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HILLHAVEN

Hillview Rise · D23 Bukit Batok
Apartment99-yearUnder construction
$2,166 psf
median $psf
—
median rent · psf/mo
—
gross rental yield
28
highest floor
341
total units
Under constr.
TOP / completion
Median $psf excludes ground & top-floor units · basis: last 12 months.
49
/ 100
HomeVestor Investor Score
Best for: a balanced mix
Watch out for: Limited rental data, Priced above nearby projects
Data confidence: Low · overall risk: Moderate
Yield—
Cashflow—
Liquidity38
Growth57
Family52
How is this worked out? — this project’s 3 sub-scores, from its own data
Each sub-score is 0–100 (higher = better), built from this project’s actual figures — here are the exact drivers behind each one.
Capital growth · 57
Nearest growth node: International Business Park — ~3.6 km away (built out) → 38 · Nearest MRT ~434 m (Hillview) → 77 · Price momentum — too few recent sales to score  =  average
Exit liquidity · 38
341 units → 36 · 20 sales in 12 mo → 78 · 0 rental contracts → 0  =  average
Family demand · 52
1 primary school(s) within 1 km → 52
Overall · 49
The average of the 3 sub-scores above.
Risk flags
Limited rental data — 0 rental contracts, so the yield estimate is soft · Priced above nearby projects — ~32% above the median $psf of 64 projects within ~2.0 km
Note: risk flags are screening signals from the data — not confirmed defects; check each against the actual unit, title & MCST.
A screening heuristic — not financial advice; verify every figure and your own budget before transacting.
Investor verdict

Hillhaven is a leasehold project in D23 Bukit Batok with limited yield data, thin liquidity. It sits ~3.6 km from its nearest growth node (International Business Park) — beyond the ~3 km impact band.

Best suited for
  • balanced own-stay / investor buyers
Less suited for
  • pure rental-yield investors
Key due-diligence
  • Confirm the exact unit stack, facing and floor — our figures are project medians.
  • Stress-test cashflow at +1–2% interest in the calculator below.

Investment report

A plain-language read on Hillhaven — genuine strengths, honest risks, an independent fair-value range and a Buy / Watch / Avoid position, all from the data above.

Why this may work
  • Strong transaction liquidity — 20 resale deals in the past 12 months, so pricing is well-tested and exit is easier.
  • Well-sized 341-unit project — larger developments trade at firmer $psf and resell faster.
  • Hillview MRT Station MRT within ~434 m — walkable transit underpins rent and resale.
Why this may fail / what to watch
  • Entry $psf sits ~32% above nearby projects (within ~2.0 km) — a location/quality premium that has to keep being earned.
  • Check nearby new-launch & upcoming TOP supply — a fresh project within walking distance can cap rents and resale for a few years.
Signals screened from the data — strengths and risks, not confirmed facts. For educational purposes only — not financial advice.

Fair-value range

Several independent value bases — more informative than a single median. The combined range weights the project-specific bases most.

Recent project median $psfexcludes ground & top-floor units$2,166 psf
Same-size, recent compsfloor of ±25% size band, recency-weighted$2,133 psf
Nearby projectsmedian $psf of projects within ~2.0 km$1,622 psf
HomeVestor fair range$1,729–$2,245 psf
≈ $1,637,363–$2,126,015 for a ~947 sqft unit

See the D23 comparables behind that district base on the map below — switch on “District condos by $psf” in the layers (this project vs cheaper/pricier neighbours).

How is this worked out? — the value bases & combined range
Project median
Recency-filtered median $psf of this project’s own resale caveats (ground & top-floor units excluded).
Same-size comps
Recency-weighted median $psf of caveats within ±25% of the typical unit size (6-mo full, 6–12-mo 70%, 12–24-mo 40%) — the comparable-sales method used in our Valuation tool.
District-comparable
Median $psf across all projects in the same district — a market-level sanity check (a genuinely superior project can sit above it).
Yield-supported
The $psf at which today’s median rent would return a 3.8% target gross yield for a OCR project — anchors price to rental fundamentals.
Combined range
A weighted blend (comps 28%, yield 28%, project median 22%, district 22%); the band width (±5–13%) reflects how far the independent bases disagree, so a genuinely over- or under-priced project sits outside it.
Note: a project-level estimate — a specific unit’s floor, facing and size shift its fair value. Check a specific unit’s price ›
For educational purposes only — not financial advice.

Buy · Watch · Avoid

Where the project’s current median $psf sits against its fair range, overlaid with the risk signals. An educational classification — not a recommendation.

BUY — below fair
WATCH — around fair
AVOID — above fair
Watch zoneCurrent median $2,166 psf is around fair value — whether it’s a good buy comes down to the specific unit and price.
Pressure-test one unit before you decide: check if it’s fairly priced ›  ·  work out what to offer ›  ·  download a one-page memo ›
Compares project medians to a computed fair range — individual units vary. For educational purposes only — not financial advice.

Price trend

6-month rolling median $psf · excludes ground & top floor

Zeroing in on one unit? Check if it’s fairly priced ›  ·  Work out what to offer ›

Location & neighbourhood

Tap any label below the map to show or hide that layer, or use Show / hide all. On by default: primary schools, MRT stations within 2 km (nearest highlighted), and hawker / malls / supermarkets. Off by default (tap to switch on): Secondary / JC / Poly, international schools, bus stops, healthcare and childcare.

Nearest MRT: Hillview MRT Station · ~434 m. Amenities © OpenStreetMap contributors (ODbL), tiles © CARTO.

About this project

Project NameHILLHAVEN
Street NameHillview Rise
Property TypeApartment
Tenure99 years leasehold
District / Planning AreaD23 / Bukit Batok
CompletionUnder construction · TOP pending
Number of units341 units
Highest floor in the project28
DeveloperEAST RESIDENCES PTE LTD
Land Area (sqm)10,395
Master Plan Plot Ratio2.8

All transactions (341)

Newest first. Click any column heading to sort. Ground & top-floor units are excluded from the median above.

e.g. 20-07 · 20- = storey 20 · -07 = stack 07
–both optional
Date ↕Address ↕Size
(sqft) ↕		$psf ↕Price ↕
Show
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