Le Hill Condominium
Overview & Key Facts
Le Hill Condominium is a 97-unit freehold condominium on Pasir Panjang Hill in District 5, developed by Le Hill Development Pte Ltd and completed in 1998. It sits within the Rest of Central Region, occupying a quiet, elevated address on the southern fringe of the island — an address defined less by urban density and more by the green canopy and ridge topography that characterise this stretch of D5.
At an average transacted PSF of S$1,434 — freehold, with a median transaction price of S$1,600,000 — Le Hill Condominium occupies a pricing tier that no 99-year leasehold neighbour of comparable specification can match on fundamentals. Normanton Park transacts at S$1,866 PSF on a 99-year lease dated 2019. Parc Clematis at S$1,884 PSF on a 99-year lease from the same year. Elta at S$2,557 PSF on a 99-year lease dated 2024. The structural gap between Le Hill Condominium’s S$1,434 PSF freehold entry and any of these leasehold comparables is not a minor pricing anomaly — it is the defining investment argument for the development.
The ShiokNest score of 64/100 and investment score of 72/100 tell a story worth unpacking. The investment score is notably strong for a boutique 97-unit 1998-vintage development, and it is driven by two structural positives: a freehold tenure that competitors cannot offer at this PSF, and an MRT position that the address makes no sacrifices on. Haw Par Villa CCL at 290 metres is an exceptional transit result that underpins both rental demand and long-term capital support. For a development that a surface-level scan might classify as dated and peripheral, the fundamentals are more durable than they first appear.
Location & Connectivity
Pasir Panjang Hill is not a mass-market address. It is elevated, quiet, and sits adjacent to the Southern Ridges — the 10-kilometre walking corridor connecting Kent Ridge Park, Telok Blangah Hill, Mount Faber, and HarbourFront. For residents who value green surroundings, a walkable ridge environment, and proximity to one of Singapore’s most underrated park networks, Le Hill Condominium’s setting is a genuine lifestyle asset that most central-region condominiums at any price point cannot replicate.
The transit position is the development’s strongest single attribute. Haw Par Villa MRT (Circle Line, 0.29 km) is a 3-to-4-minute walk — an honest, flat distance with no grade changes or infrastructure obstacles between the development and the station entrance. From Haw Par Villa CCL, Harbourfront is two stops south, connecting directly to Vivocity, Sentosa, and the upcoming Greater Southern Waterfront precinct. Buona Vista interchange (EWL/CCL) is four stops east, opening the East-West Line and One-North research cluster. Pasir Panjang CCL at 1.07 km and Kent Ridge CCL at 1.15 km provide backup transit coverage, though with Haw Par Villa at 290 metres, secondary stations are largely academic.
The honest constraint is walkability. At 50/100, the Pasir Panjang Hill immediate environment does not offer the daily-errands walkability of a Queenstown, Bishan, or Toa Payoh address. Grocery runs, hawker centres, and routine commercial services require a short drive or transit hop. West Coast Plaza and Clementi Mall are the nearest retail anchors, both accessible via CCL within 3–4 stops. Residents who rely on a walkable daily-shopping environment will find this address requiring more planning than a typical mass-market RCR location.
The educational catchment includes Dulwich College (Singapore) at 1.10 km — one of the island’s most prominent international schools — and NUS (National University of Singapore) at 1.75 km. The Dulwich proximity is a meaningful factor for expatriate tenants with school-age children, and NUS’s proximity creates a university-linked rental demand segment: academic staff, visiting researchers, and postgraduate students are consistent renters in this corridor. The 128 rental transactions recorded confirm that the rental market around Pasir Panjang Hill is active, sustained, and not dependent on any single demand source.
Schools & Education
| School | Type | Distance |
|---|---|---|
| Dulwich College (Singapore) | international | ~1.1 km |
| National University of Singapore | tertiary | ~1.8 km |
Facilities
Le Hill Condominium was completed in 1998, and its facilities reflect a late-1990s boutique condominium specification: a swimming pool, gymnasium, and communal outdoor areas appropriate to a 97-unit development. There is no resort-tier amenity stack, no sky terrace, no multiple pool configurations, and no function rooms or clubhouse facilities of the scale found in contemporary large-format projects. This is a development built to a different era’s specification, and buyers should set their expectations accordingly.
The facilities tier is a known trade-off, and it is worth understanding in its correct context. A 97-unit freehold condominium from 1998 will have MCST costs that are structurally lower than a 1,800-unit contemporary leasehold development with a full resort facilities deck. Lower shared amenity overhead means a higher proportion of rental income converts to net yield — and for investors comparing net returns across peers, this factor is frequently underweighted. The maintenance fee structure on a development of this size and vintage typically runs materially leaner than large-format new launches.
Buyers seeking a lap pool, tennis court, multiple gym stations, concierge services, or sky deck facilities will need to look at Normanton Park (1,840 units), Parc Clematis (1,450 units), or Elta (501 units). These developments command PSF premiums of S$432 to S$1,123 above Le Hill Condominium on 99-year leases. Whether that premium — for facilities, scale, and contemporariness — is preferable to S$1,434 PSF freehold with basic facilities depends entirely on the buyer’s investment horizon, income objectives, and tolerance for vintage assets.
Unit Sizes & Layout
The average transaction price of S$1,669,400 and median of S$1,600,000 at Le Hill Condominium point to a mid-sized unit configuration: two- and three-bedroom layouts are the dominant transaction type, reflecting the spatial generosity typical of 1998 condominium construction. Late-1990s Singapore condominiums were generally built to larger floor plates than contemporary equivalents — a 3-bedroom from 1998 will typically offer materially more liveable area than a 3-bedroom from 2019 at the same quantum. This is a structural advantage that buyers evaluating value-per-square-metre (rather than PSF alone) should quantify before dismissing the vintage.
The average rent of S$3,847 per month (median S$4,000) against a median purchase price of S$1,600,000 produces a gross yield of approximately 3% — a result that is consistent with the asset’s mid-tier investment profile. Three per cent gross yield is not the headline income story that, say, a Geylang freehold asset might tell, but it is a respectable result for a Southern Ridges-adjacent freehold RCR condominium with 290-metre CCL access. The 128 rental transactions confirm sustained tenant demand over the development’s life, with a rental market that draws from Dulwich College families, NUS-affiliated academics, and professionals commuting via the CCL.
The PSF trend is the most constructive data point for prospective buyers: S$1,343 → S$1,315 → S$1,335 → S$1,433 → S$1,506 shows a clear acceleration in recent transacted prices after an extended period of sideways movement. This is not a mature asset with momentum stalled — the recent trajectory suggests price discovery is actively re-rating Le Hill Condominium upward, plausibly driven by the Greater Southern Waterfront master plan narrative and the scarcity of freehold CCL-adjacent stock at this PSF. Buyers entering at S$1,434 average PSF with a 3-to-5-year horizon are buying into the early phase of what may be a sustained re-rating.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 1 | $1,436 | $1,360,000 |
| 3 BR | 12 | $1,408 | $1,595,500 |
| 4 BR | 3 | $1,311 | $2,011,667 |
Pricing & Market Position
Based on 16 recorded transactions, sale prices range from $1,360,000 to $2,205,000, averaging $1,658,813 (~$1,529 psf).
Rents range from $2,350 to $6,000 per month across 130 rental transactions. Current rental yield sits at approximately 3.0%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 11.6% (from $1,353 to $1,510 psf).
Neighbourhood Comparison
The D5 RCR competitive landscape is defined by the scale of new-launch leasehold supply and the price levels those launches have established. Le Hill Condominium sits at the bottom of the D5 PSF table — S$1,434 PSF freehold against a peer group that ranges from S$1,866 to S$2,557 PSF on 99-year leases. The freehold discount embedded in that gap is the central investment argument, and it is a gap that has widened as new-launch prices in the district have continued to climb.
Normanton Park (S$1,866 PSF, 99yr/2019, 1,840 units) is the dominant reference point: a large, full-facilities development on Kent Ridge with an established resale market and deep liquidity. At 30% above Le Hill Condominium’s PSF on a depreciating lease, it represents the leasehold premium that creates Le Hill’s value opportunity. Parc Clematis (S$1,884 PSF, 99yr/2019, 1,450 units) is similarly positioned, with a Clementi MRT advantage offset by its leasehold starting clock. Elta (S$2,557 PSF, 99yr/2024, 501 units) and Faber Residence (S$2,156 PSF, 99yr/2025, 399 units) represent the new-launch frontier — premium pricing on leases that begin depreciating immediately from completion.
The yield differential merits direct examination. At S$3,847 average monthly rent against Le Hill’s S$1,434 PSF freehold entry, the gross yield of approximately 3% is lower than an investor would achieve at the same rent level applied against Normanton Park’s S$1,866 PSF — but that comparison misreads the investment logic. The relevant comparison is total cost of ownership over a 20-to-30-year hold: freehold title versus a 99-year lease that will, by the end of that horizon, have consumed a material portion of its bankable life. Le Hill Condominium’s freehold status is not a small comfort — it is a structural advantage that compounds in the investor’s favour every year the leasehold comparables age.
- Elta: S$2,557 PSF — 99yr/2024, 501 units, Clementi Ave.
- Faber Residence: S$2,156 PSF — 99yr/2025, 399 units, Clementi.
- Parc Clematis: S$1,884 PSF — 99yr/2019, 1,450 units, Clementi Ave.
- Normanton Park: S$1,866 PSF — 99yr/2019, 1,840 units, Kent Ridge.
- Le Hill Condominium: S$1,434 PSF — freehold/1998, 97 units, Pasir Panjang Hill, investment score 72/100.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| LE HILL CONDOMINIUM | Freehold | 1998 | 97 | $1,529 |
| LANDED HOUSING DEVELOPMENT | Freehold | 2021 | 156 | $1,842 |
| NORMANTON PARK | 99 yrs lease commencing from 2019 | 2021 | 1,840 | $1,866 |
| PARC CLEMATIS | 99 yrs lease commencing from 2019 | 2021 | 1,450 | $1,888 |
| ELTA | 99 yrs lease commencing from 2024 | 2025 | 501 | $2,556 |
| FABER RESIDENCE | 99 yrs lease commencing from 2025 | 2025 | 399 | $2,158 |
ShiokNest Scores
Our proprietary scoring system evaluates LE HILL CONDOMINIUM across multiple dimensions.
What Residents Say
The resident and tenant community at Le Hill Condominium reflects the character of the address itself: quiet, self-selecting, and drawn by specific positives rather than the broad-market appeal of a mass-transit-adjacent suburban condo. Owner-occupiers tend to be professionals and families who have deliberately traded urban convenience for elevated green surroundings and CCL access. Tenants are disproportionately university-linked or international-school-linked: NUS academics, Dulwich College families, and professionals working in the one-north research cluster accessible in 4 CCL stops.
“We chose Le Hill because of the Southern Ridges access and the Haw Par Villa MRT. We can hike to Mount Faber on weekends and commute to Harbourfront in 10 minutes. There is no other freehold condo in D5 that gives you both at this price.”
— Owner-occupier resident, via property forum
“My tenant is a lecturer at NUS. She has renewed twice and says the commute via CCL to Kent Ridge is the fastest she has had anywhere in Singapore. The Dulwich families are also active in the rental market here — international school proximity matters more than people realise for this stretch of D5.”
— Investor-landlord, via online forum
The 97-unit scale creates a community dynamic that large-format developments cannot replicate. Residents know one another, MCST decisions are made by a tight stakeholder group, and maintenance responsiveness tends to be higher than in 1,500-unit complexes where individual units are easily anonymous. For families with children and for professionals who value a quieter residential environment, this boutique scale is a net positive rather than a compromise.
The Southern Ridges walking network is a resident amenity that does not appear in any PSF table but is meaningfully valued by those who use it. The corridor from Le Hill through Kent Ridge Park to Mount Faber and HarbourFront is accessible on foot from the development, and residents who are active walkers, runners, or cyclists treat this as a premium lifestyle asset. It is the kind of advantage that only becomes fully apparent after moving in.
Strengths & Weaknesses
- Freehold tenure at S$1,434 PSF — perpetual title at a 23–44% PSF discount to every 99-year leasehold competitor in D5
- Haw Par Villa CCL 290m — exceptional MRT proximity; a genuine 3-minute walk to Circle Line with no grade obstacles
- Investment score 72/100 — strong result for a boutique 1998-vintage development; reflects durable fundamentals not just momentum
- Greater Southern Waterfront catalyst — one of Singapore's largest current urban transformation master plans directly uplifts D5 freehold stock
- PSF acceleration confirmed — S$1,335 to S$1,506 in recent periods signals active price re-rating after years of sideways movement
- 128 rental transactions — sustained, demonstrable rental demand; not thin data but an active market with university and international school drivers
- Dulwich College (Singapore) 1.10km — premier international school proximity anchors expatriate tenant demand in this exact corridor
- Southern Ridges access — walkable entry to the 10km Kent Ridge–Mount Faber–HarbourFront ridge park network; a lifestyle asset no PSF table captures
- Boutique 97-unit scale — lean MCST overhead, responsive management, lower shared-facility maintenance costs that improve net yield margins
- NUS 1.75km — university-linked academic and postgraduate rental demand provides a non-cyclical, stable secondary tenant segment
- Low walkability at 50/100 — Pasir Panjang Hill does not offer walkable daily-errands infrastructure; grocery and hawker runs require transit or a car
- 1998 build vintage — dated finishings in kitchens and bathrooms will require renovation budget before renting or occupying at contemporary standards
- Only 15 recorded sales transactions — thin volume limits price discovery confidence; PSF benchmarks carry wider-than-normal uncertainty bands
- Basic facilities — late-1990s pool and gym only; no resort amenities, function rooms, or multi-facility lifestyle stack that new-launch tenants may expect
- 3% gross yield — respectable for freehold RCR but well below the 4%+ achieved by higher-yield boutique developments in other districts
- Small developer (Le Hill Development Pte Ltd) — no brand premium, no large developer warranty infrastructure, and limited public track record for buyers who weight this
- Limited school options for mainstream buyers — Dulwich is international-fee-only; local primary school proximity is not a strong suit for the address
- Quiet, isolated character — for residents accustomed to urban convenience and density, Pasir Panjang Hill's calm can read as peripheral rather than idyllic
- Thin resale buyer pool — boutique freehold at this price quantum on Pasir Panjang Hill narrows the exit market; patience required on resale timelines
- Dated communal aesthetics — 1998 estate presentation, landscaping, and lobby finishes are consistent with the vintage and will not match new-launch visual appeal
Verdict
Le Hill Condominium is a freehold value proposition in a district that is structurally re-rating. The case rests on three durable positives: freehold tenure at S$1,434 PSF against a field of 99-year leasehold competitors transacting at S$1,866 to S$2,557 PSF, a 290-metre walk to Haw Par Villa CCL that puts the entire Circle Line network at residents’ disposal, and an address on the edge of the Southern Ridges that offers green-corridor living within a 15-minute transit ride of the CBD. These are structural characteristics that do not diminish over time.
The investment score of 72/100 is the most important single number for a prospective buyer to sit with. For a boutique 1998-vintage 97-unit development, 72/100 is a strong result — it reflects the MRT position, the freehold tenure, and the PSF discount to leasehold peers. The score is not driven by momentum, liquidity, or facilities. It is driven by fundamentals that compound quietly over time: a lease that never decays, a CCL station that never moves, and a precinct master plan — Greater Southern Waterfront — that is one of the largest urban transformation projects in Singapore’s current development pipeline.
The honest limitations are equally clear. Low walkability at 50/100 means the development is not for residents who want daily-convenience infrastructure at their feet. The 1998 build quality means renovation budgets are part of the entry calculation for buyers seeking contemporary finishings. And at 97 units with 15 recorded sales transactions, the resale market is thin — exit liquidity requires patience and pricing discipline. This is not a development that suits buyers who need to sell quickly or who are sensitive to short-term price discovery volatility.
For a long-hold freehold investor or an owner-occupier who values green surroundings, CCL transit, and university-linked location over walkability and contemporary amenities, Le Hill Condominium at the current PSF represents genuinely compelling value. The Greater Southern Waterfront catalyst adds asymmetric optionality: the upside scenario, as Pasir Panjang transforms into a premier waterfront district, is meaningfully positive; the downside is that the asset continues to generate modest but stable rental income at a freehold price point that retains structural support.