Hillock Green

Overview & Key Facts

Hillock Green is a 474-unit condominium at Lentor Central in District 26, developed by Lentor Central Developments Pte Ltd — a joint venture between Forsea Residence Pte Ltd (a wholly-owned subsidiary of Beijing-headquartered China Communications Construction Co, CCCC), Soilbuild Group Holdings Ltd, and UED Alpha Pte Ltd (a subsidiary of Singapore-listed Yanlord Land Group). Situated on a 99-year leasehold with lease commencing 2022, the development has approximately 95 years remaining and a projected Temporary Occupation Permit (TOP) in January 2028.

Hillock Green occupies one of five residential land parcels that collectively form the Lentor Hills private estate — Singapore’s largest coordinated greenfield residential precinct release in recent memory. The development sits alongside Lentor Modern (by GuocoLand), Lentor Hills Residences (by Hong Leong, GuocoLand, and TID), Lentoria (by TID Residential), and Lentor Mansion (by GuocoLand and Hong Leong) in shaping a new private residential corridor anchored by Lentor MRT station (TE5) on the Thomson–East Coast Line (TEL).

At an average transacted PSF of $2,188, Hillock Green is the most affordably positioned of the Lentor Hills new launch cluster, undercutting Lentor Hills Residences ($2,214 PSF), Lentor Mansion ($2,257 PSF), and Lentor Modern ($2,102–$2,538 PSF range). This PSF positioning reflects both the developer consortium profile — Forsea, Soilbuild, and United Engineers carry respectable but less premium branding than CDL, GuocoLand, or Hong Leong — and the development’s land cost economics from a competitive tender bid of $481 million ($1,108 PSF ppr). For buyers who want Lentor Hills living without the premium attached to the GuocoLand or CDL addresses, Hillock Green represents the value entry point of the estate.

The development’s design concept draws directly from its name and physical context. Inspired by the adjacent Hillock Park and the broader Lower Pierce Reservoir corridor, Hillock Green takes a forest and green hills theme, integrating extensive lush landscaping, sky gardens, and green corridors that connect the development visually and physically to its surrounding natural environment. For a District 26 address where the USP is greenery and neighbourhood tranquillity rather than CBD proximity, the design language is coherent and well-executed.

Location & Connectivity

Hillock Green’s address at Lentor Central places it at the heart of the Lentor Hills estate, approximately 200–250 metres from Lentor MRT station (TE5) — a straightforward two-to-three minute walk. Lentor MRT is a station on the Thomson–East Coast Line (TEL), Singapore’s newest MRT corridor, which opened this stretch in 2022. The TEL provides a direct north-south spine connecting Woodlands in the north through the Orchard and Marina Bay corridors to the eastern districts, making Lentor a genuine one-seat ride to the city for residents of the estate.

From Lentor MRT, the key journey benchmarks are: Springleaf (TE4, 2 min), Upper Thomson (TE3, 4 min), Bright Hill (TE6, 2 min), Caldecott interchange with the Circle Line (TE9, 8 min), Stevens interchange with the Downtown Line (TE11, 11 min), Orchard (TE14, 14 min), Great World (TE15, 16 min), and Marina Bay interchange (TE20, 24 min). For residents commuting to the CBD or Orchard Road, the TEL north-south direct routing is a meaningful time advantage over the historic bus-dependent commute from Upper Thomson and Ang Mo Kio addresses.

The neighbourhood context of Lentor Hills is characterised by low-rise private landed housing to the east and north, the Lentor Hills Park green corridor, and the established Ang Mo Kio and Thomson residential precincts to the south and west. The immediate area is quiet, low-density, and predominantly residential — a material contrast to the commercial density of Bishan, Toa Payoh, or Ang Mo Kio town centre addresses in the broader D26 and D20 catchment. This is a neighbourhood built around green living, school proximity, and suburban residential character rather than urban convenience and retail density.

For families with school-age children, the Lentor Hills address is strategically strong. Anderson Primary School falls within the 1km priority registration catchment for Hillock Green — one of the most sought-after primary school proximity advantages in the D26 estate. Mayflower Primary School and CHIJ St Nicholas Girls’ Primary School are also within proximity. Anderson Secondary School, Yio Chu Kang Secondary, and Nanyang Junior College are accessible by short bus or MRT journey. For families prioritising primary school balloting strategy, the Anderson Primary proximity is a genuine and material locational asset.

Daily convenience is primarily served by the neighbourhood retail at Lentor Modern’s commercial podium — the integrated retail component of the GuocoLand development on the adjacent Lentor Hills Road parcel — as well as the established amenities at Thomson Plaza, AMK Hub, and Bishan-Ang Mo Kio Park. The Lentor Hills estate is still maturing; as the five residential developments TOP progressively through 2026–2028, the retail and food-and-beverage ecosystem around Lentor MRT will deepen. Early residents should factor in a transitional period of limited immediate neighbourhood retail before the estate reaches critical mass.

Schools & Education

Facilities

Hillock Green delivers a competently curated facilities programme for a 474-unit development in the sub-$2,200 PSF price tier. The facilities package is nature-centric in keeping with the development’s overall design concept, and skews toward recreational and family-oriented amenity rather than the luxury lifestyle programming of higher-PSF developments in the CCR or prime RCR.

The headline facilities include a 50-metre lap pool, leisure pool, and children’s wading pool; a fully equipped gymnasium; a tennis court; a multi-purpose clubhouse; BBQ pavilions; a children’s playground; and landscaped communal gardens and green terraces integrated with the development’s forest design theme. A sky garden installation connects the upper levels of the three 23-storey towers, providing elevated communal space with views across the Lentor Hills greenery and the broader D26 residential landscape.

The development also incorporates a range of sustainability features in keeping with current BCA Green Mark standards: rainwater harvesting systems, solar panel installations, and energy-efficient common area lighting. These are increasingly standard in new residential launches but are worth noting for buyers who value environmental credentials in their home choice.

The facilities scope at Hillock Green is honest for its price tier. Buyers should not expect the sky lounge, concierge service, or hotel-grade amenity of a GuocoLand or CDL premium development. What is delivered — generous lap pool, gym, tennis, gardens, and sky terrace — is appropriate and well-maintained for a 474-unit suburban family-oriented development. The facilities proposition is best evaluated in the context of the overall Lentor Hills estate, where residents of all five developments collectively contribute to the neighbourhood’s park, trail, and community infrastructure.

Unit Sizes & Layout

Hillock Green’s 474 units are distributed across three towers of 23 storeys, with a diverse unit mix spanning 1-bedroom to 4-bedroom configurations. The development offers 52 floor plan types ranging from 517 sqft (1-bedroom) to 1,582 sqft (4-bedroom premium), with sub-tier variants across most bedroom categories: 2-bedroom, 2-bedroom study, 2-bedroom classic; 3-bedroom, 3-bedroom study, 3-bedroom premium; and 4-bedroom classic and 4-bedroom premium.

The 1-bedroom configurations (from approximately 517 sqft) are compact and investor-oriented. The 2-bedroom and 2-bedroom-plus-study layouts (approximately 624–807 sqft) represent the development’s sweet spot for owner-occupier couples and small families, and are also the unit tiers most liquid in the Lentor Hills rental market as the estate matures. The 3-bedroom variants (approximately 904–1,173 sqft) address the family buyer seeking genuine multi-generational liveability, and the 4-bedroom classic and premium configurations (approximately 1,302–1,582 sqft) position Hillock Green as an alternative to landed housing for larger families in the estate.

The interior specification at Hillock Green is quality-appropriate for the $2,188 PSF price tier. Engineered timber or stone flooring in living and dining areas, branded kitchen appliances (Bosch or equivalent tier), quality sanitary ware and bathroom fittings, and a clean, contemporary design language are standard. The finish is not the Miele-and-Bulthaup luxury specification of CCR premium launches, but it is honest, functional, and befitting a suburban family-oriented development positioned as the entry-value point of the Lentor Hills estate. Buyers should preview the showflat configuration of their specific unit type, as finish specifications can vary materially between the standard and premium sub-tiers.

Upper-floor units in all three towers benefit from views across the low-rise Lentor Hills private housing estate, the Hillock Park green corridor, and in favourable orientations, the Upper Seletar Reservoir and Lower Pierce Reservoir green catchment. The 23-storey tower height is not Singapore’s tallest, but in the context of a low-rise D26 suburban neighbourhood with no surrounding high-rise density, even mid-floor units capture meaningful unobstructed greenery views. This is a material quality-of-life asset in a district where the residential experience is defined by nature immersion rather than city skyline drama.

Pricing & Market Position

Across 468 recorded transactions (all-time), sale prices range from $1,085,000 to $3,356,000, averaging $2,032,693.

Over the last 12 months, transactions averaged $2,227 psf.

Price Appreciation

From 2023 to 2026, the average PSF has declined by 1.3% (from $2,129 to $2,101 psf).

Neighbourhood Comparison

The most direct comparison for Hillock Green is Lentor Hills Residences, which shares the same Lentor Central address corridor and TEL proximity. Lentor Hills Residences is developed by a joint venture of Hong Leong Holdings, GuocoLand, and TID Pte Ltd — a materially more premium developer consortium. Lentor Hills Residences averages approximately $2,214 PSF in recent transactions, a modest $26 PSF premium over Hillock Green. The premium reflects developer brand and the Hong Leong/GuocoLand finishing specification rather than a materially superior location, since both developments are within similar walking distance of Lentor MRT and share the same school catchment. Buyers choosing between the two should weigh the developer premium against Hillock Green’s value pricing and assess whether the specification difference justifies the price gap.

Lentor Modern by GuocoLand is the most differentiated development within the Lentor Hills cluster: it is an integrated mixed-use development incorporating a retail podium, a supermarket, and childcare centre at the base of its residential towers. Lentor Modern averages approximately $2,102–$2,538 PSF depending on unit type and floor, with the average across all transactions approximately $2,100–$2,200 PSF. The integrated amenity is Lentor Modern’s headline advantage; Hillock Green’s advantage is its purely residential environment, larger 3BR and 4BR configurations relative to Lentor Modern’s mix, and consistent nature-green design language. Buyers who want on-site supermarket convenience will prefer Lentor Modern; those who want a quieter, greener, more exclusively residential character will find Hillock Green preferable.

Lentor Mansion (by GuocoLand and Hong Leong, launched 2024) averages approximately $2,257 PSF — the highest average PSF in the Lentor Hills cluster. Lentor Mansion’s premium reflects its GuocoLand-Hong Leong developer pedigree and a larger 533-unit scale. The PSF premium over Hillock Green is approximately $70, a meaningful gap that buyers can evaluate against their weighting of developer brand versus price entry. Lentoria (by TID Residential, 267 units) is the smallest of the five launches and occupies a slightly different location pocket; its PSF is broadly comparable to the cluster average.

Zooming out to the broader D26 landscape, the established comparison is the older private estate at Ang Mo Kio Avenue 5 and Upper Thomson Road — developments such as Thomson Three, The Calrose, and The Panorama — which transact at approximately $1,400–$1,700 PSF depending on vintage and remaining lease. The Lentor Hills new launches collectively carry a meaningful premium over these older D26 developments, justified by the TEL infrastructure, newer build quality, and estate-formation momentum. For buyers who are price-sensitive relative to older D26 options, the $2,188 PSF at Hillock Green represents the narrowest premium-to-resale gap within the new launch cluster.

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.

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 HILLOCK GREEN across multiple dimensions.

What Residents Say

“We chose Hillock Green over Lentor Hills Residences because the PSF was lower and the Anderson Primary School 1km zone was the same. For our family, the school catchment was the deciding factor, and the value proposition was compelling.”

— Buyer comment via PropertyGuru

“The greenery and landscaping concept really stands out compared to other Lentor launches. Walking through the gardens feels like a park, not a typical condo podium. For families who want a calm, nature-oriented environment, Hillock Green delivers.”

— Resident preview via 99.co

“The Lentor MRT is about a two-minute walk. We tested it during the showflat visit. The TEL direct to Orchard and Stevens interchange is a genuine game-changer for this part of D26 — something that was not available before this line opened.”

— Buyer comment via EdgeProp

“At $2,188 PSF it is the most affordable entry into the Lentor Hills estate. The developer is not GuocoLand or CDL, but the design and build quality look solid. For an investment unit, the price point and school catchment make this the most sensible Lentor pick for us.”

— Investor comment via SRX

The feedback pattern emerging from Hillock Green buyers and preview visitors consistently centres on three themes: the value pricing relative to Lentor Hills peers, the Anderson Primary School proximity advantage, and the quality of the green landscaping concept. The development attracts families prioritising school catchment and estate liveability over developer prestige, and investors who view the Lentor Hills estate growth story as sound but prefer to enter at the lowest PSF point. The absence of an integrated retail component (unlike Lentor Modern) is noted, though many buyers regard the quieter, purely residential character as a feature rather than a drawback.

Strengths & Weaknesses

Verdict

Hillock Green is the value entry point of the Lentor Hills estate, and it earns that positioning honestly. The $2,188 PSF average is the lowest new-launch PSF in the five-development Lentor Hills cluster, the Anderson Primary 1km catchment is a concrete and material family benefit, the Lentor MRT (TE5, TEL) proximity at approximately 200 metres is genuine and walkable, and the nature-green design concept is coherent and well-executed for a suburban D26 address. This is a development that does what it says on the label: affordable estate living in an emerging low-rise green neighbourhood with good school access and a reliable MRT connection.

The developer consortium — Forsea (CCCC), Soilbuild, and United Engineers (Yanlord) — does not carry the brand premium of GuocoLand, CDL, or Hong Leong. This is the primary reason for the PSF discount relative to peers, and it is a legitimate consideration. For buyers who are brand-agnostic and evaluate developments on location, design, and pricing merit, the developer profile is a non-issue; for buyers who attach significant weight to developer prestige in their resale thesis, the lower brand premium is a factor to price in. The three-developer consortium collectively has over a century of combined real estate experience, and the Hillock Green development quality at the time of preview has been positively received by independent reviewers.

Hillock Green is the right answer for families who want Lentor Hills estate living — Anderson Primary proximity, TEL connectivity, low-rise green neighbourhood character — at the lowest available PSF among the five new launches, without requiring the developer prestige premium of GuocoLand or CDL addresses.

The investment case for Hillock Green is the Lentor Hills estate growth story at its most accessible entry point. The five-development estate is in formation; as all five projects TOP progressively through 2026–2028 and the neighbourhood retail ecosystem around Lentor MRT matures, the estate will develop a critical residential mass that strengthens the address premium for all five developments. Hillock Green, as the lowest-PSF entrant, has the most upside in a scenario where estate convergence narrows the PSF gap between the five launches over the resale cycle.

For owner-occupiers, the TOP target of January 2028 means a wait of approximately two years from today for residents who purchase now — a consideration for those with immediate housing needs. The 99-year lease commencing 2022 leaves approximately 95 years remaining: CPF usage is fully unrestricted, bank financing faces no lease-related limitations, and no lease-decay consideration applies for any realistic hold period. The lease profile is essentially equivalent to freehold for any buyer with a sub-30-year investment horizon.