The Hillier
What if your morning commute was a two-minute walk through an air-conditioned mall to an MRT platform? That is the lived reality at The Hillier — a 528-unit, 99-year leasehold mixed development on Hillview Rise where the lobby doors open directly into HillV2, the retail podium anchored by Cold Storage, F&B tenants, and lifestyle services, and from there it is one more level down to Hillview MRT (Downtown Line). Integrated developments are marketed everywhere in Singapore, but true vertical integration — lobby to train in under four minutes — is rare outside the Core Central Region. The Hillier is one of the few OCR addresses that can make that claim without stretching the truth.
Completed in 2016, the development sits inside the Upper Bukit Timah corridor where the Bukit Timah Nature Reserve, Dairy Farm Nature Park, and the Rail Corridor greenway converge within a short walk. Buyers here are not choosing between city connectivity and nature proximity; they are buying both (as of 2026-05). The question is whether the 99-year lease — commencing 2011, leaving roughly 84 years as of mid-2026 — and the 2016 vintage still represent a compelling value relative to newer launches in the area.
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
| School | Type | Distance |
|---|---|---|
| Pei Hwa Presbyterian Primary School | primary | ~1.4 km |
| Bukit View Primary School | primary | ~1.5 km |
| Princess Elizabeth Primary School | primary | ~1.7 km |
| Springdale Primary School | primary | ~2.0 km |
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.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 113 | $1,500 | $873,365 |
| 2 BR | 44 | $1,570 | $1,290,038 |
Pricing & Market Position
Based on 157 recorded transactions, sale prices range from $735,000 to $1,500,000, averaging $990,139 (~$1,546 psf).
Rents range from $1,500 to $5,000 per month across 941 rental transactions. Current rental yield sits at approximately 4.0%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 8.3% (from $1,434 to $1,553 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.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| THE HILLIER | 99 yrs lease commencing from 2011 | 2016 | 528 | $1,546 |
| SOL ACRES | 99 yrs lease commencing from 2014 | 2018 | 1,327 | $1,383 |
| MIDWOOD | 99 yrs lease commencing from 2018 | 2021 | 564 | $1,731 |
| LUMINA GRAND | 99 yrs lease commencing from 2022 | 2024 | 512 | $1,515 |
| DAIRY FARM RESIDENCES | 99 yrs lease commencing from 2018 | 2021 | 460 | $1,659 |
| THE BOTANY AT DAIRY FARM | 99 yrs lease commencing from 2022 | 2023 | 386 | $2,053 |
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.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~84 years | Full bank financing available |
| 2041 | ~69 years | CPF usage still unrestricted for most buyers |
| 2050 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2070 | ~39 years | Significant financing restrictions for next buyer |
| 2110 | 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 ~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.
Integrated MRT access is the defining moat (as of 2026-05). The Hillier's podium connects directly to HillV2 mall, which in turn feeds directly to Hillview MRT (DT3 on the Downtown Line). The DTL links residents to the CBD at Chinatown (DT19) in approximately 22 minutes and to Bugis (DT14) in roughly 18 minutes without a transfer. In February 2025, the infill Hume station opened between Hillview and Beauty World, the first underground infill station ever added to an operational MRT line in Singapore — further strengthening the corridor's connectivity narrative for Hillview properties (as of 2026-05). A planned DTL extension to Sungei Bedok is scheduled for the second half of 2026 per the LTA Downtown Line project page, adding a Thomson–East Coast Line interchange to the network.
Nature-corridor premium. Three minutes on foot takes residents to the entrance of Bukit Timah Nature Reserve, Singapore's last primary rainforest tract. The Rail Corridor, a 24-km heritage greenway along the former KTM rail line, passes through the neighbourhood and connects to the Hillview-Buona Vista axis. This green premium is structurally protected: under the URA Master Plan, land surrounding the nature reserves is designated Nature Reserve and Green Buffer, meaning it cannot be rezoned for high-density residential use. Buyers in the area are purchasing a view and noise buffer that cannot be replicated by new supply (as of 2026-Q1).
Transaction liquidity and price momentum are healthy. Over the last 12 months, The Hillier recorded average transacted PSF of approximately S$1,538, with the range spanning S$1,477 to S$1,923 psf across unit sizes (as of 2026-05). The December 2024 peak transaction reached S$1,858 psf, demonstrating that the development can command premium pricing on well-presented units despite its 2016 vintage. District 23 as a whole posted median unlevered returns of 42.9% as of March 2026, ranking among the top-performing districts in the OCR cohort. Use the ShiokNest price heatmap to see how The Hillier's PSF positions against surrounding Hillview properties in real time.
Mixed-use convenience underpins rental appeal. The HillV2 retail component — Cold Storage, dining, enrichment centres, and healthcare services — means tenants of The Hillier rarely need a car for daily errands. This is a material advantage for the expat and dual-income professional tenant profile that dominates Hillview's rental market. Rental yields in District 23 are competitive: the rental yield map shows D23 consistently in the 3.2%–3.8% gross range for OCR leasehold product, with The Hillier benefiting from its MRT premium above the district median.
School catchment is solid for primary enrolment. Hillview Primary School operates within the 1 km Phase 2C registration zone for residents of Hillview Rise. Bukit Panjang Primary, German European School Singapore (international), and Assumption English School are all within a reasonable distance, providing a range of options for families at different schooling stages (as of 2026-05).
Lease decay is real and accelerating in perception. The Hillier's 99-year lease commenced in 2011. As of mid-2026 the development has approximately 84 years remaining — comfortably above the HDB CPF housing grant cutoff of 60 years and the MAS loan-limit threshold of 20 years remaining for full LTV, but decay effects begin to influence buyer psychology at the 80-year mark for resale-focused purchases. Buyers planning to hold for 15–20 years should model exit pricing using the lease decay calculator to stress-test resale assumptions under the standard Hong Kong-modelled depreciation curve. The lease decay glossary guide explains the mechanics in plain terms. A 99-year leasehold commencing 2011 held to 2041 exits at 70 years remaining — inside the range where institutional buyers and some upgraders begin to discount bids (as of 2026-Q1).
Supply pipeline in the corridor is intensifying. Hillhaven, the Far East Organization and Sekisui House new launch on the adjacent Hillview Rise site, has been marketing units in the S$1,500–1,700 PSF range since its 2023 launch and is expected to be completed around 2027. As a newer leasehold project on the same road, Hillhaven competes directly for the same rental and resale tenant pool. Additional GLS sites in the broader Upper Bukit Timah corridor could introduce further new supply over the 2026–2029 URA planning horizon (as of 2026-Q1). Buyers should factor in rental-rate compression risk if multiple new developments enter the market simultaneously.
Build quality concerns noted by residents. Resident reviews surfaced recurring reports of water leakage in units and bathrooms, AC shaft coolant issues requiring periodic maintenance, and ventilation concerns in certain stacks facing the interior courtyard. These are consistent with a 2016-vintage mid-market development and are not disqualifying, but buyers should commission a professional home inspection (snagging report) before committing, particularly for older listings where prior owners may have deferred maintenance. Factor rectification costs into the total acquisition cost calculator when modelling break-even (as of 2026-05).
Hillview Road traffic during peak hours. Despite excellent MRT connectivity, residents who drive face the Upper Bukit Timah Road and Hillview Avenue pinch points during morning and evening peaks. The absence of a direct PIE or AYE on-ramp from Hillview Rise means driving to the CBD takes 25–35 minutes during peak hours. Car-dependent households should test commute times on the commute time map before assuming drive times mirror MRT times. Additionally, buyers should review MAS property financing guidelines to confirm maximum LTV ratios applicable to their profile before making an offer (as of 2026-05).
[
{
"persona": "young_couple",
"fit_color": "green",
"reason": "Hillview MRT integrated access, Cold Storage and F&B at the doorstep, and a S$1.3M–S$1.5M 2-bedroom entry point make The Hillier highly practical for dual-income couples who want OCR convenience without owning a car. The 84-year remaining lease comfortably covers a 25–30 year hold horizon."
},
{
"persona": "family_school_age",
"fit_color": "amber",
"reason": "Hillview Primary is within the 1 km Phase 2C zone. The nature corridor is excellent for young children. However, the integrated mall environment can feel noisy during weekends, and 3-bedroom units command a premium that stretches affordability in the current pricing range. Verify the specific address falls within the school's registration zone before committing."
},
{
"persona": "investor",
"fit_color": "green",
"reason": "Rental demand from expat tenants in the Hillview corridor is structurally supported by the proximity to international schools and the DTL link. Gross yields in the 3.2%–3.8% range are competitive for OCR leasehold. Model exit pricing at the 70-year lease mark using the lease decay calculator before setting a target hold period."
},
{
"persona": "upgrader",
"fit_color": "amber",
"reason": "A step up from Hillview HDB resale is logical given the integrated amenities and MRT convenience. However, buyers upgrading from mature HDB estates who prioritise freehold tenure will find The Hillier's 2011-commencing lease a psychological hurdle relative to freehold landed options deeper in Hillview Estate."
},
{
"persona": "foreign_professional",
"fit_color": "green",
"reason": "The integrated mall, direct MRT access, and nature-walk proximity are the exact profile that relocation packages target in Singapore. The Hillier ranks well for expat tenants working in the CBD or one-north corridor, and the Hillview-Buona Vista cycling route along the Rail Corridor is a quality-of-life differentiator."
},
{
"persona": "downsizer",
"fit_color": "amber",
"reason": "Manageable unit sizes (starting from 1-bedroom) and no need for a car make the development attractive. The concern for downsizers is the 2016 vintage and ongoing maintenance issues: buyers in this persona typically prefer newer or freehold product to minimise rectification cost exposure in retirement."
}
]
The Hillier is a structurally sound buy for buyers who place a premium on frictionless urban living over prestige address. The integrated MRT connection and HillV2 retail podium create a daily convenience moat that most OCR developments cannot match — and the nature corridor to the north provides a livability premium that cannot be built away by new supply. For a 99-year leasehold commencing 2011, the development has aged well: PSF values have held within the S$1,477–S$1,923 range as of 2026-05, and rental demand from expat and professional tenants remains steady. Use the District 23 analytics page and the property scores map to benchmark The Hillier's walkability, connectivity, and investment scores against Hillview peers before setting a bid price.
The key risk is not the location — it is time. Buyers who plan to hold past 2041 will see the lease fall below 70 years remaining, which historically correlates with softer resale demand from CPF-financing buyers and institutional investors. A 10–12 year hold horizon is optimal: the Hillview DTL narrative will be fully priced in, lease drag is manageable, and the supply pipeline from Hillhaven and any GLS successors will have been absorbed. For investors targeting capital growth plus yield, run the numbers through the ROI calculator with a 2035–2038 exit assumption to test whether current ask pricing justifies entry (as of 2026-05).
Bottom line: The Hillier earns a confident buy recommendation for owner-occupiers and medium-term investors who value MRT integration, nature proximity, and daily-errand convenience — conditional on buying at or below the district median PSF and stress-testing exit pricing at the 70-year lease mark. It is not the right choice for buyers who weight tenure above all else or who plan to hold into retirement beyond 2040.