Hillhaven
Hillhaven is a 341-unit, 99-year leasehold development in District 23 (Hillview/Bukit Batok), jointly developed by Far East Organization and Sekisui House, with the lease commencing in 2023 and TOP achieved in 2024. The proposition is unusually clean for an Outside-Central-Region project: a near-pristine 99-year tenure (roughly 96 years of runway as of this review), one of Singapore's most prolific residential developer partnerships, and a five-minute walk to Hillview MRT on the Downtown Line, all set against the leafy backdrop of the Bukit Timah Nature Reserve and the established HillV2 lifestyle hub. The trade-off is equally clear. At 341 units, Hillhaven sits in the boutique tier where facility loading per unit is favourable but where the developer cannot underwrite the lavish amenity stack typical of 700-unit-plus OCR launches. The Hillview corridor has also absorbed four-plus new launches over the past five years, meaning the resale and rental pool will be unusually deep over the next decade and capital-growth tailwinds depend on the wider OCR repricing rather than scarcity. For owner-occupiers who value nature access, premium lease, and a manageable strata community, Hillhaven is one of the more coherent OCR propositions launched in this cycle. For investors, the calculation is more tempered by Hillview cluster supply and OCR yield compression.
Snapshot as of 2026-05 — figures above reflect publicly available URA/HDB data at the time of this editorial review (as of 2026-05).
Hillhaven is delivered by a joint venture between Far East Organization, Singapore's largest private residential developer, and Sekisui House, one of Japan's foremost homebuilders with a multi-decade Singapore track record through projects such as Watermark Robertson Quay and the Riverfront Residences collaboration. Far East's residential portfolio runs to more than 780 developments and includes The Hillford, The Siena, and the long-running Floridian-Hillview series — projects whose post-handover service levels are routinely cited as a sector benchmark. Sekisui House brings prefabricated-panel construction expertise and a corporate culture oriented toward long-cycle build quality rather than cost-engineered margin extraction; the partnership's prior Singapore work has consistently scored in the upper bands of the BCA CONQUAS assessment. Both firms maintain in-house customer-care and defect-rectification teams that operate well beyond the statutory 12-month defect liability window, which historically translates into smoother early-MCST years for owners. Buyers evaluating the Far East–Sekisui pedigree should review the AGM minutes for sister projects in the Hillview cluster — they are the best forward indicator of how Hillhaven's strata community is likely to be administered through the first decade.
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
| School | Type | Distance |
|---|---|---|
| Bukit View Primary School | primary | ~1.3 km |
| Princess Elizabeth Primary School | primary | ~1.5 km |
| Pei Hwa Presbyterian Primary School | primary | ~1.6 km |
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.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 107 | $2,202 | $1,518,084 |
| 2 BR | 101 | $2,108 | $1,715,554 |
| 3 BR | 104 | $2,069 | $2,204,955 |
| 4 BR | 28 | $2,056 | $2,836,348 |
Pricing & Market Position
Based on 340 recorded transactions, sale prices range from $1,363,060 to $3,011,890, averaging $1,895,409 (~$2,158 psf).
Price Appreciation
From 2024 to 2025, the average PSF has appreciated by 4.2% (from $2,102 to $2,190 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.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| HILLHAVEN | 99 yrs lease commencing from 2023 | 2024 | 341 | $2,158 |
| SOL ACRES | 99 yrs lease commencing from 2014 | 2018 | 1,327 | $1,383 |
| MIDWOOD | 99 yrs lease commencing from 2018 | 2021 | 564 | $1,731 |
| LUMINA GRAND | 99 yrs lease commencing from 2022 | 2024 | 512 | $1,515 |
| DAIRY FARM RESIDENCES | 99 yrs lease commencing from 2018 | 2021 | 460 | $1,659 |
| THE BOTANY AT DAIRY FARM | 99 yrs lease commencing from 2022 | 2023 | 386 | $2,053 |
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.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~96 years | Full bank financing available |
| 2053 | ~69 years | CPF usage still unrestricted for most buyers |
| 2062 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2082 | ~39 years | Significant financing restrictions for next buyer |
| 2122 | 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 ~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
The investment case rests on four pillars and two meaningful caveats. First, the 99-year lease commencing in 2023 leaves approximately 96 years of runway as of this review, which is the freshest tenure profile available in D23 and positions the asset favourably against Hillview cluster resale comparables typically carrying 88 to 93 years. Lease-decay discount curves begin to bite at the 10-to-15-year holding horizon, and Hillhaven's runway advantage is durable. Second, the Far East–Sekisui pedigree supports a modest brand premium that has historically held through resale cycles for both developers' OCR portfolios. Third, Hillview MRT on the DTL provides genuine three-line connectivity, and the Bukit Timah nature halo is structurally scarce. Fourth, the boutique 341-unit profile means listing competition within the development itself is limited — an underappreciated advantage when broader cluster supply softens. The first caveat: the Hillview corridor has absorbed four-plus new launches over the past five years, which means resale and rental supply at the cluster level will be unusually deep through the late 2020s and capital-growth tailwinds depend on broader OCR repricing rather than scarcity. The second caveat: OCR yields have compressed in the current cycle, and Hillhaven's pricing tier is unlikely to support gross yields that materially clear holding costs. Investors should pencil out gross yield using the rental yield calculator against current Hillview rental comparables, and stress-test holding cost using the mortgage calculator for a range of MAS-tracked interest rate scenarios. The URA caveats database remains the cleanest source for transaction-level price discovery in the cluster.
Hillhaven is one of the more coherent OCR propositions launched this cycle: a fresh 99-year lease, a top-tier developer partnership, a five-minute walk to a Downtown Line station, and a genuine nature halo that is structurally difficult to replicate elsewhere on the island. For owner-occupiers who value lease runway, build quality, and a quieter strata community over a maximalist facility list, the project compares favourably against most other D23 and adjacent OCR alternatives in the same price band. For investors, the Hillview cluster supply backdrop and OCR yield environment argue for entering at the lower end of the prevailing transaction range and underwriting a seven-to-ten-year hold rather than a three-to-five-year flip. The Far East–Sekisui pedigree provides a credible floor under build quality, and the DTL plus nature-reserve positioning should harden the address's appeal as the broader OCR repricing cycle plays out. Net assessment: a solid B+ OCR asset with category-leading lease runway, fairly priced at current market levels, and best suited to medium-horizon owner-occupiers or patient investors with a clear-eyed view of cluster supply.
Editorial review based on public URA/HDB data as of 2026-05. Not financial advice. Verify with MAS-licensed advisor.
Hillhaven's facility set is deliberately curated rather than maximalist, a sensible choice given the 341-unit strata base. The centrepiece is a 50-metre lap pool flanked by cabana decks oriented toward the nature reserve, complemented by a children's pool, a hydrotherapy spa, an indoor gym with an adjacent yoga deck, a tennis court, function rooms, and several pocket landscape gardens designed to draw on the surrounding biophilic context. The clubhouse has been designed to leverage cross-ventilation and deep eaves to reduce common-area air-conditioning load, a small but compounding contributor to lower long-run maintenance fees relative to larger OCR peers. The trade-off of a boutique project is real: facility loading per unit (residents per pool lane, gym station, function room booking slot) is favourable, but the developer cannot amortise the cost of a 200-metre lap pool, multiple themed gardens, or a co-working pavilion across the strata base without driving maintenance fees above sensible OCR levels. Hillhaven's solution — fewer facilities, finished to a higher specification, supported by HillV2 and The Rail Mall as effective off-site amenities — is a defensible architectural philosophy and one that owner-occupiers tend to appreciate more than investors comparing facility lists on a spreadsheet.
Hillhaven sits along Hillview Rise, a five-to-seven-minute walk to Hillview MRT on the Downtown Line, with Newton reached in roughly 21 minutes and Bayfront in 30. The DTL's interchanges at Botanic Gardens, Newton, and Little India deliver three-line reach within the half-hour band, a connectivity profile that has materially closed the gap between the Hillview corridor and traditionally more central addresses. By road, the BKE and PIE place the CBD within 20 to 25 minutes outside peak, and the upcoming North-South Corridor will further compress drive times to the city centre. Lifestyle anchors are unusually strong for an OCR address: HillV2 and The Rail Mall provide a curated mix of F&B and daily-needs retail within walking distance, while the Bukit Timah Nature Reserve and the Rifle Range Nature Park sit at the project's doorstep — a nature halo that is genuinely scarce in Singapore's mature condo market. Schools within one kilometre include Lianhua Primary, with CHIJ Our Lady Queen of Peace and Bukit Batok Secondary just beyond the threshold. For a granular read on how D23 pricing compares against neighbouring OCR districts, the price heatmap is the cleanest starting point.
Three risk vectors deserve diligence. The first is Hillview cluster supply: with Dairy Farm Residences (TOP 2022), The Botany (TOP forecast 2026/2027), The Myst (TOP forecast 2027/2028), and Hillhaven itself all entering the cluster within a five-year window, the rental and resale market through the late 2020s will be unusually well-supplied. Hillhaven's lease and pedigree advantages are real, but buyers should not underwrite a thin-market scarcity premium. The second is OCR yield compression: D23 gross yields have softened across the cycle and Hillhaven's pricing tier — reflecting the premium lease and developer pedigree — argues for entry-level expectations rather than aspirational ones. The third is the boutique-scale facility caveat: 341 units is a comfortable strata size for owner-occupiers but means certain amenities common in larger projects (sky terraces, multiple pools, dedicated kids' clubs) are unavailable, which can affect resale appeal to families comparing against larger OCR alternatives. Before committing, benchmark Hillhaven against comparable cluster launches including Dairy Farm Residences, The Botany, and The Myst, and stress-test the entry psf against the broader D23 transaction band to confirm pricing is defensible relative to the supply backdrop. The HDB resale market nearby is also worth scanning as a directional gauge of the broader Bukit Batok price floor.
Hillhaven's 341 units are distributed across two towers with a balanced unit mix that leans more owner-occupier than investor-led, an unusual choice in the current OCR landscape. One-bedroom configurations start at roughly 527 square feet, two-bedrooms range from approximately 689 to 829 square feet, three-bedrooms span 947 to 1,184 square feet, and four-bedroom premium stacks extend toward 1,485 square feet. Layout efficiency is a particular strength of Sekisui House's prefab-panel construction methodology: bay windows, planter voids, and air-conditioning ledges that historically inflated saleable area without contributing to usable space have been pared back, with most stacks delivering an internal-area ratio noticeably above the OCR average for the same nominal floor plate. North-south orientations dominate the master plan, an important consideration given Singapore's solar geometry, and the curvilinear block placement opens sightlines toward the nature reserve from a meaningful share of higher-floor units. Buyers should verify stack-specific facings and ceiling heights on the official site plan — boutique developments sometimes feature one or two stacks with compromised aspects that the brochure does not foreground. To pressure-test affordability against your own income and CPF position, run the figures through the affordability calculator.