Terra Hill

Overview & Key Facts

Terra Hill is a 270-unit freehold condominium developed by Hoi Hup Sunway Kent Ridge Pte Ltd, a joint venture between Hoi Hup Realty (founded 1983, over 7,300 homes delivered) and Sunway Developments — a partnership spanning more than fifteen years and responsible for projects including Ki Residences at Brookvale, Rivercove Residences, and Royal Square at Novena. Terra Hill rises from the site of the former Flynn Park, a 48-unit development that was acquired through an en-bloc sale in September 2021 for S$371 million — one of the largest collective sale transactions of that year and a signal of the developers’ conviction in the Pasir Panjang corridor.

The development occupies a generous 208,443 sqft freehold site on Yew Siang Road, perched on a hillside with a roughly 20-metre elevation change from entrance to summit — a topographical feature that fundamentally shapes the design, with nine low-rise blocks of five storeys each arranged across the natural contours of the terrain. This is not a flat-site condo: the cascading layout means that higher-positioned blocks in the Prestige Collection (30 units across three blocks) command elevated vantage points with views toward the port and sea, while the Signature Collection (240 units across six blocks) occupies the lower and mid-slope positions. The hillside positioning creates a genuine sense of topographical drama that flat-site developments simply cannot replicate.

At launch in February 2023, Terra Hill moved 102 of 270 units at an average of S$2,650 psf — a solid but not overwhelming opening weekend that reflected buyer caution at a quantum averaging S$2.7 million in a district that had, until recently, remained relatively low-profile compared to other RCR corridors. As of 2025, 176 of 270 units have transacted at an average price of S$2,721,369 and a median of S$2,487,000. The PSF trajectory — S$2,665, S$2,682, S$2,653, S$2,672 — has been remarkably flat, neither declining nor appreciating meaningfully. For a freehold asset in a transforming corridor, this stability reads as a floor rather than a ceiling.

Location & Connectivity

Terra Hill sits at the top of Yew Siang Road, a quiet residential cul-de-sac branching off Pasir Panjang Road in District 5. The location’s primary transit asset is Pasir Panjang MRT (Circle Line, CC26), approximately 340 metres away — a genuine 4-to-5-minute flat walk that qualifies as doorstep MRT access by any reasonable standard. The Circle Line provides direct connectivity to Mapletree Business City (one stop), one-north tech hub (two stops), Buona Vista interchange (three stops), and HarbourFront/VivoCity (two stops in the other direction). With the completion of Circle Line Stage 6 expected by 2026, the line will become fully circular — enabling a direct ride to Marina Bay and the CBD in five to seven stops without transfers. This is a material improvement in connectivity that the current PSF has not yet fully priced in.

For drivers, the Ayer Rajah Expressway (AYE) and West Coast Highway are within a 3-minute drive, connecting to the CBD in approximately 15 minutes during off-peak. VivoCity and Sentosa are a 10-minute drive; Orchard Road is roughly 20 minutes. The immediate neighbourhood along Pasir Panjang Road is functional rather than vibrant — a Hao Mart at the nearby Bijou development handles basic provisions, and there are scattered coffee shops and eateries along Pasir Panjang Road, but this is not a foodie destination. For serious grocery shopping or dining variety, residents will head to VivoCity (HarbourFront), the Pasir Panjang Food Centre, or the cluster of restaurants along South Buona Vista Road.

The walkability score of 43/100 is the honest number here, and buyers should internalise what it means. There is no hawker centre, no wet market, no supermarket, and no meaningful retail cluster within a 5-minute walk. The surrounding streetscape is dominated by low-rise residential properties, the back of industrial buildings along Pasir Panjang Road, and the green canopy of Kent Ridge Park. Nature lovers will find this outstanding — the Southern Ridges trail network (connecting Kent Ridge Park, HortPark, Telok Blangah Hill Park, and Mount Faber) is literally at the doorstep. But buyers who define convenience as having a food court and supermarket downstairs will find this location wanting. The MRT compensates meaningfully for retail access, but day-to-day walkable amenities remain this location’s clearest limitation.

Schools & Education

Facilities

Terra Hill’s facilities architecture is shaped by two distinctive features: the hillside terrain and the two-tier collection structure. The centrepiece is a 50-metre lap pool serving 270 units — a favourable ratio that should keep lane congestion manageable even at peak hours. The pool is overlooked by the Terra House, a two-storey clubhouse that cantilevers partially over the water — the second-floor gymnasium offers direct sightlines down to the pool deck, a design touch that creates visual energy between the fitness and aquatic zones. Additional water features include a kids’ pool, jacuzzi, and aqua gym.

The landscaping works with rather than against the site’s natural gradient. Amenity nodes are distributed across the slope: BBQ pavilions, a herbs garden, a meditation lawn, and function rooms are positioned at different elevations, creating a sense of discovery as residents move through the grounds. The Prestige Collection at the summit enjoys its own dedicated amenity tier with more exclusive common spaces. The gymnasium within Terra House is well-equipped for a boutique development, though fitness enthusiasts coming from mega-developments with dedicated spin studios or boxing rooms may find the scale modest.

“The sloped site actually works in favour of the facilities — you feel like you’re walking through terraced gardens rather than a flat condo podium. The 50m pool is a highlight, and the clubhouse cantilevering over it looks stunning. My only gripe is the ramp from the entrance to the main facilities area is quite a hike on hot days.”

— Buyer feedback via PropertyGuru

What deserves candid mention is the absence of a tennis court — a notable omission at this price point and site size. The 208,443 sqft site is generous enough that a court could have been accommodated, and its absence will disappoint buyers for whom tennis is a non-negotiable amenity. The facilities package is well-executed within its scope but narrower in variety than some competing developments at similar quantum. The trade-off is clear: Terra Hill invests in landscape quality and spatial generosity rather than ticking every facility box. Whether that trade-off works depends on individual priorities.

Unit Sizes & Layout

Terra Hill offers a unit mix spanning 2-bedroom to 5-bedroom configurations, ranging from approximately 624 sqft to 3,035 sqft. The 3-bedroom units dominate the mix at roughly 46.7% of total supply — a deliberate weighting toward the family-oriented segment that the developer clearly identified as the primary buyer profile for this location. The inclusion of 2-bedroom units (unlike the all-3BR-and-above strategy at some CCR peers) broadens the buyer and tenant pool, a pragmatic decision for a district where rental demand skews toward working professionals at Mapletree Business City and one-north rather than large families.

The development is organised into two tiers. The Signature Collection (240 units across six blocks on the lower and mid slopes) features units with private lift access and generous ceiling heights. The Prestige Collection (30 units across three blocks at the hill’s summit) comprises 24 four-bedroom units at 1,894 sqft and 6 five-bedroom duplex penthouses at 3,035 sqft with double-volume ceilings — the crown jewels of the development, commanding the highest elevation and the best views toward the sea and port. The separation between collections creates a sense of exclusivity within the Prestige tier without fragmenting the overall community.

The hillside terrain introduces unit-selection nuances that flat-site developments do not have. Southeast-facing stacks on the lower slope sit closer to the boundary wall and the back of adjacent buildings, resulting in more constrained views and a quieter, more enclosed feel. Higher stacks enjoy progressively better sightlines, with Prestige Collection units potentially capturing partial sea views over the port area. Stack selection at Terra Hill matters more than at most condos — the price differential between a lower-slope 3-bedroom and a summit Prestige unit reflects genuine differences in outlook, elevation, and spatial experience. Buyers should visit the site in person rather than relying solely on showflat impressions, as the terrain creates meaningful variation between positions.

Pricing & Market Position

Across 207 recorded transactions (all-time), sale prices range from $1,555,000 to $8,200,000, averaging $2,775,811.

Over the last 12 months, transactions averaged $2,634 psf.

Price Appreciation

From 2023 to 2026, the average PSF has declined by 1.2% (from $2,665 to $2,634 psf).

Neighbourhood Comparison

Terra Hill’s most direct comparison is Normanton Park at S$1,865 psf (99-year leasehold) — a 1,862-unit mega-development by Kingsford Group located barely 1 km away along Kent Ridge. Normanton Park offers a dramatically lower entry PSF (S$800 less per square foot) and a vastly larger facility set including multiple pools, tennis courts, and extensive retail at the ground level. However, the leasehold tenure, mega-development density, and the absence of the hillside positioning that defines Terra Hill’s character make these fundamentally different products. Normanton Park is the rational choice for buyers optimising per-square-foot value and facility breadth; Terra Hill is for those willing to pay a freehold premium for exclusivity and a boutique, nature-immersed experience.

Parc Clematis at S$1,884 psf (99-year leasehold) broadens the comparison into the wider D5 catchment. Located near Clementi, Parc Clematis offers better walkable amenities (Clementi Mall, hawker centres, schools) and a more established neighbourhood fabric, but trades away the nature corridor and MRT proximity that Terra Hill offers. The S$782 psf premium for Terra Hill over Parc Clematis buys freehold title, closer MRT access, and GSW exposure — a premium that requires a long holding horizon to justify on paper.

For buyers considering newer options, Elta at S$2,557 psf (99-year leasehold) is the emerging competitor — a leasehold new launch trading at just S$109 psf below Terra Hill’s freehold price. This narrow gap makes Terra Hill’s freehold proposition look particularly compelling on a relative basis: buyers are effectively paying a minimal premium for perpetual tenure versus a 99-year depreciating lease. Faber Residence at S$2,155 psf (99-year) offers a mid-point — closer geographically (also in the Pasir Panjang corridor) but without Terra Hill’s new-build specification, hillside terrain, or freehold title. The competitive landscape ultimately favours Terra Hill for patient, freehold-oriented buyers who believe in the GSW transformation thesis; it is less compelling for yield-focused investors who can achieve better rental returns at lower quantum in the leasehold alternatives.

ShiokNest Scores

Our proprietary scoring system evaluates TERRA HILL across multiple dimensions.

What Residents Say

“We bought the 3-bedroom specifically because it was freehold within walking distance of Pasir Panjang MRT. The showflat quality was impressive — V-ZUG appliances and Gessi fittings are a step above what you get at this PSF in most new launches. The hillside setting is unique, though we underestimated how steep the internal ramp is when carrying groceries.”

— Buyer review via PropertyGuru

“The biggest draw was the Greater Southern Waterfront story and freehold tenure — we see this as a 15-to-20-year hold. The immediate surroundings are quiet, maybe too quiet for some people. You won’t find a hawker centre or coffee shop within walking distance, so you need to be comfortable driving or taking MRT for basic errands. But the Kent Ridge Park access and the Southern Ridges at your doorstep are genuinely special.”

— Owner discussion via 99.co

“Compared with Normanton Park next door, Terra Hill is a completely different proposition — smaller, more exclusive, and freehold. The quantum is significantly higher, but you’re not sharing facilities with 1,800 other units. The duplex penthouses at the top of the hill are stunning if you can stretch to that budget. My concern is that the area still feels somewhat industrial with the port nearby, and the transformation timeline is very long.”

— Buyer feedback via Stacked Homes

Buyer sentiment at Terra Hill clusters around a few recurring themes: genuine appreciation for the freehold tenure and hillside setting as differentiators in the D5 corridor, confidence in the Greater Southern Waterfront as a long-term value driver, and pragmatic acknowledgement that the immediate neighbourhood lacks the walkable conveniences that many Singapore condo buyers take for granted. The steep internal terrain — that 20-metre elevation change from entrance to summit — is mentioned frequently as both a distinctive design feature and a practical inconvenience, particularly for elderly residents or families with young children. The absence of a vibrant retail or F&B scene within walking distance is the most common concern, though most buyers frame it as an acceptable trade-off for the nature access and tranquillity. The development is attracting a buyer profile that skews toward long-term holders rather than short-term flippers — consistent with a freehold asset in an early-stage transformation corridor.

Strengths & Weaknesses

Verdict

Terra Hill occupies an interesting position in Singapore’s new-launch landscape: a freehold development in a district that most buyers have historically overlooked, backed by a long-term transformation narrative that is credible but generational in timeline. The numbers tell a story of steady absorption rather than speculative frenzy — 176 of 270 units sold at an average of S$2,721,369 and a PSF hovering stubbornly around S$2,666. The flat PSF trend (S$2,665 → S$2,682 → S$2,653 → S$2,672) is neither exciting nor concerning; it suggests price discovery has stabilised, and the freehold tenure provides a structural floor that leasehold competitors lack.

The competitive landscape frames the value proposition clearly. Normanton Park at S$1,865 psf (99-year leasehold) is the volume play in the same corridor — significantly cheaper per square foot but with a 1,862-unit mega-development character and depreciating lease. Parc Clematis at S$1,884 psf (99-year) offers a similar leasehold comparison in the broader D5 area. The freehold premium Terra Hill commands over these peers — roughly S$780–S$800 psf — is substantial, and buyers need to be comfortable holding long enough for the tenure advantage to compound. Faber Residence at S$2,155 psf (99-year) and the upcoming Elta at S$2,557 psf (99-year) narrow the gap, suggesting that the market is broadly comfortable with Terra Hill’s positioning but demanding patience rather than paying a further premium for it.

The honest assessment is that Terra Hill is a conviction buy for a specific buyer profile: someone who values freehold tenure, proximity to nature, reasonable MRT access, and exposure to the Greater Southern Waterfront transformation — and who can absorb a S$2.7M average quantum without needing near-term rental income to justify the investment. The zero rental transactions to date are not alarming for a pre-TOP/newly-TOP development, but they mean the rental yield thesis remains entirely unproven. The investment score of 64/100 reflects genuine upside potential tempered by the district’s historically modest appreciation rates and the absence of a rental track record. The en-bloc score of 29/100 is appropriately low for a brand-new development — en-bloc relevance lies decades away. For owner-occupiers who appreciate the hillside setting, the nature corridor, and the quiet confidence of a freehold address in a transforming district, Terra Hill makes a considered case. For yield-chasing investors, the numbers do not yet support the thesis.