Hills Twoone
Overview & Key Facts
Hills TwoOne is a 71-unit freehold condominium at 21 Hillview Terrace in District 23, developed by Macly RL Pte Ltd and completed in 2019. Rising to six storeys across a single residential block, Hills TwoOne embodies the boutique character that defines the Hillview enclave: a small-scale, nature-proximate development where privacy and green surrounds take precedence over the sheer amenity scale of larger projects. As a freehold tenure asset in a district where the majority of larger developments are leasehold, Hills TwoOne occupies a structurally distinct position in the D23 market.
Macly RL Pte Ltd is a Singapore-based developer with a track record of delivering boutique residential projects in suburban and mid-tier locations, often pioneering demand in areas before broader market interest catches up. Hills TwoOne continues this pattern: a compact, well-specified freehold development in the Hillview corridor, targeting owner-occupiers and investors who value tenure permanence and nature-adjacent living over the facilities density of large integrated developments. With just 71 units, the development offers a genuinely private residential experience that is increasingly rare in Singapore’s new-launch landscape.
At an average transacted PSF of approximately $1,458 — modest by Singapore’s CCR or RCR standards but reflective of the D23 OCR market — Hills TwoOne delivers freehold tenure at a quantum accessible to HDB upgraders and first-time private property buyers. The average rent of approximately $3,091 per month implies a gross yield of around 2.5%, which is competitive for a freehold OCR development of this vintage, and reflects the area’s sustained rental demand from professionals and families attracted to the Hillview nature corridor and the Downtown Line connectivity it offers.
The 2019 TOP date places Hills TwoOne squarely in the modern residential era: open-plan kitchen and living configurations, efficient unit layouts maximising usable area, and contemporary finishes throughout. For buyers seeking a freehold foothold in the Bukit Timah–Hillview nature belt at a PSF point below neighbouring premium projects, Hills TwoOne presents a credible and distinct proposition — albeit one that requires an honest assessment of its boutique facilities scope and the actual walking distance to public transport.
Location & Connectivity
Hills TwoOne sits at 21 Hillview Terrace, a quiet residential street tucked into the low-density Hillview enclave of District 23. The address places residents within one of Singapore’s most coveted nature corridors: the Bukit Timah–Dairy Farm–Hillview belt, where the city’s most extensive nature reserves, park connectors, and green infrastructure converge within walking or cycling distance. Bukit Timah Nature Reserve, Dairy Farm Nature Park, Little Guilin, Bukit Batok Nature Park, and the Rail Corridor greenway all lie within a short drive or bike ride of the development — a concentration of accessible natural amenity that is genuinely unmatched in Singapore’s residential landscape outside the Buona Vista–Holland corridor.
The Rail Corridor is a particular asset for active residents. Running along the former KTM railway alignment from Woodlands in the north to Tanjong Pagar in the south, the corridor passes within easy reach of the Hillview area, offering a traffic-free, shaded green route for cycling, jogging, and leisure walks. Combined with the network of park connector paths linking Hillview to the Bukit Timah and Dairy Farm nature reserves, Hills TwoOne residents have access to a green recreational matrix that is the primary lifestyle draw of the entire D23 enclave.
The immediate retail and dining catchment for Hills TwoOne centres on two local malls. HillV2 at Hillview Avenue is the anchor lifestyle mall for the enclave, offering a supermarket, restaurants, cafés, enrichment centres, and a cinema — a compact but well-curated selection catering precisely to the resident profile of the Hillview residential community. The Rail Mall along Upper Bukit Timah Road provides additional F&B and retail options in a conserved shophouse format, adding to the neighbourhood’s distinctive low-density suburban character. For broader shopping, Bukit Batok Town Centre and West Mall at Bukit Batok are accessible by car or bus, and Beauty World Plaza via the Downtown Line offers further retail depth.
The school landscape within the D23 Hillview catchment is solid for primary education. Lianhua Primary School, Bukit View Primary School, Princess Elizabeth Primary School, and CHIJ Our Lady Queen of Peace are among the established primary schools within the broader district. Hillgrove Secondary School and Bukit View Secondary School serve the secondary cohort. The absence of a top-tier “brand name” primary school within 1 km is a consideration for families for whom school balloting proximity is a key criterion — though the overall school choice in D23 is respectable for a suburban residential enclave.
The Hillview corridor’s long-term amenity trajectory is positive. The completion of the Downtown Line through the Hillview–Beauty World corridor has progressively improved connectivity and retail activation in the area. The Beauty World precinct transformation — anchored by the redevelopment of the Beauty World Centre site and the surrounding Upper Bukit Timah Road corridor — represents a medium-term neighbourhood improvement tailwind for residents of Hills TwoOne and nearby developments.
Schools & Education
1 primary school within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Bukit View Primary School | primary | Within 1 km |
| Princess Elizabeth Primary School | primary | ~1.0 km |
| Huamin Primary School | primary | ~1.5 km |
Facilities
Hills TwoOne’s facilities reflect its boutique scale honestly: with 71 units and a single six-storey block, the development does not aspire to the amenity density of large-scale condominiums. What it offers instead is a curated, tastefully executed set of recreational facilities appropriate to its size — a philosophy consistent with Macly’s design approach at comparable boutique developments across Singapore.
The core recreational facilities include a swimming pool with attached jacuzzi and shallow wading section, a gymnasium, and BBQ pavilions. The pool forms the central amenity feature of the development, positioned to take advantage of the low-rise, greenery-adjacent setting — a more intimate swimming experience than the lap pools or resort-style aquatic complexes of larger developments, but one well-suited to the development’s resident profile. The gym provides standard fitness equipment adequate for residents who supplement their workout regime with the extensive running and cycling routes in the surrounding nature parks and Rail Corridor.
The rooftop dining deck is a notable feature for a development of this scale — a communal elevated outdoor space that provides a social gathering point for residents and contributes to the community cohesion that boutique developments often achieve more naturally than large-scale projects. The intimacy of a 71-unit community means that residents are more likely to know their neighbours, share the facilities comfortably, and benefit from the quieter, less-transacted common areas that large-scale developments with hundreds of units cannot offer.
For buyers whose primary recreational priorities are nature access, active outdoor living, and a private residential environment rather than resort-scale amenity, Hills TwoOne’s facilities are fully adequate. The development was never positioned as a facilities-showcase product; it was positioned as a quiet, freehold, nature-adjacent home in one of Singapore’s most coveted green corridors — and the facilities scope reflects that positioning faithfully.
Unit Sizes & Layout
Hills TwoOne’s 71 units are distributed across a single six-storey block, offering a range of 2-bedroom, 3-bedroom, and penthouse configurations. The unit mix spans: 2-bedroom (560–700 sqft), 2-bedroom + study (approximately 592 sqft), 3-bedroom (710–926 sqft), 3-bedroom + study (approximately 947 sqft), 2-bedroom penthouse (1,023–1,055 sqft), 3-bedroom penthouse (710–1,119 sqft), and 3-bedroom + study penthouse (1,141–1,475 sqft). The penthouse offering is a distinctive feature for a development of this scale: Hills TwoOne provides genuine penthouse options with expanded floor areas and elevated outlooks, a product tier that many comparably-sized boutique developments do not include.
The 2019 TOP date brings contemporary design sensibilities to the unit layouts. Open-plan kitchen and living configurations maximise the sense of space in the 2-bedroom and smaller 3-bedroom units; engineered flooring, quality kitchen fittings, and modern bathroom specifications are consistent with a developer-quality OCR freehold product of this vintage. The low-rise, six-storey building format means that lower-floor units retain a meaningful connection to the landscaping and pool level, while upper-floor and penthouse units benefit from elevated green views toward the surrounding Hillview residential tree canopy.
The penthouse units deserve particular mention as a defining feature of the Hills TwoOne product. Offering up to 1,475 sqft for the 3-bedroom + study penthouse configuration, these upper-level units represent a genuinely spacious freehold proposition at a PSF point that compares favourably against comparable penthouse and large-format units in the wider D23 market. For buyers seeking a freehold penthouse in the Hillview nature belt without the quantum commitment of a D10 or D11 address, Hills TwoOne’s penthouse tier is a compelling and relatively underexposed value point.
At an average PSF of approximately $1,458, Hills TwoOne’s unit pricing reflects the OCR D23 market reality: accessible to a broad buyer cohort without the premium quantum of core CCR or RCR product, while retaining the tenure permanence of freehold ownership. For buyers comparing Hills TwoOne against D23 leasehold peers on PSF alone, the freehold premium is structural and should be priced in as a hold-value advantage over time.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 9 | $1,517 | $868,556 |
| 2 BR | 14 | $1,460 | $1,124,835 |
| 3 BR | 3 | $1,339 | $1,443,333 |
Pricing & Market Position
Based on 26 recorded transactions, sale prices range from $820,000 to $1,510,000, averaging $1,072,873 (~$1,601 psf).
Rents range from $1,300 to $4,900 per month across 82 rental transactions. Current rental yield sits at approximately 3.5%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 19.9% (from $1,372 to $1,645 psf).
Neighbourhood Comparison
The most direct freehold comparable to Hills TwoOne within the D23 Hillview corridor is Park Natura at Hillview Avenue — a 136-unit freehold development completed in 2011, averaging approximately $1,605 PSF in recent transactions. Park Natura’s slightly higher PSF reflects its larger scale (136 versus 71 units, a more complete facilities programme), its Hillview Avenue frontage, and its longer post-TOP track record in the resale market. The approximately $150 PSF premium over Hills TwoOne is modest given the scale and vintage differential, suggesting that Hills TwoOne has appreciated commensurately with the area’s freehold peer group since its 2019 TOP.
Natura @ Hillview (193 units, 999-year leasehold, 2015 TOP) provides a useful leasehold reference point, averaging approximately $1,521 PSF. The fact that Hills TwoOne’s freehold 2019 product transacts at a comparable PSF to Natura @ Hillview’s 999-year leasehold 2015 product reflects the relative value case for Hills TwoOne: buyers effectively acquiring freehold tenure at a PSF only marginally above the dominant leasehold product in the same submarket. Over a 20-30 year hold, the freehold versus 999-year leasehold distinction has limited practical impact, but for the segment of buyers for whom tenure permanence carries intrinsic value, Hills TwoOne’s freehold status at a comparable PSF represents a structural advantage.
The larger institutional-scale developments in the D23 corridor — Hillview Peak (528 units, 99-year, 2014), Hillier (528 units, 99-year, 2014), and the newer Midwood (564 units, 99-year, 2023) — offer superior facilities breadth and closer proximity to Hillview MRT, but at a 99-year leasehold tenure and with the communal character of large-scale developments. Midwood, the most recent major launch in the Hillview MRT catchment, transacts in the $1,600–$1,900 PSF range for resale — a meaningful PSF premium over Hills TwoOne, in part reflecting Midwood’s superior MRT proximity. For buyers where MRT walkability is a primary criterion, Midwood’s leasehold-but-walkable proposition may outweigh Hills TwoOne’s freehold-but-further positioning.
For buyers specifically seeking freehold D23 boutique product — a small, private community in the nature belt at a reasonable quantum — Hills TwoOne’s most direct competition is the secondary market for older freehold boutiques such as Greenview Gardens and Hillview Regency. Hills TwoOne’s 2019 completion gives it a significant recency advantage over these older comparables in terms of unit specification, layout efficiency, and common area design. The development’s boutique scale, freehold status, and modern 2019 fitout combine to make it one of the more distinctive options in the D23 freehold resale pool.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| HILLS TWOONE | Freehold | 2019 | 71 | $1,601 |
| 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 |
ShiokNest Scores
Our proprietary scoring system evaluates HILLS TWOONE across multiple dimensions.
What Residents Say
“The main reason we chose Hills TwoOne was the freehold status combined with the nature setting. Coming home to the greenery of Hillview every day — it genuinely feels different from living in a standard OCR condo. The pool is never crowded, the community is quiet, and the Rail Corridor is a short cycle away.”
— Owner review via PropertyGuru
“We knew going in that the MRT was a short bus ride away rather than walkable. For us, that trade-off was absolutely worth it for the peace and greenery. The Downtown Line from Hillview is fast — we can get to the CBD in under 30 minutes door-to-door.”
— Resident comment via 99.co
“As a tenant, I appreciate the intimacy of a small development. 71 units means you know your neighbours, the facilities are always available, and there is a real community here. The proximity to Bukit Timah Nature Reserve and the Rail Corridor is a genuine lifestyle advantage that I did not fully appreciate until I lived here.”
— Tenant review via EdgeProp
“The freehold D23 combination at under $1,500 PSF is difficult to find in this market. The yield is around 2.5%, which is better than most freehold CCR properties. For a hold-and-rent strategy in the Hillview DTL corridor, Hills TwoOne made strong financial sense.”
— Investor comment via SRX
The resident and tenant feedback pattern at Hills TwoOne is consistent: the nature setting, the freehold tenure, and the intimate boutique community are the primary draws; the MRT distance and limited in-house facilities are the acknowledged trade-offs. The development appears to attract a considered buyer and tenant cohort — owner-occupiers who have consciously chosen the Hillview nature belt over better-connected but more urbanised addresses, and investors seeking freehold yield exposure in an OCR corridor with structural DTL connectivity improving over time.
Strengths & Weaknesses
- Freehold tenure — full ownership permanence with no lease decay, CPF fully usable, bank financing unconstrained; a structural advantage over the majority of D23 leasehold alternatives
- Nature belt location — Bukit Timah Nature Reserve, Dairy Farm Nature Park, Little Guilin, and the Rail Corridor greenway all within short cycling or walking distance from the development
- Boutique 71-unit community — genuinely private residential experience with uncrowded facilities, known neighbours, and the quality-of-life advantages that large-scale developments cannot replicate
- Modern 2019 completion — contemporary unit layouts, open-plan configurations, and current-generation finish specifications throughout
- Dual-key option in select 3-bedroom configurations — enables independent rental of studio component for investors seeking yield flexibility while owning freehold
- Penthouse availability — 2-bedroom and 3-bedroom penthouse units up to 1,475 sqft provide spacious freehold penthouse living at OCR PSF levels
- HillV2 mall and The Rail Mall within the immediate neighbourhood — curated local retail and F&B catchment serving the resident demographic well
- ~2.5% gross yield — competitive for a freehold OCR development; sustained by rental demand from professionals and families on the Downtown Line corridor
- Downtown Line (DT3 Hillview) connectivity via bus or short drive — provides fast access to Beauty World, Botanic Gardens, Newton, Bugis, and CBD once at the station
- Hillview MRT (DT3) is not walkable from the development — Walkability 43 reflects an approximately 10–15 minute walk or a short bus/ride-hail connection; buyers requiring step-out MRT access should consider this carefully
- Limited in-house facilities — pool, jacuzzi, gym, and BBQ are adequate for boutique scale but offer nothing approaching the resort-style amenity deck of larger D23 developments like Midwood or Hillview Peak
- Small secondary market liquidity — 71 units means fewer comparable transactions, potentially wider bid-ask spreads at resale and less price discovery data than larger developments
- No 1-bedroom units — the smallest configuration is 2-bedroom; buyers seeking a compact 1-bedroom investment or first home in D23 cannot find that product tier here
- Average ShiokNest composite score of 40 — reflects the trade-offs of a nature-peripheral boutique; buyers who score multiple dimensions (connectivity, amenity, investment) holistically should benchmark against higher-scoring D23 alternatives
- No on-site F&B, commercial, or retail integration — unlike integrated mixed-use developments, Hills TwoOne is purely residential; all amenity beyond the building footprint requires a short trip
Verdict
Hills TwoOne’s investment and ownership thesis rests on a clear set of pillars: freehold tenure in a nature-premium district, boutique-scale privacy in a small 71-unit community, modern 2019 unit specifications with dual-key flexibility in select configurations, and exposure to the Hillview–Bukit Timah green belt that remains one of Singapore’s most enduringly desirable residential environments. At an average PSF of approximately $1,458, Hills TwoOne offers freehold D23 access at a quantum that remains accessible to a broad owner-occupier and investor cohort without requiring the premium commitment of central or prime residential addresses.
The ShiokNest score of 40, walkability of 43, and investment score of 67 paint an accurate composite picture: Hills TwoOne is not a balanced high-performer across all metrics, but it is a strong performer on the specific axes that matter to its target buyer. Freehold tenure (rated 10.0) and neighbourhood quality (rated 8.0 for the Bukit Timah nature belt proximity) are genuine competitive advantages. MRT access (rated 5.5) and facilities scope (rated 6.0) reflect the honest trade-offs of a small, nature-peripheral boutique development that is not positioned as a connectivity or amenity showcase.
Hills TwoOne is the right answer for buyers who prioritise freehold tenure, nature-adjacent living in Singapore’s Bukit Timah green belt, and the intimacy of a boutique residential community — and who are comfortable with a short bus or ride-hail connection to Hillview MRT rather than a step-out-the-door walk.
The 2.5% gross yield is competitive for a freehold OCR development and reflects sustained rental demand from nature-oriented professionals and families on the DTL corridor. For investors, the freehold basis provides long-term hold flexibility without the lease-decay consideration that applies to 99-year or shorter-tenure alternatives. The relatively low ShiokNest composite score should not distract from the specific strengths: Hills TwoOne scores well where it should (tenure, neighbourhood), and the lower scores on MRT access and facilities simply reflect the honest trade-off profile of a boutique nature-enclave development — not a product deficiency.
Buyers who will be disappointed by Hills TwoOne are those seeking active MRT walkability, a comprehensive resort-style facilities deck, or the community energy of a large-scale development with clubhouse programming and multiple pools. For those buyers, Midwood or one of the larger Hillview leasehold developments offers a better fit. For the buyer who consciously chooses the Hillview nature belt, values freehold permanence, wants a small and genuinely private community, and appreciates a modern 2019 build with penthouse options, Hills TwoOne remains one of the more distinctive and underappreciated boutique freehold products in the D23 market.