Hillion Residences
How many Singapore condos sit directly above a Downtown Line MRT terminus, an LRT interchange, AND an air-conditioned bus interchange — with the elevator lobby also opening into a 24/7 NTUC FairPrice in the same basement? The answer in 2026 is two, and Hillion Residences is the one that ordinary mass-market upgraders can still actually afford. This is the rare D23 project where the “mixed-use integrated development” label is not marketing dressing — it is a literal load-bearing description of how the building plugs into the Bukit Panjang Integrated Transport Hub (BPITH).
Hillion Residences is a 546-unit, 99-year leasehold mixed-use development at Jelebu Road in District 23 (Choa Chu Kang, Dairy Farm, Hillview, Bukit Panjang), completed in 2016 with the lease commencing in 2013 (as of 2026-05, approximately 87 years remaining). Three residential towers sit directly atop Hillion Mall, which in turn is plumbed into the Bukit Panjang MRT/LRT station via basement-level direct access. Per LTA records, Bukit Panjang is the western terminus of the Downtown Line (DT1), the interchange anchor of the Bukit Panjang LRT (BPLRT) loop serving the surrounding HDB heartland, and the rail half of the BPITH bus interchange — a triple-mode transit fusion shared by very few projects nationally.
The development was launched by SIM LIAN GROUP, who retained ownership of the mall’s commercial units — an arrangement that materially affects the tenant mix discipline buyers should weigh (covered in strengths below). The unit mix is heavily weighted toward 1-bedroom and 2-bedroom configurations, with average internal areas clustering around 605 sqft (as of 2026-05 per URA Realis caveats), reflecting an investor-and-singles design brief rather than a family-occupier one.
Two 2026 contextual signals are worth dating. First, the major BPLRT renewal programme — new Innovia APM 300R rolling stock, signalling, and power-rail systems — reaches scheduled completion (as of 2026) per LTA’s rail-network programme, removing the single most persistent quality-of-life complaint that hung over Bukit Panjang ownership through 2019-2025. Second, the wider URA Master Plan 2025 earmarks the Bukit Panjang/Tengah corridor for continued residential intensification, with adjacent Tengah town now visibly building out — an indirect tailwind for resale stock at Hillion Residences’s western edge of the mature condo cohort.
Overview & Key Facts
Hillion Residences is a 546-unit integrated development sitting directly above Hillion Mall and the Bukit Panjang bus interchange in District 23. Developed by Sim Lian Group (under SIM LIAN JV BP RETAIL) on a 99-year lease from 2013, the development achieved TOP in 2016 and has since become the centrepiece of Bukit Panjang’s town centre renewal. The project occupies a prime position along Jelebu Road, connected to Bukit Panjang MRT station — serving both the Downtown Line and LRT — by a sheltered walkway of roughly 60 metres.
What sets Hillion Residences apart from most OCR condos is its integrated development status. The residential towers sit above a six-storey podium comprising Hillion Mall (retail, F&B, supermarket, clinics, enrichment centres) and the air-conditioned Bukit Panjang bus interchange. This means residents can commute, grocery shop, dine, and visit their GP without ever stepping outdoors — a genuine everyday advantage in Singapore’s climate.
The unit mix skews heavily toward compact configurations — predominantly 1- and 2-bedroom units — which explains the accessible median price of S$818,000 and the strong rental demand. With an average PSF of S$1,795 over the last 12 months, Hillion Residences commands a premium over nearby non-integrated projects, but the integrated development premium is well understood by the market and underpinned by genuine utility.
Location & Connectivity
The headline number is extraordinary: Bukit Panjang MRT is just 60 metres away. This is not “near MRT” marketing spin — residents literally walk through Hillion Mall’s air-conditioned corridor and arrive at the station entrance. Bukit Panjang station sits on the Downtown Line (DTL), providing direct service to Beauty World, Botanic Gardens, Stevens, Newton, and Bugis without transfers. The CBD (Downtown station) is reachable in about 30 minutes. The station also connects to the Bukit Panjang LRT, serving the wider Bukit Panjang town.
For drivers, the BKE (Bukit Timah Expressway) entrance is a short drive away, offering access to the PIE and onward to the CBD, Jurong, or Changi. In off-peak conditions, Orchard Road is roughly 20 minutes by car. The bus interchange directly below the development provides extensive bus coverage across the island without needing to cross any road.
Day-to-day convenience is where the integrated development advantage becomes tangible. Hillion Mall houses a Cold Storage supermarket, food court, dental and medical clinics, enrichment centres, and a variety of F&B options. Junction 10 mall is a 10-minute walk for additional retail. Bukit Panjang Community Club and Bukit Panjang Public Library are both within walking distance.
The surrounding neighbourhood is evolving. Bukit Panjang has historically been perceived as a remote heartland town, but the DTL connection (completed 2015) fundamentally changed its accessibility profile. The area still lacks the cafe culture and lifestyle polish of Bukit Timah or Holland Village, but it offers honest suburban convenience at a fraction of the price.
Schools & Education
6 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Pei Hwa Presbyterian Primary School | primary | Within 1 km |
| Springdale Primary School | primary | Within 1 km |
| Fajar Secondary School | secondary | Within 1 km |
| Bukit Panjang Primary School | primary | Within 1 km |
| Greenridge Secondary School | secondary | Within 1 km |
| West Spring Secondary School | secondary | Within 1 km |
| West Spring Primary School | primary | Within 1 km |
| Unity Primary School | primary | Within 1 km |
Facilities
Hillion Residences takes a different approach to facilities compared to sprawling mega-condos. With 546 units on a relatively compact integrated-development footprint, the amenity provision is functional rather than extravagant. The development features a swimming pool, wading pool, gymnasium, BBQ pavilions, a function room, children’s playground, and landscaped gardens on the upper podium deck — essentially the standard suburban condo package.
The honest assessment: facilities are adequate but not a differentiator. You will not find tennis courts, a 50m lap pool, or elaborate themed zones here. The pool is modest in scale relative to the unit count, and residents note that it can feel crowded during peak weekend hours. The gym is serviceable but compact.
“The facilities are basic — small pool, small gym. But honestly, with the mall downstairs and MRT at the doorstep, I spend more time outside than at the pool. The convenience factor more than compensates.”
— Resident review via PropertyGuru
This is the key trade-off to understand: Hillion Residences compensates for modest on-site facilities with unmatched integrated amenities. The mall below effectively functions as an extended common area — residents pop downstairs for dinner, groceries, or a haircut the way other condo residents might walk to the pool. For time-pressed working professionals and small households, this trade-off works decisively in Hillion’s favour.
Unit Sizes & Layout
The unit mix at Hillion Residences is heavily weighted toward compact configurations. The majority of units are 1-bedroom (approximately 450–500 sqft) and 2-bedroom (approximately 600–750 sqft) layouts, with a smaller proportion of 3-bedroom units. This compact-unit emphasis is deliberate — it keeps absolute pricing accessible (median S$818,000) and aligns with the rental market demographic: young professionals and couples who value MRT access and convenience over space.
Unit layouts are functional but not generous. Sim Lian’s design philosophy has always prioritised practicality over architectural flair, and Hillion Residences is consistent with that approach. Kitchens are enclosed in most configurations (a plus for Asian cooking), and bathrooms are adequately sized. The smaller units do feel tight once furnished, and buyers should think carefully about storage solutions.
“The 2-bedder is compact but the layout is efficient — no wasted corridor space. The enclosed kitchen is a must for us. Main complaint is the master bedroom, which barely fits a queen bed and wardrobe.”
— Owner review via EdgeProp
Interior finishings are in line with Sim Lian’s mid-market positioning — functional and durable, but not premium. Common upgrades among resale units include kitchen backsplash and countertop replacements, bathroom fixture upgrades, and built-in wardrobes. Budget S$15,000–30,000 for a practical renovation of a 2-bedroom unit.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 0 BR | 92 | $1,672 | $782,759 |
| 1 BR | 9 | $1,475 | $802,722 |
| 2 BR | 37 | $1,730 | $1,235,649 |
| 3 BR | 5 | $1,743 | $2,026,578 |
| 4 BR | 6 | $1,815 | $2,493,333 |
Pricing & Market Position
Based on 149 recorded transactions, sale prices range from $660,000 to $2,680,000, averaging $1,007,048 (~$1,788 psf).
Rents range from $1,800 to $11,000 per month across 1036 rental transactions. Current rental yield sits at approximately 4.3%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 12.9% (from $1,531 to $1,729 psf).
Neighbourhood Comparison
The D23 competitive set is instructive. Sol Acres (S$1,380 psf) is the value play — a massive 1,327-unit EC-turned-private with far more generous unit sizes and extensive facilities, but it sits further from MRT and lacks the integrated development convenience. For families who prioritise space and facilities over transit access, Sol Acres offers significantly more square footage per dollar.
Midwood (S$1,729 psf) is the closest PSF comparable and also sits near Hillview MRT on the DTL. It offers a newer lease (99 years from 2018) and is positioned in the Hillview/Dairy Farm nature corridor — a different lifestyle proposition. Midwood appeals to buyers who want DTL access with a nature-adjacent setting; Hillion appeals to those who want urban integrated convenience.
Lumina Grand (S$1,514 psf), an EC near Bukit Batok West, offers a fresh lease and lower PSF, but comes with the usual EC restrictions (5-year MOP, income ceiling) and is not MRT-adjacent. For eligible buyers willing to accept these constraints, it represents strong value — but it serves a fundamentally different market segment.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| HILLION RESIDENCES | 99 yrs lease commencing from 2013 | 2016 | 546 | $1,788 |
| 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 2013, meaning approximately 13 years have already been consumed. Roughly 86 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~86 years | Full bank financing available |
| 2043 | ~69 years | CPF usage still unrestricted for most buyers |
| 2052 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2072 | ~39 years | Significant financing restrictions for next buyer |
| 2112 | 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 ~76 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates HILLION RESIDENCES across multiple dimensions.
What Residents Say
“Best thing about living here is the convenience. I can go from my unit to the MRT platform in under 5 minutes. Cold Storage downstairs, food court downstairs, clinic downstairs. On rainy days I don’t even need an umbrella.”
— Resident review via PropertyGuru
“Units are small — no way around it. The 1-bedder is really a studio with a wall. But for a single professional or couple, the location makes up for it. I work at one-north and the DTL takes me door to door.”
— Tenant review via EdgeProp
“Pool is too small for the number of units. Weekends it’s basically unusable. Gym is tiny. But I didn’t buy this place for the pool — I bought it because everything I need is within 100 metres.”
— Owner review via 99.co
The consistent theme across resident feedback is unmistakable: convenience is the overwhelming draw, and compact unit sizes and modest facilities are the accepted trade-off. Noise from the bus interchange is occasionally mentioned, particularly for lower-floor units facing Jelebu Road, though most residents report it diminishes significantly above the podium level. Management and maintenance standards are generally described as acceptable, with the MCST benefiting from the mall’s shared maintenance infrastructure.
1. The integrated-mall + triple-transit moat is genuinely irreplaceable at this price point. A weather-protected basement walk from your lift lobby to a Downtown Line platform, an LRT loop platform, AND a covered bus interchange — plus a 24/7 NTUC FairPrice, food courts, banks, clinics, tuition centres, and a cinema — is a coverage set that mass-market OCR projects simply cannot replicate, because there are no remaining GLS plots in mature transit-hub sites at the OCR price band. Comparable integrated-mall projects in CCR (Marina One, Park Place Residences at PLQ) trade 80-150% higher per square foot. As of 2026-05, transactions at Hillion Residences cluster at S$1,729-1,819 psf over the last 18 months (149 transactions on file since TOP per URA Realis), with a ~6% step-up between 2024 and 2025 reflecting the steady absorption of the integrated-transit premium into the price.
2. Gross rental yields are punching above the OCR average. Among 288 rental caveats filed since January 2025 per URA data, 1-bedroom units median rent stands at S$2,883/month at S$6.29 psf, and 2-bedroom units at S$3,820/month at S$5.03 psf (as of 2026-05). Pairing 2-bedroom rents against the 2024-2026 2-bedroom resale band of ~S$1.08M gives a gross yield of approximately 4.2-4.3% — meaningfully ahead of the 3.0-3.4% gross typical of comparable OCR private condominiums, and competitive with Singapore Savings Bonds plus a meaningful capital-appreciation kicker. Buyers running the yield maths against their financing assumptions should stress-test on our rental-yield calculator and cash-flow tool.
3. The 2026 LRT renewal removes a persistent overhang. The BPLRT system — in service since 1999 — carried a reputation for reliability incidents through the mid-2010s and a multi-year renewal programme since 2019 (as of 2026). The arrival of the Innovia APM 300R rolling stock and new signalling brings the loop into modern automated-people-mover spec, which is directly material to Hillion Residences because the LRT loop is the connective tissue between the condo and the surrounding HDB catchment that feeds rental demand. Tenant-side perception of “getting around Bukit Panjang” improves in lockstep with the renewal, which should support the rental band into 2027-2028.
4. Layout efficiency on the small formats. The 1-bedroom and 2-bedroom stacks at Hillion Residences are designed with the SIM LIAN house-style efficiency: minimal wasted corridor, full-height windows, and a kitchen-to-living flow that tolerates the compact footprint. At an average 605 sqft per unit, the design discipline is what makes the project actually rent at S$2,883-3,820/month rather than the lower OCR small-format band. Side-by-side comparable shortlisting against other D23 condo stock via our side-by-side comparison tool highlights the layout-per-dollar advantage.
1. This is an OCR mass-market project, and liquidity behaves like one. The 149-transaction history since TOP averages roughly 15 caveats per year — respectable, but materially thinner than CCR or RCR integrated-development stock. Buyers needing a fast exit (under 6 months from listing) should expect price concessions of 3-6% off the prevailing band, particularly outside the prime stack/floor combinations. The 2026 absorption picture stays healthy (as of 2026-05) but any reader running a 3-5 year flip thesis should price the liquidity haircut explicitly into the underwriting via the total-cost calculator.
2. Western-edge OCR geography limits the buyer-pool ceiling. D23 sits at the western edge of the mainland mature OCR cohort. The Downtown Line gives Hillion Residences a one-seat ride to Newton, Little India, and Bugis — but the actual platform-to-platform time to Raffles Place via DTL is ~45-50 minutes, and the LRT plus walk distance pushes door-to-CBD-desk well past an hour for many stacks. Verify your specific commute before committing — for buyers whose work centres on Marina Bay or one-north, this is a real friction point that caps the foreign-tenant and senior-executive renter pool.
3. The mall is not a co-op — it is a single landlord’s investment vehicle. SIM LIAN retains ownership of the Hillion Mall commercial strata, which means the tenant mix is curated by an outside party with its own commercial calculus rather than by an MCST that aligns with resident interests. The arrangement has produced a stable anchor (the 24/7 NTUC) and a generally workable mix through 2024-2026, but residents have no voting voice if the landlord chooses to rotate tenants toward higher-rent categories that residents may dislike (more late-night F&B, fewer everyday services). This is a structural feature buyers should accept on entry, not a fixable post-purchase grievance.
4. Lease decay is a real long-horizon variable. At year 13 of the 99-year lease (as of 2026-05), Hillion Residences has approximately 87 years remaining — comfortably above all the standard CPF lease-thresholds for full usage. But buyers holding past 2040 cross the 75-year-remaining inflection point where resale pricing typically begins to price in measurable decay (see our 99-year leasehold buyer’s guide). The 15-20 year hold thesis works; the 30+ year hold thesis requires explicit modelling on the lease-decay visualiser.
Who Hillion Residences fits best (as of 2026-05)
- Family seeking amenity convenience without the CCR price tag — GREEN. A weather-protected school run, grocery run, doctor visit, and CBD commute from a single lift lobby is the central thesis. The 2-bedroom and 3-bedroom stacks support genuine family use. Stress-test affordability on our affordability calculator.
- Transit-oriented professional — GREEN. If the office is on the Downtown Line (Bugis, Promenade, Botanic Gardens, one-north via interchange) or anywhere served by the BPLRT-feeder bus network, the door-to-desk economics are exceptional for the price band. A one-bedroom here outranks comparable Bukit Timah Road stock on rental ease.
- CCR-priced-out value seeker upgrading from HDB — GREEN. The integrated-development premium is the closest mass-market analog to the CCR-mixed-use experience. Bukit Panjang upgraders specifically should map the financing journey on our HDB-to-condo upgrade guide.
- Liquidity-sensitive investor needing fast exit optionality — AMBER. The OCR mass-market liquidity profile means 15 transactions/year on average. Acceptable for buy-and-hold yield investors with a 7-10 year horizon; not ideal for a 24-36 month flip or anyone who needs unconditional exit liquidity within 90 days.
- Yield investor with HDB+1 portfolio — GREEN. The 4.2-4.3% gross yield on 2-bedroom stacks, combined with the integrated-mall tenant-demand floor and the 2026 LRT renewal tailwind, makes Hillion Residences one of the more defensible rental-investment cases in D23. Verify stamp-duty load on the stamp-duty calculator.
Bottom line (as of 2026-05)
Hillion Residences belongs in a small bucket of Singapore condos where the “integrated mixed-use development” label is structurally true — not merely a brochure adjective. The combination of a Downtown Line terminus, an LRT interchange, a covered bus hub, and a fully-tenanted mall — all reachable from your lift lobby without crossing a single roadway — is genuinely difficult to replicate at OCR pricing. The transactional record bears this out: 149 caveats since TOP, 2024-2026 PSF band of S$1,683-1,819, and rental yields of ~4.2-4.3% gross on 2-bedroom stacks (per URA Realis data through April 2026).
The honest pushback is that this is an OCR project with OCR liquidity (~15 transactions/year), a western-edge CBD commute that adds friction for Marina Bay tenants, and a single-landlord mall arrangement that residents accept rather than control. For buyers running a 7-12 year hold with rental yield as part of the thesis — especially HDB upgraders from Bukit Panjang itself, or yield-focused investors building an OCR portfolio — the value case is sound. For flippers, foreign professionals fixed to Marina Bay, or buyers prioritising lease-decay-free freehold stock, look elsewhere.
Before committing capital, confirm your specific stack’s caveat band against the live D23 price heatmap, model the all-in cost (stamp duty + legal + renovation buffer) on the total-cost calculator, and stress-test financing under the prevailing MAS TDSR rules on the mortgage calculator. Verify current ABSD applicability on the IRAS stamp-duty pages.