Residents Say
“Bought this purely for rental income and it hasn’t disappointed. Tenants are mostly NUS staff and one-north professionals — reliable, low-maintenance, and the unit has never been vacant for more than two weeks between leases.”
— Owner-investor feedback via property forums
“Location is quiet and close to West Coast Park, which is great for weekend family outings. The downside is you absolutely need a car — there’s no practical way to get to an MRT without driving or taking a bus.”
— Resident feedback via property forums
“Facilities are adequate but nothing special. The pool is well-maintained and the grounds are pleasant. For the price point it’s fair — we came from a larger development and had to adjust expectations, but the rental yield more than makes up for it.”
— Resident feedback via property forums
The consistent theme across resident and investor feedback is that Seahill works best when evaluated through a rental yield lens. Owner-occupiers who prioritise walkability or MRT convenience tend to be less satisfied, while investors and NUS-corridor professionals consistently cite the convenient location relative to campus and Science Park as the development’s primary value driver.
Strengths & Weaknesses
- Strong gross rental yield of 3.96% — among the best in the OCR west
- Proven rental demand with 679 recorded transactions
- Resilient tenant base from NUS, Science Park, and one-north corridor
- Accessible median quantum of S$1.03 million
- Proximity to West Coast Park for recreation and lifestyle
- Lower entry PSF (S$1,611) vs neighbours Normanton Park and Parc Clematis
- Reasonable maintenance fees for a mid-sized development
- Near top schools: NUS High (1.3 km), Kent Ridge Secondary (1.0 km)
- Quick expressway access to CBD via AYE (15 min off-peak)
- Healthy remaining lease of 84 years — no financing constraints
- Very low walkability score (27) — car ownership essentially required
- No MRT station within comfortable walking distance
- PSF trend plateauing — limited near-term capital appreciation potential
- Profitability score of 45 suggests modest historical gains
- Smaller developer (Boo Han Holdings) — less brand recognition for resale
- Facilities standard but not exceptional for the segment
- ShiokNest score of 32 — lowest in the neighbourhood batch
- Sea views partially obstructed depending on stack and floor
Verdict
Seahill is a rental investor’s play, and it makes no apologies for that. The 3.96% gross yield is among the strongest in the OCR west, underpinned by a tenant base of NUS academics, Science Park researchers, and one-north tech professionals who need to live close to work and are less price-sensitive than the general rental market. With 679 recorded rentals, this is not a theoretical yield — it reflects sustained, demonstrable demand.
As an own-stay proposition, the calculus is more nuanced. The walkability score of 27 is genuinely poor — this is a location where car ownership is essentially non-negotiable. The absence of a nearby MRT station constrains the buyer pool for resale, and the PSF trajectory has been flat for two years, suggesting the market has largely priced in Seahill’s location premium. The profitability score of 45 confirms what the numbers show: capital appreciation has been modest.
For the right buyer — an investor with a longer holding horizon who values cashflow over capital gains, or an NUS-affiliated household that needs proximity to campus — Seahill delivers at a price point that is meaningfully below the competition. Normanton Park next door asks S$1,865 psf, and the newer Elta commands S$2,557 psf. At S$1,611 psf with a proven rental track record, Seahill offers the best yield-per-dollar in the West Coast precinct. Just don’t expect it to be your MRT-walkable, amenity-rich forever home — that is not the product it was built to be.