The Hillier

Overview & Key Facts

The Hillier is a 528-unit leasehold condominium at Hillview Rise in District 23, completed in 2016 as an integrated development sitting directly above the HillV2 retail mall. The project was developed by Transurban Properties, a subsidiary of Far East Organization — Singapore’s largest private property developer with over 130 projects to its name. That pedigree matters: Far East’s track record in managing integrated residential-commercial developments is deep, and The Hillier benefits directly from having its retail podium operated by the same group that delivered Orchard Central and The Centrepoint.

The development’s defining concept is its New York and London SOHO-inspired design, with two residential towers rising above the two-storey HillV2 mall. Units feature high ceilings of approximately 3.3 metres with functional loft spaces in selected configurations — a design approach that maximises usable area within compact floor plates of 506 to 840 sqft. The SOHO concept allows owners to customise their interiors with mezzanine sleeping areas, home offices, or open double-volume living spaces, giving The Hillier a character quite different from the conventional stacked-flat layouts of its neighbours.

At a trailing average of S$1,531 psf, The Hillier occupies a mid-value position in the Hillview corridor — more expensive than Kingsford Hillview Peak (S$1,490 psf) but substantially below newer launches like Midwood (S$1,729 psf) and Dairy Farm Residences (S$1,659 psf). The integrated mall is the differentiator that justifies the modest premium over its immediate neighbour: having Cold Storage, clinics, restaurants, and services literally at your doorstep is a daily-use convenience that standalone condominiums in the area cannot replicate.

With a gross rental yield approaching 4.0% and 933 rental transactions on record, The Hillier has established itself as one of the strongest rental performers in District 23. The combination of MRT proximity, integrated retail, and compact unit sizes creates a tenant profile that skews toward young professionals and expatriate couples — precisely the demographic that values convenience over space and pays a premium for it.

Location & Connectivity

The Hillier sits at the heart of the Hillview residential corridor in upper Bukit Timah, where private condominiums line a green ridge between the Bukit Timah Nature Reserve and the Bukit Batok town centre. The immediate neighbourhood is a mixture of mid-rise condominiums, low-rise landed housing, and pockets of light industrial activity along Hillview Avenue — a character that is distinctly suburban rather than urban, but with better MRT connectivity than most OCR locations.

The nearest MRT station is Hillview on the Downtown Line, approximately 350 metres from the development — a flat, sheltered walk of under 5 minutes that ranks among the strongest MRT proximities in the entire Hillview corridor. Cashew MRT (also DTL) is 620 metres away, providing a second station option. The Downtown Line reaches Bugis in approximately 20 minutes and the CBD in under 40 minutes, making The Hillier a viable address for central-area commuters despite its OCR postcode. Transfers to the North-South or East-West lines are available at Newton or Botanic Gardens.

Daily convenience is the development’s strongest locational advantage. HillV2 — the integrated mall directly below the residential towers — houses a Cold Storage supermarket, medical and dental clinics, F&B outlets, and service retail. Residents can grocery shop, dine out, or visit the doctor without leaving the building. The Rail Mall, a characterful strip of 43 shops along the former railway line, is a short walk away, adding bakeries, pet supplies, and casual eateries to the neighbourhood retail mix. For larger shopping needs, Hillion Mall at Bukit Panjang MRT is one DTL stop away.

The walkability score of 37/100 reflects the reality beyond the integrated mall: the surrounding estate is hilly, car-oriented, and not optimised for pedestrian movement. For families, Pei Hwa Presbyterian Primary School (1.39 km) and Bukit View Primary School (1.52 km) are the nearest options — both requiring transport for younger children. The nature corridor compensates with lifestyle assets: Dairy Farm Nature Park, the Rail Corridor, and Bukit Timah Nature Reserve are all accessible within a 10-minute walk or cycle.

Schools & Education

Facilities

For a development of 528 units, The Hillier delivers a facilities suite that is competent without being exceptional. The centrepiece is the lap pool on the communal deck, positioned above the HillV2 podium with views across the surrounding greenery. The pool deck includes a jacuzzi, spa pool, and an aqua gym — a hydro-fitness facility that adds variety beyond the standard swimming offering. A children’s wading pool and outdoor shower complete the aquatic facilities.

The gymnasium is a standard mid-size facility that serves the development’s predominantly young-professional and couple demographic adequately. Alongside the gym, the development provides a tennis court, exercise deck for outdoor workouts, and a BBQ area with pavilion shelters. A business pod caters to the work-from-home demographic — a practical inclusion given the SOHO unit concept.

The club floor functions as a shared social space for resident gatherings and private events. The development’s landscaping is well-maintained, with garden areas and a children’s playground that provide outdoor recreation space. The overall standard of common area maintenance benefits from Far East Organization’s property management arm, which brings institutional-grade upkeep to the shared facilities.

“Far East is definitely very good at running commercial developments and the Hillier is without a doubt a well-planned, well-executed integrated concept.”

— Resident review via EdgeProp

The honest limitation is that The Hillier’s facilities do not stand out against larger neighbouring developments. Kingsford Hillview Peak offers a 50-metre pool and sky tennis court; Dairy Farm Residences has a newer and more expansive facility deck. The Hillier’s advantage is not facility scale but integrated retail — the ability to walk from your unit to a supermarket, restaurant, or clinic without crossing a road. That daily-use convenience is worth more in practice than a larger pool you use twice a week.

Unit Sizes & Layout

The Hillier’s unit mix is concentrated in the compact segment: 1-bedroom units range from 506 to 624 sqft, 2-bedroom configurations span 592 to 678 sqft, and the largest 2-bedroom premium units reach 807 to 840 sqft. There are no 3-bedroom or larger units — this is a development designed for singles, couples, and small households, and the unit mix reflects that focus clearly. The two residential towers are branded as the “London Tower” and “New York Tower,” each with slightly different layout configurations.

The SOHO concept is The Hillier’s most distinctive unit feature. Ceiling heights of approximately 3.3 metres in standard units enable functional loft spaces in selected configurations — typically used as sleeping platforms, home offices, or storage mezzanines. This is not a full double-volume unit; rather, the additional height allows a raised platform that adds roughly 30–40% of usable area to the compact floor plates below. For a 506-sqft 1-bedroom, this loft can transform the unit from a tight studio into a genuinely liveable space with separated sleeping and living zones.

Build quality reflects Far East Organization’s standards, which are generally well-regarded. Residents have praised the use of granite stone and timber strip finishings within units, noting that material quality exceeds what is typical at this price tier. Floor-to-ceiling windows are standard throughout, maximising natural light and maintaining a visual connection to the surrounding greenery. The elevated position above the HillV2 podium means that even lower-floor units sit well above street level, enhancing privacy and reducing road noise.

Stack selection is particularly important at The Hillier. Units facing the Bukit Timah greenery enjoy a permanently protected nature outlook, while those oriented toward Hillview Rise face the road and neighbouring developments. Upper-floor units in both towers command views across the canopy toward Bukit Batok and the western skyline. The compact floor plates mean storage is limited — buyers should factor in built-in wardrobes, loft platforms, or creative storage solutions as part of their furnishing plan.

Pricing & Market Position

Across 162 recorded transactions (all-time), sale prices range from $735,000 to $1,500,000, averaging $996,239.

Over the last 12 months, transactions averaged $1,557 psf.

Rents range from $1,500 to $5,000 per month across 978 rental transactions. Current rental yield sits at approximately 4.0%.

Rental Yield by Bedroom Type

Blended yield hides the spread between unit sizes — smaller units at THE HILLIER typically rent harder per dollar of purchase price. The final column shows monthly rent per $100,000 invested, so unit sizes compare on equal capital:

Price Appreciation

From 2021 to 2026, the average PSF has appreciated by 8.8% (from $1,434 to $1,560 psf).

Neighbourhood Comparison

The most direct neighbour comparison is Kingsford Hillview Peak at S$1,490 psf — sitting virtually next door on Hillview Rise with the same 99-year leasehold tenure (from 2012 vs The Hillier’s 2011). Kingsford offers larger units, a 50-metre pool, and sky tennis court, but with a weaker developer reputation and documented build-quality concerns. The Hillier’s S$41 psf premium buys the integrated HillV2 mall and Far East Organization’s management standards — a trade-off that favours The Hillier for convenience-oriented buyers and Kingsford for families needing more space.

Midwood at Hillview Boulevard (S$1,729 psf, 99-year from 2018) represents the new-build alternative in the corridor. Developed by Hong Leong, Midwood offers a 7-year-fresher lease, contemporary design, and the assurance of a top-tier local developer — at a S$198 psf premium. For buyers weighing long-term resale, Midwood’s newer lease is a structural advantage. For buyers focused on yield and immediate cash flow, The Hillier’s lower quantum and established rental track record make it the more pragmatic choice.

Dairy Farm Residences (S$1,659 psf, 99-year from 2018) shares the Hillview MRT catchment and offers UOL/Kheng Leong developer quality. At a S$128 psf premium, it delivers newer facilities and a fresher lease but without the integrated retail that defines The Hillier’s daily experience. The Botany (S$2,053 psf, 99-year from 2022) is the premium benchmark of the corridor — a 34% premium that buys a brand-new lease and contemporary Sim Lian Group product, but at a quantum that fundamentally changes the investment arithmetic.

Sol Acres at Choa Chu Kang (S$1,380 psf) offers the lowest entry point in the comparison set, but with an EC background, Choa Chu Kang MRT (not DTL), and no integrated retail. Lumina Grand (S$1,514 psf) is an EC with purchase restrictions that limit its relevance for most private-market buyer segments.

In the Hillview corridor specifically, The Hillier occupies a unique position as the only integrated development — the only project where residents can walk from their unit to a supermarket, clinic, and restaurant without leaving the building. This is a genuine structural differentiator that no competitor can replicate regardless of price. For buyers who weigh daily convenience heavily, The Hillier has no direct substitute in the area.

Lease Decay Analysis

The 99-year lease runs from 2011, meaning approximately 15 years have already been consumed. Roughly 84 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 ~74 years remaining, which is still very bankable. The risk profile changes for longer holds.

ShiokNest Scores

Our proprietary scoring system evaluates THE HILLIER across multiple dimensions.

What Residents Say

“Quiet yet convenient location with proximity to the Downtown Line. Build quality within the units is fantastic with good use of building materials.”

— Resident review via EdgeProp

“Interesting SOHO concept that allows for customisation of interior space, and it is an integrated development close to MRT, making it very convenient.”

— Resident review via EdgeProp

“District 23 is not exactly a prestigious enclave; there are lots of light industry in the area.”

— Resident review via EdgeProp

The Hillier scores 8 out of 10 across review platforms, with consistent praise for three themes: the integrated convenience of HillV2 directly below, the proximity to Hillview MRT, and the quality of interior finishings. Residents frequently highlight the granite stone and timber strip materials as above-average for the price tier, and the SOHO loft concept draws positive commentary for its space-maximising design. The young-couple demographic means facilities are often underutilised — a plus for residents who value quiet common areas.

The recurring criticisms centre on building envelope issues rather than unit interiors. Multiple residents have reported water leakage along corridors during heavy rainstorms, and some stacks have experienced ventilation problems and AC coolant leakage from embedded wall shafting. These are infrastructure-level concerns that affect specific units rather than the development as a whole, but prospective buyers should investigate the history of their target stack. Management has been described as responsive but the corridor flooding issue has persisted across multiple rainy seasons.

A practical frustration raised by several residents is the no-moving policy on weekends, which is inconvenient for working professionals who can only arrange furniture deliveries and relocations on Saturdays and Sundays. The neighbourhood’s light-industrial character has also drawn comment — while Hillview Rise itself is residential, the broader Hillview Avenue area includes industrial buildings that affect the perceived prestige of the address. Residents who accept this trade-off report high satisfaction with the daily convenience of integrated living.

Strengths & Weaknesses

Verdict

The Hillier delivers a specific proposition that is difficult to replicate elsewhere in District 23: an integrated development with direct mall access, 350-metre MRT proximity to the Downtown Line, and a SOHO loft concept that maximises liveability within compact floor plates — all at a median price of approximately S$920,000. That combination makes it one of the most accessible entry points into a genuine integrated-living experience in Singapore’s private condo market.

The rental story is compelling. A gross yield approaching 4.0% — supported by 933 recorded rental transactions and an average rent of S$3,077 — places The Hillier among the stronger yield performers in the OCR segment. The compact unit sizes, DTL access, and integrated retail create a tenant value proposition that sustains demand even in softer rental markets. For investors seeking cash-flow-positive holdings at sub-S$1 million quantum, this is a serious candidate.

The PSF trajectory warrants honest assessment. After trending from S$1,488 to S$1,583 over the first three years of the observable period, prices have softened to S$1,489 in the most recent year — a decline that erases earlier gains and suggests The Hillier has reached a pricing ceiling in the current market. With 84 years remaining on a 99-year lease from 2011, the development is not yet in lease-decay territory, but the declining PSF trend means buyers should treat this as a yield play rather than a capital-appreciation story. The honest read is that The Hillier will deliver steady rental income but modest-to-flat resale growth over the next 5–10 years.

The strongest buyer profile is a yield-focused investor or owner-occupier couple who values the integrated convenience of HillV2, uses the DTL daily, and treats the SOHO loft as a space-maximising feature rather than a compromise. For families, the absence of 3-bedroom units is a hard constraint. For capital-gains seekers, the declining PSF trend is a warning. But for the right buyer — one who prioritises rental return, daily convenience, and an affordable quantum — The Hillier remains one of the smartest buys in the Hillview corridor.