The Hill @one-north
The Hill @ One-North is one of the few new-launch condominiums in Singapore where the tenant base and the buyer base are essentially the same demographic — technology researchers, biomedical scientists, and knowledge-economy professionals who work within a 10-minute walk of the front lobby. Developed by Kingsford Development and completed in 2024 on Slim Barracks Rise in District 5, this 142-unit, three-block development sits inside the JTC one-north estate — Singapore's 200-hectare R&D hub anchored by Fusionopolis, Biopolis, and Mediapolis. That alignment between employer cluster and residential address is both the project's clearest investment thesis and the lens through which every trade-off here should be evaluated.
As of May 2026, URA caveats show 141 transactions at a median PSF of S$2,498, with 74 sales recorded in the most recent 12 months — an unusually active absorption pace for a 142-unit development, reflecting genuine occupier demand from professionals relocating to work in the precinct. Prices ranged from S$1.82M for entry-level two-bedders to S$3.25M for the sole four-bedroom unit. The project benefits from a fresh 99-year leasehold tenure commencing 2022, leaving approximately 95 years on the clock as of 2026 — a meaningful advantage for CPF financing eligibility and resale liquidity compared with older leasehold stock in the district. Two MRT lines are accessible on foot: one-north station (Circle Line) is roughly 7–8 minutes' walk, while Buona Vista interchange (East-West Line and Circle Line) is approximately the same distance, providing direct connections to the CBD, Changi, and the broader CCL network without a transfer.
Snapshot as of 2026-05 — figures above reflect publicly available URA/HDB data at the time of this editorial review (as of 2026-05).
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.
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.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 77 | $2,512 | $1,978,935 |
| 3 BR | 63 | $2,474 | $2,639,892 |
| 4 BR | 1 | $2,301 | $3,245,000 |
Pricing & Market Position
Based on 141 recorded transactions, sale prices range from $1,819,020 to $3,245,000, averaging $2,283,235 (~$2,408 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.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| THE HILL @ONE-NORTH | 99 yrs lease commencing from 2022 | 2024 | 142 | $2,408 |
| 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 |
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.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~95 years | Full bank financing available |
| 2052 | ~69 years | CPF usage still unrestricted for most buyers |
| 2061 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2081 | ~39 years | Significant financing restrictions for next buyer |
| 2121 | Expiry | Lease reverts to state |
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.
1. Captive professional tenant pool at doorstep scale. Budget 2026 confirmed that a new artificial intelligence park, Kampong AI, will be developed within the one-north estate, adding to existing campuses at Fusionopolis and Biopolis that already host hundreds of MNCs and government research agencies. The pipeline of high-income, internationally mobile professionals seeking housing within walking distance of their offices is structural, not cyclical. For landlords, this is a more defensible yield argument than proximity to a generic MRT node.
2. Fresh lease with full CPF and bank financing headroom. With approximately 95 years remaining as of 2026, buyers face none of the CPF withdrawal restrictions or bank loan haircuts that progressively apply to leasehold properties below the 60-year mark. Buyers using CPF for home ownership can draw on the full Valuation Limit without proration. This keeps the effective cash outlay lower for owner-occupiers and maintains broad buyer eligibility for future resale transactions.
3. Competitive District 5 RCR pricing versus Core Central Region alternatives. Comparable research-precinct addresses in CCR (e.g., Queenstown proper, Holland Village) have been transacting above S$2,800–3,200 PSF through 2025. At a median S$2,498 PSF, The Hill sits at a meaningful discount to CCR while sharing many of the same demand drivers — educated, high-income occupants, strong transit, and an established amenity base including Rochester Mall, INSEAD, and NUS. Buyers can run the numbers on our stamp duty calculator and mortgage repayment calculator to benchmark total acquisition cost against CCR alternatives.
4. Compact 142-unit scale limits supply overhang. Unlike large mega-developments that can flood the rental or resale market simultaneously at TOP, 142 units means competition among unit owners at resale is inherently constrained. Price discovery is faster and liquidity per-unit is proportionally higher relative to total stock. The new-launches supply map (updated Q1 2026) confirms no directly competing freehold or similarly-sited leasehold launch is planned for Slim Barracks Rise within the current 2026–2027 pipeline.
5. One-north Park green corridor and live-work-play ecosystem. The development is immediately adjacent to one-north Park, a 10-hectare landscaped corridor linking the various R&D campuses. This green lung significantly enhances liveability relative to typical inner-city projects of similar size and is a differentiating amenity that photographs and retains value in marketing to the target tenant profile. Check the liveability and walkability scores map for the surrounding area to see how District 5 compares across key metrics.
1. No rental track record — projected yields rely on district comparables, not verified contracts. As of May 2026, URA has recorded zero rental caveats for The Hill @ One-North. The development is brand-new and most units have only recently been handed over. Published yield estimates of 3.2–3.8% are derived from District 5 RCR comps on similar stock — they are projections, not verified outcomes for this specific building. Investors should treat any yield figure as indicative only until a 12–18 month rental history develops. The rental yield heat map can help benchmark District 5 versus broader RCR neighbourhoods using verified URA rental transaction data.
2. PSF premium versus broader D5 and RCR norms warrants scrutiny. At S$2,498 PSF median, The Hill trades at a material premium to the broader RCR average of approximately S$2,000–2,200 PSF recorded through 2025, according to URA's Private Residential Property Price Index. The one-north location premium is real, but buyers should satisfy themselves that the precinct employment base justifies the 15–25% uplift versus RCR benchmarks — particularly for owner-occupiers who are not employed in the one-north ecosystem and would need to commute outward. Use the commute-time map to verify travel times to your actual workplace before committing.
3. ABSD exposure for second-property and foreign buyers is significant at these quantum levels. A 2BR at ~S$1.98M and a 3BR at ~S$2.64M carry substantial Additional Buyer's Stamp Duty obligations for non-first-time Singaporeans (20%) and foreigners (60%), per IRAS ABSD guidelines. For a 3BR at S$2.64M, a Singapore PR second-property buyer faces ~S$264,000 in ABSD alone. Total acquisition cost inclusive of BSD and ABSD can meaningfully alter the effective yield equation. Run the figures through our total cost of ownership calculator before proceeding.
4. Small unit count limits amenity provision. At 142 units, The Hill cannot justify the breadth of facilities (multiple pools, tennis courts, large gym, full F&B) that larger developments offer. Residents seeking resort-style amenities within the compound will find the offering proportionally lean. The surrounding one-north ecosystem partially compensates via public parks and nearby commercial amenities, but this is worth verifying during a physical site visit.
5. TDSR and income ceiling constraints at these price points. The MAS Total Debt Servicing Ratio (TDSR) framework caps monthly debt obligations at 55% of gross income. At S$2.64M for a 3BR with a 75% LTV loan over 25 years at prevailing rates, the monthly debt service requirement comfortably exceeds S$10,000. This substantially narrows the qualified buyer pool to households with combined gross monthly income above ~S$18,000–20,000 — a segment that exists in one-north's employer catchment but limits secondary market liquidity at the upper end of the price range.
| Buyer profile | Fit | Why |
|---|---|---|
| Tech/biomedical professional employed in one-north (owner-occupier) | Strong | Walk-to-work lifestyle at a district that matches employment profile; fresh 95-year lease maximises CPF and loan headroom; one-north Park provides amenity without needing to leave the precinct. Best match for the project's location DNA. |
| HDB upgrader (first private property, Singapore citizen) | Moderate | No ABSD for first private purchase; CPF fully usable on 95-year lease. However, S$1.98M–2.64M quantum requires strong dual income and stretches TDSR for median-income households. Those not working in one-north face an outward commute. Check affordability calculator and HDB grant eligibility before upgrading. |
| Singapore PR or citizen buy-to-let investor (second property) | Moderate | Strong future rental demand from one-north employment pipeline; Kampong AI and Budget 2026 commitments provide structural demand visibility. But 20% ABSD (PR) or 20% ABSD (citizen 2nd property) substantially compresses net yield on unverified District 5 projections. Use the ROI calculator and factor full ABSD before underwriting a yield play. |
| Foreign professional or overseas investor | Weak | 60% ABSD as of 2025 makes purchase economics extremely challenging at S$1.98M–3.25M quantum. Even with genuine one-north employment ties, the effective all-in cost renders yield or capital-gain scenarios marginal without exceptional price appreciation. Verify current ABSD rates at IRAS before any commitment. |
| Retiree or lifestyle buyer seeking quiet residential precinct | Weak | One-north is a working R&D campus — daytime activity is office-driven, not community-residential. Weekends are quieter than a typical mature estate. The compact facility count (142 units) limits on-site amenity depth. Buyers seeking a lively, community-rich precinct should compare against District 5 alternatives in Queenstown proper. |
The Hill @ One-North earns its pricing premium only for buyers whose professional or investment thesis is specifically anchored in the one-north employment cluster. For that cohort — tech and biomedical professionals seeking a walk-to-work address, or investors underwriting rental demand from that same employer base — the project's combination of a fresh 95-year lease, compact supply dynamics, and Singapore's most active knowledge-economy precinct creates a coherent, if premium-priced, case. The 74 caveats recorded in the most recent 12 months (against 142 total units) confirm that the market has absorbed this argument efficiently: post-TOP demand has been real rather than speculative.
For buyers outside that professional profile, the calculus is harder. The median S$2,498 PSF sits 15–25% above broader RCR norms, there is no verified rental history from which to anchor yield projections, and ABSD obligations at these quantum levels bite deeply for second-property buyers. The District 5 price heat map illustrates how this project positions against surrounding RCR comparables, and the cash-flow calculator can help investors pressure-test projected net yields once actual rental data begins accruing in H2 2026. Our overall read: a genuinely strong buy for the right profile, a speculative stretch for everyone else. The one-north ecosystem is real — Budget 2026's Kampong AI commitment confirms it — but the price already reflects a substantial portion of that story. Buyers should enter with clear eyes on the total cost of ownership, a conservative yield assumption, and a minimum 7–10 year investment horizon to allow the precinct's next growth phase to materialise.