The Hill @one-north

Overview & Key Facts

The Hill @ One-North is a 142-unit condominium at Slim Barracks Rise in District 5, developed by Kingsford Real Estate on a 99-year leasehold site from 2022 (approximately 95 years remaining). The development achieved TOP in 2024 and sits within Singapore’s one-north innovation district — the 200-hectare master-planned science, technology, and research hub that houses Biopolis, Fusionopolis, Mediapolis, and LaunchPad @ one-north.

At 142 units, The Hill @ One-North is a boutique development competing in a micro-market dominated by its more established neighbour, One-North Eden (165 units, TID/Mitsui Fudosan). The developer pedigree is worth addressing directly: Kingsford Real Estate is a mid-tier developer best known for projects such as Kingsford Hillview Peak and Kingsford Waterbay — competent but not in the same league as CDL, Hong Leong, or CapitaLand in terms of brand premium and finishing standards. Buyers should calibrate their expectations accordingly: this is a functional, well-located new launch, not a prestige product.

The transaction data tells a story that demands honest interpretation. Of 142 units, 141 have transacted at an average price of S$2,283,235 ($2,427 psf). However, the PSF trend is declining: from $2,582 in earlier transactions to $2,440 and most recently $2,305. For a development that only achieved TOP in 2024, a declining PSF trajectory is concerning — it suggests the market is repricing The Hill @ One-North downward relative to initial launch enthusiasm. With zero rental transactions recorded to date, there is no yield data to anchor the investment case.

Location & Connectivity

The Hill @ One-North sits on Slim Barracks Rise, a quiet street within the one-north precinct that it shares with the neighbouring One-North Eden. The locational thesis is identical to its neighbour’s: proximity to Singapore’s most important knowledge-economy hub, where over 50,000 professionals work across Biopolis, Fusionopolis, Mediapolis, and the expanding LaunchPad ecosystem that includes companies like Google, Grab, Shopee, and Dyson.

Buona Vista MRT — a dual-line interchange serving both the East-West Line and Circle Line — is estimated at approximately 600–800 metres away, or roughly an 8–10 minute walk. This is walkable but not as convenient as One-North Eden’s slightly closer position to the station. One-north MRT on the Circle Line provides an alternative at a similar distance. For drivers, the Ayer Rajah Expressway (AYE) is accessible within minutes, placing the CBD roughly 15 minutes away in off-peak conditions.

Daily amenities mirror those available to One-North Eden residents. The Star Vista mall (Cold Storage, food court, restaurants) is approximately 600–800 metres away. Rochester Mall provides additional retail and dining. Holland Village, with its eclectic food and nightlife scene, is one MRT stop away. Timbre+ hawker hall is a short walk within the precinct. Nepal Hill and One North Park offer greenery immediately adjacent to the development.

Schools & Education

Facilities

At 142 units, The Hill @ One-North is a boutique development, and the facilities package reflects that scale. Buyers should expect a curated rather than resort-style amenity offering. The development provides the essential condo amenities — swimming pool, gymnasium, function room, BBQ areas, and landscaped gardens — but the compact unit count means the facilities are necessarily more modest than what mega-developments like Normanton Park (1,862 units) or even its neighbour One-North Eden (165 units with a full 50m lap pool) can offer.

The trade-off of boutique scale is familiar: less crowding at the pool and gym (particularly welcome for residents who exercise during peak hours), a quieter communal atmosphere, and a more intimate community. However, the flip side is higher per-unit maintenance contributions and a more limited facilities roster. Families with children may find the play areas adequate but not extensive.

Kingsford Real Estate’s finishing standards, based on their track record at projects like Kingsford Hillview Peak, are competent but not luxury-tier. Buyers should not expect the V-ZUG appliances and Hansgrohe fittings that One-North Eden provides. The common area maintenance and landscaping quality will depend heavily on the appointed managing agent — an area where Kingsford developments have received mixed feedback historically.

The development’s integration with the one-north precinct partially compensates for the modest on-site amenities. Nepal Hill provides immediate green space for jogging and walks. The precinct’s cafés, restaurants, and Timbre+ food hall function as an extended amenity network that residents can access on foot. In practical terms, the “facilities” of living at The Hill @ One-North extend well beyond the compound fence.

Unit Sizes & Layout

The Hill @ One-North offers 142 units across a mix of bedroom configurations designed to appeal to the investor and young-professional market that defines the one-north rental catchment. The unit mix skews toward smaller configurations — 1-bedroom, 2-bedroom, and 2-bedroom + study units likely comprise the majority, consistent with the boutique format and target demographic.

At an average transaction price of S$2,283,235 and average PSF of $2,427, the quantum is accessible relative to some District 5 new launches but the PSF tells a different story. The declining PSF trend — from $2,582 in earlier transactions to $2,440 and most recently $2,305 — suggests that the market is recalibrating. Early buyers paid a premium that subsequent purchasers have been unwilling to match. This is a pattern sometimes seen in new launches from non-premium developers: initial launch pricing captures early-bird enthusiasm, but resale and later-phase transactions settle at a lower equilibrium.

The 99-year lease from 2022 means approximately 95 years remaining — a fresh lease that provides full financing eligibility and decades of comfortable ownership. For investors, the lease poses no structural concern. The unit layouts from Kingsford developments are generally efficient and functional, though they typically lack the design flair and ceiling height premiums (such as One-North Eden’s 2.9m ceilings) that distinguish developer-tier products.

Pricing & Market Position

Across 141 recorded transactions (all-time), sale prices range from $1,819,020 to $3,245,000, averaging $2,283,235.

Over the last 12 months, transactions averaged $2,350 psf.

Price Appreciation

From 2024 to 2026, the average PSF has declined by 10.7% (from $2,582 to $2,305 psf).

Neighbourhood Comparison

The Hill @ One-North competes in one of District 5’s most closely watched micro-markets, where several developments vie for the same pool of tech and research professionals. The competitive dynamics are unusually transparent because the most direct competitor — One-North Eden — sits on the same street.

One-North Eden (~$2,388 psf, 99-year from 2019) is the unavoidable benchmark. Developed by TID (Hong Leong/Mitsui Fudosan), it offers superior developer pedigree, V-ZUG appliances, 2.9m ceilings, a 50m lap pool, smart home integration, and a proven 3.72% gross yield with an average rent of S$5,256. At a nearly identical PSF, One-North Eden is objectively the stronger product. The Hill @ One-North’s only advantages are a fresher lease (2022 vs 2019 — a marginal 3-year difference) and the potential for lower entry pricing as PSF continues to decline.

Normanton Park (~$1,865 psf, 99-year) offers a dramatically lower entry point — roughly $562 psf less than The Hill @ One-North. As a 1,862-unit mega-development near Kent Ridge MRT, it provides resort-scale facilities, a proven rental track record, and proximity to NUS. The trade-off is that Normanton Park lacks the direct one-north precinct adjacency. For pure value seekers, Normanton Park is the obvious alternative.

Parc Clematis (~$1,884 psf, 99-year) provides Clementi Town Centre convenience across 1,468 units at roughly $543 psf less. Like Normanton Park, it offers established rental demand and extensive facilities, but targets a different demographic (suburban families rather than tech professionals).

Elta (~$2,557 psf, 99-year) represents the fresh-launch premium segment in D5. At $130 psf above The Hill @ One-North’s current average, Elta offers newer design and a fresh lease, but without an established track record. For buyers who want new-launch freshness and are willing to pay the premium, Elta competes for the same wallet.

The fundamental challenge for The Hill @ One-North is differentiation. In a micro-market where One-North Eden offers comparable location at comparable PSF with demonstrably better product quality, and where Normanton Park and Parc Clematis offer proven value at $500+ psf less, The Hill @ One-North occupies an uncomfortable middle ground. Its strongest competitive angle is the possibility that continued PSF decline creates a genuine value entry point — but that thesis requires confidence that the floor is near.

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 THE HILL @ONE-NORTH across multiple dimensions.

What Residents Say

The Hill @ One-North achieved TOP in 2024 and has very limited resident feedback available. With zero rental transactions recorded to date, the development is still in its early occupancy phase. The commentary below draws from buyer sentiment and market analyst observations rather than verified resident living experiences.

“The location is the main draw — being in one-north means you’re surrounded by tech companies and research institutes. The rental potential is there, but the development needs time to build its tenant base.”

— Buyer sentiment via PropertyGuru forums

“At this PSF, I would compare carefully with One-North Eden next door. The location is essentially the same, but the developer quality and facilities are quite different. You’re paying similar prices for a less premium product.”

— Property analyst commentary via Stacked Homes

“Kingsford is not a top-tier developer, but the one-north address does the heavy lifting. If PSF continues to decline, the entry point could become attractive for investors willing to take a contrarian view.”

— Market commentary via EdgeProp

The consistent theme across market commentary is a tension between strong locational fundamentals and concerns about developer brand, declining PSF, and unproven rental demand. Buyers who have purchased appear motivated primarily by the one-north precinct story rather than by the development’s own merits. This section will be updated with actual resident feedback as the development matures and rental data becomes available.

Strengths & Weaknesses

Verdict

The Hill @ One-North presents a straightforward value proposition: a boutique, freshly-completed condo in Singapore’s premier innovation district, at a PSF that is trending downward toward more reasonable levels. The location is genuinely excellent — the one-north precinct’s 50,000+ workforce provides a deep rental demand pool, Buona Vista MRT interchange is walkable, and the neighbourhood amenities (Star Vista, Holland Village, Timbre+) support comfortable daily living. These are structural advantages that no amount of developer brand weakness can negate.

However, the investment metrics demand candour. The investment score of 44/100 is weak, reflecting the declining PSF trend, zero rental transactions, and unproven yield. The en-bloc potential score of 35/100 is similarly modest — at only 2 years old with 95 years of lease remaining, en-bloc is not a relevant consideration for decades. The profit scorecard shows 0 out of 100 profitable exits, though this metric is limited by the small resale sample and declining market.

The elephant in the room is the competitive comparison. One-North Eden, literally on the same street, offers TID/Mitsui Fudosan developer quality, V-ZUG appliances, 2.9m ceilings, a 50m lap pool, smart home integration, and a proven 3.72% rental yield — all at a comparable PSF (~$2,388). Against this benchmark, The Hill @ One-North struggles to justify its pricing. The Kingsford brand does not command the same premium, the facilities are more modest, and the finishing standards are a tier below.

The competing landscape in the broader D5 market further challenges the value case. Normanton Park at $1,865 psf and Parc Clematis at $1,884 psf offer substantially lower entry points with proven rental track records. Elta at $2,557 psf represents the fresh-launch premium but from a more established developer pedigree.

Verdict: The Hill @ One-North is best suited for buyers who (1) have strong conviction in the one-north rental thesis, (2) can secure a unit at the lower end of the declining PSF range (closer to $2,300 than $2,500), and (3) plan to hold long-term and capture rental income once the development establishes its tenant base. It is not a prestige buy, and buyers seeking developer quality and brand assurance should look at One-North Eden instead. The declining PSF is either an entry opportunity or a trend that has further to run — and honest analysis cannot yet determine which.