Property Market in Hillview

Hillview offers more accessible private property compared to the city-wide average. According to URA transaction records from 2022 to 2025,D23 has recorded 8,272 private residential transactions, making it one of the most actively traded districts in Singapore. The median condominium and apartment price stands at S$1.4M, which is 20% below the Singapore-wide median of S$1.7M.

Hillview is a subzone located in Bukit Batok in Singapore. The neighbourhood overlooks Bukit Timah Hill, hence its name.

The private residential market in Hillview spans 9 property categories. Condominiums lead with 3,878 transactions at a median of S$1.5M. The distinction between condominiums and apartments in Singapore is largely regulatory (condominiums must meet a minimum land area of 4,000 sqm and include recreational facilities), but prices also reflect differences in unit size and development scale.

Hillview also has an active landed property segment. Terrace houses trade at a median of S$3.3M, semi-detached homes at S$3.5M, and detached houses at S$7.3M. Landed properties in Hillview offer an alternative to high-rise living at prices that vary significantly with plot size and condition.

Tenure is a defining factor in Hillview's property pricing. Freehold properties trade at a median of S$1.9M, while 99-year leasehold units trade at S$1.4M. That is a 37% premium for freehold, or approximately S$510K more in absolute terms.

On a per-square-metre basis, the gap narrows somewhat: freehold at S$16,566/sqm versus leasehold at S$15,814/sqm. For buyers weighing freehold versus leasehold in Hillview, the key question is time horizon. Freehold properties hold value over decades and face no lease decay, but new 99-year leasehold developments often offer modern facilities and layouts at a lower entry price. New leasehold launches have been active in Hillview, with 7,196 transactions versus 621 freehold.

For condominiums and apartments in Hillview, floor level creates a measurable price gradient. Units on floors 01-05 sell for a median of S$1.4M, while units on floors 16-20 sell for S$1.3M. That is a 9% premium for higher floors, worth approximately S$110K per unit.

In Hillview, the high-floor premium reflects better ventilation, natural light, reduced noise, and improved views. Buyers targeting a specific development can use this gradient to estimate how much they save by choosing a mid-floor unit instead of a top-floor one.

Rental rates in Hillview average S$5.46 psf per square foot per month, placing the district moderate rental rates, balancing affordability with reasonable landlord returns. The highest rents are commanded by LAUREL TREE at S$6.03 psf.

The rental spread within Hillview runs from S$4.98 psf at THE SKYWOODS to S$6.03 psf at LAUREL TREE. This range reflects differences in development age, finish quality, proximity to MRT, and whether the unit is furnished. Investors evaluating gross rental yield in Hillview should compare these rates against the purchase price per square foot to assess returns.

The most actively traded development in Hillview is SOL ACRES on CHOA CHU KANG GROVE, with 536 URA-recorded transactions at a median of S$1,150,000. MIDWOOD follows with 493 transactions at S$1,268,000.

High transaction volumes typically indicate active secondary markets with good liquidity. Buyers who may need to sell within a few years should consider developments with proven resale activity, as these tend to attract a broader pool of buyers when the time comes.

In pricing terms, Hillview sits closest to Serangoon Garden (S$1.4M), Geylang (S$1.3M), Tampines (S$1.3M). Buyers looking for a lower entry point could consider Kranji at S$1.1M, which is 27% cheaper. Those with a larger budget might look at Telok Blangah at S$2.6M.