Hillhaven

Overview & Key Facts

Hillhaven is a 341-unit nature-themed condominium at 5 Hillview Rise, jointly developed by Far East Organisation — Singapore’s largest private developer — and Sekisui House, one of Japan’s premier homebuilders with over 2.6 million homes delivered worldwide. The collaboration between a local heavyweight and a Japanese firm renowned for precision craftsmanship and sustainability gives Hillhaven a distinctive quality narrative. Comprising two towers of 27 and 28 storeys on a spacious 111,893 sq ft site, the development launched in January 2024 and sold out within approximately two years, with completion targeted for September 2027.

The design ethos draws deeply from Hillhaven’s natural setting. Situated against the backdrop of Bukit Timah Nature Reserve and surrounded by mature tropical forest, the two towers are positioned side by side rather than in a staggered formation — a deliberate choice that minimises inter-block overlooking, maximises privacy, and frees up extensive ground-level space for landscaping and communal gardens. The architecture celebrates clean lines and natural materials, with a contemporary aesthetic that allows the surrounding greenery to serve as the visual centrepiece.

With 96 years of lease remaining and the Downtown Line providing rapid connectivity from Hillview MRT (just 450 m away), Hillhaven targets a specific buyer profile: nature lovers and families who value a tranquil, green setting without sacrificing MRT access. The trade-off is a walkability score of just 37/100, reflecting the Hillview enclave’s car-dependent character for daily conveniences beyond the immediate HillV2 mall.

Location & Connectivity

Hillview Rise sits in District 23’s established landed-housing enclave, surrounded by low-rise residential properties and dense tropical greenery. Hillview MRT (Downtown Line) is 450 m to the east — a four-to-five-minute walk — connecting residents to Newton and Bugis in under 20 minutes and to the CBD via transfers at Stevens (Thomson-East Coast Line) or Botanic Gardens (Circle Line). Cashew MRT is 830 m north along the DTL, providing a secondary station option.

Immediate retail is anchored by HillV2, a compact neighbourhood mall directly opposite, offering a Cold Storage supermarket, F&B outlets, and medical clinics — a one-minute stroll from the condo entrance. The Rail Mall, a charming stretch of shophouses along the former railway line, is a 10-minute walk and provides additional dining, a pet store, and a popular brunch scene. For larger retail needs, Junction 10, West Mall, and Hillion Mall are all within a 6–8 minute drive.

Nature access is Hillhaven’s strongest locational asset. Bukit Timah Nature Reserve, Dairy Farm Nature Park, and Bukit Batok Nature Park are all accessible within a 10–15 minute walk, offering hiking trails, mountain biking routes, and Singapore’s highest point at Bukit Timah Hill. For families, Bukit View Primary School is 1.29 km away, and the German European School Singapore (GESS) and Lianhua Primary are nearby alternatives. The walkability score of 37/100 accurately reflects the suburban, car-oriented layout — beyond HillV2, most errands require a drive or MRT hop.

Schools & Education

Facilities

Hillhaven’s amenity suite balances fitness, social, and nature-themed offerings across the ground and fourth-floor podium levels. The 50 m lap pool and adjacent pool deck serve as the primary leisure anchor, complemented by a children’s pool, spa alcove, and alfresco deck. Active residents have a tennis court, a pickleball court, a rock-climbing wall, and a well-equipped gymnasium with an adjoining exercise lawn. The communal gardens integrate an urban farm — a nod to the Sekisui House philosophy of connecting daily life with nature — while the biker’s corner with a bicycle washing and repair station reflects the development’s proximity to the Rail Corridor cycling network. A function room and party pavilion round out the social facilities.

“What sold us was the combination of nature and thoughtful facilities. The urban farm and biker’s corner show that the developers actually thought about who would live here — active, nature-loving families. The rock-climbing wall is a great touch for the kids, and the pickleball court is already a hit with our neighbours. It’s not a mega-condo with a lazy river, but everything here feels purposeful.”

— Buyer couple, three-bedroom unit, purchased at launch

Unit Sizes & Layout

Hillhaven offers two- to four-bedroom residences across its 341 units, with layouts that reflect the Sekisui House emphasis on functional, well-proportioned living spaces. The dual-tower configuration ensures that most stacks enjoy either greenery views toward Dairy Farm Nature Park or an unblocked eastern outlook — the side-by-side tower placement was specifically designed to eliminate cross-tower overlooking. Units feature high-quality finishes including premium flooring, designer kitchen appliances, and elegant bathroom fixtures, consistent with the Far East Organisation’s track record in the mid-to-upper segment.

At an average $2,167 psf, Hillhaven commands a premium over established OCR neighbours: Sol Acres ($1,380 psf), Midwood ($1,728 psf), and Dairy Farm Residences ($1,659 psf) are all significantly cheaper. The premium reflects newer construction, Sekisui House’s quality credentials, and direct Hillview MRT proximity. However, the nearby Botany at Dairy Farm ($2,053 psf) offers a comparable nature-themed proposition at a lower PSF, making it the closest competitor on both price and positioning.

Pricing & Market Position

Across 341 recorded transactions (all-time), sale prices range from $1,363,060 to $3,353,800, averaging $1,899,686.

Over the last 12 months, transactions averaged $2,142 psf.

Price Appreciation

From 2024 to 2025, the average PSF has appreciated by 4.1% (from $2,102 to $2,188 psf).

Neighbourhood Comparison

The Hillview–Dairy Farm corridor offers a spectrum of nature-adjacent options. Sol Acres ($1,380 psf), the cluster’s most affordable option, is a massive 1,327-unit EC-turned-private-condo that trades on pure value but shows its age in design and facilities. Midwood ($1,728 psf), directly at Hillview MRT, offers comparable DTL access in a 564-unit format with a competitive price point but older 2022 completion. Dairy Farm Residences ($1,659 psf) sits closer to Hillview Park Connector but is further from the MRT. Botany at Dairy Farm ($2,053 psf) is Hillhaven’s closest competitor — a similar nature-themed development near Hillview MRT, priced about $110 psf lower.

Lumina Grand ($1,514 psf), as an Executive Condominium, offers the most attractive entry quantum for eligible first-time buyers, though it comes with MOP restrictions and a slightly more suburban location near Bukit Batok West Avenue. For buyers comparing Hillhaven and Botany at Dairy Farm specifically, the choice largely comes down to the Sekisui House quality premium, Hillhaven’s newer completion date, and personal preference between the two developments’ facility mixes and stack orientations.

Lease Decay Analysis

The 99-year lease runs from 2023, meaning approximately 3 years have already been consumed. Roughly 96 years remain — still comfortably within the range where most banks will offer full financing without restrictions.

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 ~86 years remaining, which is still very bankable. The risk profile changes for longer holds.

ShiokNest Scores

Our proprietary scoring system evaluates HILLHAVEN across multiple dimensions.

What Residents Say

“We’re a young family who wanted to be near nature without being completely cut off from the city. Hillview MRT gets us to Stevens in under 10 minutes and from there we can transfer to the Thomson line for Orchard Road. Weekends we hike Dairy Farm Nature Park or cycle the Rail Corridor — it’s right at our doorstep. HillV2 handles the daily groceries. For our lifestyle, this is perfect.”

— Buyer couple with one child, three-bedroom unit

“The Sekisui House involvement gave me confidence in the build quality. I’ve seen their work in Japan and Australia, and the attention to detail — from the finishes to the way they’ve positioned the towers to avoid overlooking — is a step above most Singapore developers. The urban farm and bike station show they understand the Hillview buyer profile.”

— Investor-buyer, two-bedroom unit

“My main reservation is the suburban isolation. If you’re used to living in town or even the city fringe, Hillview can feel very quiet in the evenings. There’s essentially one food court at HillV2 and Rail Mall — that’s it for walkable dining. Grabbing a proper meal out usually means driving to Bukit Timah or Clementi. It’s a trade-off for the greenery, but you need to be okay with that.”

— Former Hillview resident considering Hillhaven

Strengths & Weaknesses

Verdict

Hillhaven delivers precisely what its name promises: a haven in the hills. The Sekisui House partnership elevates it beyond a typical Far East Organisation project, bringing Japanese precision in spatial planning and a genuine commitment to nature-integrated design. The 341-unit count keeps the community intimate, the dual-tower layout preserves privacy, and the Hillview MRT location provides Downtown Line connectivity that many OCR developments lack. It sold out within two years of launch — a strong endorsement of its market positioning.

The limitations are inherent to the Hillview enclave rather than the development itself. With a walkability score of 37/100, residents depend on HillV2 for daily basics and a car or MRT for anything beyond. The neighbourhood’s suburban character means no hawker centres, no bustling commercial strips, and limited evening dining options. Families with young children should note that the nearest primary school (Bukit View) is 1.29 km away — outside the 1 km priority enrolment zone for most balloted schools.

Against competitors, Hillhaven ($2,167 psf) occupies the premium tier of the Hillview cluster. Botany at Dairy Farm ($2,053 psf) is the closest peer in both price and nature-oriented positioning, while Midwood ($1,728 psf) and Dairy Farm Residences ($1,659 psf) offer lower entry points at the cost of older designs and less MRT proximity. Lumina Grand ($1,514 psf), as an EC, provides the most affordable option for eligible buyers. For nature enthusiasts who want DTL access without sacrificing build quality, Hillhaven is District 23’s top-tier choice.