Hillvista
Overview & Key Facts
Hillvista sits on Elizabeth Drive in Hillview, a quietly prestigious residential enclave tucked between the Bukit Timah Nature Reserve and the Dairy Farm corridor in District 23. Developed by Beauty World Properties Pte Ltd and designed by RDC Architects Pte Ltd, the project was completed in 2013 and comprises 127 units across 2 blocks rising 10 storeys each — a scale that puts it firmly in the boutique category for Singapore private residential.
Its defining characteristic is tenure: freehold in an OCR sub-market dominated by 99-year leasehold neighbours. Midwood, Sol Acres, Lumina Grand EC, and Dairy Farm Residences — the four closest mass-market comparables — are all 99-year developments. That freehold status, combined with a low-density 127-unit count and a green, nature-adjacent address, shapes everything about how Hillvista is positioned and who buys it.
The development occupies a land area of approximately 6,941 sqm — modest by mega-development standards, which means the facilities are curated rather than encyclopaedic. The trade-off is a genuinely intimate community: residents consistently describe quiet corridors, familiar faces, and security staff who know owners by sight. For buyers who have lived in a 500-unit or 1,000-unit development, the difference is noticeable.
Location & Connectivity
Hillvista’s address at 1 Elizabeth Drive places it in the Hillview estate, a leafy residential precinct sandwiched between Upper Bukit Timah Road and Dairy Farm Road. The area has an almost suburban character: wide pavements, mature rain trees, low-rise landed homes interspersed with boutique condos, and the sounds of the nature reserve filtering in on quiet mornings.
The nearest MRT is Hillview (DT3) on the Downtown Line, approximately 0.55 km from the development — around a 7-minute walk via a footpath that runs through a quiet residential street. Hume (DT2) is 0.73 km in the other direction, and Cashew (DT4) is 1.07 km east. The Downtown Line provides direct one-seat rides to Botanic Gardens, Newton, Beauty World, and the city centre at Bayfront and Downtown, making the MRT connection meaningfully useful for office-going residents despite the 7-minute walk.
For drivers, the location is strong. The Bukit Timah Expressway (BKE) and Pan-Island Expressway (PIE) are both accessible within minutes, and the CBD is reachable in approximately 20 minutes in off-peak conditions. Orchard Road sits about 15 minutes away by car. The Upper Bukit Timah corridor also connects efficiently to Jurong Lake District, positioning Hillvista well for the westward growth of Singapore’s second CBD.
Day-to-day retail needs are served primarily by HillV2, the lifestyle mall directly integrated with Hillview MRT, and The Rail Mall along Upper Bukit Timah Road, which houses Cold Storage, a cluster of F&B outlets, and neighbourhood services. Hillion Mall at Bukit Panjang and Bukit Panjang Plaza are accessible by bus or a short drive for larger supermarket runs. The nearest hawker centre is Beauty World Food Centre — one of Singapore’s better-regarded local food hubs.
The honest caveat is walkability: Hillvista scores 32 out of 100 on ShiokNest’s walkability index, which reflects the reality of Elizabeth Drive as a quiet residential road that requires either a walk to Hillview MRT or a vehicle for most errands. Residents without a car will find the neighbourhood comfortable but not self-sufficient for daily needs. For car-owning families — which describes the majority of Hillvista’s owner profile — this is a manageable trade-off.
Schools & Education
| School | Type | Distance |
|---|---|---|
| Bukit View Primary School | primary | ~1.1 km |
| Princess Elizabeth Primary School | primary | ~1.4 km |
| Pei Hwa Presbyterian Primary School | primary | ~1.8 km |
Facilities
With only 127 units sharing the facilities, Hillvista’s amenity offering is curated but rarely congested. The development markets itself as a “resort-styled tropical development,” and the landscaping — lush greenery, sheltered pool decks, and a clubhouse building set within mature planting — does deliver a noticeably resort-like ambience relative to more urban OCR condominiums.
Core facilities include:
- Two swimming pools — a main lap pool and a leisure pool, both of generous proportions relative to the unit count
- Two Jacuzzi pools for water therapy
- Spa pool / steam bath facilities in the clubhouse
- Gymnasium with fitness equipment
- Reflexology path and outdoor fitness station
- Children’s playground
- Clubhouse with function room
- BBQ areas and pool deck
- Jogging track
- 24-hour security with guardhouse
- Covered car park
The facility set rates a 6.5 out of 10 on ShiokNest’s scale — solid for a boutique development, though it cannot match the breadth of larger condominiums such as Midwood (564 units) or The Botany at Dairy Farm (386 units), which offer more courts, more pools, and more clubhouse amenities. What Hillvista trades in volume, it offers in exclusivity: the pools are virtually never crowded, peak weekend usage rarely exceeds a handful of families, and residents report that booking facilities is straightforward.
“A fantastic low-density condo with a good mix of residents. The facilities are just right for the number of residents. I enjoy using the pool almost exclusively — rare for Singapore.”
— Resident review via Singapore Expats
One area noted for improvement across resident feedback is maintenance currency: the facilities, built in 2013, show their age in some areas and could benefit from cyclical renovation. This is a common trajectory for developments entering their second decade, and the low unit count — which keeps maintenance fees manageable — can also mean slower capital accumulation in the sinking fund for major upgrades.
Unit Sizes & Layout
Hillvista offers three bedroom configurations distributed across 5 stacks and 127 units in two 10-storey blocks. Based on transaction and listing data, the unit mix spans:
- 2-bedroom units — approximately 915–1,055 sqft; the most liquid configuration by transaction volume
- 3-bedroom units — approximately 1,130–1,292 sqft; the dominant configuration and strongest rental demand driver
- 4-bedroom units — approximately 1,292–1,324 sqft; the least common type, appealing to larger families
A notable characteristic of Hillvista’s unit sizing is generosity relative to the era. Units completed in 2013 were built before the era of micro-unit compression that began in earnest post-2016. A 3-bedroom at 1,130 sqft feels meaningfully more spacious than a 3-bedroom at 990 sqft in a newer development, and the layout efficiency — designed by RDC Architects — ensures the square footage translates to usable living area rather than awkward corridors or over-specified wet areas.
The developer’s website describes units as featuring “ample natural lighting and well-ventilated spaces,” consistent with the low-rise, low-density block configuration that allows generous inter-block separation and cross-ventilation. Upper-floor units, particularly those on stacks facing the nature corridor or the Elizabeth Drive greenery, benefit from treetop views that soften the urban character typical of OCR addresses.
Interior finishings are consistent with a 2013 boutique OCR development — competent but not premium. Buyers purchasing resale units should budget for a light renovation refresh, particularly in kitchens and bathrooms, to bring the specification in line with current expectations. This is not unique to Hillvista; it is the standard condition of any Singapore condo entering its 10–15 year mark.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 4 | $1,561 | $1,438,250 |
| 3 BR | 20 | $1,555 | $1,863,757 |
Pricing & Market Position
Based on 24 recorded transactions, sale prices range from $1,210,000 to $2,288,000, averaging $1,792,839 (~$1,740 psf).
Rents range from $2,600 to $5,800 per month across 108 rental transactions. Current rental yield sits at approximately 2.7%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 20.9% (from $1,367 to $1,654 psf).
Neighbourhood Comparison
Hillvista’s five closest OCR District 23 comparables illustrate the freehold premium dynamic clearly:
- Sol Acres — $1,380 psf (99yr, 1,327 units) | 26% PSF discount; far larger, more amenities, but distant from nature and Hillview MRT
- Midwood — $1,729 psf (99yr, 564 units) | Near-parity PSF despite 99-year tenure; benefits from newer build year and slightly better MRT access via Beauty World MRT
- Dairy Farm Residences — $1,659 psf (99yr, 460 units) | 5% PSF discount; newer development (TOP 2023), integrated with Hillview MRT access
- Lumina Grand EC — $1,514 psf (99yr EC, 512 units) | EC restrictions and leasehold; lower PSF reflects EC buyer-eligibility constraints
- The Botany at Dairy Farm — $2,053 psf (99yr, 386 units) | Hillvista is 15% cheaper despite freehold; Botany benefits from a newer build and premium positioning
The Midwood comparison deserves particular attention. At $1,729 psf (99yr) versus Hillvista’s $1,740 psf (freehold), buyers are effectively acquiring freehold tenure for no meaningful PSF premium relative to the closest leasehold comparable. This near-parity reflects either a market inefficiency or a signal that Hillvista’s older build year and smaller facility offering partially offsets the tenure advantage. Over a 20–30 year horizon, the freehold title’s value compounds as leasehold decay begins to affect Midwood’s valuation.
Against Dairy Farm Residences, the comparison favours newer buyers of that development for yield and modernity, but Hillvista retains the structural tenure advantage. Against The Botany at Dairy Farm — the highest-PSF comparable at $2,053 — Hillvista represents meaningful value for buyers who do not require the latest fixtures and facilities specification.
Bottom line: Hillvista is most compelling relative to Midwood on a tenure-adjusted basis, and most challenging to justify against The Botany for buyers who prioritise amenity quality and modernity over long-term lease security.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| HILLVISTA | Freehold | 2013 | 127 | $1,740 |
| 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 HILLVISTA across multiple dimensions.
What Residents Say
“Staying here for almost 7 years, I would say this is what I call home. Quiet and peaceful with nice neighbours. Great accessibility to MRT, buses, HillV2 and community centre.”
— Long-term resident via Singapore Expats
“An estate with just 127 units is perfect. You have the best of space and the neighbours are friendly. Quiet and tranquil — exactly what I was looking for.”
— Owner review via Singapore Expats
“A fantastic low-density condo with a good mix of residents. The condo is a 5-minute walk away from HillV2 shopping centre and the Hillview MRT. Guards are alert and attentive.”
— Resident review via Singapore Expats
“Very quiet place. Well organised. The facilities could use a little upgrade and be better maintained, but overall it’s a great place to live.”
— Resident review via Singapore Expats
The pattern across resident feedback is notably consistent: quietness, community, and security responsiveness are the most frequently cited positives. Hillvista appears to attract a stable, long-term resident base — a function of both the boutique scale and the freehold tenure drawing owner-occupiers with longer hold intentions. The most common constructive note concerns facilities upkeep, which is a fair observation for a development now in its twelfth year of operation.
Unlike larger developments where management committee dynamics can be contentious, the small size of Hillvista’s resident population (127 households) appears to facilitate a more functional owners’ community. No significant management disputes have surfaced in public forums, and the development maintains a notably low profile for complaints on property portals — in itself a quiet signal of resident satisfaction.
Strengths & Weaknesses
- Freehold tenure in a sub-market dominated by 99-year leasehold supply
- Boutique 127-unit scale — quiet, community feel, rarely crowded facilities
- Strong PSF appreciation: ~29% gain from year 0 to year 3
- Profitability Score 72/100 — top quartile for D23 OCR condominiums
- Generous unit sizes (2BR from 915 sqft, 3BR from 1,130 sqft) vs post-2016 builds
- Hillview DTL at 0.55 km — direct line to city centre and Botanic Gardens
- Nature-adjacent: Bukit Timah Nature Reserve and Dairy Farm Park within walking distance
- Near-parity PSF with Midwood (99yr) — freehold premium near-zero at current prices
- Attentive 24-hour security; consistent positive resident feedback on safety
- HillV2 mall and The Rail Mall within walking distance for daily essentials
- Walkability Score 32/100 — car or bus needed for most daily errands
- Low rental yield (2.66%) — not a yield-driven investment proposition
- Facilities showing age (TOP 2013): gym and pools due for cyclical upgrade
- Small land size (6,941 sqm) limits en-bloc potential — En-Bloc Score 30/100
- No on-site retail, childcare, or F&B — dependent on HillV2 / Rail Mall
- Limited transaction liquidity: small unit count means fewer comparable sales
- No tennis court, no multi-purpose hall — leaner facility set than larger neighbours
- Investment Score 62/100 — solid but not outstanding vs higher-yield assets
- Elizabeth Drive micro-location adds 7-min walk buffer on top of Hillview MRT commute
Verdict
Hillvista makes a clear and internally consistent case: freehold tenure, boutique scale, and nature access — offered at a meaningful premium over 99-year neighbours, but a discount to equivalent-quality freehold assets in higher-demand districts. At an average PSF of S$1,740 over the last 12 months, it sits roughly 26% above Sol Acres ($1,380), 1% above Midwood ($1,729), 5% above Dairy Farm Residences ($1,659), and 15% below The Botany at Dairy Farm ($2,053) — all of which are 99-year leasehold.
The freehold premium here is real and defensible. In a sub-market where almost all new supply is 99-year, a freehold title in a well-maintained boutique development has structural scarcity value. The PSF appreciation trend — from S$1,367 at year 0 to S$1,762 at year 3, a 29% gain before the year-4 normalisation to S$1,654 — shows that the market prices this tenure differential consistently. ShiokNest’s Profitability Score of 72/100 reflects this capital performance.
The investment case is not primarily a yield story. A gross yield of 2.66% (average rent S$4,050 against median price S$1,850,000) is below the D23 OCR average for 99-year condominiums and well below assets closer to the city fringe. Buyers purchasing Hillvista for rental income should be clear-eyed: the asset is better characterised as a long-term capital store than a cash-flow vehicle.
The buyer who gets the most from Hillvista is one who values permanence — a family intending to stay 10+ years, or a long-hold investor who wants freehold exposure in a green, low-density setting without paying CCR prices. The buyer who should look elsewhere is one who needs strong MRT walkability (the 7-minute walk to Hillview DTL is adequate but not ideal for car-free households), high rental yield, or extensive on-site facilities beyond the well-curated but modest offering.
One further consideration: en-bloc potential is rated 30 out of 100 by ShiokNest. With only 127 units on a 6,941 sqm site, the land size and per-unit plot ratio economics make a collective sale at a meaningful premium challenging. Buyers should not factor en-bloc optionality into their purchase thesis for Hillvista.