Hill House
Overview & Key Facts
Hill House is an ultra-boutique luxury condominium located at 11 Institution Hill, off River Valley Road in District 9. Jointly developed by Macly Group, Roxy-Pacific Holdings, and LWH Holdings, the development comprises just 72 units in a single 10-storey tower on a 14,300-square-foot site. Hill House is on a 999-year lease — effectively freehold — and is expected to obtain its Temporary Occupation Permit (TOP) in Q3 2026.
Hill House is the second project developed under The Ove Collection, a lifestyle brand created by Joan Chang, eldest daughter of Macly Group founder Herman Chang. While the first Ove Collection project, The Iveria, was inspired by cosmopolitan New York living, Hill House takes a quieter, nature-wellness approach — a retreat on a hill with minimalistic, zen-inspired interiors and woody tones. The consortium’s ownership split is Macly Group (48%), Roxy-Pacific (42%), and LWH Holdings (10%).
Since launching in November 2022, Hill House has sold approximately 29 of its 72 units (40%) at an average price of $3,060 psf, with a record transaction of $3,267 psf in late 2024. The pricing positions Hill House firmly in the luxury segment, competing against established CCR developments in the River Valley-Orchard corridor. The 999-year tenure is a powerful differentiator in a district where many newer launches are on 99-year leases.
Location & Connectivity
Hill House sits on Institution Hill, a quiet hilltop enclave off River Valley Road in District 9. The development is approximately 650 m from Fort Canning MRT station on the Downtown Line — a 9-minute walk. Somerset MRT on the North-South Line is about 900 m (12 minutes), and Great World MRT on the Thomson-East Coast Line is approximately 1.1 km (15 minutes). This triple-line access within walking distance is excellent, though none is truly doorstep-close, and the hilly terrain adds exertion to the walk.
The River Valley neighbourhood is one of Singapore’s most established lifestyle districts. Great World City mall is a 10–15 minute walk, offering a supermarket (Cold Storage), cinema, dining, and retail. Robertson Quay, with its concentration of restaurants, bars, and waterfront dining along the Singapore River, is within walking distance. Orchard Road’s shopping precinct is accessible within 12 minutes on foot via Somerset. For drivers, the Marina Coastal Expressway (MCE), Ayer Rajah Expressway (AYE), and Central Expressway (CTE) are easily reached from River Valley Road.
The school catchment includes River Valley Primary School (within 1 km), and the broader Orchard-River Valley area has proximity to international schools and tertiary institutions. The neighbourhood attracts a cosmopolitan mix of local and expatriate residents, contributing to the diverse dining and cultural scene that characterises the River Valley lifestyle.
Schools & Education
2 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Fairfield Methodist School (Primary) | primary | Within 1 km |
| Kheng Cheng School | primary | Within 1 km |
| ACS (Junior) | primary | ~1.1 km |
| Singapore Management University | tertiary | ~1.1 km |
| Outram Secondary School | secondary | ~1.4 km |
| Nanyang Academy of Fine Arts | tertiary | ~1.4 km |
| School of the Arts | jc | ~1.5 km |
| St. Anthony's Primary School | primary | ~1.6 km |
Facilities
For a 72-unit ultra-boutique development on a compact 14,300-square-foot site, Hill House delivers a thoughtfully curated facility set. The centrepiece is a rooftop lap pool — a design decision that maximises the elevated hillside position by offering swimmers views over the surrounding River Valley landscape. The pool deck includes relaxation areas and is complemented by a jacuzzi. Ground-level and mid-level facilities include a well-equipped gym, function room, herb garden, BBQ pit, children’s playground, garden pavilions, and lush landscaping that integrates the nature-wellness theme throughout the development.
“The rooftop pool is the standout — swimming with views over River Valley and Fort Canning is a genuinely special experience. For 72 units, you essentially have a private pool. The gym is compact but well-equipped with quality machines. The landscaping follows the nature-wellness concept well, with the herb garden adding a nice communal touch. It is not a resort complex with tennis courts and multiple pools, but for a boutique development, every facility feels intentional and well-executed.”
— Buyer, showflat visit 2024 (Stacked Homes)
The facility philosophy at Hill House prioritises quality over quantity. With only 72 units sharing the amenities, the per-resident ratio is exceptionally favourable — the rooftop pool will rarely, if ever, feel crowded. The trade-off is the absence of larger-format amenities like tennis courts, a 50-metre lap pool, or multiple function rooms that developments with 200+ units can typically offer. Security includes 24-hour concierge and surveillance. The nature-wellness design language — woody materials, green walls, herb garden — creates a cohesive aesthetic that distinguishes Hill House from more generic developments.
Unit Sizes & Layout
Hill House’s 72 units are heavily weighted toward compact configurations: 40 one-bedroom and one-bedroom-plus-study units (431–452 sqft), 24 two-bedroom units (624 sqft), and just 8 three-bedroom apartments (753 sqft). This unit mix is clearly targeted at singles, couples, and investors rather than families — the three-bedroom units represent only 11% of total inventory. The compact sizes are characteristic of ultra-boutique CCR developments where land cost per unit is high and the developer optimises for unit count.
The interior design palette emphasises natural materials and calming tones — light timber, stone textures, and a neutral colour scheme that aligns with the nature-wellness concept. Ceiling heights are standard at approximately 2.8 m floor-to-floor. The single-tower, 10-storey format means 7–8 units per floor, providing a degree of exclusivity on each level. Higher floors enjoy views over the Institution Hill tree canopy and toward the River Valley-Great World area. The compact unit sizes demand efficient furniture solutions, and buyers should view the showflat to assess livability before committing.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 0 BR | 40 | $3,182 | $1,397,910 |
| 1 BR | 24 | $2,998 | $1,871,551 |
| 2 BR | 8 | $2,940 | $2,214,875 |
Pricing & Market Position
Based on 72 recorded transactions, sale prices range from $1,298,000 to $2,391,000, averaging $1,646,564 (~$3,103 psf).
Price Appreciation
From 2022 to 2025, the average PSF has appreciated by 3.6% (from $3,001 to $3,110 psf).
Neighbourhood Comparison
Hill House ($3,060 psf, 72 units, 999-year) competes in the crowded District 9 luxury segment. The Avenir ($3,200–3,500 psf, 376 units, freehold) on River Valley Road is the most prominent nearby competitor — a GuocoLand/Hong Leong joint venture with larger units, superior facilities, and a premium developer pedigree. The Avenir commands a higher PSF but offers more space per unit and the scale advantages of a 376-unit development. For buyers who want freehold in River Valley at scale, The Avenir is the benchmark; Hill House counters with ultra-boutique exclusivity and the 999-year tenure (effectively equivalent).
Irwell Hill Residences ($2,600–3,000 psf, 540 units, freehold) by CDL on Irwell Bank Road offers freehold tenure at a lower PSF with significantly larger units and more comprehensive facilities. It is the value play in the River Valley freehold segment. The Robertson Opus ($3,000–3,400 psf, 88 units, freehold) nearby is a closer comp in terms of boutique scale and lifestyle positioning. Hill House’s differentiation rests on the 999-year tenure, the Ove Collection brand identity, the rooftop pool, and the Institution Hill micro-location — buyers must decide whether these attributes justify the premium PSF relative to the compact unit sizes.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| HILL HOUSE | 999 yrs lease commencing from 1841 | 2022 | 72 | $3,103 |
| IRWELL HILL RESIDENCES | 99 yrs lease commencing from 2020 | 2021 | 540 | $2,728 |
| RIVER GREEN | 99 yrs lease commencing from 2024 | 2025 | 524 | $3,138 |
| RIVER MODERN | 99 years leasehold | — | — | $3,239 |
| THE AVENIR | Freehold | 2021 | 376 | $3,190 |
| KOPAR AT NEWTON | 99 yrs lease commencing from 2019 | 2021 | 378 | $2,511 |
Lease Decay Analysis
The 99-year lease runs from 2022, meaning approximately 4 years have already been consumed. Roughly 95 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~95 years | Full bank financing available |
| 2052 | ~69 years | CPF usage still unrestricted for most buyers |
| 2061 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2081 | ~39 years | Significant financing restrictions for next buyer |
| 2121 | 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 ~85 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates HILL HOUSE across multiple dimensions.
What Residents Say
“The 999-year tenure was the deciding factor for us. In District 9, most new launches are 99-year leasehold, and we wanted something we could pass down to our children without worrying about lease decay. The Institution Hill location feels private and elevated, almost like living in a landed property but with condo security and facilities. The De Dietrich and V-Zug kitchen is genuinely premium — these are not token appliance brands.”
— Buyer, two-bedroom, purchased 2023 (PropertyGuru)
“We were drawn to the Ove Collection concept and the nature-wellness design language. The interiors have a calm, zen quality with the woody tones and natural materials that you do not find in most Singapore condos. The rooftop pool with views is lovely. Our one-bedroom is 452 sqft, which is compact, but the layout is efficient and the premium finishes make it feel luxurious despite the size. For a pied-à-terre in River Valley, it works perfectly.”
— Buyer, one-bedroom plus study (Stacked Homes)
“At $3,000+ psf for a one-bedroom under 500 sqft, the quantum is palatable but the value proposition requires conviction about the tenure and location. The 999-year lease is genuinely rare, and Institution Hill is a special pocket of District 9. But buyers need to be realistic about the size — the three-bedroom at 753 sqft is smaller than many two-bedroom units in older condos. This is a premium you pay for tenure, address, and design, not for space.”
— Property analyst, reviewing Hill House (EdgeProp)
Strengths & Weaknesses
- 999-year lease — effectively freehold, one of the rarest tenures available in District 9 new launches
- Ultra-boutique 72-unit scale on Institution Hill — exceptional privacy and exclusivity
- Rooftop lap pool with views over River Valley and Fort Canning — a premium amenity
- Premium finishes: V-Zug oven, Franke faucets, De Dietrich hobs — genuinely high-end kitchen
- Nature-wellness design concept with zen interiors, woody tones, herb garden
- River Valley lifestyle district — Robertson Quay dining, Great World City, Fort Canning Park
- Ove Collection lifestyle brand by Joan Chang adds design distinctiveness
- Three MRT lines accessible within walking distance (DTL, NSL, TEL)
- Joint venture by experienced developers — Macly Group (award-winning) and Roxy-Pacific (54 developments)
- Compact unit sizes — 431-452 sqft for 1-BR, 624 sqft for 2-BR, 753 sqft for 3-BR
- 40% sold since November 2022 launch — moderate sales velocity at this price point
- No MRT within 400 m — Fort Canning DTL is 650 m, Somerset NSL is 900 m (hilly terrain)
- Unit mix heavily weighted to 1-BR (55%) — limited family-sized inventory
- Compact site (14,300 sqft) limits facility scale — no tennis court, single pool
- Premium $3,000+ psf pricing demands conviction about tenure and micro-location
- Three-bedroom at 753 sqft is smaller than many two-bedrooms in older condos
- Higher per-unit maintenance fees inherent to 72-unit ultra-boutique format
Verdict
Hill House is a niche luxury proposition targeting a specific buyer: someone who values 999-year tenure, ultra-boutique exclusivity, a nature-wellness aesthetic, and a District 9 address, and who is comfortable with compact unit sizes and premium pricing. At $3,060 psf average (with records at $3,267 psf), the pricing is firmly in the luxury tier — justified by the 999-year tenure, the River Valley location, and the high-end finishes, but also demanding careful comparison against what $3,000+ psf buys elsewhere in Districts 9 and 10.
The 999-year lease is Hill House’s most powerful selling point. In a district where many new launches are on 99-year leases, perpetual ownership eliminates lease-decay risk entirely and preserves maximum optionality for future generations. The Macly Group-Roxy Pacific consortium brings proven development experience, and the Ove Collection brand adds a lifestyle dimension that commodity developments lack.
The challenges are real. At 40% sold since November 2022, sales velocity has been moderate rather than spectacular — a function of both the premium pricing and the compact unit sizes that limit the buyer pool. The one-bedroom units at 431–452 sqft are small even by CCR standards, and the three-bedroom at 753 sqft requires compromise on space. The facility set, while well-curated, cannot match the scale or variety of larger developments. And while Fort Canning, Somerset, and Great World MRT are all accessible, none is within the sub-400 m range that defines truly convenient MRT access.
For buyers who see Hill House as a forever home or an intergenerational asset — leveraging the 999-year tenure and the River Valley lifestyle — the proposition is compelling. For those who prioritise space, facilities, or immediate MRT access, other CCR options may deliver better value per dollar.